Southern California Rental Housing Association Rental Advisor Magazine - May Issue

May 2022

Prepare for the Summer Season

Simply and efficiently generate legally compliant leasing documents to better serve your residents.

Available in

50 States

Over

6,000,000

Units in the U.S.

Management Companies Utilizing NAA Click & Lease:

Legally Compliant

Ensure Compliance & Reduce Risk Online & Paperless

Streamline your process with default community settings, reporting & e-signatures.

Integrates With All PMS Software Integrates with your current Property Management Software. No need to retrain staff!

naahq.org/lease

© Dmitry Kalinovsky | Dreamstime.com

CONTENTS

Industry Voices

MAY 2022

7 Backflow Preventers: Are They Necessary? James Barkley, Pacific Backlow Company, Inc. Regulatory Compliance

35 Pool Safety Guidance SCRHA White Paper

46 Maintenance Mania SCRHA Event Highlights

In Every Issue 3 5 11 17 28

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

21 Residential Fire Alarm Requirements in SD Alec Barton-Bareno, Bay Alarm Company Regulatory Compliance

45 Member Spotlight: Ana Magana SCRHA Member Spotlight

49 Overnight Guests SCRHA White Paper

Use a Member First

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

2022 OFFICERS

President Lucinda Lilley, FBS Property, AMO President Elect Abigail Rex, American Assets Trust, Inc. Vice President Todd Henderson, Independent Owner Secretary Shannon Kelly, Independent Owner Treasurer Aiesha Blevins, Greystar

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 Contributing Writer Lindsey Lee, Marketing Coordinator EDITORIAL ADVISORY BOARD Etta Smith, Generation Contracting & Emergency Services, Inc. - Chair Norman Cullen, CULTR 1, LP Kathy Belville, Lifetime Member

Legislative Chair Allison Pfister, Greystar Immediate Past President Kendra Bork, Cambridge Management Group, Inc.

2022 DIRECTORS

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

HONORARY LIFE ADVISOR G. Wesley Harker

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070 Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217 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 Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218 Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

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

Cover Credit: © Bonandbon Dw | Dreamstime.com

Our Address

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

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information. Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 words, include a byline of the author, and a final paragraph with contact information. Deadline is the 10th of the month before publication. Submit to publications@socalrha.org. ADVERTISE: Contact the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Lucinda Lilley

2022 President Southern California Rental Housing Association

Sharing Our Stories

A

s a long-time member and current President of the Southern California Rental Housing Association, I know firsthand the care and effort our members spend to provide quality housing in our communities. Our residents aren’t simply residents living in our houses, apartments, or accessory dwelling units; they are also our friends, colleagues, and neighbors. These relationships are the basis of vibrant and healthy communities throughout Southern California.

Knowing the full extent of what rental housing adds to our local communities makes it more challenging to see the “landlord” stereotype perpetuated as truth, especially as inflation and other pressing issues dominate the news. Housing supply issues have long dominated the news and economy of California, and this is starting to spread to other states. As it spreads, the negative stereotypes of who we are and what we do continue to dominate headlines. While we’ve long known that housing and providing quality housing is critical work, the past two years have made it exceedingly clear how essential our work is to our communities. I’m calling on you as SCRHA members to share your story and your work as housing providers. As you are out in the world, be aware that your personal story can help your friends or neighbors see the complex housing issues in a new light, especially as rental housing legislation dominates the agendas at local and state levels.

You may notice that I’ve used the term “housing provider” throughout this message. That is no coincidence. It is an intentional choice that best encompasses the full extent of our work. Most of us don’t spend our days lording over fields and farms. Instead, we serve our residents, maintain properties, and ensure that our residents have a place to call home. I understand that it can be challenging to see yourself as a housing provider. Whether you work as part, as a maintenance technician, leasing agent, property manager, or property owner – whether you provide housing in an apartment community or have a single rental home, you are a housing provider. Southern California Rental Housing Association is a member-driven organization that provides support and resources for all rental housing providers and the businesses that support the industry. One way to have your voice heard as a housing provider is to get involved with Southern California Rental Housing Association. Share your gifts by volunteering on a committee or like and share our posts on social media. It will take all of us working together and building deeper connections in the community to dispel the greedy landlord story.

We already know that housing providers face multiple challenges during this election year. By having a personal conversation about your experiences, you can help change perceptions and build a deeper understanding of how the proposed legislation will affect you and our communities. It can be difficult to have these conversations that challenge common perceptions, but these are necessary conversations. May 2022 socalrha.org | 3

VALUE

ADVOCACY VALUE

Presence in the community

The ultimate resource for all things related to rental housing.

