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RentalOwner Magazine

June 2018

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SDCAA 5675 Ruffin Road, Suite 310 San Diego, CA 92123

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Jun e Prim 5 ary Inside this issue:

SDCCA Endorsements Reducing Turnover Investments: 1031 Tax Deferred Exchanges Spring 2018 Vacancy & Rental Rate Survey

Use an SDCAA member first! For a list of SDCAA supplier members turn to page 53.


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CONTENTS PAGE page 50

9

Reducing Turnover Learn the complete costs of resident turnover and steps you can take to reduce turnover expenses.

21

Investments: 1031 Tax-Deferred Exchanges Discover the opportunities and challenges posed by 1031 Tax-Deferred Exchanges. Is this the right investment tool for you?

35

Choosing A New Pest Control Vendor Rest easy knowing you made the right choice when you follow these tips on hiring a new pest control vendor.

45

Social Media: An Introduction Do you understand the power of social media? Find out why social media should be a critical component of your marketing strategy

49

Demystifying Rule 1206 Industry expert walks you through the complexities of Asbestos Rule 1206 to help you understand recent revisions and what it means for you.

Thank you to our ASAP Member Partners:

Inside

your association 24 Education Calendar 25 Spring Rental Survey 34 Honor Roll/Welcome New Members 50 Lease-A-Palooza 51 Property Managers Directory 53 Supplier Quick list Directory 56 Advertiser Index

Columns

3 President’s Message 4 Executive Director's Message 11 Local Legislative Update 15 State Legislative Update 19 RHC Legislative Update 47 SDCAA Travel Program


SDCAA OFFICERS

President Christian Davis, Pinnacle Property Management Services President Elect Scott Cook, CPM, SVN Asset Advisory Group Vice President Kendra Morris Bork, Cambridge Management Group, Inc. Secretary Lucinda Lilley CAPS, CPM, GRI, FBS Property, AMO Treasurer Nicole Lawhon, apartments.com Legislative Steering Committee Chair John Modlin, Independent Owner Immediate Past President Christine La Marca, The Kevane Company Inc.

SDCAA DIRECTORS

Carol Crossman, Independent Owner Melissa Deen, Sunrise Management Company AMO Robin Duma, HG Fenton Company Mark Feinberg, Heinz & Feinberg and Law Offices of Richard C. Alter Jeff Hickox, CPM, RG Investment Real Estate Services, Inc. Lucinda Lilley, CAPS, CPM, GRI, FBS Property, AMO Jay Lopeman, BG Multifamily Gail Miller, Lincoln Military Housing John Modlin, Independent Owner Rick Snyder, RA Snyder Athan Ranglas, R & V Management Corporation Kurt Sullivan, Douglas Allred Company Craige Walker, Independent Owner​

SDCAA ADVISOR

Linda Morris, ARM, Cambridge Management Group, Inc.

SDCAA COMMITTEE CHAIRS

Melissa De Marco, FBS Property, AMO Robert Preciado, City Wide Protection Services Inc. Stacy Wells, R & V Management

HONORARY LIFE ADVISOR G. Wesley Harker

RentalOwner Magazine MAGAZINE STAFF Publisher Alan Pentico, CAE, Executive Director Advertising Marlen Descargar, Events/Admin Assistant Managing Editor Olivia Galvez, Director of Operations Editor Lindsey Lee, Marketing Coordinator Design & Layout Marc Shanahan SDCAA EDITORIAL ADVISORY BOARD Melissa Deen, Sunrise Management Company, AMO-Chair Melissa DeMarco, FBS Property, AMO-Vice Chair Shelly Croft, F & F Management RentalOwner Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the San Diego County Apartment Association (SDCAA). The magazine is published monthly and is provided to SDCAA members only. The views expressed in these articles are the authors's and do not necessarily represent those of the SDCAA or SDMHC. All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SDCAA or rental management information contact the SDCAA at 858.278.8070 or visit www.sdcaa.com Advertisers - These firms are as anxious to please you as you are to patronize them. 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.

SDCAA STAFF

Alan Pentico, CAE Executive Director apentico@sdcaa.com 858.751.2213 Olivia Galvez Director of Business Operations/Operational Advice ogalvez@sdcaa.com 858.751.2217 Molly Kirkland Director of Public Affairs/Operational Advice mkirkland@sdcaa.com 858.751.2200 Mike Nagy Public Affairs Manager mnagy@sdcaa.com 858.751.2214 Kelly Puppione Education Manager kpuppione@sdcaa.com 858.751.2209 Kim Zebroski Membership Representative kzebroski@sdcaa.com 858.751.2220 Marlen Descargar Events/Admin Assistant mdescargar@sdcaa.com 858-751-2219

Our Address

5675 Ruffin Road, Suite 310, San Diego, CA 92123 SDCAA Office San Diego: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 sdcaa.com

Bridget Lucenay Membership Sales blucenay@sdcaa.com 858-751-2208 Lindsey Lee Marketing Coordinator llee@sdcaa.com 858-751-2218


Christian Davis

Pinnacle Property Management Services

2018 SDCAA President

O

ur industry is facing critical battles on many fronts both locally and in Sacramento. While we cannot afford to let rent control pass in National City or elsewhere in San Diego County, we must focus efforts on three critical bills that are swiftly moving towards the Senate and Assembly floors.

Additionally, AB 2343 (Chiu) amends the unlawful detainer procedure and extends the timeline of all notices and responses. Effectively, it will push the rent due date two weeks later, and you will be forced to take the financial hit of a late rent payment. However, your mortgage for the property will still be due on time.

Current efforts are focusing on defeating three bills: AB 2925 (Bonta), AB 1870 (Reyes) and AB 2343 (Chiu). Each bill is a highly specific attack on personal property rights, but together become a decimating attack on the rental housing industry. With the combined threats of the repeal of Costa-Hawkins (Weinstein Housing Freeze) and local rent control measures looming, these bills will be the final nails in the coffin for California’s rental housing industry.

Furthermore, we believe the passage of AB 1870 (Reyes) is a solution in search of a problem, at least as it pertains to housing discrimination claims. This bill aims to extend the amount of time someone has to report an incident from one year to three years. The author and bill sponsors are specifically seeking to address workplace harassment and discrimination, especially among low wage workers. We are worried that this bill, which seems to have good intentions, will lead to frivolous housing discrimination claims that can’t be proven or disproven due to a lack of witnesses years later.

Finding good tenants who pay the rent on time and care for your property is one of the most difficult challenges of being a landlord. Background screenings and credit checks only give you so much information, and there are countless stories of horrible tenants who passed all screenings with flying colors. No landlord welcomes an eviction—they can be costly and time-consuming, but often must do so to protect their investment. AB 2925 (Bonta) is a bill that would introduce a blanket “Just Cause Eviction” policy across the state. If this gets signed into law, landlords will be required to provide a specific reason for evicting a tenant, but those reasons cannot include a change in ownership, foreclosure of the property or even the end of a fixed-term lease. Take a minute to digest that fact—this law will force you to renew or extend the lease of every tenant, even if they are a nuisance.

Every day the SDCAA strives to be the voice of the rental housing industry by advocating for the rights and protections of our members. Join us as we raise our voices in opposition to the proposed legislation that will decimate your rights as a property owner. Take the time to contact your representative and share your opposition to these proposed laws. Share your story with your elected official and show them how detrimental these laws will be to your future. While we encourage you to contact your elected officials to voice your opposition, we also need you to support our greater efforts by donating to our Industry Defense Fund. Make no mistake about it; we are under attack. It will take our full scope of resources to protect our industry. Now is the time to join together and make our voices heard.

June 2018 RentalOwner | 3


Alan Pentico, CAE From the SDCAA Executive Director political traction. ACCE submitted Brushing up on Knowledge signatures in National City to place a rent control measure on the November ballot. If this measure ur industry is under attack. passes, it will be harder to stop the We are currently facing spread of rent control throughout attacks on multiple fronts San Diego County. and must act with unity and vigilance if we are to protect our While ACCE is busy in National future. Not only is Costa-Hawkins City, San Diego Tenants United facing repeal on a state level, called for an emergency rent but groups are introducing rent control ordinance in the City control ordinances, just cause of San Diego with rumblings evictions and section-8 mandates starting in Chula Vista, El Cajon on a local level throughout San and Escondido. We must stop this Diego County. movement now before it gains steam and rent control decimates We can’t afford to surrender on the rental housing industry of any front and are prepared to fight southern California. for the rights of our members and all rental property owners in our These local attacks are further region. Rest assured, full-scale encouraged by the statewide efforts are already underway to efforts to repeal Costa-Hawkins. defeat these measures. Whether This 23-year old law protects we are working behind-the-scenes property owners from extreme with elected officials or sharing rent control ordinances and critical updates with our members, provides statewide guidelines for know that these issues are the rent control policies. Not only focus of our time and energy. does Costa-Hawkins prevent rent control measures from applying There are already too many to condominiums, single-family regulations contributing to the homes and units built after housing crisis, and these threats February 1995, it also provides will make it worse and endanger vacancy decontrol or the ability to your financial future. Don’t reset rents at turnover. bury your head in the sand, take action and donate to the Industry Invest in your industry and your Defense Fund now to protect your future as a rental housing provider investments. by making a $500 donation (or more!) to the Industry Defense San Diego Tenants United and Fund, payable to the San Diego Alliance of Californians for County Apartment Association. Community Empowerment (ACCE) Please note in the memo of the are pushing their rent control check that funds are for the agenda, and it continues to gain “Industry Defense Fund.”

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4 | RentalOwner June 2018

Have no doubt--these matters WILL have a severe impact on your ability to profitably manage your rental properties and the time to act is now. We spend our days fighting for you, but we can’t do it without your support.

SDCAA Members, 100 here we come! In preparation for our 100th anniversary in 2019, we are looking for high-quality photos of rental properties from each decade of our association to tell the SDCAA story. Please indicate the location of the property and year built, as those are the details that contribute to our rich history. We will not be able to return pictures! Please send high-quality electronic scans, not originals. Be sure to watch for your property highlight as we celebrate our 100th anniversary.


