Southern California Rental Housing Association Rental Advisor

May 2020

Leasing Your Property During COVID-19

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

Industry Voices

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CONTENTS MAY 2020

7 How Leasing Teams Can Stay Ahead of COVID-19 This Spring

11 Judicial Council

Mark Feinberg and Katie Atherly, Heinz & Feinberg Court Update

R. Reichert, Conversion Logix Marketing

21 For Substantial Water Savings, Begin in the Bathroom

24 Tenant Premature Lease Termination

31 Questions and Answers

35 The Basic Facts on DSTs and 1031s

SCRHA Operations

Emily Landes, Livable Utility Conservation Todd A. Brisco, Esq. Operational Advice

In Every Issue

3 President’s Message 4 Executive Director’s Message 15 Capitol News

D. Kay, Kay Properties & Investments Investments

Use A Member First

26 Savings Series 51 Business Directory: Property Management Companies 53 Business Directory: Suppliers Search the Online Business Directory at socalrha.org.

2020 OFFICERS

President Kendra Bork, Cambridge Management President Elect Lucinda Lilley, FBS Property, AMO Vice President John Modlin, GRI, Independent Owner Secretary Aiesha Blevins, Alliance Residential Treasurer Abigail Rex, American Asset Management Legislative Chair Shannon Kelly, Independent Owner Immediate Past President Scott Cook, CPM, SVN Asset Advisory Group

2020 DIRECTORS

Rental Advisor

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

ASSOCIATION STAFF

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

Allison Pfister, GreyStar Athan Ranglas, R&V Management Buck Buchanan, Owner Carla Azevedo-Taber, Progress Management Gail Miller, Lincoln Military Housing Hojjat "Tom" Tamar, Owner Jay Lopeman, BG Multifamily Kurt Sullivan, Douglas Allred Company Melissa Deen, Sunrise Property Management Nichole Lawhon, Apartments.com Scott Ledesma, Generation Contracting & Emergency Services Todd Henderson, Owner

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

HONORARY LIFE ADVISOR

Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

G. Wesley Harker

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

Tanya Sprague, Membership Sales Representative tsprague@socalrha.org 858.751.2208

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

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Our Address

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

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

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

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

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

Kendra Bork

2020 President Southern California Rental Housing Association

T

here is no doubt we are experiencing one of the most significant events in recent memory, something which threatens our industry, well-being, and entire way of life.

Since the COVID-19 pandemic emerged in December 2019, it has created a worldwide public health crisis that threatens every facet of our society, a major economic slowdown that imperils every sector of the economy, and leading local, state and federal governments to impose significant regulations on our industry. These extraordinary challenges will likely force many people out of business – both in and out of our industry – permanently. Unfortunately, it will be quite a while before the nation’s economic situation stabilizes.

Our industry is still trying to adjust to new laws like those that place a cap on rent increases and prohibit Section 8 discrimination. Now, on top of those, managers and owners have had to navigate a business environment that changes on an almost hourly basis – from moratoriums on evictions while the courts suspend their services to shelter in place orders for entire states. On top of it all, we still have an ongoing housing shortage causing a housing crisis.

While many in our industry would have done what they could to work with residents without emergency orders, we do need to be vigilant that these temporary regulations do not become permanent. Now is our opportunity to show that the housing industry is not the ‘bad, greedy landlords’ that we have been made out to be. It is our chance to conduct ourselves with utmost professionalism and operate at or above industry standards. We have a unique opportunity to demonstrate how important the rental housing industry is to the community and economy. While adhering to the rules to contain the virus and trying to manage our businesses and properties under these difficult circumstances, we should be demonstrating that we do care about our

residents and employees.

The rental housing industry is all about providing homes to people. We must reinforce the fact to the elected officials and the community that we fulfill a critical need to everyone, everywhere – especially now. Our industry is a nexus of not only the financial and banking industries but also the small and large businesses and trades that we use on a daily basis to maintain our properties and serve our residents.

During this critical time, we need to use this opportunity to communicate well with our employees and residents. There are many who feel uneasy, anxious, and stressed out. We can fill that void by being a resource to our residents, employees and the community. When we provide that information, we build certainty, comfort, and trust.

SCRHA has been continuously providing and updating information related to the COVID-19 virus: information about the virus itself as it is updated, how to get assistance if your property or business has been affected, and forms to assist residents who are facing financial uncertainty. SCRHA has also been providing information on the emergency ordinances, such as the temporary stoppages on evictions and foreclosures. While the influx of new information has been overwhelming, the need to be well-informed is so important that we cannot afford to stop paying attention. SCRHA members have a huge advantage over those who are not members. Where else, but the SCRHA, will you get up-to-date information in one place about rental housing on a daily, if not hourly, basis? Not only that, but information that is being distributed in a format that is instantly actionable.

We can use this opportunity to show that our industry is diverse, inclusive, and mirrors the communities we live in. We can show why any proposed regulations must consider the rights of all residents, and why rental housing is important to our communities as well as the economy.

We will get through this together.

May 2020 socalrha.org | 3

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

F

irst, I hope you are all doing well given the circumstances. It is not lost on me that our industry is really being put through its paces these past two years.

In 2018, it was Proposition 10, the attack on Costa-Hawkins protections and Measure W, Rent Control in National City. In 2019, it was the State Legislators pushing through AB 1482, Statewide Rent Control. Just as we struggle to adapt to that, in 2020 we are facing a worldwide pandemic, COVID-19 (Coronavirus), which again has placed large expectations on rental housing providers.

Protect Yourself To protect your investment, you must stay informed.

Saying, “I didn’t know,” or “when did that change?” does not protect you or your investment, nor does it serve the public - your customers. Let us be your resource now and always.

The digital age grants us access to enormous amounts of information, which is good and bad.

It’s good because with your smart phone, tablet, laptop, or desktop you can access the latest news and information on politics, government, economics, and the rental housing industry. Here’s the bad news, we must know and understand all and any new changes when it comes to rental housing whether it is AB 1482, Statewide Section 8, recent changes to fair housing regulations regarding tenant criminal history, emotional support/service animals or a worldwide pandemic.

It’s not a matter of if but when a landlord will face a complaint or lawsuit if they do not operate according to the law. Risk is too great today for not knowing about the law.

onerous laws or regulations. It is amazing that our critics want our industry to fail miserably when the nature of our industry is to provide people housing.

Our industry is predicated on housing people, and it wouldn’t exist without people. We must team up and engage our critics to let them know that we all have a common interest of creating homes for everyone who needs a home, regardless of their social status and background.

What to Do Let’s be proactive to get that message out to the community. It sounds daunting, even discouraging, that we must work so hard to defend our industry and protect our investment. However, it is a lot easier than you think, especially if you are an SCRHA member.

Ensure we have your current email address on file, whether you are an owner or an employee of a management company or supplier. Follow us on social media (Facebook, Instagram, LinkedIn, and Twitter). Log in to your member portal and update your information or call us.

Remember our organization is here to protect and help everyone who operates in the rental housing industry, but we have to be able to reach you in a timely and efficient manner. Also, if you know a manager, owner or business in the industry that is not an SCRHA member, please refer them to us and you might get rewarded for it.

Never hesitate to contact us at (858) 278-8070 if you have a question. Use the SCRHA to guide you and keep you informed about everything happening in the rental housing Industry.

Thank you for your membership and support.

You Are Under The Microscope Our industry is being closely scrutinized. Whenever an owner, manager or business makes an error, critics will argue that our industry needs more 4 | Southern California Rental Housing Association Rental Advisor May 2020

May 2020 socalrha.org | 5

Independent Owner 101 Certification

The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn Independent Owner 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Asbestos Awareness: Even though the use of asbestos was banned in 1989, more than 1.3 million workers still face significant asbestos exposure risk on the job. This course covers basic asbestos repair techniques as well as guidelines for asbestos removal.

Conflict Resolution: Learn four ways to respond to any conflict, and when to use each approach in a property management environment: improved listening skills, negotiation techniques, and how to work with a coworker to solve a disagreement.

Curb Appeal and General Exterior: This course identifies what curb appeal is and its importance in rental housing.

Maintenance and Resident Retention: In this course, you will learn why maintenance matters in retention, how to perfect your maintenance process and ways to enable maintenance success.

Assistance Animals in Multifamily Housing: Reasonable accommodation requests for assistance animals, including emotional support animals, creates challenges for many owners. They affect an owner’s ability to apply rules and policies to the requesting resident’s animal. Additionally, they expose owners to possible fair housing complaints.

