Southern California Rental Housing Association Rental Advisor Magazine - February Issue

February 2022

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CONTENTS

Industry Voices

FEBRUARY 2022

7 Minimize Risk: Creating Your Rental Criteria SCRHA Operational Practices

19 How to Handle Tenant Screening in 2022 Dan Firestone, CIC Operational Practices

25 City of San Diego: Rental Tax

35 Cybersecurity 101: Misconceptions & Risks

45 Member Spotlight on Nick Novelozo

49 Prepare Your Business for Winter Conditions

SCRHA White Paper

SCRHA Member Spotlight

In Every Issue 3 5 9 15 28

President’s Message Executive Director’s Message Regional Legislative Update State Legislative Update Calendar

Quantum Fiber Technology

San Diego Gas & Electric Emergency Preperations

Use a Member First

51 Business Directory: Property Management Companies 53 Business Directory: Suppliers 56 Advertiser Index Search the Online Business Directory at socalrha.org.

2022 OFFICERS

President Lucinda Lilley, FBS Property, AMO President Elect Abigail Rex, American Assets Trust, Inc. Vice President Todd Henderson, Independent Owner Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management Group, Inc.

2022 DIRECTORS

Rental Advisor

MAGAZINE STAFF Publisher Alan Pentico, CAE, Executive Director Managing Editor Olivia Galvez, Director of Operations Editor Lindsey Lee, Marketing Coordinator Design & Layout Marc Shanahan EDITORIAL ADVISORY BOARD Etta Smith, Generation Contracting & Emergency Services, Inc. - Chair DeAnna Wilson, Conversion Logix Melissa De Marco, FBS Property, AMO Norman Cullen, CULTR 1, LP Kathy Belville, Lifetime Member

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070

Angela Zdroik, R&V Management Buck Buchanan, Independent Owner Jay Lopeman, BG Multifamily Jennifer Ford, Douglas Allred Company John LaRaia, HG Fenton Mark Feinberg, Heinz & Feinberg Matt Ruane, Liberty Military Housing Melissa Wickerd, Atlantic & Pacific Management Natasha Howell, Millcreek, WTS Trust Scott Ledesma, Generation Contracting & Emergency Services Inc. Tom Tamar, Independent Owner

Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217

HONORARY LIFE ADVISOR

Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

G. Wesley Harker

Molly Kirkland, Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Kim Zebroski, Office Manager kzebroski@socalrha.org 858.751.2220 Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219 Mike Nagy, Public Affairs Manager mnagy@socalrha.org 858.751.2214

Southern California Rental Housing Association Rental Advisor Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern California Rental Housing Association (SCRHA). The magazine is published monthly and is provided to Southern California Rental Housing Association members only. The articles express the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

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Our Address

Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123 San Diego Office: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 words, include a byline of the author, and a final paragraph with contact information. Deadline is the 10th of the month before publication. Submit to publications@socalrha.org.

ADVERTISE: Contact the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Lucinda Lilley

2022 President Southern California Rental Housing Association

Finding Success through Adversity

O

ne of the many things that I value about my role as a leader in the rental housing industry is that my day-to-day efforts provide individuals with a home, and my efforts have a direct role in shaping the communities that make our region such a wonderful place to live.

From the day-to-day concerns of residents to the halls of the Capitol building in Sacramento, housing issues have long been at the forefront of California life. If anything, the past few years, with its bevy of stay-at-home orders and lockdowns, have only served to reinforce the essential nature of having a place to call home.

I encourage you to hold a positive mindset as we embark on an election year that we know will include legislative challenges and increased scrutiny and regulations on a local level. I also encourage you to engage with the Association by attending classes, sponsoring events, or joining a committee. Your engagement in the Association helps strengthen the industry and enables you to build a network that you can count on as we work to serve our residents and communities at large.

Your engagement with SCRHA helps show that the Association truly is the voice of the rental housing industry and that we are deeply committed to serving our residents and our communities at large.

The essential nature of our “product” has made our industry the target of increased scrutiny and regulation. There are times that I find it frustrating that the perspective of the housing provider is so often an afterthought as government officials seek to provide solutions in search of a problem. Our essential services are dismissed as some community leaders use the negative image of a greedy landlord to disregard our perspective and voice in the legislative process.

All too often, the negative stereotypes of our industry take root, and our efforts to work with residents and provide vibrant communities are overlooked.

I know many housing providers who have gone to extraordinary lengths to provide their residents with quality housing while managing changing legislation, staffing shortages, increased operating costs while managing day-to-day operational issues and property maintenance.

Whenever I start to feel this frustration, I remember that what we do day-in-and-day-out makes a true difference in the lives of our residents. Not only are we essential workers, but we are the backbone of our communities and take great pride in what we do.

February 2022 socalrha.org | 3

4 | Southern California Rental Housing Association Rental Advisor February 2022

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Responding to The Needs of Our Members...

I

t’s hard to believe, but Southern California Rental Housing Association celebrated our 100th anniversary three years ago…meaning that we are entering our 103rd year of serving the rental housing industry. While we are proud of our history, we aren’t content to rest on the laurels of our past.

Throughout our history, the Association and our members have weathered numerous challenges while adapting to operational changes and new technologies. In the spirit of innovation, I am excited to share some new products and events that you can look forward to this year.

As you may already know, SCRHA now partners with CIC to provide tenant screening services at member rates. We know that changing your process can be difficult, but we wanted to ensure that our members have access to top-quality reports backed by responsive customer service.

Whether you use a traditional direct-to-property report with CIC or a resident-initiated report through ApplyConnect, the new reports include the same information provided by InfoLink and additional features such as a FREE regulatory compliance tool and the ability to process ITIN numbers and Canadian reports!

One of the best parts is that even with all the additional information included in the reports, you will get results in an average of five (5) seconds, and you can submit a report 24/7! Visit our website at socalrha.org/screening-reports for additional details and resources on using CIC and ApplyConnect.

to seven (7) business days. Submit your application online or contact CIC at (888) 232-382 to start the process so that you won’t have any downtime during this transition.

If you need to screen a prospective tenant quickly, use ApplyConnect. After creating an online account and verifying your identity, you’ll be able to send a screening request to your potential resident within minutes. They will complete the application and pay the fee. Both you and your resident will receive the results in seconds!

If you are an InfoLink user, you will need to download any records you need for your files by February 28, 2022. SCRHA cannot guarantee access to documents or support after this time.

In addition to our new screening partner, Southern California Rental Housing Association is excited to announce several new membership events throughout the year. These socials will be held throughout the region and will give our members a chance to connect and unwind while enjoying a fun activity! Be sure to check our calendar and weekly emails for more details on upcoming events.

I encourage you to join us for classes and events.

Not only do these provide you with valuable information, but it is also a way for you to strengthen relationships within the industry. Now more than ever, our unity as an industry will help us face our many challenges so that we may continue to provide housing for our community.

CIC is the direct-to-property report that requires a site visit, and the approval process can take five (5) February 2022 socalrha.org | 5

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6 | Southern California Rental Housing Association Rental Advisor February 2022

Minimize Risk:

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Creating Your Rental Criteria

By Southern California Rental Housing Association Disclaimer - This document does not constitute legal advice. Always consult your attorney.

Given California’s litigious nature, a key step every landlord can take to assist in minimizing risk is to establish a basic set of rental criteria that can be used when reviewing each potential tenant.

Establishing your criteria from the get-go will speed up your leasing process, saving you time and money as well as assisting you in avoiding potentially expensive fair housing violations. The following guide is meant to remind you of the commonly considered criteria for the rental housing industry.

The guide is not meant to dictate the standards you select, nor should it be considered legal advice.

Rental criteria establish specific thresholds for Approval, Conditional Approval, and Denial of Applicants.

Objective Thresholds are typically established for: • Credit History • Rental History • Employment • Income • Public Records - Criminal & Eviction History

o Cosigners should at least meet applicant requirements.