Product and program diversification

Rental housing friendly public policy & elected and appointed officials

Reenvisioning quality housing for all

Robust funding for rental housing policy creation

To create a thriving rental housing community through advocacy, education, and collaboration

Resource hub

STRATEGIES Strategic alliances Fundraising Set strategic priorities

Character & integrity that negates need for regulation

OUTREACH

OUR MISSION

STRATEGIES

Recognized resource hub that inspires diverse membership growth & engagement from all sectors of rental housing.

ADVOCACY

OUR VISION

OUTREACH

People coming to SCRHA for opinion, advice, knowledge, & expertise Rental housing providers are recognized as valuable & essential members of the community

SOCALRHA.ORG 4 | Southern California Rental Housing Association Rental Advisor May 2022

STRATEGIES Visibility & prominence Collaboration

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

Volunteer with SCRHA

A

s the host association for the 2022 Apartmentalize Conference, we are counting down the days until this exciting event returns to the San Diego Convention Center starting June 22. This premier event brings together rental housing professionals from around the country for a full schedule of education and networking. Through your membership in the Southern California Rental Housing Association and the National Apartment Association, you are in a unique position to attend this event at a discount rate. By volunteering for four hours during the event, you can register for the entire conference for only $425 instead of $1,020, giving you the chance to learn from industry experts and build relationships with other rental housing professionals. It's important to remember that the Apartmentalize conference isn’t scheduled to be back on the west coast any time soon, so volunteer and enjoy the discount while you can! In addition to the chance to learn from industry experts and connect with rental housing colleagues from around the country, much of the important work happens offstage during Apartmentalize. Volunteers who serve on NAA committees will meet in person to have discussions, make decisions, and do the work that will guide the national agenda for the next year. With five representatives in leadership roles, SCRHA is in a strong position to make the voice of our members heard on a national level.

to get involved to help influence the direction of the Association and the industry at large. Our volunteer committees meet monthly and give you multiple ways to get involved with the topics that matter most to you. Whether you are interested in education, events, or legislation, there is a place for you at the table. The SCRHA nominating committee is now accepting applications to sit on the 2023 Board of Directors. Our board comprises volunteers who are nominated by a Nominating Committee and voted on by our members at our Annual Meeting in early October. This year we are looking for Independent Owners and Property Managers to help shape the organization's future and the industry in our region (San Diego, Imperial, and southern Riverside County). Each term is for two years, and you may serve up to three terms. Please let me know if you have any questions or apply online at socalrha.org/boardapplication. If you don’t see a good fit for your time and talents, please reach out and let me know how you would like to share your gifts with SCRHA. In the meantime, be sure to follow us on social media and share our posts with your networks. We deeply value our members and the work they do as members of the rental housing community.

As a member of SCRHA, your voice matters and I encourage you to share your thoughts. The best way to do that is to get involved. As a volunteerdriven organization, there are several ways for you May 2022 socalrha.org | 5

Ser ving All O f San Diego County Ca li for n i a State Cont rac tors License #748915

SCRHA Member Since SDCAA member since1977 1977

E X PE RT Refini shi ng of Po rce l a i n and Fi b ergl ass S ur f aces 619-265-9200 858-642-9200

North County 760-940-9200

Bathtub Refinishers • Expert porcelain and fiberglass refinishing • Repairs of chip and cracks or completely refinish • Weak bottoms

Bathtub Liners • Designed to fit over your existing tub. • Commercial and Residential • Will not disturb plumbing, walls or floor. • Will not chip, dent, crack or peel. • Installed in just two hours for same day use.

All of o u r S er v i ces: • Porcelain Sinks • Porcelain Bathtubs • Wall Sinks • Bath Bowls • Kitchen Sinks • Kitchen Counter Tops

• Fiberglass Bathtubs • Fiberglass Showers • Pedestal Sinks • Vanity Counter Tops • Tile Surrounds • Wall Surrounds

6 | Southern California Rental Housing Association Rental Advisor May 2022

• Crack & Chip Repair • Plumbers Cutouts • Terrazzo Pans • Complete Support & Cutouts

BACKFLOW PREVENTERS: © Steven Hockney | Dreamstime.com

ARE THEY NECESSARY?