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By Kendra Bork, Cambridge Property Management Summer is upon us, which means resident. You might also need to that residents are thinking about pay for advertising, depending on moving and it’s time to think the area. about our rental housing turnover and ways to minimize those Showing expenses. Once potential residents are For many, the main cost of a interested, they usually will want change in tenancy is the labor and to visit the home to make sure material required to prepare the it’s a good fit. It’s not just the property for the next resident. In time associated with making the reality, there is more to turnover appointment and meeting them costs than just the repairs. Don’t there, there is travel time to and forget these critical components from the property, especially if to managing your turnover costs: you don’t live nearby. Advertising

Lost Rent

While some advertising is free, there is still a cost associated with the time it takes to write an ad, take photos and place the ad in multiple locations to attract a new

If a new resident doesn’t move in immediately after your previous resident vacates the property, you will lose rent. In a worst-case scenario, an apartment or home

can be vacant for several weeks, or even months, while you search for a qualified applicant. Repairs

"it’s time to think about our rental housing turnover and ways to

minimize those expenses." Most property managers have to do at least a few small repairs in between tenants to make sure everything looks its best for the new resident. However, if you don’t keep up with issues along the way, you may need to address routine or deferred maintenance items, and that process can prolong the vacancy. That

June 2018 RentalOwner | 9


process can be even longer and more expensive if your resident destroyed the apartment or home while they lived there. Cleaning

amount of legal fees from the resident’s deposit, the terms of your lease agreement often limit the amount you can request for reimbursement.

While there are many costs Moving is stressful enough associated with turnover, there without adding cleaning to the are ways to minimize those list. New residents love to move in expenses. Following the advice right away, and that can't happen below can help you reduce your until the unit is clean. Cleaning is a turnover expenses. service you can charge back to the resident at move out, but only if Market Your Property Early you completed the service before move-in day. Advertise your apartment or home as soon as you receive a vacate Legal Costs notice from a tenant. Many times that will give you 30 days to find a If you have the unfortunate new resident before losing rental experience of taking a resident income due to the vacancy. Just to court to regain possession, you remember to issue an appropriate need to account for the associated Notice to Enter to the current legal expenses. While there are resident if you show the property times you can deduct the entire while they still live there. Conduct A Thorough Screening

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Thoroughly screening your incoming residents can help you avoid the costs of evictions from residents who stop paying their rent. Remember, you must apply the same criteria to each applicant and you need to screen applicants in the order received to comply with fair housing laws.

Invest in Your Property Investing in the right materials and preventative maintenance between tenants can reduce the cost of your repairs in the long run. Consider using durable paint. Avoid flat paint. Instead, use eggshell or semi-gloss paint, which is more durable and can be cleaned or touched up, saving you the cost of a full paint job. Also consider replacing carpet with tile, hardwood or laminate flooring. Remember, carpeting has a lifespan of only four years in the eyes of the courts. Make sure you take care of your preventative and deferred maintenance in between residents as this can reduce your expenses later. For example, replacing older pipes now could prevent a leak from occurring at an inopportune time. Deposit Smarts Find out what you can and cannot legally deduct from the deposit and return it on time. You can't charge back everything to a resident, so take the time to learn what is legal to deduct. Also, be sure to return a record of the resident’s deposit deductions, receipts and any money due promptly. If they take you to court, you could owe them 2 or 3 times their deposit amount. Remember, the cheapest turnover is one that doesn’t occur! Look for ways to keep good residents happy, because the easiest way to reduce turnover expenses is to reduce resident turnover.


LOCAL

LEGISLATIVEUPDATE

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Rent Control Update

The SDCAA is preparing multiple strategies to defeat a proposed rent control ballot measure in National City, and possibly similar measures in other cities in the San Diego Region. Last February, the Alliance of Californians and Community Empowerment (ACCE) filed paperwork to place a rent control initiative on the city’s November ballot. On May 18, ACCE submitted more than 3,500 signatures for verification to place the proposed measure on National City’s ballot this November. If approved by city voters, the measure would a create rent control ordinance with a Just Cause provision in National City. The SDCAA is preparing to challenge and defeat the proposed measure if it appears on the city’s ballot. The SDCAA will be holding its 4th Legislative Forum on Rent Control in National City sometime in June; look for an announcement in SDCAA communications. The SDCAA is also preparing a regional strategy and monitoring other rent control discussions other

cities such as the City of the San Diego. San Diego Tenants’ United at an April 18 San Diego City Council Smart Growth and Land Use (SG&LU) Committee hearing presented a petition asking the SG&LU committee to recommend to the full City Council that it adopt an emergency rent control ordinance with a strengthened Just Cause provision. Although the Council Committee took no action or addressed rent control during the hearing, rent control advocates are likely to step up political pressure to have the city council consider a rent control ordinance in the future.

The SDCAA asks all members to sign up to receive legislative alerts, Calls-to-Action, and electronic newsletters by visiting the SDCAA webpage at www.sdcaa.com. SDCAA members that have rent controlled units in other cities are strongly encouraged to contact the SDCAA – we want to hear from you. Members are also asked to contact the SDCAA at (858) 278-8070 if they learn about proposed rent control measures in their community. The SDCAA will be providing more updates in the future.

June 2018 RentalOwner | 11


Encinitas given reprieve on housing plan, but warned it better do something soon

In late April, a San Diego Superior Court listened to opening arguments on two separate lawsuits filed against the City of Encinitas for not updating its housing element. The individual lawsuits were filed by the Building Industry Association of San Diego (BIASD) and by San Diego Tenants’ United. BIASD filed suit against Encinitas for not adding enough proposed housing to its Housing Element, and SD Tenants’ United filed its lawsuit Encinitas for failing to provide enough affordable housing units to residents. The lawsuits were intended to force Encinitas to comply immediately with state law and accept the

proposed housing element detailed in Measure T - City voters defeated the measure in November 2016. There was a third lawsuit filed by a developer, but that lawsuit was later settled out of court. After listening to the cases’ opening arguments, Judge Ronald Frazier decided to postpone the hearing until November 13 to allow Encinitas the opportunity to have city voters weigh in to vote on the proposed housing element. However, Judge Frazier ordered Encinitas to attend a hearing in August to provide proof that it is moving ahead with its housing element and that it has been added to the November ballot. The judge cautioned the city may consider the lawsuits if voters do not adopt the housing element. If voters fail to approve the

city’s Housing Element update in November, the Court will rule on the lawsuits within 30 days. Since Encinitas voters rejected Measure T in November 2016, the city has been scrambling to produce another housing element update that voters can support while complying with state law. Beginning in January 2017, the city created a housing element task force in charge of creating the update, but the process of developing a housing element has been subject to controversy. Prior to the court hearing, the Encinitas City Council voted to exclude a city-owned property from the element. The property originally was included in the housing update to be a proposed site for affordable housing. The council voted to include the

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property in the housing element, but a week later the council voted to remove the parcel after city residents complained that adding housing to that property would increase traffic congestion.

cycle during the next cycle.

Encinitas remains the only city in San Diego County without an Updated Housing Element. City law requires voter approval of all city housing elements that include zoning changes. Encinitas is required to plan for at least 1,000 homes during the current housing element cycle. The city will soon need to begin planning for the next Housing Element cycle which begins in 2021. California’s Housing and Community Development Department met with SANDAG Board of Directors in March to inform city and county officials that all cities and the county will need to permit about double the houses required in this

San Diego significantly reduces fees for Accessory Dwelling Units

The city’s next step will be to approve pre-designed architectural plans to hasten approvals of ADUs applications.

The San Diego City Council, in effort to encourage more city property owners to build Accessory Dwelling Units (ADUs), and increase the city’s housing supply, on May 1 approved significant reductions in fees to stimulate more ADU construction. Beginning January 2017, a new state law took effect reducing regulations making it easier and less expensive for property owners to build Accessory Dwelling Units on their properties. Last fall, the

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San Diego City Council’s Smart Growth and Land Use Committee approved an ordinance that would exempt ADU’s from paying a list of fees like Development Impact and Facilities Benefits fees, and sewer and water connection fees. But, the proposed changes still haven’t been considered by the full city council. In spite of the new state law, few San Diego property owners were building ADUs. Data on ADU construction collected around the state showed that only 64 applications for ADU construction permits were filed in San Diego since November 2017. Meanwhile, 1,980 and 537 applications were processed in Los Angeles and San Francisco. Existing construction fees associated with ADUs were identified as a serious impediment deterring many property owners from building ADUs on their property. Prior to the council’s decision, the combined cost of fees for ADUs ranged between $30,000 to $49,000 per unit depending on its location. The council’s action reduced the cost of those fees by as much as 50 percent. San Diego Mayor Kevin Faulconer also asked the City’s Public Utilities Department to set aside $100,000 to cover the cost of water and sewer fees for this year. San Diego officials hopes the fee reduction will encourage the construction of an additional 2,000 to 6,000 ADUs over the next ten years. San Diego officials see ADUs as the easiest and least expensive option to provide more affordable housing. The SDCAA has been supportive of policies that increase the supply of housing in the San Diego.

June 2018 RentalOwner | 13


California

CAPITOL NEWS W

Aaron Read & Associates

ith house of origin deadlines rapidly approaching, the California Legislature has been meeting non-stop to dispense with bills introduced in the 2018 legislative year. We have been attending committee hearings in an attempt to support and oppose bills important to SDCAA. The bills we oppose that we could not kill in committee will be vigorously opposed on the Senate and Assembly Floors in an attempt to halt their progress.

It has been, and will continue to be a very busy year in the Capitol for SDCAA and it will not stop once the legislative year ends at the end of August. There are a number of local and statewide measures that SDCAA will be working on to defeat this election cycle. We look forward to working on them with you. SDCAA Priority Bills AB 2343 (Chiu): would lengthen the eviction process, endanger

renters who complain about their neighbors and allow tenants to avoid eviction by making frivolous complaints. Under the bill landlords would have to provide the following: • The bill requires a 10 days’ notice before serving eviction papers to tenants who’ve failed to pay the rent. At any time during this 10-day period, the tenant could pay the rent to prevent eviction. Currently, the notice requirement is 3 days. This essentially pushes the rent due date to the middle of the month • If a tenant commits a serious lease violation, unlawful-detainer actions go from 3 to 10 days and if the tenant has created a nuisance or otherwise engaged in illegal activity, the notice period would be extended from 3 to 5 days. • Gives tenants more time to respond to an eviction. Instead of the current 5 days to respond, the bill provides tenants with 14 days. • The bill would create a new requirement for the landlord to file with the court proof that the tenant was served with the

eviction complaint at least 10 days before a landlord could request a judgment against a tenant who fails to respond. If you add-up the additional time granted tenants in the bill, approximately one month will be added to the eviction process. In San Diego, where you have one courtroom that hears all Unlawful Detainer cases in the county, the backlog this bill creates will be insurmountable. SDCAA actively opposed the bill in policy and fiscal committees in the Assembly. The bill was placed on the Assembly Appropriations suspense file and will be heard at the end of May. Should the bill make it to the Assembly Floor we will actively oppose it and will be calling on SDCAA members to assist in the effort. AB 2925 (Bonta): The San Diego County Apartment Association is opposed to AB 2925 which would apply “just cause” eviction law statewide.