Preventive Maintenance: All rental housing, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention, a dwelling will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your rental property and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the rental housing industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This two-part series will be held in person at Southern California Rental Housing Association and includes new Fair Housing laws for 2020.

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How Leasing Teams Can Stay Ahead of COVID-19 This Spring

If your communities aren’t seeing leads converting into leases within a 30-day turnaround this spring it doesn’t mean that COVID-19 has taken hold and ruined your chances of signing leases. It’s not uncommon for the apartment seekers beginning their search in March to lease later on. Here’s what we know about the typical leasing journey in spring and how your communities can improve their chances of signing leases this season.

The Typical Spring Lease Journey Spring is a popular time for apartment seekers to start their search journey. In the past couple of years, our own search research across hundreds of clients indicates that most organic apartment searches take place in

By Rebecca Reichert, Conversion Logix May and both organic and paid and are the most likely to wait search traffic starts to ramp up over 90 days before making a after the winter months. move. Typical purchase behavior for spring apartment shoppers Organic Google search sessions indicates that prospects who find on apartment sites are only down you online today won’t be ready 4% this March from March of to move for at least two months. last year indicating that despite During the typical March, 68% the COVID-19 pandemic, online of apartment seekers take 60 demand for apartments is still or more days to move in after strong. making their initial search.

Even in a typical leasing environment, the apartment search process can take months for a majority of apartment seekers. This is even more true for those who start their search from late winter to early Spring.

Apartment seekers that start their search online during this time are the least likely to move in within a 30-day time period

Even in a typical leasing environment, the apartment search process can take months for a majority of apartment seekers

The spring we are living through now will undoubtedly be different than the typical seasonal trend May 2020 socalrha.org | 7

but it is likely that the number of people who would usually wait 60+ days to make a move will increase this year with many people postponing making major purchase decisions during the current health crisis. These are our recommendations for apartment communities looking to keep prospects interested during a longer leasing journey.

Retargeting Campaigns When apartment seekers start their search in the spring they are likely to visit many apartment websites during their search journey. If you want to make sure prospects who come across your website at the start of their search process don’t forget about you a month later, you can run retargeting campaigns to nurture these prospects into converting into a lead or signing a lease.

apartment seekers engaged on their websites during the recent health crisis is to add online scheduling tools, live chat services, and promotions to their websites. We’ve seen communities utilize these tools to capture leads and give virtual tours as in-person community visits decline.

Retargeting campaigns track the prospects who visit your website and present them with ads across the web or inside a social networking site. Communities can run these campaigns on many platforms including Facebook, Instagram, YouTube, and Display networks.

Email Campaigns Email is a great follow up strategy for communities looking to reengage the leads and tours that come through their website.

Communities can use email campaigns to promote offers, link to a virtual tour scheduling tool, or highlight available floor plans.

During the last two weeks of the COVID pandemic, we’ve seen a positive change in Display Retargeting, Facebook, and Instagram ad impressions as more people are spending time on devices visiting websites and social platforms while at home.

As the COVID pandemic progresses, interested leads may be unsure of how to take the next steps to learn more about and lease with your community.

Communities can use email to communicate with interested prospects and make sure they know how and when to reach out to your leasing team.

Engaging Website Tools During the apartment search process, you want to move passive apartment seekers to the engagement stage. One way communities are keeping

You may even want to send out an email to prospects letting them know your community is still letting people lease and move in

8 | Southern California Rental Housing Association Rental Advisor May 2020

during this time.

Conclusion In the next couple of weeks, you may see a greater drop off in foot traffic to your communities.

That doesn’t mean it’s time to panic. Most apartment seekers start their search for apartments online in spring and lease in the summer. It’s not uncommon for the apartment seekers starting their search in March to lease 6090 days from now.

Communities who want to fill vacancies by summer should consider utilizing the marketing tools outlined in this article to keep prospects interested in your community when they are ready

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May 2020 socalrha.org | 9

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Judicial Council

By Mark Feinberg and Katie Atherly, Heinz & Feinberg In March, 2020, the State of California and many municipalities enacted emergency orders and ordinances that temporarily prevented owners from evicting tenants who failed to pay rent and who were unable to pay all of their rent due to COVID 19.

The restrictions dictated by the State Order and local ordinances rightfully caused great concern in the community of property owner. These governmental actions also received a lot of media attention. Unfortunately, the California Judicial Council (the policy and rule making body of the California court system) has acted in a way that is far more harmful to property owners than anything

done by the State Of California or any municipality.

On April 6, 2020, the Judicial Council met and passed temporary emergency rules that impact many court operations. Unlawful detainer actions are significantly impacted in a way that most professionals in the industry never envisioned. As California officials are currently taking steps to “re-open” the State, now is the time to gain an understanding of the impact the Judicial Council’s actions will have on evictions.

The basics of the Judicial Council emergency order effecting unlawful detainer actions is as

follows: Once the governor lifts the state of emergency, with the exception of certain health and safety involved cases: 1. For 90 days the court may not issue a summons in an unlawful detainer case (a summons is required to be issued before the lawsuit is served on the tenant(s) - the issuance of a summons is a crucial step in the process of an unlawful detainer); 2. For 90 days the court may not enter a default or default judgment; and 3. Where an answer has been filed, trials will be set at least 60 days after the trial setting

May 2020 socalrha.org | 11

request is filed. (Under normal circumstances the trial is set within 20 days of the trial setting requests.)

can serve a perform covenant or quit notice requiring the resident to cooperate with the needed entry/repair/treatment. The tenant’s failure to comply would Special reference is made to health more than not likely create what and safety involved matters. the court would consider a health This would include most, if not and safety involved case. Even in all, unlawful detainer actions those type of cases, a court will based upon a three-day quit have to be convinced to issue an notice involving allegations of order that the case may proceed tenants violating the law and/ without delay. or creating a nuisance. The typical example is the occasional Once the court is re-opened, terrible tenant who terrorizes landlords will presumably be able neighbors and management with to file suit. Unless the unlawful abusive, threatening, and or detainer action is based upon a violent behavior. Certain perform health and safety matter, there covenant or quit notices will also will be no ability to obtain an likely be included in the definition immediate summons to proceed of health and safety involved with legal service of process. cases. For example, if there is a Depending on the type of case significant maintenance or pest being handled, the following control issue and the tenant recommendations regarding refuses to allow maintenance or commencing an unlawful detainer pest control to enter, legal counsel action should be considered.

In health and safety-related cases, unlawful detainer actions should be filed as soon as the courts open.

Once the case is filed and the clerk has assigned a case number, legal counsel may schedule an ex parte court hearing where counsel will request the court order the immediate issuance of the summons. Legal counsel should be prepared to 12 | Southern California Rental Housing Association Rental Advisor May 2020

present evidence to the court as to why the case is an appropriate case for a summons to be issued and for the case to proceed to default judgment or setting of trial.

As to non-health and safety related cases (non-payment of rent, perform covenant or quits, 30/60-day terminations), while the summons will not be immediately issued by the court, landlords and their counsel should still consider filing the unlawful detainer lawsuit as soon as the court is open, or as soon as a notice expires (whichever is later).

There are two reasons for this recommendation. First, once the 90-day period following the lifting of the state of emergency has transpired, the Judicial Council’s emergency rules will expire and there will be a huge number of new cases filed. We hope (but cannot guarantee) that the court will act first upon already-filed cases and issue the summons for previously filed cases before processing newly filed cases.

In other words, if an unlawful detainer action is filed during the period where the court can’t issue a summons, it would be wise to submit the summons as soon as allowed by the emergency order.

Ideally, the court will then issue the summons before the summons submitted with cases filed after the emergency order is lifted.

Secondly, and perhaps the more important reason to file a “normal” non-payment unlawful detainer action as soon as the courts are open, is the likely scenario that the filing will result in some tenants attempting to make a deal to pay and stay, or to negotiate a termination of

tenancy. Once the lawsuit is filed, within a few days the tenant receives notifications from both the court and the landlord’s legal counsel advising the tenant as to the filing of the lawsuit (not the same as providing legal service of process). Some of the tenants who receive the filing notification letters may be proactive and try to make a deal to avoid the lawsuit.

The worst part about the Judicial Council’s recent action is that it created tremendous uncertainty.

The triggering date is a moving target. The Judicial Council could have set forth timelines based upon the date of the courts reopening. The courts are very likely to reopen long before the state of emergency is lifted.

Nobody knows when the governor will lift the state of emergency.