Higher credit and income thresholds may be appropriate. o Cosigner should fill out an application as well. o Cosigner’s income should be sufficient to cover the monthly rent if the renter defaults.

• Denial – used when there are one or more deniable factors

Guidelines for Successful Screening Common Decisions include: • Put screening criteria in writing.

• Approved – used when applicant Establish written criteria, policies meets or exceeds thresholds in all and procedures. areas.

• Review your criteria, policies and • Approved with Increased Deposit procedures annually for legality – used when rental history, credit • Apply Federal, Fair Housing law history and employment fall below and California law established thresholds.

• Ensure that all your policies and • Approved with Cosigner – standards are enforced equally typically used when income falls and fairly for all residents below the income threshold.

• Take applications from anyone February 2022 socalrha.org | 7

over 18+ • Provide written screening criteria with applications • Ask to see picture ID when receiving applications to verify identity and signature • Complete a thorough verification of each factor on the rental application • Consider applications in the order received; first come, first served (Fair Housing) • Do not make notes on application. Create a checklist “Notes to File” o Date/Time received o Processed by o Verify employment o Verify rental reference • Be familiar with federal protected groups o Race o Color o Religion o Sex o National origin o Familial status o Handicap/Disability o Marital status o Sexual orientation o Age o Ancestry o Source of income o Medical condition • Be familiar with State of California protected groups o Race o Color o Ancestry o National origin o Citizenship o Immigration status o Primary language o Age o Religion o Disability (mental or physical) o Sex o Gender o Sexual orientation o Gender identity

o Gender expression o Genetic information o Marital status o Familial status o Source of income o Military or veteran status Results from not screening often leads to increased turnover (including costly evictions, disturbances, expense on turnover and decreased property values).

REASONS for DENYING Applicants • Falsification of the rental application • Unverifiable social security number • Unpaid rental collection/ judgment on credit report and/or verified unpaid evictions • Any unpaid balance reported by an apartment community • If any roommate does not meet approval criteria, all roommates can be denied • Per CA Civil Code, Denial of application must be followed up with a Notice of Adverse Action For more details on creating your rental criteria, please refer to SCRHA Form #100 for comprehensive guidance.

Not a member? Join for access to our entire library of forms and white papers or visit socalrha.org to purchase individual forms.

8 | Southern California Rental Housing Association Rental Advisor February 2022

RED FLAGS

What sets off your alarm?

• Applicant’s urgency to move in ‘right away’. “Their emergency is not your emergency.”

• All cash • Applicant wants to pay the first month’s rent and/or security deposit in installments (can’t afford your move-in requirements) • Previous landlord(s) won’t talk to you

The Voice of The Rental Housing Industry Read our emails and follow us on social media to keep up with the latest news.

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REGIONAL

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LEGISLATIVEUPDATE

San Diego County Supervisors adopt ordinance creating Home-based Kitchen Enterprises

The San Diego County Board of Supervisors on January 12 approved an ordinance that will temporarily permit Microenterprise Home Kitchen Operations (MEHKOs) to operate in private residences for two years.

Supervisors Joel Anderson and Nora Vargas introduced the MEHKO ordinance last year.

California legalized MEHKOs under AB 626 in 2018 authorizing county governments to adopt their own MEHKO ordinances. Currently, seven counties, including Riverside, already have MEHKO ordinances.

Supporters of the ordinance say the ordinance provides small businesses a new opportunity while providing underserved communities more food options.

Under the ordinance, the MEHKO must obtain a food safety certificate and clear a health inspection from the county prior to start and pass inspection annually thereafter. The kitchen businesses can only sell food prepared the day of; they may sell up to 30 take-out meals per day or maximum of 60 meals per week. MEHKOs may only generate a maximum income of $50,000 annually. MEHKOs must follow

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food storage regulations and will be prohibited from serving certain foods such as raw dairy products and shellfish.

SCRHA staff and members have been communicating concerns with County Supervisors and staff about potential problems with MEHKOs operating on rental properties and how MEHKOs will impact other residents. The ordinance conflicts with many rental properties standing policies prohibiting residents from operating home-based businesses out of their unit or requiring the resident to have permission from the property owner or manager prior to operation.

SCRHA questioned how the ordinance will address issues such as smells, traffic, noise, hours of operation, equipment and kitchen safety, and increased food and fat waste. SCRHA also questioned how the county will enforce violations or if it will require MEHKOs to obtain additional permits if MEHKOs are serving alcohol on the premises. The ordinance does not require MEHKOs to purchase additional insurance to cover potential damage and wear and tear of appliances inside the unit.

Some cities also expressed concerns about the impacts of MEHKOs in homes or apartments since local jurisdictions will still be responsible for any associated code enforcement.

February 2022 socalrha.org | 9

The Board of Supervisors adopted the ordinance formally via a second reading of the ordinance on January 26. The ordinance takes effect on February 25. The ordinance will be in effect for the next two years, at which time the County Supervisors can reconsider the program or adopt it permanently. The SCRHA will continue to monitor the policy. Members who experience impacts at their property a result of residents operating a MEHKO are asked to share details with SCRHA by contacting SCRHA Public Affairs Manager Mike Nagy at mnagy@socalrha. org. The public can subscribe to receive updates on MEHKOs on San Diego County Department of Environmental Health and Quality website at https://www.sandiegocounty.gov/content/sdc/deh/ fhd/food/homekitchenoperations.html.

Rancho Water District elevates its Water Supply Warning

According to Rancho Water, customers have collectively reduced their water consumption by 40 percent over the last twenty years. For now, Rancho Water has not stated if or when it will move to Stage 3c. Stage 3c will mandate more water restrictions and greater water reduction targets.

Rancho Water is encouraging customers to use the agency’s tools such as subscribing to leak alerts.

Rancho Water will alert customers within 24 hours if it detects a leak on the property. Customers can use the agency’s digital platform service called MyWaterTracker, https://www.ranchowater. com/289/MyWaterTracker. The service helps customers monitor their daily water use. The agency works with multiple other agencies granting rebates and landscape programs to reduce costs and save water.

The Rancho Water District Board of Directors voted to elevate its water supply warning to Stage 3b of its Water Supply Contingency Plan. The vote was in response to recent actions taken by regional and state water agencies. The State Water Resources Control Board (SWRCB) voted to approve its Drought Conservation Emergency Regulations on January 4.

Southern California’s Metropolitan Water District (MWD) issued its Emergency Drought Declaration rules in November 2021.

Customers can visit Rancho Water’s Water Hub, https://www.ranchowater.com/432/My-WaterHub, for more information on water conservation and efficiency. Rancho Water serves approximately 45,000 customers in Murrieta, Temecula, and several unincorporated areas of Riverside County. The SCRHA has available water conservation packets for Riverside and San Diego Counties. Members can obtain the packets under the White Papers webpage on the SCRHA website.

Rancho Water updated its Water Supply Contingency Plan in July 2021. The Contingency Plan describes what measures the agency plans to use in expanding outreach to inform customers about the state’s drought situation and how it plans to reduce overall water consumption. The plan includes incentives and restrictions like adopting rebate programs to encourage reduced indoor and outdoor use or imposing restrictions prohibiting the operation of outdoor features like fountains or stopping water runoff from properties.

San Diego City Council Committee adopts “Homes for All of Us” Housing Action Package

Contingency plans also incorporate SWRCB emergency regulations to discourage water waste.

Current SWRCB rules prohibit hosing down of driveways, using a hose without a water shut off nozzle, or properties irrigating landscapes within 48 hours after a rain event.

The San Diego City Council Land Use and Housing Committee approved a package of housing policies and programs proposed by San Diego Mayor Todd Gloria called “Homes for all of Us.” The plan is supposed to roll back certain regulations and add incentives to build more homes for all San Diegans.

The policies focus on three areas, 1) changing regulations regarding Accessory Dwelling Units (ADUs), 2) Implementation of SB 9 which was signed into law by Governor Gavin Newsom last year, and 3) policy incentives and programs to encourage production of multiple housing types.