June 2018 RentalOwner | 15


AB 2925 would require all rental property owners statewide to state and prove in court a “cause” when terminating a tenancy. It also prohibits a new owner from moving into his or her own property. It would require every city and county in the state to abide by this new mandate, even those that have expressly rejected it. By doing so, it will lead to endless litigation and delay, and put good tenants in danger by making it extremely difficult to remove bad tenants engaged in illegal activity. Strong Tenant Protections Already in Place – Current state law has strong protections in place to protect tenants from retaliatory or discriminatory evictions. Failure to abide by these laws carry with it significant penalties,

16 | RentalOwner June 2018

Aaron Read & Associates

Aaron Read

Terrance McHale

Jennifer Tannehill

including actual damages, injunctive relief, and punitive damages. Endless Litigation and Delay - AB 2925 would require a property owner to provide a “cause” when terminating ANY tenancy, and would require the owner to prove and demonstrate that the “cause” was legitimate. AB 2925 offers no explanation to owners or to courts as to what constitutes a legitimate “cause”. This bill provides a very easy roadmap to delay for months or stop altogether all evictions. The very point of this bill is to allow and encourage a tenant to challenge in court any cause stated by the owner.

Pat Moran

Prevents New Owners from Moving In – AB 2925 specifically prohibits any eviction associated with a change in ownership. As a result, a new home buyer with existing tenants will never be able move that tenant out in order to live in the unit. Prohibits the Ellis Act – AB 2925 would effectively prevent the use of the state Ellis Act by small property owners who want to exit the rental business or move into their own homes. By prohibiting an eviction based on an actual or “anticipated” change in ownership, a new property owner is prohibited from using the Ellis Act to move in to their own property. Every attempt to change the Ellis Act in the last 5 years has been rejected by the Legislature. Difficult to Remove Dangerous Tenants – By requiring an owner to list a “cause,” and prove it in court, AB 2925 makes it incredibly difficult to remove dangerous tenants involved in illegal and


gang activity. In these types of situations, property owners must rely on third party witnesses, who are often too scared to testify against the dangerous individual. We have asked the Legislature to please refrain from considering punitive measures and explore other solutions that do not punish small business owners and jeopardize neighborhood safety. Just Cause Eviction ordinances creates many unintended consequences, one of which is an unhealthy, uncomfortable, or even dangerous living environment for neighboring tenants who report a nuisance to the property owner. As of the time of writing this, the bill is on the Assembly Floor where SDCAA and others are trying to halt its progress. AB 2364 (Bloom): Makes a number of revisions and changes to the Ellis Act, the state law that allows landlords of rent-controlled properties to exit the rental market by evicting the tenants, if certain procedures are followed. • Provides that if the property is offered again for rent within five years (increased from two years) of the date the property was withdrawn from rent or lease, then certain provisions govern. Among the applicable provisions changed by this bill are that: • The property owner is liable to any tenant who was displaced by that action for actual and exemplary damages, but the suit must be brought within one year (decreased from three years) of the date when the withdrawn accommodations are offered again

for rent or lease. • Requires the owner to offer to reinstitute the agreement or lease on the same terms and at the same rent in effect at the time of displacement to that displaced tenant or lessee. • Provides that if the property is returned to the rental market within 10 years from the date of withdrawal, the owner must first offer the returned unit to the tenant displaced by the withdrawal, if the tenant has advised the owner in writing within 30 days of the displacement of his or her desire to consider an offer to renew the tenancy and has furnished the owner with an address to which that offer is to be directed. • Removes the cap on the amount of punitive damages that a displaced tenant may recover against an owner of accommodations for violations of 2) or 3) above.

local ordinances, regulations, or rules implementing these provisions shall be prospective only and shall have no effect on a withdrawal for which the notice of intent to withdraw the accommodation has been filed with the public entity prior to January 1, 2019. • Clarifies that the owner may elect to extend the tenancy on any other rental unit up to one year after date of delivering the notice of intent to withdraw to the public entity. • Provides that the date of withdrawal for the accommodations as a whole for the purposes of calculating the time periods described above shall be the last date of withdrawal of any extended tenancy.

• Clarifies that none of the above provisions relating to enforcement of the Act precludes a tenant or public entity from pursuing any alternative remedy under the law. • Provides that any amended

June 2018 RentalOwner | 17


• Provides that it was not the Legislature's intent, in enacting the Ellis Act, to permit an owner to withdraw from rent or lease, or return to the rental market, less than all of the accommodations withdrawn pursuant to the Act. The April 30 amendments to the bill were intended to finalize a compromise that would address concerns of the opposition (SDCAA included) and cause them to remove their opposition. Unfortunately, that set of amendments inadvertently missed a few things, which were then included within the May 3 amendments. The May 3 amendments restore existing law to subdivision (a) of Section 7060.2, and no longer extend the period (from five years to 10 years) that a landlord must wait to re-rent a property at market rate after an Ellis Act closure. Additionally, the bill clarifies that these provisions shall be applied only prospectively and shall have no effect on a withdrawal for which the notice of intent to withdraw was filed prior to the effective date of this bill, should it become law. Unfortunately, the wrong date was stated in the April 30 amendments and was not corrected in the May 3 amendments. The necessary corrective amendment was added. It is likely that with these final amendments, SDCAA, and most other opponents to the bill, will no longer oppose the bill and will adopt an official "Neutral" position once all the amendments go into print and SDCAA has a chance to review. 18 | RentalOwner June 2018

Declared Disasters As an FYI, Governor Brown has again extended states of emergency in areas of both Northern and Southern California affected by last fall’s wildfires. The extension keeps in effect the state’s anti-price gouging law, which bans rent increases exceeding 10 percent during states of emergency. • San Diego County: the state of emergency remains in effect through June 7 (Lilac Fire) • Southern California: states of emergency were set to expire June 4. The Governor extended the declaration in Santa Barbara and Ventura counties to December 4. • Northern California: states of emergency were set to expire Wednesday, April 18. The Governor extended the emergency declaration to December 4 for Lake, Mendocino, Napa, Solano, and Sonoma counties.

Note: As he has just done, the expiration dates can be extended by the governor or local officials again if the need arises. Also, one must note that Xavier Becerra, California’s attorney general, has opined that the price-gouging law applies anywhere in the state with an increased consumer demand as a result of the emergencies. This means the price gouging limit as a result of the ban is not limited to the counties for which a state of emergency has been declared. Efforts are focused: keeping tenants in place, regardless of their ability to pay rent or being problematic. We made a concerted effort to drive home the point that no landlord wants a vacancy, it is not practical, but sometimes necessary.


RENTAL HOUSING COALITION LOCAL LEGISLATIVE UPDATE On June 5, Palm Spring voters will decide if the city should adopt new rules on Vacation Rentals operating in city limits. Measure C, if approved by Palm Spring voters, would ban vacation rentals located in the city’s residential neighborhoods from renting for less than 28 days unless the property is owner-occupied at the time the unit is being rented. In the last few months, the debate over Measure C has intensified among various groups that support and oppose the measure, the Agua Caliente Band of Cahuilla Indians, and the City of Palm Springs. These interests have battled over issues like the city’s economic impact study, ballot statements, and even statements issued from the Agua Caliente Band.

In February, Palm Springs City Staff released an economic impact report on the measure, and concluded the ban would affect three-quarters of the 1,986 vacation rentals registered with the city, which could affect an estimated 467,000 visits. Palm Springs could lose as much as $199 million in economic activity, $9.6 million in tax revenue per year, and 1,200 jobs. The measure’s proponents criticized the report as partial against the measure. In April, Palm Springs City Officials read a position letter by the Agua Caliente Band of Cahuilla Indians at a city hearing. The letter stating the Band’s opposition to the measure and that it would not comply, a right as a sovereign nation. Half the land in Palm Springs is owned

© Welcomia | Dreamstime.com

by the Agua Caliente Band. The group responsible for placing the measure on the ballot, Palm Springs Neighbors for Neighborhoods (PSN4N), criticized the city for misrepresenting the band’s position. The Tribal Counsel later reaffirmed the tribe’s opposition to Measure C. In May, PSN4N filed two complaints with the Fair Political Practices Commission (FPPC) against Palm Springs for a Measure C mailer sent to residents, alleging the mailer was partial against the measure. The City Attorney in response implied the mailer was fair and impartial and that law prohibits publiclyfunded mailers from promoting support or opposition for any measure. In April, the Desert Sun newspaper

June 2018 RentalOwner | 19


reported that police were called to remove a paid signature gatherer from a vacation rental unit hired by PSN4N last fall. According to the article, the group reserved the vacation rental during September and October using an online booking service to house several paid signature gathers. After further investigation by the newspaper, it was learned that the

unit rental was never registered as a vacation rental with the city. When asked about the matter, campaign organizers said booking the vacation rental was an error based on miscommunication. Palm Springs could face legal issues if Measure C is approved. Already groups opposing the measure say they may take the

measure to court to stop its implementation, and mentioned earlier Cahuilla Band may ignore the measure altogether. It is likely the debate over vacation rentals will continue after June 5.

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In an effort to promote responsibility when considering rent adjustments, the SDCAA has developed a resource guide, the "Rent Adjustment kit." For a free copy please contact the SDCAA at info@sdcaa.com


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Investments: 1031 TaxDeferred Exchanges By Stacey Morimoto, Investment Capital Resources, Inc.

Facing peak market conditions of incremental interest rate hikes and the high season of real property transactions upon them, investors will once again turn to the coveted 1031 tax-deferred exchange to protect the value of their real estate fortune. This powerful investment tool was at risk during the last quarter of 2017 as Congress debated President Donald Trump’s tax bill. Investors didn’t know if Code Section 1031 would survive the overhaul. Much to the relief of investors and real property owners, much of Section 1031 remained the same, even though taxpayers can no longer exchange personal property on a taxdeferred basis as of January 2018.