All timelines impacting evictions

that are imposed in the Judicial Council’s order commence only once the state of emergency is lifted. Past states of emergency declared by California governors have sometimes been extended multiple times. Once the state of emergency is lifted, the courts will be inundated. Aside from health and safety related matters, any new cases filed after the courts likely will not be concluded in the year 2020. A copy of the emergency rules instituted by the Judicial Council may be found at: https://www.courts.ca.gov/43820. htm.

Given the very significant delays that will be involved in any eviction (other than possibly health and safety cases), it may be advisable to be a lot more flexible in making deals. Property owners may decide it is in their best

interest to work with residents who don’t pay rent by making deals whereby the resident will voluntarily move out. Creativity and keeping in mind the lengthy delay in most eviction cases will help property owners through this difficult time.

"Mark Feinberg and Katie Atherly are attorneys with Heinz & Feinberg.

Heinz & Feinberg provides landlord/ tenant related legal services to the owners and managers of San Diego County properties. Mr. Feinberg recently completed six years on the board of directors of the San Diego Rental Association and currently serves as a legal advisor to the board of directors."

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Rental Advisor Magazine reaches the hands of Southern California Rental Housing Association members who own or manage more than 150,000 units in Southern California.

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May 2020 socalrha.org | 13

2021 Board of Directors: Call for Nominations For The Southern California Rental Housing Association Board of Directors The Southern California Rental Housing Association is accepting applications from eligible members interested in serving on the Board of Directors. Each nominee must be a member in good standing, demonstrate knowledge at the state and/or local level or have relevant experience within your company.

Email Alan Pentico at apentico@socalrha.org with Southern California Board of Directors Application Request on the subject line, to receive an application. This email should be received no later than June 30, 2020.

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CAPITOL NEWS

By: Aaron Read & Associates, SCRHA's Lobbying Firm

At the time of writing this article, the Legislature was taking steps to reconvene when their recess is up on May 4. The Assembly had already made plans to resume hearings and other operations with certain limitations. The Senate was expected to do the same.

This means that bills like AB 828 (Ting), related to evictions during COVID-19 emergency, could get a committee hearing in May. If you haven’t read our Action Alerts on AB 828, the bill would pave the way for courts to allow tenants to remain in possession when they can’t pay rent due to a COVID-19 related hardship. And if that isn’t enough, the bill would also allow the courts to order landlords reduce rent by 25% for 12 months.

are referring to as the “Son of Prop. 10” or “Prop.

10 2.0.” You will recall in 2018 the industry spent a great deal of time and resources to soundly defeat Proposition 10, which would have repealed the CostaHawkins Rental Housing Act. Costa-Hawkins as it is more commonly known, is the decades-old law that places limitations on the reach of local rent control jurisdictions. These limitations were put in place in response to overreaching rent control laws and their impacts on new housing construction. Since its passage in 1995, Costa-Hawkins has guaranteed that: 1. New housing construction will not be subject to rent control. Anything built 1995 or later is exempt from local rent control laws.

Visit the SoCalRHA Blog for more information on AB 828 and to send a letter to your Senator.

2. Single family homes and condos are exempt from rent control.

Statewide Ballot Measures

3. Property owners can reset rent at the time of vacancy. Vacancy decontrol is vital for the industry.

Rent Control This November election includes two ballot measures that members should be aware. First is what some

May 2020 socalrha.org | 15

Without these protections, local governments could find rent control more appealing and anything adopted at the local level could harken back to the restrictive ordinances we saw prior to CostaHawkins.

Split Roll Measure Voters will also be weighing in on a measure that, if passed, would alter components of Proposition 13, the sacred property tax law. While the measure does not apply to residential properties, it is concerning as many see this as the first step to repealing Prop. 13 in its entirety. A recent poll conducted by the Public

Policy Institute of California shows that about 53% of voters are supportive of the measure that touts additional funding for schools.

To read more about these measures, visit the Secretary of State’s website: https://www.sos. ca.gov/elections/ballot-measures/initiative-andreferendum-status/eligible-statewide-initiativemeasures/

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For Substantial Water Savings, Begin in the Bathroom

By Emily Landes, Livable

With most residents now in their homes for the bulk of the day, utility bills of all types are on the rise. But the increased emphasis on personal hygiene may mean that water bills in particular are likely to be impacted by the shelter in place order. On top of that, years of drought conditions plus deferred maintenance on an aging infrastructure add up to water rates that continue rising for the foreseeable future.

Just because rates and usage are up that doesn’t mean owners need to sit back and accept ever-higher water bills. There are a number of easy, economical bathroom fixes that will cut down on water usage.

You may not be able to access your units to make any of these updates right now, but with many motivated retailers offering big discounts it’s a good time to buy water-efficient fixtures to install after restrictions are lifted.

Tackling Toilets Leaky and inefficient toilets, showers and sinks are the biggest contributors to wasteful water use. In fact, according to the Environmental Protection Agency’s WaterSense program, toilets alone account for nearly 30 percent of the average home’s indoor water consumption.

water bills in particular are likely to be impacted by the shelter in place order If you have older toilets, they may be wasting water with every flush. Toilets installed before 1977 use 5 gallons per flush, and those installed between 1977 and 1994 use 3.5 gallons per flush. Most toilets installed after 1994 use 1.6 gallons per flush, which is a huge improvement on the older models but still 20 percent more water

than a new WaterSense-labeled toilet.

These toilets, approved by the EPA and independently certified to meet a high bar in both performance and efficiency, use only 1.28 gallons per flush.

Depending on the age of your existing toilets, replacing them with WaterSense models could reduce water use by up to 60 percent per flush.

The EPA estimates that a toilet upgrade can save the average family 13,000 gallons of water per year. Obviously, those savings will be even larger in a multiunit building when toilets are replaced building wide. Plus, the SoCal Water$mart program offers a $40 rebate for each high-efficiency toilet installed in buildings with five or more units.

May 2020 socalrha.org | 21

Shower and Sink Savings More savings can be found in combination tubs that use a diverter to switch between bath and shower functionality. Older diverters often leak and can be easily replaced with newer models for substantial savings.

demands, there is a secondary energy savings as well. The EPA estimates that if every home in the U.S. installed WaterSense showerheads, we could save more than $2.2 billion in water utility bills and more than $2.6 billion in water heating costs.

Find out your leak rate by putting a bucket under the tub spout while the shower is running.

After one minute, measure the water collected in the bucket to determine the diverter leak rate.

If the bucket collects more than one-tenth of a gallon of water, it should be replaced.

Many of the complaints about low water flow from these aerated showerheads are actually caused by scale build up. When possible, inspect aerators to make sure that the flow is not restricted. Cleaning the existing aerator, or replacing it if necessary, can go a long way towards making sure tenants are happy and saving water without complaint.

In addition, replacing older showerheads with WaterSense showerheads can save the average family 2,900 gallons of water a year, according to the EPA. Plus, since these showerheads also reduce water heating

The same maintenance is needed on bathroom sink aerators, as these simple accessories can reduce waterflow by 30 percent without impacting performance—

22 | Southern California Rental Housing Association Rental Advisor May 2020

if they are kept clean. But, just as in the shower, scale accrual can occur due to mineral build up.

Without regular maintenance, tenants get frustrated and often remove these aerators to increase flow rate.

Installing tamper-proof watersaving accessories throughout your bathrooms and following up with maintenance checks so that the devices are behaving as they should, will go a long way towards assuring that residents comply with your conservation goals.

Emily Landes is the content director at Livable, a smart billing software company with products designed to save money, as well as the environment. To find out what Livable can do for your property, check out livable. com or call 877-789-6027.

Login to your SCRHA account to access our white paper on plumbing fixture requirements.

Connect Archives Missed an important article? Visit bit.ly/rentaladvisor to browse past issues of Rental Advisor Magazine.

Newsletters Our Weekly Update is delivered to your inbox every Wednesday.

The email contains critical legislative updates, and current events happening at the Association. Sign up at socalrha.org.

Visit socalrha.org to find online resources for members. Whether you want to register for upcoming classes and events, download rental forms, or search our directory for new vendors, you'll find everything you need on our website.

Be sure to log in to your account to access members-only resources.

Call 858.278.8070 to reset your login credentials.

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Follow Us Keep up with the Association on your favorite social media platform. Our Twitter feed (@ SoCalRHA) is where you can follow breaking news and our Instagram feed (@SoCalRHA) chronicles our classes and events. Like us on Facebook (facebook.com/ and LinkedIn for event updates and breaking news. Use #socalrha to share your content with us!

Keep in Touch Send us your insights on the rental housing industry or involvement with the Association.

Email publications@socalrha.org with "Letters to the Editor" in the subject line.