The Homes for All of Us package incorporates elements of SB 9 where it is appropriate. The policy

10 | Southern California Rental Housing Association Rental Advisor February 2022

will allow certain properties to divide into multiple parcels or allow properties to add more units under certain conditions or allow certain new projects to reduce or eliminate parking requirements if they are near or within a transit corridor.

The package proposes new regulations to make it easier and less expensive to add one or several Accessory Dwelling Units (ADUs) to a parcel depending on its location and lot size. Parcels adding one ADU would be exempt from Development Impact Fees (DIFs), but parcels adding a second or third ADU must pay DIFs and adhere to other guidelines.

Some communities voiced concern that the new ADU regulations will trigger construction of too many ADUs in older single-family neighborhoods.

The housing package adds more housing incentives and programs to address multiple housing types.

The programs will encourage employee/workforce, transitional and emergency shelters, live/work units, and affordable housing. The programs will provide additional density bonuses for affordable development built within one-half mile of a transit line, policies to preserve and expand the city’s

inventory of Single Resident Occupancy (SRO) units and allow affordable projects to be built on commercial-zoned properties. It will provide incentives to builders that offer more amenities to residents with disabilities or a program encouraging builders to build projects with larger-sized units to accommodate family households.

The policy includes policy changes to streamline the permitting process and reduce the time needed to approve projects that meet city guidelines. The package also will reduce the number the permits requiring discretionary review for new projects that meet certain criteria.

The San Diego Community Planners Committee and Planning Commission endorsed the package in December. The San Diego City Council Land Use and Housing Committee unanimously endorsed the plan on January 12. The full City Council is expected to vote on the proposal in the coming weeks. SCRHA members can review the housing action package at https://www.sandiego.gov/planning/programs/ housing-action-package

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February 2022 socalrha.org | 11 12/30/2021 9:11:28 AM

Palm Desert’s redistricting sparking effort to increase its number of Council Districts The City of Palm Desert is holding redistricting workshops asking residents how it should redraw the city’s two council districts, but there is an effort underway to increase the number of the city’s council districts from two to five by 2024.

The “Drive4Five” campaign has been lobbying the city council to vote on a plan that would place a city measure on the November 2022 ballot that would increase Palm Desert’s council districts from two to five beginning in the 2024 general election. The city council is expected to discuss adding the measure in a future council hearing, but the item had not been docketed at the time this article was written.

The city moved from an ‘At-Large’ system to a twodistrict system in 2020 as part of a lawsuit agreement.

Two women filed a lawsuit against Palm Desert alleging that Palm Desert’s at-large election system was violating California’s Voting Rights Act. The settlement established two council districts. The “Civic Center Core District,” District 1, represents approximately 18% of the city’s population and has one city council representative serving a four-year term. District 2 represents the remainder of the city with four city councilmembers; each member serves a 2-year term with elections staggered every two years. Due to the city’s recent population increase, Council District 1 must be redrawn to represent between 18.4% and 21.6% of Palm Desert’s current population. 2020 US Census data shows Palm Desert grew to 51,317 persons.

Local Rental Assistance Programs • • • • •

City of San Diego: sdhc.org City of Chula Vista: chulavistaerap.com County of San Diego: sandiegocounty.gov Southern Riverside County: unitedlift.org Imperial County: www.housing.ca.gov

Voices of the Industry

Palm Desert began a series of workshops starting in January and has several more scheduled for February 11 and 22. Palm Desert has been asking city residents to help with redrawing both Council District maps. City residents can visit https://www. engagepalmdesert.com/2022-redistricting for information about the redistricting process and to provide feedback.

District 1 Councilmember Karina Quintanilla, one of the women who filed the lawsuit against the city in 2020, is leading an effort to increase the number of council districts from 2 to 5, called the “Drive4Five.”

Councilmember Quintanilla all along stated she was never satisfied with the two-council district system, but it was a necessary step to generate momentum to have Palm Desert add more districts in the future.

Campaign supporters have been holding rallies outside Redistricting workshops advocating the Drive4Five effort.

12 | Southern California Rental Housing Association Rental Advisor February 2022

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CAPITOL NEWS

By Aaron Reed & Associates, SCRHA's Lobbyist

Happy New Year to all SCRHA members. I hope 2022 finds you all happy and healthy. I also hope this article doesn’t change any of that. As you may know, the Legislature returned on January 3, 2022, to begin the second year of the 2021-22 legislative session. Unlike the first year of a session, the second year starts off with the Legislature dispensing with two-year bills still in their house of origin (those are assembly and senate bills from 2021 that are still in their own house). There are several we are having to deal with, however, none bigger than AB 854.

AB 854 the “Stay in Business Forever Act” would prohibit rental housing providers from using the Ellis Act to terminate tenancies and exit the rental market until all owners of the property have held their ownership interest for five-years or more.

AB 854 is another re-treaded attack on California’s Ellis Act, and if passed and eventually signed by the Governor, it could become State Law compelling YOU to continue offering housing for rent or lease: The

bill forces rental property owners to stay in business.

About the Ellis Act. The Ellis Act is a 1985 California state law that allows landlords to evict residential tenants to "go out of the rental business" despite any desires by local governments to compel them to continue providing rental housing.

The Ellis Act was passed in response to the California Supreme Court's decision in Nash vs. City of Santa Monica that held that municipalities could not prevent landlords from evicting their tenants to "go out of business" in order to withdraw their property from the rental market. Only in California do we need a law to allow us to go out business in a money-losing business enterprise!

Assembly Bill 854 would prohibit filing a notice of an intent to withdraw a rental property that is under rent control, from recovering possession of rental units, or from even threatening to do so, unless all the owners have owned the property for at least February 2022 socalrha.org | 15

5 continuous years or have withdrawn another rental property from the rental market or recovered possession of rental units with the intention of withdrawing such units within the past ten (10) years.

Assembly Bill 854 would also require rental property owners to notify the local jurisdiction of an intention to withdraw the property from rent or lease and to identify each person or entity having an ownership interest in the property, which information would be made publicly available.

Penalties are actual damages, special damages of not less than $2,000 in addition to attorneys’ fees.

The bill passed out of the Assembly Appropriations committee and will be heard on the floor in the coming weeks. SCRHA has asked members to contact their legislators and ask them to vote NO on AB 854.

Your help is always invaluable.

BUDGET Governor Newsom has introduced a proposed 202223 budget, as required by Section 12 of Article IV of the California Constitution. It is summarized on the Department of Finance website: https://www. ebudget.ca.gov/. As required by Section 12, the Governor’s proposed budget will be introduced as a bill in both houses of the Legislature by the Assembly and Senate budget chairs. The budget the Governor presented is $286.4 billion ($213.1 General Fund) and enjoys a $45.7 billion budget surplus.

Another Large Surplus - Once again California finds itself awash in money with an anticipated $45.7 billion budget surplus (last year’s $262 billion budget benefited from an estimated $80 billion in surplus money) and emerges in part due to the significant growth of the economy in 2021. Of the $45.7 billion, the Governor estimates that $20.6 billion of General Fund money is available to be allocated to any public purpose during the 2022 budget process. In addition to that discretionary surplus, the administration estimates that $16.1 billion of added Proposition 98 funding is available for schools and community college. State budget reserves grow to $34.6 billion in 2022-23 under the Governor’s estimates, as the Proposition 2 Budget Stabilization Account reaches its maximum level (10% of General Fund revenues) for the first time.

Governor’s Proposals - The Governor proposes allocating the vast majority of the discretionary surplus to one-time spending and include the following regarding housing and homelessness: Adding $2 billion over two years for investments to address homelessness, including behavioral health housing and encampment cleanup grants. Of which $1.5 billion over two years to accelerate affordable housing development. Essentially, to buy and set up “tiny homes” and other temporary shelter options.