The primary benefit of Section 1031 is that investors can defer payment of federal capital gains taxes, state income taxes and depreciation recapture taxes after the sale of a property. When combined, these three taxes often add up to more than 30% of the net proceeds associated with an investment property sale. The tax-deferred exchange allows investors to establish a new basis and claim deductions for depreciation expenses on already depreciated properties. Additionally, many investors are looking to grow their property portfolios, and exchanging a single asset for multiple properties is a great way to accomplish this goal. While there are many benefits

associated with a tax-deferred exchange, a 1031 exchange poses some serious challenges. First and foremost, investors must understand that finding a suitable replacement property can be extremely difficult, especially in a low inventory environment. Be sure to thoroughly research potential locations and property types before selling your current asset. There are strict time requirements placed upon exchanges. First, the taxpayer must identify the property or properties they will attempt to purchase within 45 days of selling their original property. Then the taxpayer must close on the new property no more than 180 days after the close June 2018 RentalOwner | 21


of escrow on the original property. Additionally, the investor must purchase property comprised of an equal or greater amount of equity and debt when compared to the sale property. This transaction is quite complicated and working with experienced professionals is paramount to the success of any exchange. One way to reduce the management burden and maintain the benefits of owning property is to invest in a The Delaware Statutory Trust (DST). The DST offers several benefits, some of which include management-free ownership of institutional-quality properties structured to comply with IRS guidelines. The DST also provides the potential for monthly income distributions and future appreciation potential. Since a

22 | RentalOwner June 2018

DST is a disregarded entity for tax purposes, investors are entitled to the expense deductions derived from the property held in trust, including the all-important depreciation deduction. However, a DST is an investment in real property and carries with it all risks related to owning investment real estate, including a lack of liquidity, complex structures and the dangers of leverage. Additionally, the cash flow from a DST is vulnerable to market fluctuations. Ultimately, you must consider the tax risks, financing-related risks and other factors before investing in a DST. Utilizing the benefits of the 1031 tax-deferred exchange are paramount to maximizing returns. However, it’s important to plan early and know all the options to minimize the risks.

The author of this article has accumulated nearly 20 years of experience in the Financial Services Industry specializing in 1031 Exchanges and Alternative Investments. For more information regarding the contents of this article, Call: 844-427-1031 or Email: info@ icradvisor.com The contents of this invitation constitute neither an offer to sell nor a solicitation of an offer to buy any security, as such an offer can be made only by prospectus. Investing in real estate securities may not be suitable for all investors and may involve significant risks. These risks include but are not limited to, loss of principal, lack of liquidity, adverse changes in real estate markets and conflicts of interest. Investors should also understand all fees associated with a particular investment and how those fees could affect the overall performance of an investment. Past performance of investments is no indication of future results. Securities Offered Through DFPG Investments, Inc. Member FINRA/ SIPC (801) 838-9999.


Be at the center of it all

New name. Sunny locale. The NAA Education Conference & Exposition has been renamed to Apartmentalize! It’s the same dynamic event, but with a new name that captures the energy and innovation of our industry. Join us to Apartmentalize and immerse yourself in the very latest insights, strategies and trends. It’s where bright ideas happen. • • • •

Powerhouse speakers that will inspire Robust education for every level Networking with more than 9,500 industry players 500+ leading suppliers, solutions and services

Register by February 2 and save $375. Bring your team for even bigger savings. www.naahq.org/apt

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June 13–16, 2018 San Diego


Education Events & SDCAA

2018

June

June 4 Supplier All Council SOLD OUT

June 20

Mark of Excellence Nominee Workshop

An exciting opportunity to learn best practices, identify the financial decisionmakers within a company, maximize selling opportunities and position your products or services to align with the needs of your customer.

June 5 Maintenance 101: Make Ready & Safety on Site

The topics covered in this class will include an overview of make ready maintenance and safety on site, including accountability, documentation and best practices.

June 13-16 NAA’s Apartmentalize Conference

June 20 Lunch & Learn: Preventing Workplace Harassment

Guest speaker, Tyler Jensen, is a seasoned HR professional with more than 24 years of experience and will lead a discussion on Working and Managing during #MeToo and #TimesUp.

June 26 A Better Choice of Words

Our new seminar will give you tools to diffuse challenging situations and find a better choice of words in tense situations.

NAA’s annual education conference hosted at the San Diego Convention Center. The event features captivating keynotes, fresh solutions and insights on the rental housing industry.

July

IROC – Ask an Attorney 10 – Fair Housing 2-Part Series 25 – SDCAA-PAC Reverse Tradeshow

August

7 – Maintenance 101: Heating, Gas & Electric 27-31 – Certified Apartment Maintenance Technician (CAMT)

September

12 – Fair Housing: 2-Part Series 27 – SDCAA’s Annual Charity Golf Classic

October

9 – Maintenance 101: AC, Mechanical & Electrical IROC – Legislative Update

November

2 – SDCAA’s 25th Annual Mark of Excellence Awards

Visit sdcaa.com for Calendar Updates

December

SDCAA’s Annual Open House * Event date and time subject to change.

calendar 24 | RentalOwner June 2018


SPRING 2018

Vacancy & Rental Rate Survey

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San Diego region’s rental market is operating near peak levels, but mostly unchanged from the previous year. This fact reaffirms the critical need for more housing.

Please login using your SDCAA membership to access the Spring 2018 Vacancy & Rental Rate Survey. Not a member? Join today at www.sdcaa.com

June 2018 RentalOwner | 25


CELEBRATING Donald Schroeder 1972 Brenda D Crann 1973 Teryl Springstead & Rita Possehl, Co-Trustees 1974 Jacqueline Mathews 1975 Harold J. and Geraldine Gray 1976 William Pollock 1976 Barber G. Lewis 1977 Donald and Sandra Jackel 1977 Herbert Shatoff 1977 Jim and Margaret Schock 1977 Lamden Property Management, Inc. 1977 Timothy Yeun 1977 Allison Logan 1979 Nancy Parks 1979 Robert Keck 1980 Capital Growth Properties, Inc. 1983 Phil Salvato, Owner 1983 Robert Quade 1983 Richard Jenkins 1984 Andrew D Zielinski Trust 1985 Felton Management Associates 1985 Carla Mercer 1988 Interior Logic Group 1989 William and Susan Moore 1989 Pepperwood Apartments 1989 Carol T. Crossman 1990 Lloyd Pest Control 1991 Michio Hagio & Mayko Moncrief 1991 Joseph and Mary Berardino, Owner-Man-

an ANNIVERSARY this Month

10+ years of membership in SDCAA

agers 1992 Wise Investment Properties, Inc. 1992 Sandra Clarkin & Brian Calvano 1993 Pruitt Properties 1993 Alcasid 1993 Lincoln Apt. Assoc. 1993 Kim Conant 1993 G. Beit-Ishoo / SeaDate 1994 Sycamore Hills Village 1994 Joe & Irina Siemienowski 1994 Cherrywood Apartments LLC 1994 Jungman Investments 1995 Patricia and Darryl McPheeters 1995 Spero Tzathas 1996 Richard E & Diane P Martin 1996 Bertha Johnson 1996 Richard and Jane MacInnes 1997 DILS Roofing & Exteriors 1997 Winston & Barbara Matthews 1997 Betty A. Gueldner 1998 Triple T, LP 1998 Bob Kasak 1999 Molloy Properties 1999 SHS Development 1999 Judith Kathleen Belville 1999 Harvey Investment Properties 1999 Bill Winans 1999 L. Clark Ritter 1999 Brentwood Management Co. 2000 Marjorie McBride 2000

Suzanne Lindskog 2001 Zita Liebermensch 2001 David Pearce 2001 Mike Borich 2001 Joan McAfee 2001 Alvarado Property Management 2001 Brycorp, Inc. 2002 Steve Rayner 2002 George W. Weir Asphalt Const., Inc. 2002 Nobel Prize Properties 2003 Ronald Stone and Faith Maybury 2003 Benjamin Bustria 2004 Shawn & Lily Smith, Owners 2004 Wade Hansen 2004 John Meyer and Jeff Lancaster 2004 R. Don and Lorna Dillon 2005 Matt & Michele Kalla 2006 Cambridge Management Group, Inc. 2006 Karen Blumenshine 2006 Randon J. & Jane A. Strick 2006 S. D. Chula Vista Properties, LLC 2006 Roberta G. Eklund 2007 Paul Jacinto 2007 Mark & Diane Nesbit 2007 Janet R. Hammer 2007 Robert Kozel 2007 MQuin, Inc. 2008 Waterton Residential| River Oaks 2008

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SDCAA members

Owners

A. Frank Enterprise Brittany Rowe Carla Ramierz Denise Attig Dianne Strathmere Johnson Family Trust Katherine Foster Merrill E. Hodges P. Perry Paul Contreras Peter Orsatti R3 Lofts

34 | RentalOwner June 2018

Property Managers:

Cabrillo Properties Coronado Shores Company Drescher Villas Property Management Connection Providence Real Estate Management Corp. Remarkable Rental San Diego SD Rent Pros Solcan Incorporated

Suppliers

911 Restoration of San Diego Accenture Carpet Commpany Best Security & Fire Products Dixieline WeSupplyIt.com

Members


By: Albert Sanchez-Alvarez, Innovative Pest Control Bug season comes around every year and peaks in the summer. At its height, it can pose a challenge for residents and property managers alike, but with a little planning and communication, you can manage the inevitable inundation of insects that call your property home for the season. So, what can you, as a property manager, do to ensure your resident enjoys a noneventful bug season? In a word, plenty. Start Early Most insects are dormant during cool weather, but don't become complacent. By the end of summer, you will know if you have a pest issue, and if you need to hire a pest control company or replace your current vendor. If you decide that a change is in order, it is in your best interest

to make the transition in the winter. By attacking the pests at their weakest, you are setting up your new vendor, and ultimately yourself, for success. Specialize Search for a company that meets your needs. Be ready to explain the unique needs of your property, your expectations and the biggest challenges facing your property. Locally, there was an upscale community with a persistent and widespread bed bug issue. After many attempts to address the issue, they finally hired a company with that specialized in bed bug remediation. By employing a pest control company with a multifaceted plan targeting bed bugs, the property overcame their bed bug infestation. Send Out an RFP After you narrow the attributes

Š Bamztoon | Dreamstime.com

Choosing A New Pest Control Vendor

you need in a provider, create a short list of prospects and send out your RFP. Require all candidates to prove that they are licensed, bonded, insured and knowledgeable about all the local and state reports required In one case, an HOA hired a paint and wood repair company to complete termite repair work. The workers claimed there was termite damage and made the repairs. However, the company and workers didn't hold the correct licenses, so the proper reports weren’t sent to the state as required, which left the HOA and the homeowner vulnerable to potential litigation. Final Interviews The final step in the decision process should be to interview your top picks as if they were any other new hire. Don’t be afraid to invite the owner

June 2018 RentalOwner | 35


or manager, as well as the salesperson to the meeting. You want to leave the meeting with a clear understanding of their service philosophy and how their company responds to specific scenarios. Anita Grove, a local service manager, has the unusual perspective of being a former property manager who now works in the pest control industry. When asked about key points to consider when hiring a new pest control company, she said, “The technician is the face of the company. They are the ones who interact with the residents and management, so communication is paramount. It can make or break the relationship." For those of you who enjoy a good relationship with your current vendor, industry professionals

suggest that you set up a meeting with your pest control professional to go over a proactive plan of action as summer approaches.