Mail Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123 May 2020 socalrha.org | 23

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White Paper by Southern California Rental Housing Association

Tenant Premature Lease Termination

By Southern California Rental Housing Association SUMMARY A tenant has a legal obligation to pay rent for the entire term of the lease, but if the tenant abandons the rental unit before the end of the lease; the lease is breached and therefore terminated. Under California Law Civil Code Section 1951.2, the landlord may recover the amount of unpaid rent starting when the tenant abandoned the rental unit, plus any other costs the landlord incurred before the unit is rented out again. However, the landlord’s ability to recover the unpaid amount of rent is limited by the landlord’s duty to “mitigate” their damage by trying to rent out the unit as soon as reasonably possible.

What happens if the Tenant vacates the unit?

Under California Law Civil Code, if

a tenant abandons the unit before the end of the term of the lease, then the lease is breached and terminated immediately. Thus, the landlord is eligible to recover the following costs from the tenant: • Unpaid rent between the time the tenant abandons the unit and end of the lease.

•The cost for any repairs and damages the tenant is responsible for until the unit is rented again.

•Other expenses incurred by the landlord until the rental unit is rented again.

The landlord may recover unpaid rent and other incurred expenses from the tenant, but the property owner or manager must act in good faith to rent out the vacated

24 | Southern California Rental Housing Association Rental Advisor May 2020

unit as soon as possible.

Security Deposit The landlord may recover unpaid rent from the tenant’s security deposit, but the landlord should first use the funds from the security deposit for cleaning or repair of the unit. If the landlord already has returned the security deposit to the tenant, then the landlord may go to Small Claims Court to recover the unpaid rent as long as the amount owed by the tenant is under $7,500 for an individual, or under $5000 for a Limited Liability Corporation (LLC) or corporation. The court cannot award the landlord for unpaid rent after the court decides the case, unless the lease has a provision allowing the court to do so or the landlord has rented out the unit as soon as reasonably possible.

Lock-In Provisions California Civil Code allows the landlords to continue the lease after the tenant has breached the lease and abandoned the unit, and recover the rent as it becomes due through the lease, and if the lease permits the tenant to sublet or assign their interest – this is what is referred to as ‘LockIn Provision.’ Under a Lock-In Provision, the lease may continue so long as the landlord does not terminate the lease or the tenant’s possession of the unit. The landlord may enforce their rights and remedies under the lease, including right to recover the rent as it becomes due under the lease, as long as the lease allows or doesn’t restrict the tenant’s right to sublet the unit and/or allow tenants to assign an interest in the case.

However, landlords should be very

cautious when allowing a tenant to sublet or assign. The landlord should consider the risks of collecting rent for the entire term of the lease versus terminating the lease. Landlord must take into account that it could be difficult to locate the original tenant if they decide to collect from them. Also, the landlord may only collect rent for each month as it becomes due, and the landlord may not sue the tenant to recover all of the rent that was owed to landlord until the end of the lease term.

Termination Fees Considered as liquidated damages under California Law (Civil Code 1671), is the amount that both parties agreed in the contract that must be paid if the lease is breached. Liquidated damages are void in a contract unless the landlord and the tenant both agree that a fee will be paid for

the amount of damage that is sustained by a breach of the lease because of the difficulty to fix the actual damage. Termination fees are void unless: • The actual damage sustained by the landlord from the breach of the lease is difficult to determine or impracticable.

• The owner and tenant agree to the fee amount.

• There’s a “Break Fee” provision in the lease that sets a fixed sum for a tenant terminating the lease prematurely.

This article is for informational purposes only and not intended as legal advice. Please consult with your attorney.

ONLINE RESOURCES FROM SCRHA Southern California Rental Housing Association is here to support you during this challenging time.

We know you have questions, and we are dedicated to finding answers and advocating for our members.

Visit socalrha.org for COVID-19 resources.

Can't find an answer to your questions? Call us or email info@socalrha.org and we'll do our best to find an answer and share it with our members.

May 2020 socalrha.org | 25

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Questions and Answers

By Todd A. Brisco, Esq., Todd A. Brisco & Associates, A Professional Corporation

Q. We will be taking the turnover of most of our vacant apartments in house. I wanted to ask for your guidance on what we can and can’t charge for if we are to complete the work in house? Is there a specific formula that you have to use and submit for proof under SB-90 with the employees hourly?

A. Civil Code Section 1950.5 allows for repairs completed by your in-house staff. If the turn will be done in house, the landlord must keep accurate records for the time performed. The landlord charges the entire wage paid to the staff person performing the work (including health care, taxes, etc.). The landlord must record and maintain the time necessary to complete the work. Remember

this is a business and not a hobby.

Keep records.

Landlords can be sued for discrepancies in their security deposit accounting. As for example, a California landlord had a Southern California portfolio outsourced their work and charged the residents based upon invoices. The Northern California portfolio handled the work inhouse. The Northern California portfolio failed to keep adequate documents and didn’t charge the tenant based upon the actual work performed. Essentially poor record keeping. Moreover, the landlord didn’t maintain the time it took to complete the tasks and who performed the work along with their hourly wage. The case resulted in a $5 million judgment for the tenants.

Civil Code 1950.5(g)(2) states: “(A) If the landlord or landlord’s employee did the work, the itemized statement shall reasonably describe the work performed. The itemized statement shall include the time spent and the reasonable hourly rate charged.

(B) If the landlord or landlord’s employee did not do the work, the landlord shall provide the tenant a copy of the bill, invoice, or receipt supplied by the person or entity performing the work.

The itemized statement shall provide the tenant with the name, address, and telephone number of the person or entity, if the bill, invoice, or receipt does not include that information.

May 2020 socalrha.org | 31

(C) If a deduction is made for materials or supplies, the landlord shall provide a copy of the bill, invoice, or receipt. If a particular material or supply item is purchased by the landlord on an ongoing basis, the landlord may document the cost of the item by providing a copy of a bill, invoice, receipt, vendor price list, or other vendor document that reasonably documents the cost of the item used in the repair or cleaning of the unit.

Q. What do we do if we need to go into a unit for mold repairs?

And the residents will not let the landlord into the unit?

A. Try and accommodate the resident. Advise that access is necessary and the resident can be charged any damages as a result of their delay. Sometimes, the police have been called to mediate the issue with success. Try and work together. However, if unable and as a last resort, serve a 24hour Notice to Enter Dwelling. If after serving the Notice to Enter Dwelling the resident continues to refuse access, you may serve the resident with a 3 Day Notice to Perform Covenant or Quit. And if the resident still fails to comply, if your property is subject to AB 1482, you must then serve a 3 Day Notice to Quit. If the property is not subject to AB 1482, you may go straight to the eviction process.

Q. On April 10, 2020, we have an eviction case pending. The rent due was prior to the COVID-19 pandemic emergency orders.

I wanted to confirm whether or not the case will be on hold due to the Judicial Council’s Emergency Rule #1. Please advise.

A. On April 6, 2020, the California Judicial Council (policy making committee of the Courts) passed Emergency Rule #1 (ER #1).

The new rule remains in effect for 90 days after the Governor declares that the state of emergency related to COVID-19 is lifted, or until amended or repealed by the Judicial Council.

Currently, the Governor’s executive order is set to expire on May 31, 2020. Meaning, at best, ER #1 is in effect until September 1, 2020.

The Judicial Council has instructed each and every court in California: 1. Not issue a summons on an eviction case unless, in the judge’s discretion, and on the record (for appeal purposes), the eviction is necessary to protect public health and safety.

2. Not enter default to default judgment unless the eviction is necessary to protect public health and safety.

3. If a defendant has answered the eviction complaint, the court may not set a trial earlier than 60 days after a request for trial is made (current law is 20 days) unless the court finds the eviction is necessary to protect public health and safety.

4. All trials as of April 6, 2020 must be continued at least 60 days.

This new rule does not distinguish between commercial or residential tenants. The rule does not distinguish between those affected or not affected by COVID-19 virus.

Moreover, ER #1 applies to any and all eviction cases whether the rent is due before March 4, 2020

32 | Southern California Rental Housing Association Rental Advisor May 2020

and all cases whereby the resident has not complied with a material term of the lease agreement. We are hoping the Judicial Council realizes their ER #1 took an overly broad stroke affecting many cases not those impacted by the COVID-19 virus and modifies their rule.

Q. We have a residential rental property. Can we exclude all marijuana use at the property?

A. Yes. It starts with your lease. You must have a specific provision prohibiting marijuana in your lease. Such as: “The use, possession, manufacture, sale or distribution of marijuana by any Resident, household member, guest, or any other person under Resident’s control, for any purpose, is prohibited on the premises and project grounds and is a material non-compliance of the Lease Agreement. There is no exception for marijuana purported to be for medical reasons.” By the way, you may and should prohibit smoking, vaping, e-cigarettes, etc. in your buildings too.