The remaining $500 million in homeless dollars would go toward grants for local governments to relocate people living in encampments on vacant lots and freeway overpasses.

Next month I should be able to report on the new bills introduced that SCRHA might be supporting or opposing.

WHAT YOU NEED TO KNOW:

ASSISTANCE ANIMALS

Service, Companion, Comfort, Emotional Support…

No matter what they are called, Assistance Animals are protected under Federal and State laws.

Property owners MAY NOT deny or terminate tenancy because a resident has one.

Property owners MAY NOT charge any additional deposit, rent, or other monetary obligation.

Refer to SCRHA White Paper “Service & Companion Animals” and use Form 262.

16 | Southern California Rental Housing Association Rental Advisor February 2022

SOCALRHA.ORG | 858.278.8070

Livable

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Response

6 | Southern California Rental Housing Association Rental Advisor July 2021 18 | Southern California Rental Housing Association Rental Advisor February 2022

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How to Handle

Tenant Screening in 2022

By: Contemporary Information Corp. (CIC)

Tenant screening was created as a solution for rental properties to use consistent, reliable information to determine whether they should approve or deny applicants. The old school methods relied on factors that were inconsistent, potentially discriminatory and didn’t provide a level playing field for renters to have a fair opportunity to be approved for a home. Tenant screening solved many of these issues by looking at the same factors, such as credit reports and criminal histories, to review all applicants using the same criteria and provide an equal method of finding qualified tenants.

Unfortunately, there are some who view tenant screening as a problem that prevents people from having a fair chance to find

a rental home, and they’ve been waging a war to end the practice.

CIC has been a reliable provider of tenant screening for nearly four decades, and has been on the frontlines advocating on behalf of the needs of the rental housing industry. Some battles have been won and some were lost, but the need to find tenants that can be trusted to pay on time while keeping the property and community safe is more important than ever.

Is Tenant Screening Still Possible in 2022?

Yes, and it’s still incredibly helpful in providing fair housing opportunities to all applicants. CIC has been through waves of new legislation forcing changes to how they provide tenant screening, and they’ve been on forefront

of developing new methods for access to reliable tenant screening reports. How do they do this?

Safe Access to Criminal Records Among the most challenging arguments for tenant screening is the use of criminal records, and their impact on preventing applicants from access to safe housing. When used incorrectly this can be a fair argument, but tenant screening providers have the power to deliver this information in a way that’s safe to use for rental properties.

A significant complaint about criminal records is that they aren’t accurate. Some of the most common reasons for this is that there’s no national database of records with consistent practices, and poor policy-making over the February 2022 socalrha.org | 19

years has created a combination of inconsistencies and a lack of available information needed to provide maximum possible accuracy.

To achieve higher accuracy, CIC has developed a unique system for helping clients remain compliant.

The Regulatory Matrix is a free tool that uses the rental property’s zip code to search for any local laws affecting what data can be used in the decision. By including the zip code each applicant’s tenant screening report is updated by the time it’s delivered so that it includes information that’s safe and accurate.

Reliable Eviction Histories Continuing the theme of whether public records can be used and trusted in tenant screening, eviction records are becoming

more difficult for properties to review. The arguments about their accuracy are similar to criminal records in that each court reports differently, and the information used to search records can be limited in some jurisdictions.

Fortunately, CIC has spent nearly 3 decades developing their unique eviction database with a focus on being reliable, accurate and robust. Evictions are considered public records so many of the solutions created to improve the accuracy of criminal records are applied to eviction reports. This includes the use of the property zip code to update reports based on local laws with CIC’s Regulatory Matrix.

What that Means for Rental Properties like Yours You know better than anyone

20 | Southern California Rental Housing Association Rental Advisor February 2022

that the regulations placed on rental properties within Southern California are aggressive compared to other states.

Unfortunately, the same can be said about tenant screening regulations. In order to protect your rental property investments and safely screen applicants, the Southern California Apartment Association has partnered with CIC. As our new tenant screening provider, CIC has a long history of adapting to changing regulations quickly and are the only screening providers to have a legal filter to protect landlords and housing professionals like you.

While the road ahead might be just as bumpy as prior years, SCRHA is committed to advocating for your right to rent your properties and recommending vendors who are dedicated helping you succeed.

February 2022 socalrha.org | 21

22 | Southern California Rental Housing Association Rental Advisor February 2022

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24 | Southern California Rental Housing Association Rental Advisor February 2022

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City of San Diego

Rental Business Taxes White Paper by Southern California Rental Housing Association The Rental Unit Business Tax is a flat tax imposed on every person conducting, operating, managing or renting any residential real estate and is not pro-rated – The tax is assessed at the beginning of the calendar year every year for anyone who completely or partially owns, operates, or manages any residential rental property such as: • • • •

Mobile homes Hotels & motels Trailers Or, any property advertised or otherwise held out for lease or rent for more than 6 days during the calendar year

Please refer to the City of San Diego’s Municipal Code §31.0305(h).

Business Rental Tax statements are mailed to the mailing address on record in January each year.

If the property owner on file does not receive the billing statement by February 1st of a given year, the owner should contact the Treasurer’s Office at (619) 615-1545 or via email at rtax@sandiego.gov. The owner is still responsible to pay the rental tax even if they do not receive a notice or bill. Property owners can pay online by visiting the website: https://Pay.sandiego. gov/BTaxRTaxPay/Login.aspx What to do if a property is not being rented, but the owner receives a statement?

Property owners who do not

have a Homeowner’s Exemption on file with the County of San Diego are presumed to be renting their unit and will receive a rental unit tax billing statement from the Treasurer’s Office. In the event the owner receives a billing statement, they should call the City Treasurer’s office at (619) 615-1545 or email at rtax@ sandiego.gov to correct the issue.

Please refer to City of San Diego Municipal Code §31.0305(h) for more information.

If the property owner receives a bill for a property that is not being rented, they should download and complete the Rental Unit Business Tax Exemption Form and return it to the City Treasurer’s Office as soon as possible.

February 2022 socalrha.org | 25

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Any property owner that rents their residence(s) at any time and has received a Homeowner exemption by the County is liable to pay the Rental Unit Business Tax. Owners should be aware that any updates from the County Assessor’s office, such as a loan refinance or changing ownership

to a trust, could trigger a duplicate Rental Unit Business Tax billing statement from the City Treasurer’s Office, and should contact the Treasurer’s Office at (619) 615-1545 or rtax@sandiego. gov if the property owner receives a billing statement and already has paid.

TOT & TMD Assessments Property owners that rent their units for less than one month are still responsible for collecting and remitting the Transient Occupancy Tax (TOT) and Tourism Marketing District (TMD) assessments to the City of San Diego.

The owner is also required to have a Transient Occupancy Registration Certificate.

that are subject to the TOT and TMD assessment are: • Hotels and Motels • Short-term and vacation rentals of any kind such as houses, apartments, and condominiums.

• Recreational Vehicle (RV) Parks and Campgrounds • Any rooms or spaces that are rented out by the owner/operator, property management companies, or internet travel services are required to have the certificate and are subject the TOT and TMD assessments.

Property owners that have any other questions may contact the Treasurer’s Office at (619) 615-1545, or by email at rtax@ sandiego.gov.

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February 2022 socalrha.org | 27

CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes require pre-registration. Walk-ins are not accepted. See confirmation email for details.

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28 | Southern California Rental Housing Association Rental Advisor February 2022

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32 | Southern California Rental Housing Association Rental Advisor February 2022

February 2022 socalrha.org | 33

BREAKING DOWN $1 DOLLAR OF RENT There exists a misconception that rental housing owners enjoy large margins and can continue operating in the absence of rent payments.

With so much discussion around rent payments during COVID-19, the rental housing industry would like to explain the breakdown of $1 dollar of rent.

Only 9 cents of every $1 are returned to owners, including the many apartment owners who are themselves small businesses and rely on this revenue to make ends meet, and investors, which include public pensions and 401ks, on which many Americans rely—whether or not they reside in rental housing.