The mark of a successful bug season is one where you see your vendor as little as possible. That’s how you know the pests are under control.

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38 | RentalOwner June 2018


SDCAA Endorsements June 5th Primary We encourage you to vote on June 5! The SDCAA endorses the following candidates for the Primary Election on Tuesday, June 5, 2018:

City of San Diego City Council: Lorie Zapf, District 2 Chris Cate, District 6 SDCAA will continue to make endorsements leading up to the General Election of November 6, 2018. These endorsements will be announced on our website and through our channels. Sign up for updates on candidate endorsements and ballot initiatives at www.sdcaa.com. Prevent any confusion on election day and verify your voter registration at www.sdvote.com.

Whether you have one rental or 5,000... We’ve got you covered! An SDCAA product powered by MOCO

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InfoLink incorporates accurate and reliable resident screening with innovative technology that assists you in making the best possible leasing decision. Credit Checks can be Sumbitted by: Phone • Online • Fax Don’t want to submit the reports yourself? That’s ok, you can send your prospective residents a link to an online application!

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an introduction

By: Etta Smith, Generation Contracting & Emergency Services In today’s ever-evolving age of loyalty through direct and indirect technology, social media has marketing. become a mainstay in modern society and, for many, is a part Why social media? of everyday life. While social media originated as a tool to For more than a decade, facilitate personal relationships researchers have studied between users, over the years, behavioral trends of social media it has evolved into a robust users as utilization of social media and powerful tool that can be has steadily increased year after strategically leveraged to build year. Over the years developers brand awareness and customer introduced new platforms

and now more and more users are joining the social media movement. Regardless of an individual’s affinity toward social media, when it comes to business it is undeniable the potential impact social media can have in the marketplace to maintain a connection to clients on a consistent basis. Who uses social media? A common misperception is that only younger generations use social media, and use it purely for entertainment purposes. Even though users aged 18-49 continue to be the fastest growing adopters of new platforms, the 65+ demographic has been growing at an increased rate according to the Pew Research Center, a respected industry research organization since 1990. Millennials, defined as a crosssection of the population born

June 2018 RentalOwner | 45

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social media:


"Social media is the modern version of ‘word-of-mouth’ referrals." Analyzing and understanding the online behavior of target clients is crucial in developing an effective social media strategy. Without a consistent social media presence, businesses miss the opportunity to be ‘on the radar’ for clients during their decision-making process. However, you can only achieve

46 | RentalOwner June 2018

long-term success by committing to a daily effort to stay connected to customers. It’s a marathon, not a sprint. What about social media marketing? One of the unique benefits of using social media for business is the opportunity for direct and indirect marketing to an audience. Spending money on direct social media advertising campaigns can be an effective method to grow an audience and build a brand while also providing insightful analytics to better direct future advertising efforts. Indirect marketing comprises the bulk of social media activity and is an excellent way for companies to connect with their clients authentically. The appeal for most social media users when deciding whether to do business with a specific company is the extent of their transparency. Whether reading reviews from previous customers or scrolling through posted content, these elements allow customers to experience the culture of a company on their own terms.

Customer comments, feedback, and reviews can have as much if not more impact on a potential customer than any directmarketing campaign. Converting a possible lead to an actual client may be more dependent on what others are saying about your brand, versus the image portrayed in a paid advertisement.

© Darren Higgs | Dreamstime.com

between the 1980s and 1990s, are now reaching an age where they are likely a key decision-maker in their household. They have also grown up with evolving social media platforms, and use these platforms as resources throughout the decision-making process.

Who are your brand ambassadors? Social media is a unique marketing tool primarily for its potential to cultivate a community of brand ambassadors, perhaps the best ‘marketing tool’ available to promote a company and their services. By sharing engaging content and responding to customer comments, an organic dialogue is established online for all to see. Social media is the modern version of ‘word-of-mouth’ referrals. The reality is customers are more likely to prefer one company over another based on the social media culture they have created. Online reviews are a critical component of the first-impression for new customers. Building and cultivating an organic community of brand ambassadors can be a slow process. However, the lasting influence those customers can have on future business is undeniable.


A SDCCA Partner

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LEGENDARY INDIA & DUBAI Traveling Around The World Together, Come Along!

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This February association members will come together for a tour across the fascinating and ancient country of India. Mark Twain said: “India is the cradle of the human race, the birthplace of human speech, the mother of history, the grandmother of legend and the great-grandmother of tradition.” Join fellow rental property owners as we set out to explore the highlights of this ancient continent. We will also go off-the-beaten path into the remote eastern regions of the country. This tour features land exploration as well as a week-long river cruise on the fascinating Brahmaputra River in the shadow of the Himalayas. We have even included a wonderful four night stopover in Dubai on the way to India with touring in this spectacular city included. Below you can see some of the locations and highlights of this 27-day tour, which features everything from the Taj Mahal to a safari on elephant-back. UDAIPUR: THE “CITY OF LAKES” - Stay in Beautiful Hotel Overlooking Lake Pichola, Famous for Lake Palaces - Relaxing Boat Ride on the Lake at Sunset. - Visit the stunning Jagdish Temple built in 1651 - Walk the Garden of Maidens & Lotus Pools / Explore Maharajah’s Palace - Evening Scenic Dinner on the Mountain Overlooking the City

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al Taj Mah

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stime. com LEGENDARY MUMBAI (BOMBAY) - Stay at the fabulous 5-Star Taj Mahal Palace Hotel right at “Gates of India” - Witness the “Daddawala”- Famous Delivery Men of Mumbai - Explore Gandhi historic headquarters in the Heart of the City - Visit Acclaimed Chatrapati Shivaji Museum (Prince of Wales Museum) - Visit the Dharavi in Mumbai, a city-within-a-city

DELHI: A CAPITAL BOTH OLD AND NEW - Visit Sikh Gurdwara - “Sikh House of Worship” - Experience “Old Delhi” and Narrow Alleys & Historic Sites - Explore a Historic and Traditional Bazaar for Shopping - Ride a Rickshaw into the Heart of Chandni Chowk (Silver Square) - Visit the UNESCO site of Qutub Minar in the Plains of Delhi (c.1192) AGRA AND THE TAJ MAHAL - Visit Village of Abhaneri & Marvel Chand Baori Step Well - Explore the Itmad ud Daula, the Inspiration for the

June 2018 RentalOwner | 47


Astronomical Instruments - Explore local markets in Jaipur, famous for Gems - Dinner with a Noble Family to Learn About History & Culture

DANGE

Taj - Visit Mehtab Bagh Garden for Unique Taj Mahal View - Dramatic Sunrise Visit to Legendary Taj Mahal SARFARGARH FORT & VILLAGE VISIT (UNESCO) - Explore the Stunning Sarfargarh Fort, built in the - Visit the UNESCO Red Fort of Agra – Enjoy Mohhabat 1700s Taj Show - Be a Maharana for the Night and Stay Right in the

Historic Fortress RIVER CRUISE ON BRAHMAPUTRA - Open 4x4 Adventure to Visit to Remote Gypsy Tribe - Week-Long River Cruise on Stunning Brahmaputra in Rajasthan7 River - Wonderful included Cultural & Nature Touring on Riverboat - Elephant-back Safari & 4X4 Adventure in legendary Mumbai Kaziranga NP - Tea Plantation Visit, Beach Bonfire, Village Visits & More - Boat Safaris and Cultural Performances JAIPUR: THE “PINK CITY” - Hotel on shore of Mansagar Lake with Jal Mahal Views - Witness Breathtaking White Marble Birla Temple - Visit Famous Amber Fort of Jaipur & Palace of the Winds - Tour City Palace, Royal Residence & Jantar

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ER ASBESTOS !

F

DANGER ASBESTOS !

DANGER ASBESTOS !

DANGER ASBESTOS !

RULE 1206

or as long as local, state and federal agencies have required Asbestos testing, property owners have had questions about what needs testing and when testing is required. If you’ve read the various regulations, you know that they are dry at best but often so complicated that you end up with more questions than when you started. Many owners and property managers of newer buildings were shocked this past November when the San Diego Air Pollution Control District issued Rule 1206. Previously, Asbestos wasn’t even a thought for them, but Rule 1206 changed that fact. The reality is that Rule 1206 now defines issues that other agencies, such as South Coast Air Quality Management District, previously addressed. One of the most significant

DANGER ASB

By Adam Porter, Envirocheck Inc.

revisions is that Rule 1206 redefined what is classified as a commercial property as it relates to rented living units. Now, per SDAPCD’s clarification, any property consisting of five or more units is deemed a commercial property. This change means that many traditional apartment buildings previously classified as residential are now considered a commercial property. The rule also defines SDAPCD’s requirement that all properties fitting this description must have an Asbestos Survey of the facility completed before the disturbance of building materials, regardless of the property's age. Wait, what? Yes, that is correct. For example, if you own or manage a property of 100 units built in 2008, and you have a water loss requiring drywall removal, you are required to complete

an Asbestos Survey before any material is disturbed. The regulation’s update makes this point very clear, and it is also true for any renovation or demolition activity, regardless of the reason, for any suspect materials that may be disturbed in the process. In fact, you may have already worked with contractors who requested testing on the property to ensure compliance with the rule. Now that you have a better understanding of the rule, you need to be aware that the rule requires an Asbestos Survey of the area that will be disturbed. However, you do have the option to have a site survey of the property to avoid testing individual units on an as-need basis. Additionally, you will need to keep accurate records detailing the renovated or demolished units as surveys are only valid for areas that have not been changed since the original survey. You must also keep either a hard or electronic copy of your Asbestos Survey onsite and make it available to an inspector at any time. This rule may seem daunting at first, but it all becomes clear with the right guidance. Working with a trusted partner who understands Asbestos regulatory compliance will help you navigate regulations such as Rule 1206 with ease. Visit sdcaa.com/asbestosrule-1206 for more information. DANGER ASBESTOS !