The answers to the above questions are general in nature. Each case has specific facts that may result in a different answer.

Please consult an attorney if you need specific legal advice. Todd Brisco is an attorney who handles landlord tenant matters on behalf of landlords throughout California. His telephone number is 714-634-2814 and address is 2200 W Orangewood Ave Ste 250, Orange Ca 92868. If you have any questions please forward them to SDCAA or Todd.

Find out why NAA Click & Lease is the industry standard at www.naahq.org/lease.

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The Basic Facts on DSTs and 1031s

By The Kay Properties Team People just beginning to explore commercial real estate investing opportunities often have questions about the different types of real estate ownership structures and specific tax benefits that may be available to them.

But just what are DSTs and 1031s?

This article offers some basic facts and explains how they can work together to benefit investors.

What is a Delaware Statutory Trust?

A Delaware Statutory Trust (DST) is an entity used to hold title to investments, including incomeproducing real estate. Most types of real estate can be owned in a DST, including retail, office and multifamily properties.

There can be up to 499 individual investors in a DST. Each investor holds an undivided fractional interest in the property. Decisionmaking authority typically rests with a trustee who is an experienced asset manager designated by the sponsor of the offering. The sponsor also can be an investor in the DST. A DST is considered a security and is governed by securities laws.

Owners of a DST receive an operating statement at the end of the year showing their prorata portion of property income and expenses, in the same way that they would with any other commercial or rental properties that they may own directly.

What is a 1031 Like-Kind Exchange?

One of the most attractive real estate tax benefits available in the U.S. is the like-kind exchange, which is governed by Section 1031 of the Internal Revenue Code.

A like-kind exchange allows an investor to defer taxes on capital gains and depreciation recapture at the time a real property investment is sold if the net equity from the sale is reinvested into a similar property of the same or greater value.

According to the Internal Revenue Service: “Properties are of like-kind if they’re of the same nature or character, even if they differ in grade or quality.

Real properties generally are of May 2020 socalrha.org | 35

like-kind, regardless of whether they’re improved or unimproved.”

For example, an apartment building could be exchanged into a warehouse, a warehouse into a piece of raw land, a piece of raw land into a single-family rental property, etc. As long as the property is held for investment or business purposes, it is considered like-kind.

As a result of 1031-exchange investing, the initial invested capital and the gain can continue to grow, potentially, without immediate tax consequences.

SCRHA Ad - 04-24-19.pdf 1 4/24/2019 4:43:16 PM

Then, if and when the new investment is sold without the equity reinvested in another exchange property, the prior gain is recognized. Investors should consult their tax or legal advisors prior to selling or exchanging a property, as everyone’s tax situation is different.

How can a DST and 1031 exchange work together?

Not all properties qualify as like-kind exchange replacement properties under the Internal Revenue Code. But a DST property

does. A person can invest into a DST property to qualify for the tax treatment when they sell their interest, or invest out of a DST into another DST or another property of like-kind (Internal Revenue Code Ruling 2004-86). As noted above, this is general information.

Investors should consult their tax or legal advisors prior to investing in, selling or exchanging a property, as everyone’s tax situation is different.

About The Author Written by Matthew McFarland, Associate at Kay Properties & Investments, and The Kay Properties team. Kay Properties is a national Delaware Statutory Trust (DST) investment firm and have participated in over 15 Billion of DST 1031 investments.

This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”).

Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed.

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36 | Southern California Rental Housing Association Rental Advisor May 2020

COVID‐19 Hardship Consideration

Resident(s): Owner/Agent: Leased Premises:

Unit #:

City:

State:_______ Zip:

We understand that COVID-19 has affected a large part of the population, and you have indicated that your employment with: _____________________________________________________________________________ (List name of employer and telephone number if related to loss of employment or reduction in hours) has been affected. In accordance with California law, all residents are responsible for any rent payments due under the rental agreement. I understand that I am responsible for the full monthly rent payment. At this time the resident(s) located at the above-mentioned address are asking for an accommodation due to:

□ □ □ □

Financial impacts related to loss of employment directly related to COVID-19.

Financial impact-reduction of work hours directly related to COVID-19, resulting in loss of income.

Medical expenses attributable to COVID-19.

Financial impact due to caring for oneself, or for a family member directly related to COVID-19 (This may be caring for a child, or family member afflicted with COVID-19, or impact from school closures related to COVID-19), which has caused a financial impact directly related to COVID-19.

I/we will only be able to make a payment of: $_______________________ of the total rent of $_______________ for the month of __________________(include month and year). I/we are requesting an accommodation for the balance of the rent owed.

□ Proof of my/our inability to meet my/our financial responsibility is attached. □ Proof of my/our inability to

meet my/our financial responsibility is not attached.

Resident(s) to retain and provide proof of inability to meet his/her financial responsibility. This documentation to be provided to the landlord in accordance with the law. Resident(s) remains obligated to repay full rent in a timely manner and may face eviction after the eviction moratorium is lifted if rent is in default. If proof is not provided as required and verifiable, and directly attributable to COVID-19, the agreement is canceled, and the resident is responsible for the monthly rent.

Proof may be in the form of loss of employment or medical documentation, copies of business records, bank statements before and during COVID-19 drop-in income, employer pay stubs, or letter from an employer notifying tenant of reduction in compensable hours. Resident acknowledges that the Owner/Manager is not in default of the Rental Agreement.

Resident(s) Signatures:

_____________________________________ Date___________________

_____________________________________ Date___________________

_____________________________________ Date___________________

_____________________________________ Date___________________

------------------------------------------------------------------------------------------------------------------------------------------------

This section to be completed by Owner/Agent only:

The Resident is responsible for the monthly rent of $___________________________. We are providing the following accommodations for the month of _________________(month and year).

Form 298 © 2020 Rev. 3/31/20 Page 1 of 2

The unauthorized copying, duplicating, downloading, display or any other use of this form is not permitted.

This form does not constitute legal advice. For legal advice, please consult your attorney.

May 2020 socalrha.org | 37

COVID‐19 Hardship Consideration

Proof:

□ Resident Provided Proof. □Resident needs to provide proof in accordance with the law.

Check all those that apply: □ Payment Plan-To be used in conjunction with Form 380. □ Waiving of late fee. □ Discounted rent of $_____________. Only applicable for the month of ______________________. □ Other: ________________________________________________________________________________________________ ________________________________________________________________________________________________ ________________________________________________________________________________________________ The law does not eliminate a resident’s obligation to pay the unpaid rent. After the expiration of the local and or state emergency, you are obligated to pay, and an owner may seek payment of any unpaid rent, which the renter must pay in accordance with the law.

Owner/Agent:

_____________________________________ Date___________________

Form 298 © 2020 Rev. 3/31/20 Page 2 of 2

The unauthorized copying, duplicating, downloading, display or any other use of this form is not permitted.

This form does not constitute legal advice. For legal advice, please consult your attorney.

38 | Southern California Rental Housing Association Rental Advisor May 2020

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

socalrha.org May 2020 socalrha.org | 39

Welcome New Members INDEPENDENT OWNERS Amalia Barrios & Scott Grier And Not Or Beth Roach Bobby Tellez Casa Linda Apartments Charles Bragovich Diane Bliss Donna Rankin Integrity Housing Jefrey Furbush Kathryn Davis

Laura Lardon Lisa Lafferty Marsea Pacific MC Orange Partners Monica Getz Shandavi LLC Virginia Traver Washington Crossing LLC Yesenia Nogales Yolanda Hiller

SUPPLIERS The Property App Company

PROPERTY MANAGERS Barone Galassao & Asociates, Inc. Jensen Properties Logan Property Management

40 | Southern California Rental Housing Association Rental Advisor May 2020

CELEBRATING

1968 1970 1973 1973 1974 1975 1976 1978 1979 1979 1979 1980 1981 1981 1984 1984 1986 1986 1987 1987 1989 1990 1990 1991 1992 1992 1993 1994 1995 1995 1995 1995 1995 1996 1996 1997 1997 1998

Gramm Properties Don and Jo Caldwell Wim Struyk Peter Larsen Bowden Properties, Inc. North County Grandview Properties Holding, LLC Helen C. Bennett Homes Management, ATS Homes, Inc. Tom Fox Barbara J. Rogers Frank and Debra Schmuttermair Dayton Howard George and Nancy Whitehead Santa Cruz Properties Casa Loma Apartments Kugler & Purvis ADD Realty, Inc. Carol Peluso-Briggs Beryl Westwood Eugene Kendall Eklund Properties Bob Cota Realty Property Management By Tina Kirkwood Apartments Jose and Maggie Aldrete Richard Andrews Dr. Jack D. Phillips Gail Folkman Mirada at La Jolla Colony Pinnacle Property Management Services, LLC Santa Fe Ranch | Pinnacle Brook Furniture Rental Mark Warner Pacifico Properties LLC Ronald and Barbara Seery Tom Lorr Viking Properties Interfaith Housing Assistance Corporation

an ANNIVERSARY This Month

10+ years of membership 1998 1999 1999 2000 2000 2000 2000 2000 2000 2000 2000 2001 2001 2001 2002 2002 2002 2002 2003 2003 2003 2004 2004 2004 2005 2005 2006 2006 2007 2007 2007 2007 2009 2009 2009 2010 2010 2010

Western Towing Brice Bossler T1 PropertiesE Build Value, LLC DPH Investment Company Maritza Rodriguez Millie Moorman Parkdale Apartments | Norco Mgmt. Corp.