Approximately 39 cents of every $1 pays for the mortgage on the property.

Roughly two-thirds of the apartment industry has private lenders and are ineligible for federal mortgage forbearance via the CARES Act. This is a critical expense, as mortgage foreclosures put all residents at risk of losing their housing.

10 cents of every $1 is spent

on capital expenditures, including roof and HVAC replacement and other important repairs that help ensure quality housing for America’s 40 million rental housing residents.

27 cents of every $1 covers payroll expenses, including paying employees who operate and maintain the property, ongoing maintenance, utilities, insurance and the like.

14 cents of every $1 goes to property taxes, which in turn supports the community through financing for schools, teachers, emergency services and other important local needs.

Between mortgage payments and investor returns, which help support many Americans’ retirement plans, and dollars put back into the apartment community to ensure quality living for residents, a rent payment is much more important than one might otherwise realize.

Source: National Apartment Association 2019 Survey of Operating Income & Expenses in Rental Apartment Communities; U.S. Census Bureau 2015 Rental Housing Finance Survey; Real Capital Analytics; Redstone Residential Note: Figures based on averages and approximations; because apartment community spends vary based on size and location, among other factors, one cent remains that can fall into any of the listed categories.

34 | Southern California Rental Housing Association Rental Advisor February 2022

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Cybersecurity 101: the misconceptions and risks community owners face

By Quantum Fiber "Maybe if we just ignore cyberattacks, the hackers will ignore our multifamily properties."

Ridiculous? Sure. But for years, that seemed to be the opinion of many property operators. Today, cybersecurity for multifamily properties has never been more relevant with cyber risks lurking everywhere.

Many communities, though, are less than ready to meet cyber threats head-on, despite the risks.

In this series, we'll consult with John Schiel, Principal Information Security Engineer for Cyber Defense with Lumen Technologies and their Quantum Fiber internet service—a well-known provider for multifamily properties. He'll navigate the current state of cyber threats, the risks, misconceptions,

and what property operators can do to protect their networks and residents.

Cybersecurity: the numbers There’s no question that the pandemic triggered an explosion of resident internet use, and, according to Schiel, a flood of unwelcome online threats has come along with it. "You've got more residents on home networks, using a company computer, connecting to business networks through VPNs, and attending web meetings. All these work-fromhome and virtual learning tools have increased vulnerabilities."

The sharp upturn in cyberattacks has been alarming and has resulted in more compromised data than ever before. Some of the numbers: • Cybersecurity Ventures predicted in 2017 that ransomware

attacks would happen every eleven seconds, on average. They also predicted these attacks might cost upwards of $265 billion within a decade.

• The non-profit Identity Theft Resource Center (ITRC) reports that the number of data breaches in the just first part of 2021 surpassed the total number for all of 2020—making it a "record" year.

• A study by security firm KnowBe4 found a 600 percent increase in phishing attacks since the pandemic began. It estimates that over three-quarters of all cyberattacks start with an email.

With statistics this sobering, why does cybersecurity for multifamily properties still seem to be off the radar of many property owners and businesses in general? Often, it's due to misconceptions.

February 2022 socalrha.org | 35

36 | Southern California Rental Housing Association Rental Advisor February 2022

Misconception: "We're not a big corporation—who would target us?"

The truth is, since as far back as 2016, most cyberattacks have been against companies with fewer than 100 employees.

What's worse, incidents like ransomware attacks can pose a serious existential threat to businesses this size. According to the National Cybersecurity Alliance, more than half of small and midsize companies that suffer a cyberattack fold within six months.

Misconception: "What do we have that a hacker would want?"

Make no mistake. The data multifamily properties and HOAs collect from residents is a treasure trove for cybercriminals. The social security numbers, names, birthdates, credit reports, and employment histories that go on applications and leases are an identity thief's dream come true.

A property's business data would also be in high demand.

Archived financial and transaction records stored on a multifamily community’s network or the cloud might include everything from rent payments to banking information, security deposits, and tax records. If compromised, the result could be untold financial and reputational damage and hefty legal bills.

Misconception: "IT stuff is someone else's problem."

"Most people think cybersecurity is someone else's responsibility," says Schiel. The assumption is that some "IT guy" somewhere is "keeping an eye on it." Schiel believes shifting this mentality

is crucial since cyberattacks are a potential business problem for everyone. "Internet providers, building owners, management, staff, and even residents all play a role in maintaining a good security posture."

Malicious actors virtually never attack through a multifamily company's IT department. Instead, they focus on residents or regular employees with email-based schemes like spear-phishing and ransomware attacks. Catching non-IT people off guard is why 95 percent of security breaches result from human error.

Schiel says getting buy-in and widespread participation is vital. "When everyone cares about security, and everyone consistently maintains their hardware and applies all security patches and application updates, that's when you can build a solid defense."

Complete Electrical Service and Installation

This article is provided for informational purposes only and may require additional research and substantiation by the end user.

In addition, the information is provided “as is” without any warranty or condition of any kind, either express or implied. Use of this information is at the end user’s own risk. Quantum Fiber does not warrant that the information will meet the end user’s requirements or that the implementation or usage of this information will result in the desired outcome of the end user. All third party company and product or service names referenced in this article are for identification purposes only and do not imply endorsement or affiliation with Quantum Fiber. This document represents Quantum Fiber’s products and offerings as of the date of issue.

Services not available everywhere. Quantum Fiber may change or cancel products and services or substitute similar products and services at its sole discretion without notice. ©2021 Q Fiber, LLC. All Rights Reserved.

Quantum, Quantum Fiber and Quantum Fiber Internet are trademarks of Quantum Wireless LLC and used under license to Q Fiber, LLC.

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38 | Southern California Rental Housing Association Rental Advisor February 2022

Make that career commitment today.

CALP Certified Apartment Leasing Professional WE RECOMMEND THIS COURSE for leasing consultants, concierges, and career changers with hospitality, retail, or customer service experience.

The CALP Certified Apartment Leasing Professional course will help you earn the CALP credential, many people's first industry credential, showing your employer that you're committed to a career in residential property management.

YOU’LL LEARN ABOUT: • Using technology to generate traffic • Measuring and managing your community’s reputation • Inspecting the leasing center, tour route, model units, and vacant apartments • Researching the competition and building relationships with competitors • Compiling a comprehensive community resource tool

• Applying fair housing law and communicating rental criteria • Qualifying prospective residents according to rental policy • Preparing and reviewing leases with new residents • Move-in processes • Responding to resident issues and maintenance requests

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• Relationship sales processes and evaluating your personal sales performance

• Reporting incidents, maintaining documentation, and taking corrective action

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February 2022 socalrha.org | 39

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February 2022 socalrha.org | 41

Preferred Partners As a member of Southern California Rental Housing Association, you have access to discounts on the products and services provided by our Preferred Partners. Visit socalrha.org/preferred-partners for details!

socalrha.org 42 | Southern California Rental Housing Association Rental Advisor February 2022

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of February and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*.