DANGER AS

June 2018 RentalOwner | 49 PCCW_DIR_2014.indd 1

5/16/14 10:43 AM


2018 Lease-A-Palooza

50 | RentalOwner June 2018


PROPERTY MANAGERS

Director y # 5150 Baltimore Dr at the Crossroads........ ..............................................(858) 793-8899 A ADD Realty, Inc.................. (619) 232-6811 All Points Real Estate........ (619) 298-7724 Alliance Investment Corp..(858) 597-4900 Antelope Ridge (Sentinel Real Estate)...... ............................................. (951) 672-8181 APSA Investments Corp....(858) 610-2154 Arbor Terrace.................... (619) 293-3612 Arbors at California Oaks Apartment Homes................................. (951) 461-3264 Ascent Real Estate..............(858) 551-9600 Asset Property Management...................... ............................................. (858) 560-9363 Avenue 5..............................(206) 582-3333 Award Property Mgmt..... (619) 471-1755 B Barone Galasso & Associates, Inc............... ..............................................(619) 236-9353 Benson Properties............. (619) 977-0622 Berkshire Communities....(408) 614-5587 Bob Cota Realty................. (619) 465-9934 Brennan...............................(619) 281-2704 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.......... . ............................................... (760) 690-3949 Canyon Rim| Fairfield Residential................ .............................................. (858) 672-2001 Canyonwood....................... (619) 501-2838 Capital Growth Properties, Inc..................... .............................................. (858) 454-8857 Casa Linda Apartments...... (619) 254-9513 Cavanaugh Properties........ (619) 395-1166 Centre City Property Management Company.............................. (619) 296-6699 Chase Pacific Property Management and Real Estate Services........... (858) 271-8841 Choice Properties / Point Loma Real Estate.................................... (619) 223-4075 City of San Marcos............. (760) 744-1050 City View Apartments|Greystar.................... ............................................... (619) 234-0134 Community Research Foundation, Inc........ .............................................. (619) 275-0822

D Dakota Apartments| Fairfield Residential ..............................................(951) 926-8200 Delta Property Management...................... ............................................. (619) 465-5851 Douglas Allred Company.. (858) 793-0202 Dylan Point Loma|Greystar.(760) 612-9172 E Eagle Glen Apartments | Greystar............. ..............................................(951) 461-4565 Essel Manager, Inc............ (619) 239-4300 Eucalyptus Apartments.... (760) 630-6477 Euston Management..........(858) 793-8899 EV Lofts | Greystar.............(619) 452-2892 F Fairfield Residential Company LLC........... ..............................................(858) 457-2123 FBS Property, AMO .......... (619) 286-4721 FDC Management, Inc...... (714) 685-7000 Foothills at Old Town........(951) 676-7545 G Gables Residential Corporate Office.......... ..............................................(858) 684-3601 Greystar Real Estate Partners.................... ............................................. (602) 522-1200 Griswold Real Estate Mgmt., Inc................ ............................................. (858) 597-6100 H H.G. Fenton Company........ (619) 400-0120 Hanken, Cono, Assad & Co..(619) 698-4770. Harprop, Inc........................ (650) 941-6900 Heartland Associates Inc... (619) 462-2082 Homes Management, ATS Homes, Inc....... . ............................................... (760) 432-4663 Horizon Properties Management Service. . ............................................... (619) 482-3054 Humphreys Residential..... (619) 865-0389 I IMT Sorrento Valley......... (858) 530-2100 Income Property Advisors Inc................... ..............................................(619) 302-0363 Integrity Plus Property Management....... ..............................................(619) 546-4999 Interfaith Housing Assistance Corporation........................ (619) 668-1532 Investors Property Management Group.. ..............................................(760) 967-4764 IPI Property Management.(858) 277-2700 J JHB California Properties, LLC................... ..............................................(760) 722-6421 Johnston Property Management, Inc....... ............................................. (760) 944-0703 JS Tamers ...........................(619) 403- 5567 K Kevin Robinson................... (619) 265-5859 Kleege Enterprises............. (858) 481-3081 L L.E.W. Management.......... (619) 440-8915

Land Trek Property Management............. ............................................. (760) 758-6000 Lincoln Military Housing. (858) 874-8100 Lisa's Property Managment.(858) 243-8028 Lyon Living..........................(949) 838-1274 M Margarita Summit | Euston Management ..............................................(951) 676-1921 Maya Linda Apartments... (858) 566-5350 MCB Camp Pendleton Family Housing Office................................... (760) 725-1459 McLain Properties..............(760) 434-6161 Melroy Asset Management.(858) 483-5111 Melroy Asset Management.(858) 483-5111 MG Properties.................... (858) 658-0500 Mira Bella Apartments | Simpson Property Group.................. (858) 560-5720 More Property Management...................... ............................................. (858) 514-8201 N Noah Realty.........................(858) 504-0416 O Ocean Breeze Apartments|Greystar.......... ..............................................(619) 428-3369 Olympus Property..............(817) 795-4900 Ottman Properties BC; LTD. a British Columbia Canada Corporation................... ............................................. (415) 398-3010 P Pacific Commercial Management, Inc...... ............................................. (858) 450-6886 Pacifica SD Management...(619) 296-9000 Parkdale Apartments | Norco Mgmt. Corp. ..............................................(760) 737-9017 Pasas Properties, Inc..........(619) 607-7560 Pedro Ferreira.................... (619) 224-0306 People Helping Others Prop. Mgmt.......... ..............................................(619) 282-5400 Pierside | Greystar..............(949) 202-3991 Pinnacle Property Management Services, LLC....................................... (949) 250-5302 Prime Group| Coral Bay Park & Canyons.. ..............................................(619) 276-1188 Prime Group|Avion at Spectrum............... ..............................................(858) 277-9191 Professional Real Estate Management...... ............................................. (619) 297-7736 Property Management Connection........... ..............................................(877) 951-7767 Providence Real Estate Management Corporation.........................(760) 525-8705 R R & V Management ............. (619) 285-5500 R. A. Snyder Properties, Inc........................... ................................................ (619) 297-0274 REC Properties| Penasquitos Point Apts...... .................................................(858) 484-5047 Rehmann Realty Group....... (619) 440-5669 RG Investment Real Estate Services Inc...... ................................................ (858) 268-5004 RG Investment Real Estate Services Inc...... ................................................ (858) 268-5004

June 2018 RentalOwner | 51


Rohn Properties Management...................... Vista Pointe Apartments (RCMI)............... ................................................ (619) 990-7433 (951) 894-2439 Rolling Hills Gardens | Greystar.................... .................................................(619) 482-7583 W Waterton Residential| River Oaks.............. ............................................. (760) 721-8585 S West Park Apartments|Greystar................ S. Wilson Management...... (760) 788-3995 San Diego Housing Commission................... ..............................................(619) 223-7777 Whispering Oaks Apartments | Greystar.. .............................................. (619) 578-7531 ...............................................(760)471-1262 San Diego Realty Services. (619) 713-1044 Willin Properties............... (619) 298-0500 Sardo Properties.................. (619) 405-9418 Winn Residential................(559) 435-3434 SCCC JRD Investments........ (858) 724-0220 SD Rent Pros......................... (619) 884-0906 Z SDPM..................................... (619) 972-1338 Sea West Property Management.................. Zimmerman Property Management......... ..............................................(619) 546-5361 ............................................... (760) 452-2900 Seapoint Properties, Inc.... (858) 866-5636 Shapell Properties, Inc....... (323) 988-7590 South Bay Community Services.................... .............................................. (619) 420-3620 Strat Prop Management, Inc......................... .............................................. (619) 295-2211 Strata Equity Group............ (858) 546-0900 Sun An Sea Property Mgmt........................... .............................................. (619) 298-4160 SunRidge Properties, Inc.. (858) 578-3600 Sunrise Management Company AMO.......... ............................................... (858) 751-6330 Sunset View Apartments | Greystar............. ............................................... (760) 433-2900 SVN Asset Advisory Group.(858) 452-9100 T Team Bourda Incorporated.(858) 279-6265 Terraces at La Jolla Village | Greystar.......... ............................................... (888) 924-1297 Thatcher Properties, Inc... (619) 286-4250 The Atherton...................... (619) 691-7733 The Hanover Company..... (713) 267-2100 The Helm Management..... (619) 589-6222 The Lofts at 655 Sixth|Greystar..................... ............................................... (619) 238-2445 The Lofts at 677 Seventh|Greystar............... ............................................... (619) 696-8096 The Premiere Residential , LLC.................... .............................................. (858) 455-7711 The Terraces....................... (760) 735-5140 TLC Real Estate and Property Management, Inc................ (951) 505-9627 Torrey Pines Property Management........... .............................................. (858) 454-4200 Trilar Management Group.(760) 929-4940 Trinity Property Consultants........................ .............................................. (949) 299-0812 Tuscany Hills Apartments | Euston Management........................ (760) 744-9339

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U UDR, Inc.............................. (720) 283-6120 V Valor Property Management..................... ..............................................(619) 988-3444 Verge Apartments | Greystar..................... ..............................................(619) 677-6426 Villages of Bonita Glen......(619) 371-3245 52 | RentalOwner June 2018

Special pricing for SDCAA members. Contact Hung Luong at 619-718-5131 Or email: hung.luong@sduniontribune.com


SUPPLIER

Director y 1031 Exchange Services, & Trust Services

Kole Realty Inc..........................................(858) 848-4274

Accounting

Encore Partners LLP..............................(858) 549-9410

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix...................................(866) 297-4914 RentPath................................................. (858) 220-8521 Zillow Group...........................................(206) 757-4830

Air Duct-Dryer Vent Cleaning

AJW Facilities and Construction..........(858) 429-5641

Appliance Leasing

Appliance Warehouse of America...... (619) 750-9533

Appliance Parts & Repair

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

Appliance Sales

Expressions Home Gallery................... (800) 550-4227 R & B Wholesale Distributors, Inc...... (909) 230-5400

Asphalt & Asphalt Maintenance

AMS Paving, Inc......................................(858) 880-6133 Apache Asphalt & Seal Corp................ (760) 598-8855 Aztec Paving, Inc................................... (619) 465-9813 George W. Weir Asphalt Const., Inc... (760) 746-0232

Attorneys-At-Law

Cabinet and Countertops

Designer Quartz......................................(858) 775-6446 Grand Design Kitchens..........................(760) 789-0992