Stonewall Properties, Inc. Timothy Carlin Wayne Julien James R. Moore Jim Felix Woodspear Properties George F. Brislin King Investment Group, LLC Lynn Green Tyler Properties Bob Morss Jim Fogerty Mara Penick Park Hill Investments Casa Del Rio LLC Salvador Vivero Bald Eagle Security Services, Inc. Ron and Annette Jones Cal Pro Management Inc Dolphin Village A-440 Enterprises, Inc. Carol Prior Community Research Foundation, Inc. Generation Contracting & Emergency Services, Inc. Done-Rite Painting Inc. Ferguson Enterprises Pacific Backflow Company, Inc. Bell Holdings, LLC Michael Fradin Mike Saad

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CALENDAR Register at socalrha.org Register for events and classes online or call 858.278.8070.

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42 | Southern California Rental Housing Association Rental Advisor May 2020

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Featuring Seminars Led By: • Lisa Trosien • Esther Bonardi • Kristi Fickert • Mindy Price • Valerie M. Sargent Seminars begin May 21 and continue for the next four Thursdays, ending on Thursday June 18! All seminars at 10:00 a.m. PST.

Register at socalrha.org to get your team ready for anything that comes their way!

socalrha.org 44 | Southern California Rental Housing Association Rental Advisor May 2020

May 21, 2020 | 10:00 a.m.

Maximizing Leads in Today's Market with Lisa Trosien June 11, 2020 | 10:00 a.m.

Preserve and Protect – Reputation Management During a Pandemic with Mindy Price May 28, 2020 | 10:00 a.m.

The NEW Apartment Tour with Esther Bonardi June 4, 2020 | 10:00 a.m.

5 Ways to Quickly Convert Online Leads into Rentals (Virtually) with Kristi Fickert June 18, 2020 | 10:00 a.m.

Use Your EQ to Tame Your Brain and Cope During Crises with Valerie M. Sargent Mayl 2020 socalrha.org | 45

Tuesday, August 25, 2020 | San Diego Convention Center Early Registration for Owners & Property Managers: $10 Members | $30 Non-Members Onsite Rate for Owners & Property Managers: $15 Members | $40 Non-Members Panel of Experts | 8:00 a.m.-8:45 a.m.

Litigation Avoidance and Management Strategies | 10:00 a.m.-10:45 a.m.

Lynn Dover, Kimball, Tirey & St. John LLP Richard Snyder, CPM, R.A. Snyder Properties, Inc. Are your policies and practices the best they can be? Learn how to develop and implement risk management strategies to avoid costly litigation; master your dispute resolution skills; learn what to do (and not to do) if you are served with a lawsuit; navigate the litigation process; and learn affirmative steps you can take to minimize the time and money spent in litigation.

The Next-Gen Renter: 2020 and Beyond | 10:00 a.m.-10:45 a.m.

Chelsea Kneeland, J. Turner Research This data-driven deep dive will shed light on just who will be renting in the years to come. What consumer trends are influencing purchasing decisions? What social philosophies are they building their lives around? And more importantly, is multifamily aligning its living experiences, marketing and more to not only attract but retain these individuals? Learn how to future proof your communities to ensure continued success and achieve revenue goals.

Legislative Update | 11:00 a.m.-11:45 a.m.

Molly Kirkland, Southern California Rental Housing Association Pat Moran, Aaron Read and Associates An overview of all the legislation we lobbied for and against this year. We will also cover the bills signed into law and the potential impacts that these bills will have on our industry.

Elaine Swann, Etiquette and Lifestyle Expert | 1:45 p.m.-2:45 p.m.

Keynote Speaker -Networking for Success -Let Crazy Be Crazy: How to Interact with Difficult Personalities in A Business Setting -Mastering Etiquette Essentials for a Professional Workplace What’s New in Fair Housing Shanly Hopkins, Kimball, Tirey & St. John LLP An overview of new laws and emerging issues.

Class times subject to change. Please check day-of schedule. *Fair Housing does not qualify for credit, as it covers new laws and their impacts, but not all necessary areas.

Attendees receive two (2) hours of CEC credits for attending two (2) or more classes*!

Register at socalrha.org 46 | Southern California Rental Housing Association Rental Advisor May 2020

Maintenance Mania registration is now open! Show off your skills and enter to win cash, prizes, and a chance to compete at the national Maintenance Mania competition.

Tuesday, August 25, 2020 San Diego Convention Center

Tuesday, August 25, 2020 San Diego Convention Center $35 Members | $45 Non-Members Note that registration fee includes entrance to the Innovations in Rental Housing Education Conference & EXPO.

REGISTRATION DETAILS • Entrance fee for competition is due at registration.

• No limitations per company AFTER March 9, 2020. Entrants will be registered on a firstcome, first-served basis. All entrants will receive a detailed packet for completion and submission upon completing initial registration.

All ticket purchases, both online, via email and in-person, are FINAL. There are NO REFUNDS, CREDITS, OR EXCHANGES, even for tickets purchased by mistake or at a nonmember rate. Make sure that if you are a member, you log in to your account to receive member pricing. Please confirm your order before payment.

May 2020 socalrha.org | 47

NAA Open Door Members of Southern California Rental Housing Association and the National Apartment Association (NAA) have access to special discounts through the NAA Open Door Program. Visit www.naahq.org/member-services/open-door.

naahq.org 48 | Southern California Rental Housing Association Rental Advisor May 2020

Property Management 101

The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn the Property Management 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Advanced Closing Techniques: Are you closing 100% of the customers who visit your community? In this course, you will grow your skill set as you master fundamental and advanced closing techniques. Learn how body language, storytelling, and follow up techniques are crucial to a successful close.

Customer Relationship Management: Customer Relationship Management is a customer-focused business philosophy that emphasizes personalized service to inspire customer loyalty. In this course, you will explore the development, characteristics, and considerations of this philosophy.

Advanced Leasing: Whether you have leased ten or ten thousand apartment homes, we know you will benefit from the real-life leasing lessons included in this course.

Successful completion of this course will help you to expand and enhance your leasing skills and become a Leasing Leader.

Leasing 101: This course is intended as an introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career.

In this course, you will learn the characteristics of a Leasing Leader, including dress code guidelines, presentation techniques, overcoming objections, and continued learning.

Assistance Animals in Multifamily Housing: Reasonable accommodation requests for assistance animals– including emotional support animals–create challenges for many apartment owners. They affect an owner’s ability to assess pet deposits and fees and to apply rules and policies to the requesting resident’s animal.

Additionally, they expose owners to possible fair housing complaints.

This course will address those issues; specifically, what the implementation of federal policies looks like in practice.

Preventive Maintenance: All apartment communities, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention to those maintenance requirements, a community will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your community and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the property management industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This twopart series will be held in person at Southern California Rental Housing Association.

May 2020 socalrha.org | 49

Members of the Southern California Rental Housing Association can save on resident screenings from InfoLink. As a valued partner with the Association, InfoLink provides our members with simple risk assessments and comprehensive full credit reports at member pricing. Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

Please note the maximum amount you can charge for a resident screening report is $52.46.