1966 1968 1969 1972 1974 1975 1976 1977 1977 1978 1979 1979 1980 1982 1983 1987 1988 1988 1989 1989 1989 1990 1990 1993 1994 1994 1995 1995 1996 1997 1997 1999

Kay Mark, Inc. Wexford Enterprises, Inc. James A. Burkhardt Company John Tyndall Company Janet Griffin Company Rose Emry Company Gerald Morris Company Marie DeSanti Company Quate Properties LLC Thomas & Marilyn Tindel Michael Hinners Company Shannon Cutsinger Company Don Urena Company Heartland Associates Inc. Tom Ranz Company Robert Peterson Company David and Kathleen Wageman Michael Keller Company Biggins Property Management John Colclough Company Michael and Sandy Posner Lauren Peterson Company Orchard Beach Properties Pro-Tech Painting Company Jewel Foundation, Inc. Narragansett Plaza ACI Apartments Office Millard Schewe III Harold West Company Cable, Pipe & Leak Detection, Inc. Ashcraft Investment Co., Inc. Mary Anne Stevens Company

2000 2000 2000 2000 2000 2001 2001 2001 2001 2002 2003 2003 2003 2003 2004 2004 2005 2005 2005 2005 2006 2007 2007 2008 2008 2009 2009 2009 2010 2010 2011

H.G. Fenton Company Dunn-Edwards Corporation Yardi Systems Terry G Anderson Company Westbrook Apartments| Fairfield Residential Christina Boller Company Mark Tarpin Company Robert Vinck and Mary Ann Gleason-Vinck All Valley Washer Service B.A.G. Properties Robert Ruane & Joe Rood Brian Ferguson Company Hilary Bilodeau, Owner Pepperhill Apartments Ray Adams Company Roberto Cavallaro Company Moco Inc. Gary Mellom Company Tom Bobczynski Company Ed Mulhern Company Dorothy Barrett Company Sea West Inc. Juan Betancort Company Ogden Holding Co. L. P. CG Harmon Investments, LLC Susan F. Botts Daniel J. Marks The Bregantic Family Trust Chris Bushard Company City View Community Sherwin-Williams Co.

*A member must have continuous membership, without lapses to appear on the Honor Roll. If at any time membership lapsed, and rejoined later, or if it was merged or were taken under new ownership, they will not appear here. If you feel that your membership should be in this list and is not, please contact the publications department at publications@socalrha.org February 2022 socalrha.org | 43

44 | Southern California Rental Housing Association Rental Advisor February 2022

© Kts | Dreamstime.com

CAM Spotlight

NICK NOVELOZO R & V MANAGEMENT

Tell us about how you became a housing provider? What motivated you?

My oldest brother and sister worked for R&V and they knew I was looking to get out of the security industry. They told me about a leasing agent position open and I told them I’d think about it. The next day or so I got a call from the HR department about setting up an interview. I guess one of my siblings gave them my resume and the rest is history.

that we are somehow above the policies and guidelines that we implement but at the end of the day we are all regular people trying to make an honest living.

Also, if the residents knew the amount of pressure and stress many peers in the field are under, I’m sure their perception of us would change.

How long have you been in property management?

I have been in since 2015, so 6 ½ years at this point. It goes by quick.

Do you have a story about a resident or residents that made an impact on you?

I don’t have any in mind as cool as the example given but I do love when residents come in and talk about professional selfdevelopment with me. It’s always good to have chats with them about how their jobs are going and what they are doing to improve.

These conversations keep me motivated towards my own goals and being that property managers talk to so many people, it ends up being a constant flow of great communication.

and I feel like this past year is the 1st year where I really embraced the role and am now focused on being the best I can possibly be.

Obtaining the CAM credential fell in line with my evolution as a Community Manager and I knew it would open other opportunities such as helping teach classes or the SCRHA. A friend of mine also played a big role in getting me excited to pursue the CAM and she’ll be getting hers in 2022.

Housing providers often are seen in a negative light, what do you wish more people knew about housing providers?

That we are most likely renters as well. So many people assume

What made you decide to get your credential?

Funny story is, I never really wanted to be promoted to Community Manager. I’ve been in this role for about 3 ½ years now

Is this your first credential?/ What other credential(s)do you hold?

The CAM is my first credential.

By the time I became a property manager, I had barely found

I was motivated to move into a better industry in order to prove that I could be a great leader in a more professional setting. Also, the pay increase from a security supervisor to leasing professional wasn’t bad.

February 2022 socalrha.org | 45

out about the CALP. I would have definitely tried to receive that credential as well, but now I encourage our leasing professionals and Assistant Managers to go for the CALP. What was the experience like?

The experience was great. It was a plus that my current Regional Manager and two other Community Managers from R&V were also taking the CAM classes. I also lead New Hire Trainings for R&V, so being in a class atmosphere was a bit more enjoyable for me.

What was the exam like?

The exam was long. I did study all week for about three to four hours each day leading up to it though, so I was more than prepared.

Most of the questions were pretty easy for someone who has been a

property manager for a few years but I was very prepared from studying.

Has the credential helped in your job or with advancing you career?

I just received the CAM credential but it has increased my confidence in my abilities and given me motivation to continue evolving as a professional. I can already see the path it has helped open for me in regard to my goals.

What does your designation mean to you?

Personally, I see it as proof to myself that I am more than capable of being the best Property Manager I can be. As I stated before, I never wanted to be the Property Manager so this was a huge win for me professionally as well as personally.

46 | Southern California Rental Housing Association Rental Advisor February 2022

If there was one piece of advice you could give to someone pursuing their credential, what would it be?

Take notes during class, study hard for any portion that you feel is your weakness, and sign up the exam right away. Also, have fun and enjoy the process.

If you'd like to learn more about earning your CAMT designation with Southern California Rental Housing Association, email education@socalrha.org for details

Boost your knowledge, skills, and confidence!

Certified Apartment Manager WE RECOMMEND THIS COURSE for community managers and experienced assistant managers.

Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals. The CAM credential positions you well for career opportunities and advancement.

YOU’LL LEARN ABOUT: • Occupancy rates

• Apartment turnover

• Comprehensive marketing plans

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• Equitable treatment of current and potential residents

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• Resident retention and maintaining a positive company image

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• Communicating with residents • Customer service and issue resolution • Enforcing company policy and complying with laws and regulations

• Employee evaluation • Analyzing the property’s financial operations and taking corrective actions for underperformance • Monitoring property performance to achieve the owner’s investment goals • Accounting principles and practices

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For more information, visit www.naahq.org/CAM. To locate an affiliate offering this course near you, visit www.naahq.org/education-careers/find-a-course.

February 2022 socalrha.org | 47

48 | Southern California Rental Housing Association Rental Advisor February 2022

© Marina Zajnulina | Dreamstime.com

Prepare Your Business For Winter Conditions

As a last resort, SDG&E may need to temporarily turn off the power when gusty winds and dry conditions, combined with a heightened fire risk, threaten public safety and the electric system. Power outages can happen with little to no warning when there’s stormy weather so it’s important to be ready. Learn more about power outages at sdge.com/ Outage-Center.

Check out these ten tips to help keep your business running and employees and customers safe during inclement weather.

to learn more about emergency preparedness ideas for your home and business.

3

Prepare your facility or office for severe weather by inspecting the building for drafts, leaks, and cracks. Also, regularly check emergency lighting, such as exit signs.

4

Create digital copies of important documents like your employee roster and emergency phone numbers. This allows your team to easily reach one another.

1

5

2

6

Ensure your contact information is up to date for both yourself and your business at myaccount.sdge.com. Then, sign up for power outage notifications via text or email under Account/ Notifications Settings.

Create an emergency action plan. There’s no better time to prepare for an emergency than now. Visit sdge.com/emergency

Identify backup charging methods such as portable battery packs for mobile phones and other digital devices. Consider investing in a backup electric generator to keep your business open during power shutoffs. Learn more at sdge.com/generator.

Build or restock an emergency kit to last at least three days and include flashlights, batteries, a first aid kit, food, water and

By San Diego Gas & Electric cash. Recommend your employees create emergency kits to stay safe at home, too. Build your kit with these tips on sdge.com/ emergency.

7

Track the weather with SDG&E’s detailed map at sdgeweather.com. You’ll find local temperatures, the fire potential index, National Weather Service messages, safety messages and more.

8

If your power is out, view outage details and estimated restoration times at sdge.com/ Outage-Map.

9

It’s critical that you stay away from downed power lines and treat them as if they are energized.

Visit sdge.com/safety/KeepingSafe-Stormy-Weather for tips on how to stay safe during a storm.

10

Keep a mobile phone or land line phone at hand.

Cordless phones don’t work without electricity.