Cabinet Refacing & Installation

Smart Cabinetry.....................................(612) 961-5411

Carbon Monoxide Alarm Compliance

Mr. Rekey Locksmith............................ (619) 234-5397

Carpet Cleaning

Accenture Carpet Company.................(619) 370-5073 Bonded Inc............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............ . ..................................................................(619) 281-2532

Carpet Sales & Flooring

America's Finest Carpet Company..... (800) 888-1568 Bonded Inc............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Interior Logic Group............................. (858) 496-5222 J & C Carpet Company.......................... (619) 498-1424 Sid's Carpet Barn, Inc........................... (619) 477-7000 Turnaround Solutions..........................(858) 761- 4451

Cleaning & Janitorial Services

Atlas Property Service.......................... (858) 513-2767 Cleanology Housekeeping Personnel Service............ . ..................................................................(619) 281-2532 Pacific Coast Cleaning, Inc................... (858) 565-1603 Pegasus Building Services.....................(858) 444-2290 Suite Cleaning.........................................(619) 434-9961 Sunset Commercial Services............... (619) 252-4999

Coin-Operated Laundry Equipment

All Valley Washer Service.................... (800) 247-1100 Coinmach Corporation......................... (800) 954-9000 PWS The Laundry Company................ (858) 560-6969 WASH Multifamily Laundry Systems. (858) 279-1234 Washtek, Inc.......................................... (760) 735-2495

D'Egidio Licari Townsend & Shah.......(619) 550-3011 FastEvict.com Law Group......................(800) 686-8686 Heinz & Feinberg.................................. (619) 238-5454 Heys & Cox, Attorneys at Law..............(619) 595-4890 Kimball, Tirey & St. John LLP.............. (619) 234-1690 Todd A. Brisco & Associates, APC....... (714) 634-2814

FastEvict.com Law Group......................(800) 686-8686 Genesis Credit Management................(310) 857-0272 Kimball, Tirey & St. John LLP.............. (619) 234-1690

Backflow Testing

Concrete Services

Banks

Construction and Remodeling

Pacific Backflow Company, Inc........... (760) 639-4000 San Diego Private Bank.........................(858) 519-2987 Silvergate Bank.......................................(858) 202-0508

Bathroom Refinishing

American Bathtub Refinishers............ (619) 265-9200 Citiwide Restoration..............................(858) 231-2801

Bathroom Remodeling & Refinishing

Collections

Saber........................................................(800) 922-2488 Approved Contractor Inc......................(619) 933-8306 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 McMillin Contracting Services........... (619) 401-7000 OneSource San Diego............................ (858) 228-7036 Primeco Construction............................(760)390-3189 Triskell Restorations, Inc......................(951) 676-1001 Workright Property Services Inc........ (858) 751-6312

3 in One Bathtub and Kitchen Refinishing Inc............. ..................................................................(619) 575-9253 American Bathtub Refinishers............ (619) 265-9200 Bill Howe Plumbing, Inc....................... (619) 286-6348 Calbath.................................................... (949) 263-0779

AJW Facilities and Construction..........(858) 429-5641 Southern Cross Property Consultants.(858) 395-8657

Bathtub Liners

iSuite360..................................................(800) 217-2169

American Bathtub Refinishers............ (619) 265-9200 Bath Fitter.............................................. (619) 447-2000

Bed Bug Services

Innovative Pest Solutions ....................(800) 871-9878

Bee Removal

Innovative Pest Solutions ....................(800) 871-9878

Blinds

Construction Management Data Capturing Software Deck Coating

Life Deck/Pacific Pebbles..................... (619) 262-8600

Decks and Patios

Best Rate Repair.......................................619-229-0116

Developer of Apartments

OliverMcMillan Foster LLC.................. (619) 321-1111

America's Finest Carpet Company..... (800) 888-1568 Bonded Inc............................................. (858) 576-8400

Drain & Sewer Cleaning

Brokerage

Electrical Contractors

ABI Multifamily......................................(858) 256-7690 Coldwell Banker West - Multi-Family.(619) 483-1031

Bill Howe Plumbing, Inc....................... (619) 286-6348 Kennedy Electric................................... (619) 582-6568

Electronic Key Access

Community Controls............................ (801) 508-8672

Emergency Service Flood/Fire

American Technologies Restoration.. (858) 530-2400 BELFOR USA Group, Inc........................ (858) 847-9886 Bonded Inc............................................. (858) 576-8400 Hersum Construction Inc.................... (858) 373-5900 Orange Restoration................................(858) 836-2415 Pinnacle Services...................................(858) 737-6317

Employment Agency/Staffing Agency

The Phoenix Staffing.............................(858) 799-0665

Energy Management

San Diego Gas & Electric.......................(619) 696-4318 TRC Energy Services............................. (916) 962-7001

Environmental: Asbestos/Lead/ Mold

Alliance Environmental Group, Inc.... (877) 858-6220 American Technologies Restoration.. (858) 530-2400 Central Valley Environmental San Diego...................... ..................................................................(619) 838-4035 Envirocheck............................................(858) 952-6368

Equipment Rentals

Compact Power Rental..........................(803) 992-3585

Events

Wine and Paint Apartments.................(619) 832-1278

Evictions

Fast Eviction Service..............................(800) 686-8686 Kimball, Tirey & St. John LLP.............. (619) 234-1690

Exterminators

Innovative Pest Solutions ....................(800) 871-9878 Lloyd Pest Control................................. (800) 570-2847

Financial Services

CBRE.........................................................(858) 449-9484 Chase Commercial Term Lending...... (619) 464-0573 Edward Jones..........................................(619) 660-9060 Inter Capital Network............................(844) 938-6333 Point Loma Credit Union..................... (858) 243-7471 Woodbury Financial..............................(619) 559-8164

Fire Equipment Sales & Service

All County Fire, Inc............................... (619) 284-4770 Symons Fire Protection.........................(619) 588-6364 Telgian Corporation..............................(877) 835-4426

Fitness Equipment & Sales

Opti-Fit.................................................... (619) 822-7370

Flood Damage

Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900

Floor Coverings

Bonded Inc............................................. (858) 576-8400 Resource Floors, Inc. .............................(858) 444-1260 Seamless Flooring, LLC..........................(858) 257-2586 Shaw Industries, Inc..............................(619) 886-2179 Turnaround Solutions..........................(858) 761- 4451 Urban Surfaces.......................................(951) 738-9301

Furniture Rentals

Brook Furniture Rental........................ (858) 271-0107 Cort Furniture Rental........................... (858) 549-0800 Eric Drost.................................................(909) 256-0090

Furniture Sales

Crowning Touch Installations..............(760) 224-4555

Garage Door and Repairs

Garage Door Medics...............................(619) 704-1483

Gates

Controlled Entry Specialists, Inc........ (619) 670-8100

June 2018 RentalOwner | 53


General Contractors

FSI Construction.....................................(972) 880-5171 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Har-Bro Emergency Services & Restoration................. ................................................................. (619) 398-0200 Hersum Construction Inc.................... (858) 373-5900 Larry O'Dell Construction.................... (619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services........... (619) 401-7000

Gifts

Suzie's Gourmet Gifts............................(858) 449-3900

Heating & Air Conditioning

Bill Howe Plumbing, Inc....................... (619) 286-6348 Sam's Heating and Air Conditioning, Inc...................... ................................................................. (619) 697-9824

Housing & Redevelopment

Volunteers of America..........................(619) 444-1422

Human Resources

San Diego Employers Assoc................. (858) 505-0024

Insurance

D&S Insurance & Financial Services...(619) 279-6443 Farmers Insurance McWhirter Agency......................... ..................................................................(619) 463-7320 North County Insurance.......................(760) 745-9511 Renters Legal Liability.......................... (801) 928-7015 Snapp & Associates Insurance Services, Inc................. ..................................................................(619) 908-3100 State Farm Insurance - Rick Wiese Agency.................. ................................................................. (619) 293-7211 State Farm Insurance- Hollie Allen.....(619) 482-8800 Willis Insurance Services of California.(858) 678-2121

Insurance Adjuster

The Greenspan Co./Adjusters International................ ..................................................................(760) 405-4139

Locksmith

Mr. Rekey Locksmith............................ (619) 234-5397

Maintenance & Repair

Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Larry O'Dell Construction.................... (619) 501-5252 PCC Trip Hazard Removal.....................(760) 658-6116

Maintenance Supply

HD Supply............................................... (760) 809-1470 Wilmar ....................................................(909) 203-9801

Market Research

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

Mold Inspections & Remediation

Mystery Shopping

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

Hersum Construction Inc.................... (858) 373-5900 McMillin Contracting Services........... (619) 401-7000

Landscape Maintenance & Service

A Plus Tree Care, Inc..............................(866) 815-2525 Aztec Landscaping Inc.......................... (619) 464-3303 Bemus Landscape, Inc...........................(760) 497-9625 Christian Landscape Company.............(619) 291-8678 LaBahn's Landscaping.......................... (619) 579-9151 Landcare Logic....................................... (858) 560-8555 Landscapes USA......................................(619) 458-8055 Liberty Landscaping, Inc........................(951)683-2999 M. C. Contracting Service.................... (619) 282-3083 New Way Landscape and Tree Service.(858) 505-8300 Pacific Green Landscape, Inc............... (619) 390-9962 So Cal Tree Care, Inc............................. (888) 706-8733

Leak Detection

Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530 Triple Plus LTD.....................................972-72-2211370

Lenders

Chase Commercial Term Lending...... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961

54 | RentalOwner June 2018

Property Management Personnel

BG Multifamily.......................................(619) 379-7874 Career Strategies................................... (619) 640-2250 Go-Staff, Inc........................................... (858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing.......................................... (619) 804-2554 AppFolio................................................. (866) 648-1536 Entrata.................................................... (949) 281-7293 Property Matrix.....................................(800) 795-4100 Yardi Systems........................................ (805) 699-2040

Rain Gutters

Ratio Utility Billing Systems

Livable......................................................(877) 789-6027

Real Estate

Paint Manufacturers & Supplies

Dunn-Edwards Corporation................ (619) 884-3866 Sherwin-Williams Co............................ (858) 496-8925 Vista Paint Corporation....................... (619) 277-6778

Painting

Refuse Removal

Parking Management

Kitchen Remodeling

Wakeland Housing & Development... (619) 235-2296

ABI Multifamily......................................(858) 256-7690 ACI Apartments..................................... (619) 299-3000 Apartment Realty Group (ARG)...........(858) 952-1031 Coldwell Banker West - Multi-Family.(619) 483-1031 Real Property Advisors.........................(707) 573-9273 SVN Vanguard........................................(619) 658-1113 Voit Real Estate Services...................... (858) 453-0505