Screening Packages Custom-Formatted Credit Profile

Specially Designated Nationals Search (OFAC)

Social Security Verification

Eviction/Civil Record Search

National Criminal Database*

Rental Verification

Employment Verification

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Fax: $19.88

Phone: $26.62

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Phone: $36.22

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Basic Web: $25.50

Basic with Criminal Web: $34.02

Fax: $35.91

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Complete Web: $41.67

Fax: $43.38

Complete with Criminal Web $47.68

Fax $48.33

Pre-Employment Web: $34.10

Fax: $33.42

Phone: $47.91

Additional Services County-Level Criminal Search (One County/One Name)

$16.00

Risk Assessment (Available to users receiving the full credit report who would like to receive the assesment) On-line Application Fee

$3.40 $2.40

Report Mailing

$4.20

Report Format Change (To receive report in a different format than initial request)

$4.20

Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

50 | Southern California Rental Housing Association Rental Advisor May 2020

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 American Assets Trust..............(858) 350-2564 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) 855-5241 Berkshire Communities........... (408) 614-5587 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Bridge Property Management.(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Canyonwood.................................(619) 501-2838 Capital Growth Properties, Inc..(858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179

Crestmont Property Management Inc.................. ......................................................... (619) 522-0377

...................................................... (760) 944-0703 JPI Development, LLC............. (858) 299-4768

D Delta Property Management... (619) 465-5851 Douglas Allred Company....... (858) 793-0202

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

E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Essel Manager, Inc......................(619) 239-4300 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 Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 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................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 Hunt Military Communities.......(760) 385-4835 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 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................

L L.E.W. Management................... (619) 440-8915 Land Trek Property Management...................... ...................................................... (760) 758-6000 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 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 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside North | Greystar......... (949) 202-3991 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Prime Group Residential......................................

Professional Real Estate Management............. ........................................................(619) 297-7736 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| PeĂąasquitos Point Apts.............. .......................................................... (858) 484-5047 May 2020 socalrha.org | 51

RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Bank Village | Winn Residential................... ........................................................... (951) 695-0120 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1044 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 ScottWay Capital.........................(619) 209-3544 SD Rent Pros............................... (619) 884-0906 Seapoint Properties, Inc.......... (858) 866-5636 Seventh & G|Greystar................ (619) 696-8096 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Strategic Assets Management.(858) 430-6068 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600

Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 Sunset View Apartments | Greystar...................... ........................................................(760) 433-2900 SVN Asset Advisory Group...... (858) 452-9100 T Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Apartment Company....... (858) 688-9307 The Hanover Company.............(713) 267-2100 The Helm Management...........(619) 589-6222 The Premiere Residential , LLC.(858) 455-7711 The Terraces...............................(760) 735-5140 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 Tyco Property Management .... (619) 425-1017

W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434 Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

U UDR, Inc.........................................(720) 283-6120 V Valor Property Management................................... ...........................................................(619) 415-7616 Virtuosic Properties Inc.............. (619) 757-6975

SECURE RENTAL FORMS

BlueInk BlueInk has extended the discount for their annual subscription to $75 per year for all new subscribers.

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

InfoLink Resident Screening Offers comprehensive, timely, and accurate information about your applicant, while keeping you compliant with all legal requirements.

socalrha.org 52 | Southern California Rental Housing Association Rental Advisor May 2020

Š Sunan Panyo | Dreamstime.com

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

Business Directory

SUPPLIER MEMBERS 1031 Exchange Services, & Trust Services

Exchange Resources, Inc....................... (619) 528-1031 Kay Properties & Investments............ (855) 899-4597

Advertising & Marketing

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

Blinds

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

Electrical Contractors

Boiler Repair

Electronic Key Access

Brokerage

Emergency Service Flood/Fire

Air Temperature Specialists................(888) 588-1602

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

Cabinet and Countertops

Designer Quartz...................................... (213) 516-9223 Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 Marjan Stone ●......................................(760) 994-6008 SD Wood Cabinet..................................(858) 450-6090

Cable Television

Cox............................................................ (858) 836-7582

Carpet Cleaning

Air Conditioning

Air Temperature Specialists................(888) 588-1602

Bonded Inc.............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Apartment Brokerage/Sales

Carpet Sales & Flooring

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

Apartment Marketing

Market Apartments................................. (801) 676-1684

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

Attorneys-At-Law

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

Cleaning & Janitorial Services

Atlas Property Service......................... (858) 386-4578 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 Sunset Commercial Services...............(877) 536-2777

Advanced Restoration..........................(619) 932-0000 American Technologies Inc ★●▲....... (619) 458-5979 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 Paul Davis Emergency Services..........(951) 444-8794 Pinnacle Emergency Services............(877) 673-9059

Employment Agency

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

Environmental: Asbestos/Lead/ Mold

American Technologies Inc ★●▲....... (619) 458-5979 Envirocheck............................................(858) 952-6368 FACS ★●▲................................................(510) 266-4600

Evictions

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

Exterminators

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

Financial Services

1031 Capital Solutions...........................(949) 887-4627 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

Symons Fire Protection........................ (619) 588-6364 Telgian Corporation ★●▲....................(877) 835-4426

Fitness Equipment & Sales

Collections

Flood Damage

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc............................................(760) 735-2495 Kimball, Tirey & St. John LLP................ (619) 234-1690

Concrete Grinding

Backflow Testing

Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 PrimeCo ●▲............................................. (800) 881-8067 Workright Property Services Inc.......... (858) 751-6312

Banks

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

Coin-Operated Laundry Equipment

Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Todd A. Brisco & Associates, APC...... (714) 634-2814 Pacific Backflow Company, Inc..........(760) 639-4000 San Diego Backflow Testing, Inc....... (877) 363-8378

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

Veteran Solutions, Inc........................... (619) 889-8087

Construction and Remodeling

Advanced Exercise ..............................(858) 205-5800 Fitness Machine Technicians............. (760) 600-9575 Opti-Fit.......................................................(619) 822-7370 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928

Floor Coverings

Bonded Inc.............................................. (858) 576-8400 Empire Today..........................................(760) 877-2985 Redi Carpet Sales of California , LLC.(858) 576-8400 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

Brook Furniture Rental........................... (858) 271-0107 Cort Furniture Rental............................(858) 549-0800

Chase Commercial Term Lending..... (619) 464-0573 HomeStreet Bank..................................(858) 223-2900 Opus Bank...............................................(949) 251-8250 Pacific Mercantile Bank ★●▲.............. (858) 320-8410

Construction Management

Bathroom Refinishing

Corporate Housing

Gates

Courtesy Patrol

General Contractors

American Bathtub Refinishers.......... (619) 265-9200 Pacific Bathtub Refinishers Inc............(619) 772-2535

Bathroom Remodeling & Refinishing

American Bathtub Refinishers............(619) 265-9200 Bill Howe Plumbing, Inc........................ (619) 286-6348

Bathtub Liners

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

Southern Cross Property Consultants............................. .................................................................. (858) 395-8657 XPERA Group.......................................... (858) 284-4710 Hosteeva.................................................. (704) 451-6690 City Wide Protection Services, Inc.... (619) 938-2333

Deck Coating

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

Drain & Sewer Cleaning

Garage Door and Repairs

Garage Door Medics..............................(619) 363-7667 Controlled Entry Specialists, Inc......... (619) 670-8100 Camp Construction Services.................(713) 413-2267 FSI Construction.......................................(972) 880-5171 Har-Bro Emergency Services & Restoration.................. ....................................................................(619) 398-0200 Larry O'Dell Construction......................(619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services.............(619) 401-7000

Bed Bug Services

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

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ● .......................................

(760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348

Bee Removal

Dry Cleaning & Laundry Service

Air Temperature Specialists..................888-588-1602 Bill Howe Plumbing, Inc....................... (619) 286-6348

Education

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

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

Tide Cleaners..........................................(858) 333-4843 Grace Hill, Inc......................................... (404) 895-9570

Heating & Air Conditioning

May 2020 socalrha.org | 53

Human Resources

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

Insurance

BCIS Insurance Services ★●▲........... (888) 909-2247 Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 Renters Legal Liability............................ (801) 928-7015 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100

Internet Advertising Service

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

Internet Service Provider

Cox ........................................................... (858) 836-7582

Janitorial Services

Atlas Property Service......................... (858) 386-4578 Aztec Landscaping Inc.......................... (619) 464-3303 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 DAPA Services, Inc. "Customized Cleaning Solutions"...........................................................(619) 221-9292 GMI Cleaning-Security......................... (858) 244-7860

Mystery Shopping

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

Package Storage & Delivery

Luxer One...................................................(916) 261-0691

Paint Manufacturers & Supplies

Behr Paint...................................................(951) 241-3833 Dunn-Edwards Corporation ★●▲....... (619) 884-3866 Sherwin-Williams Co.............................(858) 496-8925

Painting

CertaPro Painters................................... (760) 580-3091 Done-Rite Painting Inc............................(619) 977-0241 Pilot Painting and Construction.......... (714) 229-5900 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200