February 2022 socalrha.org | 49

Passive Ownership Investment Real Estate with a Delaware Statutory Trust ( DST )

By Aubrey Morrow, CFP® CERTIFIED FINANCIAL PL ANNERTM practitioner

Do you own investment real estate? Tired of Property Management and tenant issues? Is your hair grey? Are you interested in continuing to own real estate structured for tax-sheltered income, potential appreciation – all without property management?

Consider a tax-deferred 1031 exchange into a diversified portfolio of commercial Delaware Statutory Trust (DST) properties which are structured by real estate firms with significant experience and strong operational resumes.

DST’s have relatively low minimum investments of $100k and utilizing the 1031 exchange replacement property rules, owners can exchange the proceeds from a single property into multiple DSTs – creating a portfolio of diverse properties that is composed of different fund sponsors, property types and provides geographical diversification – thus serving to help reduce the risk inherent in concentrated assets.

Delaware Statutory Trusts enable owners to reap all the potential benefits we know and enjoy from real estate, which may include: • Monthly cash flow/income potential • Continued tax deferral through future 1031 exchanges • Property Diversification by asset class and location • Potential for property appreciation • Sheltering income from taxes through depreciation • Hedging against inflation • Maintaining the opportunity for appreciation • Providing a full step-up in tax basis upon the death of an owner Furthermore, DSTs have the potential to be an effective estate planning tool as they require no active management and can be transferred to beneficiaries thus eliminating potential inheritance concerns and discounting valuations in estate planning.

DST’s are a popular exchange solution which can be used to address the changing of one’s goals & family objectives – and desire to own interest in passive ownership interest in professionally managed commercial properties. For additional information, including a phone call or zoom meeting, contact us at (858) 597-1980 or at www.MoneyTalkRadio.com.

This is for informational purposes only, does not constitute as individual investment advice, and should not be relied upon as tax or legal advice. Please consult the appropriate professional regarding your individual circumstance. There are material risks associated with investing in real estate securities including illiquidity, general market conditions, interest rate risks, financing risks, potential adverse tax consequences, general economic risks, development risks, and potential loss of the entire investment principal. DST 1031 properties are only available to accredited investors (typically have a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years) and accredited entities only. Diversification does not guarantee a profit or protect against a loss in a declining market.

It is a method used to help manage investment risk.

Aubrey Morrow, President of Financial Designs, Ltd. is a Certified Financial Planner, Investment Advisor Representative with over 30years of experience. He is the former President and Chairman of the Board of Directors San Diego Chapter Financial Planning Association and is the co-author of six books on personal financial planning and is the Host of The Financial Advisors radio series every Saturday at 8 a.m. on AM 600 KOGO at www.MoneyTalkRadio.com. The firm provides comprehensive fee-based personal financial planning. Securities offered through Concorde Investment Services, LLC, Member FINRA /SIPC. Advisory Services offered through Concorde Asset Management, LLC, and SEC Registered Investment Advisor. FDL is independent of CIS and CAM.

50 | Southern California Rental Housing Association Rental Advisor February 2022

Business Directory

PROPERTY MANAGEMENT COMPANIES # 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Arrive Broadway Lofts | Trinity.. (619) 238-7147 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Book and Ladder..........(949)209-8347 x0029 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Canyonwood | MRoland Management................. ........................................................ (619) 501-2838 Casavida....................................... (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Common Living Inc.....................(844) 612-6697 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279

CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179 D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Elite Property Management....... (619) 823-3712 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860

L Land Trek Property Management...................... ...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705

J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703

Q Quail Ridge Apartments..........(951) 929-2554

K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081

R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 February 2022 socalrha.org | 51

RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 San Terra Properties.................(858) 832-7800 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shadowridge Woodbend | R & V Management. ..........................................................(760) 727-0771 Shapell Properties, Inc..............(323) 988-7590 Shore Management...................(858) 274-3500 Sofi Ocean Hills | Cushman Wakefield................. .......................................................... (760) 612-9172 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160

SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Dylan | Afton Properties..(760) 439-2752 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 The Townsend | Dinerstein..... (858) 481-4808 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812 U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI).............................

(951) 894-2439 W Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500

Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

“SDRentPros truly values being a member of Southern California Rental Housing Association.

The professional resources it provides are unmatched by any other organization.

The resource of its members and education in all aspects of rental housing assists our company with many different needs. We proudly support their staff and their leadership in providing Legislative Advocacy and support for our industry.

We strongly suggest to all of our affiliate Brokers and owners to be a member of this association.”

Colleen McDade, SDRentPros

SECURE RENTAL FORMS

BlueInk BlueInk offers special pricing for SCRHA Members.

This gives you access to SCRHA forms in a digital format with electronic signature capabilities.

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socalrha.org 52 | Southern California Rental Housing Association Rental Advisor February 2022

© Sunan Panyo | Dreamstime.com

Worried about signing rental documents when you can't meet in person? SCRHA has several ways to electronically share and sign our forms.

Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

Blueprint Equity...................................... (310) 383-6597

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914 Financial Designs, Ltd........................... (858) 597-1980 Zumper....................................................... (707) 330-1273

Apartment Brokerage/Sales

Doug Taber, CCIM - Apartment Broker........................... ...................................................................... (619) 483-1031

Appliance Parts & Repair

Appliance Parts Company.................. (480) 755-5540

Appliance Sales

R & B Wholesale Distributors, Inc... (909) 230-5400

Asphalt & Asphalt Maintenance

AMS Paving, Inc...................................... (858) 880-6133

Attorneys-At-Law

Buchalter, A Professional Corporation............................ .................................................................... (619) 929-5448 Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Ted Smith Law......................................... (619) 610-9332 Todd A. Brisco & Associates, APC...... (714) 634-2814

Backflow Testing

Pacific Backflow Company, Inc..........(760) 639-4000 San Diego Backflow Testing, Inc....... (877) 363-8378

Coin-Operated Laundry Equipment

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc............................................(760) 735-2495

Collections

Kimball, Tirey & St. John LLP................ (619) 234-1690

Construction and Remodeling

Heating & Air Conditioning

Parra Building Consultants, Inc.......................................... ..................................................................... (619) 232-1100 Southern Cross Property Consultants............................. .................................................................. (858) 395-8657

Courtesy Patrol

City Wide Protection Services, Inc.... (619) 938-2333

Deck Coating

General Coatings Corporation.............(858) 587-1277 Life Deck Coating Installations...........(619) 262-8600

Drawers & Drawer Pulls

TASORO....................................................(310) 882-9747

Education

Grace Hill, Inc......................................... (404) 895-9570

Brokerage

Doug Taber - Real Estate Broker......... (619) 483-1031

Cabinet and Countertops

America's Finest Carpet Company....(800) 888-1568 J & C Carpet Company.......................... (619) 498-1424 KJ Carpet Wholesale.............................(909) 455-0180 Sid's Carpet Barn, Inc.............................(619) 477-7000

Cleaning & Janitorial Services

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603

Interior Finishes

TASORO....................................................(310) 882-9747

Internet Advertising Service

Apartments.com................................... (888) 658-7368

Internet Service Provider

Janitorial Services

Emergency Service Flood/Fire

Kitchen Remodeling

KeyTrak, Inc............................................ (888) 539-8725

The Phoenix Staffing............................ (858) 799-0665 The Liberty Group...................................(951) 744-0057

Environmental: Asbestos/Lead/ Mold

Superior Abatement Services, Inc.....(844) 583-3278

Evictions

Kimball, Tirey & St. John LLP............... (619) 234-1690

Financial Services

Carpet Sales & Flooring

Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 LeaseLock................................................(310) 906-2900 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100

Electronic Key Access

Cable Television

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Insurance

Kennedy Electric.................................... (619) 582-6568

Exterminators

Carpet Cleaning

Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

Cox ........................................................... (858) 836-7582 Dish Fiber.................................................. (951) 201-3544 Quantum Fiber........................................ (360) 931-9864