Janitorial Services

Aztec Landscaping Inc.......................... (619) 464-3303 DAPA Janitorial Services.......................(619) 221-9292 SeaCrest Services...................................(858) 452-3232

Property Management

Seamless Rain Gutters Inc....................(619) 444-9191

Pack It Movers........................................(619) 305-6972 Priority Moving..................................... (858) 689-2525 Republic Moving & Storage................. (619) 591-0070

Parking Enforcement

Aletho Technologies..............................(877) 226-0355

PostNet Ca260.........................................(619) 501-0869

Moving Services

Internet Service Provider

Internet Marketing

Printing Services

Property Management Software

ApartmentSEO........................................(562) 448-8735

Apartments.com.................................... (888) 658-7368 WebListers LLC...................................... (800) 784-2155

Gardner Outdoor and Pool Remodeling........................ ................................................................. (619) 593-8880

American Technologies Restoration.. (858) 530-2400 Bill Howe Plumbing, Inc....................... (619) 286-6348 Citiwide Restoration..............................(858) 231-2801 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900

CertaPro Painters.................................. (760) 580-3091 Citiwide Restoration..............................(858) 231-2801 Done-Rite Painting Inc......................... (619) 977-0241 Dynamix Painting, Inc.......................... (760) 787-0269 General Coatings Corporation............ (858) 587-1277 Jana Harris Painting Inc....................... (619) 917-9037 Pilot Painting and Construction..........(714) 229-5900 Pro-Tech Painting Company............... (858) 527-0200 Truline Painting Inc.............................. (619) 663-5878

Internet Advertising Service

Pool Maintenance & Refacing

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

Dependable Disposal & Recycling.......(619) 460-3551 Valet Living............................................ (813) 248-1327 Waste Management.............................. (619) 596-5100

Renovations & Remodeling

AAA Refinishing Corp........................... (800) 456-1492 Bill Howe Plumbing, Inc....................... (619) 286-6348 Hersum Construction Inc.................... (858) 373-5900 Interstate Restoration Group.............. (714) 978-6400 Larry O'Dell Construction.................... (619) 501-5252 McMillin Contracting Services........... (619) 401-7000

Renters Insurance

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

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

Paving Maintenance

Repiping

Pest Control

Reputation Management

AMS Paving, Inc......................................(858) 880-6133 Eagle Paving........................................... (858) 486-6400 Corky's Pest Control............................. (800) 901-1102 Dewey Pest Control................................(760) 744-3173 Innovative Pest Solutions.....................(800) 871-9878 Lloyd Pest Control................................. (800) 570-2847 Pestgon Inc............................................. (760) 724-8100

PGS

AEI Corporation......................................(949) 474-3070

Plumbing

ASAP Drain Guys & Plumbing..............(760) 721-2904 Bill Howe Plumbing, Inc....................... (619) 286-6348 Emory Plumbing.....................................(858) 483-6880 Mega Western Sales...............................(310) 323-7900 Pacific Drain and Plumbing................. (760) 436-8600 Workright Property Services Inc........ (858) 751-6312

Plumbing Fixtures

Ferguson Enterprises............................ (888) 334-0004

Pool Furniture

Texacraft ............................................... (800) 327-1541

Advanced Pipe, Restoration & Repipe.(888) 445-8720 Bill Howe Plumbing, Inc....................... (619) 286-6348 SatisFacts Research............................... (866) 655-1490

Resident Retention

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

Resident Surveys

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

Roofing

A-1 All American Roofing Company.. (858) 537-5177 Commercial & Industrial Roofing....... (619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Eberhard Benton Roofing Co............... (619) 291-6340 Montross Companies............................ (949) 855-7807 Premium Roof Services, Inc................ (619) 239-8880 RSI Roofing & Solar............................... (858) 278-7200 Sully-Jones Roofing............................... (800) 611-3110

Security Deposit

Assurant Specialty Property............... (760) 936-5757

Security Guard Patrol

Bald Eagle Security Services, Inc........ (619) 230-0022 City Wide Protection Services, Inc..... (619) 938-2333 Signal 88 Security of San Diego............(619) 363-7233


Security Services

California Safety Agency...................... (866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................ (619) 781-8694 Kastle Systems.........................................(949)363-3526 RBW Security..........................................(619) 255-7626 Security First......................................... (619) 243-3992

Seismic Retrofit

Optimum Seismic...................................(323) 605-0000

Sewer & Drain Line Video

Bill Howe Plumbing, Inc....................... (619) 286-6348 Cable, Pipe & Leak Detection, Inc....... (619) 873-1530

Signs and Banners

Sign Bracket Store..................................(888) 919-7446

Slab Leaks

Bill Howe Plumbing, Inc....................... (619) 286-6348

Smoke Alarm Compliance

Mr. Rekey Locksmith............................ (619) 234-5397

Smoke Free Housing

American Lung Association..................(619) 297-3901

Software

RealPage, Inc.......................................... (877) 325-7243

Solar

Center for Sustainable Energy.............(858) 244-1177

Submetering / Billing Services

California Sub-Meters...........................(858) 571-8999 Conservice Utility Billing & Mgmt..... (602) 481-7440 Guardian Water & Power......................(877) 291-3141 Livable......................................................(877) 789-6027 Minol USA................................................(888) 766-1253

Tenant Screening

CIC ............................................................(800) 288-4757 Moco Inc................................................. (800) 814-8213

Termite Control & Repair

Best Rate Repair.....................................(619) 229-0116

Windows

Towing Services

Expedite Towing....................................(619) 255-7179 Western Towing.....................................(619) 295-6577

Milgard Manufacturing - Temecula... (951) 334-1584 Newman Replacement Windows........ (760) 438-8080 Western Window Sale & Install.......... (858) 569-5091

Trauma Scene Clean Up

Wood Damage Repair

Bio-One San Diego..................................(858) 939-9985

Best Rate Repair.................................... (619) 229-0116

Tree Services

Arborwell................................................ (888) 969-8733 Aztec Landscaping Inc.......................... (619) 464-3303 So Cal Tree Care, Inc............................. (888) 706-8733

Water Conservation

California Sub-Meters...........................(858) 571-8999 Indoor Water Conservation..................(619) 493-4705 Livable......................................................(877) 789-6027 Sustain-Ability Solutions......................(888) 657-7582

Water Damage Restoration

Bill Howe Plumbing, Inc....................... (619) 286-6348 Bonded Inc............................................. (858) 576-8400 Generation Contracting & Emergency Services, Inc.. . ..................................................................(858) 679-9928 Hersum Construction Inc.................... (858) 373-5900 Restoration Management Company...(858) 935-1170 Servpro of Point Loma..........................(619) 275-2802 SERVPRO of San Diego City SW............(619) 269-5004 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove........................................................(858) 527-1144

Water Heaters

Bill Howe Plumbing, Inc....................... (619) 286-6348

Web Services

Did you know... SDCAA Partners with the San Diego Employers Association.

Have an HR Question? SDEA is your one stop resource for al of your HR needs. Visit www.sdea.com or call 858.505.0024 to receive an exclusive SDCAA discount, let them know that you are an SDCAA member. Discounts: Owners = 20% Managers = 15% Supplier discount = 10%

Resident360.............................................(855) 360-9327

Window Coverings

Bonded Inc............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Specialty Apartment Supply............... (877) 630-2275

Window Washing

Horizon Professional Window Cleaning, Inc.............. ................................................................. (858) 248-1870

To learn more about SDEA member benefit visit

www.sdcaa.com/partnersolutions

June 2018 RentalOwner | 55


ADVERTISER INDEX advertising 52 Union-Tribune 619-718-5131 air duct cleaning 7 Bonded Carpet 800-734-6801 appliance sales IFC Ferguson Enterprises, Inc. 619-595-5600 banks IBC Chase Multifamily Lending 619-464-1597 619-464-0573 44 Umpqua 949-517-0505 bathroom remodeling 37 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299 8 American Bathtub Refinishing 619-265-9200

damage restoration 55 Hersum Construction 858-373-5900 49 Pacific Coast Construction 760-298-3170 deck coatings & waterproofing 30 Medrano 619-264-3434 49 Pacific Coast Construction & Water Proofing 760-298-3170 drawers 39 The Drawer Depot 619-873-4240 electrical contractors 36 Kennedy Electric 619-464-6568 evictions 22 FastEvict.com 800-686-8686

bathtub liners 8 American Bathtub Refinishing 619-265-9200

foundation repair 13 Ram Jack Pacific 619-726-0052

bathtub refinishing 37 3 in 1 Bathtub and Kitchen Refinishing 1-800-516-7299 8 American Bathtub Refinishing 619-265-9200

general contractors 49 Pacific Coast Construction 760-298-3170

broker/real estate 20 Real Property Advisors, Inc 760-815-4124 36 Terry Moore 619-889-1031

kitchen refinishing 37 3 in 1 Bathtub and Kitchen Refinishing 800-516-7299

paving 13 AMS Paving 858-880-6133

carpet sales 7 Bonded Carpet 800-734-6801

pest control BC Corky's Pest Control 800-333-7138 38 Innovative Pest Solutions 800-871-9878 14 Lloyd Pest Control 800-223-2847

concrete services 29 Ram Jack Pacific 619-726-0052

56 | RentalOwner June 2018

refuse removal 10 Dependable Disposal 619-460-3551 security patrol 17 Signal 88 Security of San Diego 619-363-7233 tenant screening 39 Infolink Resident Screening 888.762.7313 termite Control 14 Lloyd Pest Control 800-223-2847 towing 16 Western Towing 619-297-8697 water heaters 47 ASAP Drain Guys and Plulmbing 619-581-2127 IFC Ferguson Enterprises, Inc. 619-595-5600 windows 44 Newman Replacement Windows 619-677-6511 760-764-4553

insurance 8 Scott Held Insurance Brokers 858-332-2220

carpet cleaning 7 Bonded Carpet 800-734-6801

coin operated laundry 9 PWS Laundry Services 800-307-1234 12 Wash Multifamily Laundry 800-777-1484

property management IFC Harland Property Management 858-367-0343

plumbing 46 ASAP Drain Guys and Plumbing 619-581-2127 18 Bill Howe Plumbing, Heating & Air Conditioning Inc 800-Bill Howe

Team Up for Success! Use an SDCAA Member 1st!


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RentalOwner Magazine  

June Issue of RentalOwner Magazine

RentalOwner Magazine  

June Issue of RentalOwner Magazine