Parking Enforcement

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

Parking Management Software

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

Paving Maintenance

Kitchen Remodeling

McMillin Contracting Services............ (619) 401-7000

AMS Paving, Inc...................................... (858) 880-6133 Black Diamond Paving, Inc................. (760) 294-4944 Eagle Paving.......................................... (858) 486-6400

Landscape Maintenance & Service

Pest Control

BrightView............................................... (858) 208-6394 LaBahn's Landscaping............................ (619) 579-9151 Landsystems - A Monarch Landscape Company......... ..................................................................... (213) 369-2414 Liberty Landscaping, Inc......................(951) 683-2999 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 New Way Landscape and Tree Service.......................... ...................................................................(858) 505-8300 Pacific Green Landscape, Inc..............(619) 390-9962

Corky's Pest Control................................(800) 901-1102 Innovative Pest Solutions .................... (800) 871-9878 Lloyd Pest Control................................. (800) 570-2847

Pipe Lining

Specialized Pipe Technologies...........(619) 242-1620

Refuse Removal

Dependable Disposal & Recycling..... (619) 460-3551 Valet Living............................................... (813) 248-1327 Waste Management...............................(619) 201-9248

Remote Video Monitoring

Best Security & Fire Products..............(760) 781-5700

Renovations & Remodeling

AAA Refinishing Corp...........................(800) 456-1492 Bill Howe Plumbing, Inc........................ (619) 286-6348 Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 Urban Renovation & Construction West (DBA: URC West,Inc).................................................... (760) 451-8921

Rent Guarantor

Insurent.......................................................(646) 843-1713

Renters Insurance

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

Repiping

Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348

Reputation Management

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

Resident Retention

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

Resident Surveys

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

Roofing

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Pacific Drain and Plumbing................. (760) 436-8600 Workright Property Services Inc.......... (858) 751-6312

A-1 All American Roofing Company.... (858) 537-5177 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 Diamond Roofing..................................... (619) 295-3110 DILS Roofing & Exteriors..................... (760) 727-6000 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Plumbing Fixtures

Security Deposit

Arbor Realty Trust, Inc......................... (503) 939-0837 Banc of California...................................(858) 221-0895 Chase Commercial Term Lending.... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961 RanchoTed................................................ (619) 647-1999

Pool Furniture

Security Guard Patrol

Locksmith

Property Management Personnel

Leak Detection

ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Lenders

Kern Key Services ●............................... (619) 341-3505

Plumbing

Ferguson Enterprises.......................... (888) 334-0004 Texacraft .................................................. (800) 327-1541

Property Management

Wakeland Housing & Development. (619) 235-2296

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

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing an InterSolutions Company ★●▲............ .................................................................... (619) 804-2554 The Phoenix Staffing............................ (858) 799-0665

Maintenance Supply

Property Management Software

Maintenance & Repair

HD Supply Facilities Maintenance..... (760) 809-1470 Smalley & Company............................. (949) 444-4059 Wilmar.......................................................(909) 203-9801

Market Research

AppFolio.................................................. (866) 648-1536 Entrata...................................................... (949) 281-7293 ResMan..................................................... (972) 349-1406 Yardi Systems...................................... (805) 699-2040

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

Purchasing

Mold Inspections & Remediation

Ratio Utility Billing Systems

American Technologies Inc ★●▲....... (619) 458-5979 Bill Howe Plumbing, Inc....................... (619) 286-6348 FACS ★●▲................................................(510) 266-4600 Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928

Bald Eagle Security Services, Inc.......(619) 230-0022 Bastion Security..................................... (800) 783-5700 Brothers in Arms Security..................... (844) 458-1021 City Wide Protection Services, Inc..... (619) 938-2333 Elite Security ............................................ (619) 574-1589 Security First............................................ (619) 243-3992 Signal 88 Security of San Diego.........(619) 363-7233

Security Services

Bastion Security..................................... (800) 783-5700 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 GMI Cleaning-Security......................... (858) 244-7860 JDS Security............................................. (619) 781-8694 Stealth Monitoring.................................... (214) 341-0123

Security Systems

Bay Alarm Company.............................. (858) 519-4625

Seismic Retrofit

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

Marketing & Advertising

RentVision................................................ (402) 617-8368

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

Buyers Access.........................................(800) 445-9169 Livable ★●▲............................................. (877) 789-6027

Real Estate

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

54 | Southern California Rental Housing Association Rental Advisor May 2020

Sewer & Drain Line Video

ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Signs and Banners

Southwestern Sign Systems...............(858) 663-6862

Slab Leaks

Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348

Smart Technology

ADT Smart Communities........................(714) 858-1344 Nortek Security & Control..................... (818) 661-9937 The Property App Company...............(858) 444-7766

Software

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

Solar

Horizon Solar Power.............................. (951) 852-6813

Submetering / Billing Services

Advanced Meter Solutions................. (760) 468-7568 California Sub-Meters........................... (858) 571-8999 Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027 Minol USA................................................. (888) 766-1253 Multifamily Utility Company............... (800) 266-0968

Surface Repair Surface Experts Inland Valley............. (951) 383-3883

Telephone Services

Cox Communications-San Diego Accts.......................... ................................................................... (858) 836-7582

Tree Services

Arborwell................................................. (888) 969-8733

Video Surveillance

Alpha Video Surveillance........................(619) 738-1719

Water Conservation

California Sub-Meters........................... (858) 571-8999 Livable ★●▲............................................. (877) 789-6027

Water Damage Restoration

Bill Howe Plumbing, Inc........................ (619) 286-6348 Bonded Inc.............................................. (858) 576-8400 Dexcore Restoration................................(619) 993-3417 Generation Contracting & Emergency Services........... ................................................................... (858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove...........................................................(858) 527-1144

Airbnb........................................................ (949) 422-7166

Tenant Screening

Water Softening & Conditioning

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

Termite Control & Repair

Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City)

Soft Flow Water Treatment, LLC..........(619) 371-2369

Window Coverings

Best Rate Repair.......................................(619) 229-0116 Truly Nolen................................................ (760) 291-1985

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

Towing Services

Window Washing

Western Towing..................................... (619) 297-8697

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

Water Heaters

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Water Heaters Only, Inc....................... (530) 274-3001

Temporary Housing

Windows

John's Elite Cleaning..............................(619) 851-5228

Trauma Scene Clean Up

Hoarding Solutions ..................................(619) 771-1792

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ADVERTISER Index air duct cleaning 5 Redi Carpet 800-734-6801

plumbing 36 ASAP Drain Guys and Plumbing 619-581-2127

bathroom remodeling 17 American Bathtub Refinishers 619-265-9200

property management software 28 Yardi 800-866-1144

bathtub liners 17 American Bathtub Refinishers 619-265-9200

real estate management 10 Griswold Real Estate Management 858-597-6100

bathtub refinishing 17 American Bathtub Refinishers 619-265-9200

refuse removal 18 Dependable Disposal 619-460-3551

carpet cleaning 5 Redi Carpet 800-734-6801

security patrol 18 Signal 88 Security of San Diego 619-363-7233

carpet sales 5 Redi Carpet 800-734-6801

sidewalk repair 25 Precision Trip Hazard Removal 760-658-6116

concrete services 26 Precision Trip Hazard Removal 760-658-6116

tenant screening 50 & 55 Infolink Resident Screening 888.762.7313

damage restoration 52 Hersum Construction 858-373-5900 16 Pacific Coast Construction 760-298-3170

towing 12 Western Towing 619-297-8697

deck coatings & waterproofing 16 Pacific Coast Construction & Water Proofing 760-298-3170 electrical contractors 16 Kennedy Electric 619-464-6568 general contractors 16 Pacific Coast Construction 760-298-3170 pest control BC Corky's Pest Control 800-333-7138 IFC That Guy 844.484.2848

utility billing system 22 Livable 877-789-6027 water heaters 36 ASAP Drain Guys and Plumbing 619-581-2127 water purifier 9 Soft Flow Water Treatment 619-990-1355 windows 34 Newman Replacement Windows 619-677-6511 760-764-4553

56 | Southern California Rental Housing Association Rental Advisor May 2020

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**All offerings shown are Regulation D, Rule 506(c) offerings. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security.

Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed.

Securities offered through WealthForge Securities, LLC. Member FINRA/SIPC. Kay Properties and Investments, LLC and WealthForge Securities, LLC are separate entities. These testimonials may not be representative of the experience of other clients. Past performance does not guarantee or indicate the likelihood of future results. These clients were not compensated for their testimonials. Please speak with your attorney and CPA before considering an investment.