Dixieline..................................................... (619) 358-8188 TASORO....................................................(310) 882-9747 Cox............................................................ (858) 836-7582

BluSky Restoration Contractors, LLC.(619) 398-0200 Camp Construction Services.................(713) 413-2267 FSI Construction.......................................(972) 880-5171 Larry O'Dell Construction......................(619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services.............(619) 401-7000

Electrical Contractors

Employment Agency

America's Finest Carpet Company... (800) 888-1568

Cort Furniture Rental............................(858) 549-0800

Construction Management

Bathroom Remodeling & Refinishing Blinds

Furniture Rentals

General Contractors

Chase Commercial Term Lending..... (619) 464-0573 American Bathtub Refinishers............(619) 265-9200

Redi Carpet Sales of California , LLC.(858) 576-8400 Star Flooring & Remodeling................(619) 282-4000 TASORO....................................................(310) 882-9747

Fast Affordable Restorations................(858) 449-1277 Gafcon, Inc...............................................(858) 875-0010 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 TASORO....................................................(310) 882-9747 Workright Property Services Inc.......... (858) 751-6312

BELFOR Property Restoration........... (858) 847-9886 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 J & M Keystone Restoration & Emergency Service..... ................................................................... (858) 847-9886

Banks

Floor Coverings

Lloyd Pest Control................................. (800) 570-2847 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

DAPA Services, Inc.................................(619) 221-9292 McMillin Contracting Services............ (619) 401-7000

Landscape Maintenance & Service

LaBahn's Landscaping............................ (619) 579-9151 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 Pacific Green Landscape, Inc..............(619) 390-9962

Leak Detection

Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Lenders

Chase Commercial Term Lending.... (619) 464-0573

Lighting

TASORO....................................................(310) 882-9747

Maintenance & Repair

A & PM, Inc............................................. (858) 722-5953 Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116 Pacific InterWest Building Consultants............................ ................................................................. (925) 939-5500

A-Tech Systems..................................... (909) 444-9695 Bay Alarm................................................ (858) 209-9843 CVA Security.............................................. (619) 585-9111 Standard Electronics.............................(619) 596-9950 Symons Fire Protection........................ (619) 588-6364 Time and Alarm Systems....................... (951) 685-1761

Maintenance Supply

Fitness Equipment & Sales

Citiwide Restoration............................... (858) 231-2801

Advanced Exercise ..............................(858) 205-5800 Opti-Fit...................................................... (888) 601-4350

Flood Damage

Citiwide Restoration............................... (858) 231-2801

HD Supply................................................ (760) 809-1470

Market Research

ALN Apartment Data, Inc..................... (800) 643-6416

Mold Inspections & Remediation Mystery Shopping

Ellis, Partners in Management Solutions......................... ....................................................................(972) 256-3767

February 2022 socalrha.org | 53

Paint Manufacturers & Supplies

Dunn-Edwards Corporation ★●▲....... (619) 884-3866 Sherwin-Williams Co.............................(858) 496-8925

Painting

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 General Coatings Corporation.............(858) 857-1277 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200

Sanitization & Disinfecting Services

Sanitizology............................................ (619) 550-5853

Security Guard Patrol

City Wide Protection Services, Inc..... (619) 938-2333 Security First............................................ (619) 243-3992

Security Services

Reliant Parking Solutions.................... (888) 977-6848

Bald Eagle Security Services, Inc........(619)230-0022 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694 Signal 88................................................... (877) 779-7980

Parking Management Software

Seismic Retrofit

Paving Maintenance

Sewer & Drain Line Video

Parking Enforcement

Reliant Parking Solutions.................... (888) 977-6848 AMS Paving, Inc...................................... (858) 880-6133 Black Diamond Paving, Inc................. (760) 294-4944 Eagle Paving.......................................... (858) 486-6400

Pest Control

Optimum Seismic..................................(323) 605-0000 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Smart Technology

ADT Smart Communities........................(714) 858-1344

ATCO Pest Control................................ (415) 898-2282 Kilter Termite and Pest Control.........(858) 206-9050 Lloyd Pest Control................................. (800) 570-2847

Submetering / Billing Services

Plumbing

Telephone Services

Property Management

Tenant Screening

Property Management Personnel

Towing Services

Workright Property Services Inc.......... (858) 751-6312 Rowland Realty...................................... (619) 540-2727 Wakeland Housing & Development. (619) 235-2296 BG Multifamily...........................................(619) 785-3164 Go-Staff, Inc............................................(858) 292-8562 Intersolutions........................................... (619) 804-2554 Link Staffing Services............................(858) 874-3334 The Phoenix Staffing............................ (858) 799-0665

Property Management Software

AppFolio.................................................. (866) 648-1536 HappyCo...................................................(888) 666-1855 Yardi Systems...................................... (805) 699-2040

Purchasing

Buyers Access.........................................(800) 445-9169

Ratio Utility Billing Systems

Livable ★●▲............................................. (877) 789-6027

Real Estate

ACI Apartments...................................... (619) 299-3000 Voit Real Estate Services................... (858) 453-0505

Renovations & Remodeling

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 TASORO....................................................(310) 882-9747

Renters Insurance

Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368

Reputation Management

SatisFacts Research............................. (866) 655-1490

Resident Retention

SatisFacts Research............................. (866) 655-1490 uShipIT dba ShipMagic............................. (415) 417-7711

Resident Surveys

SatisFacts Research............................. (866) 655-1490

Roofing

A-1 All American Roofing Company.... (858) 537-5177 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Guardian Roofs Energy Solutions........(714) 633-3619 Sully-Jones Roofing..................................(800) 611-3110

Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027 Cox............................................................ (858) 836-7582 CIC............................................................. (800) 288-4757 KCB Screening LLC................................(844) 217-5633 Western Towing..................................... (619) 297-8697

Trauma Scene Clean Up

BIO-ONE - Poway/Oceanside/Chula Vista..................... .................................................................... (858) 261-4527

Water Conservation

Livable ★●▲............................................. (877) 789-6027

Water Damage Restoration

Hometown Restoration........................ (858) 663-8330 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Restoration Management Company.. (858) 935-1170 SERVPRO of Sorrento Valley............. (575) 420-3885

Waterproofing

General Coatings Corporation.............(858) 857-1277

Windows

Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080

Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e.

Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e.

Palm Springs, Palm Desert, Cathedral City) Want to add your service areas to your listing? Email publications@socalrha.org with your request.

54 | Southern California Rental Housing Association Rental Advisor February 2022

SCHOLARSHIP PROGRAM Support leaders in rental housing by contributing to our Rental Housing Scholarship program.

Your donation to the Rental Housing Scholarship is an investment in the future of our industry.

DONATE AT SOCALRHA.ORG

BROKER PROGRAM Helping a client close on their first rental property?

Get them started out right with a gift membership to the Southern California Rental Housing Association.

CALL 858.278.8070 or EMAIL MEMBERSHIP@ SOCALRHA.ORG February 2022 socalrha.org | 55

ADVERTISER Index 1031 Exchange 13 1031 Capital Solutions (800) 445-5908

Real Estate Management 13 Griswold Real Estate Management (858) 597-6100

Advertising & Marketing 50 Financial Designs, Ltd. (858) 597-1980

Resident Screening 21 CIC Resident Screening (800) 288-4757 22 ApplyConnect (800) 288-4757

Bathroom Remodeling 14 American Bathtub Refinishers (619) 265-9200 Deck Coatings & Waterproofing 30 Life Deck Coating Installations (619) 262-8600 Electrical Contractors 37 Kennedy Electric (619) 464-6568 Laundry Room Services 11 Wash (800) 777-1484

Towing 30 Western Towing (619) 297-8697 Utility Billing System 20 Livable (877) 789-6027 Windows 31 Newman Replacement Windows (760) 764-4553

Property Management Software 26 Yardi (800) 866-1144

56 | Southern California Rental Housing Association Rental Advisor February 2022

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