By James Barkley, Pacific Backlow Company, Inc. Clean water is a resource taken for granted in most of America. It flows dependably from the nearest outlet for drinking, cooking, bathing, and many other uses. This is made possible by a vast network of pressurized underground pipes, called the distribution system. This system connects the water supplier to all end users being served. Unfortunately, it also connects each end user to all other users. If not properly managed, this modern convenience becomes a serious public health threat. Water suppliers are strictly regulated according to Federal and State requirements. They must deliver safe (potable) water to each end user’s point of connection. While water remains in the distribution pipelines, the supplier maintains quality control. Their control is lost at the connection to an end user's plumbing.

Water using appliances and equipment within a facility are beyond the supplier’s supervision. These may expose the distribution system to unauthorized substances, potentially contaminating the potable water on which we all depend. An end user's facility represents some level of risk to everyone connected to the system, be the facility a home, apartment building, farm, high-rise, landscaped park, heavy industrial building, etc. The term "backflow" means "the unwanted reverse flow of water and other substances into the safe drinking water supply". To protect public health, backflow prevention is required wherever the distribution system is exposed to a risk of pollution or contamination. The Uniform Plumbing Code lists many facilities, equipment and water uses that are not to be connected

to drinking water supplies without appropriate backflow protection. This is known as Cross Connection Control. A cross connection is any device or arrangement that actually or potentially allows direct contact of potable water with any other substance. A backflow incident through unprotected cross connections can contaminate the public water supply. Controlling the Risk One of the most common examples of backflow prevention is used daily at home. The kitchen faucet is constructed and positioned so its discharge is well above the drain opening and at least an inch above the sink rim. Known as an Air Gap, this is a specifically designed physical separation of potable water from potential contamination. It’s the most dependable protection.

May 2022 socalrha.org | 7

If flow reverses, contents of the drain will never rise above the overflowing sink rim, and only air will backflow into the faucet. Alternatively, if the discharge is below the sink rim, a backed-up drain could create a direct connection between the faucet and sewer, which is never acceptable. For this use, Plumbing Code requires an air gap. Code requires many other backflow prevention methods for various risks in plumbing systems to protect health. A physical separation (air gap) is the surest way to protect the system but it’s not the most practical. If the distribution grid was built for air gap delivery of water, each user would need to own storage, be proficient in sanitation, perhaps own pumps, etc. Our society would not

function as it does now. More importantly, public health would suffer. Air gaps are extremely difficult to monitor. Communities without comprehensive water controls experience malnutrition and disease. Our society has instead built a system with direct, pressurized connections and professional management. There are great benefits if risks are appropriately mitigated. Part of that effort is the water supplier’s Cross Connection Control program which requires the user, as a condition of connection, to protect the community using a properly selected and located backflow prevention assembly. This effectively mitigates the risk, allowing the user’s direct connection to the pressurized system.

Pressurized Distribution System Water flows from higher pressure to areas of lower pressure. However, a drop in the supply pressure reverses this flow, drawing water from surrounding users toward the point of lowest pressure. This backflow condition is known as "backsiphonage", and might occur when pumps fail, an underground water line breaks, or during the use of hydrants for fighting fire. “Backpressure” happens when pressure in the user system exceeds pressure in the supply system. Higher pressure can push substances back into the community water system. This potential exists when end-user plumbing is equipped with items such as pumps, boilers, elevated tanks, etc.

Voices of the Industry

8 | Southern California Rental Housing Association Rental Advisor May 2022

Backflow Incidents When either back-siphonage or backpressure occurs, unprotected cross connections can allow pollution and contamination into the distribution system. Later, the water with these unauthorized substances will be delivered without warning to nearby users when a tap is opened. A backsiphonage event happened in February 2022 in Texas, when a burst distribution main suddenly lowered system pressure to below 20 psi. This caused a reverse flow condition, allowing the possibility for contaminants to enter the drinking water through unprotected cross-connections in user facilities. A backpressure event happened in Washington State in 2019. Residents reported green water flowing from their taps and found that their water meters were clogged with grass and seeds. Investigation found that a hydroseeding crew pumped fertilizer and seeds into the community water system through a fire hydrant without proper backflow protection for the operation. The Property Owner “Meter protection” backflow preventers are located to protect the supplier’s system from water uses within properties. Also known as “system protection”, these do not protect the occupants from water contamination originating within a property. As has previously been mentioned, backflow protection in various forms is required and built into plumbing systems. However, owners may wish to inspect within their property to confirm

there are no unprotected risks to themselves, their families, customers and employees. The most common direct crossconnection to a health hazard at home is an improperly set up toilet. Ensure toilet fill valves are air-gapped to prevent backsiphonage of tank water, chemicals, and bacteria into the home plumbing system. Confirm that both the fill tube discharge and fill valve Critical Level mark are 1" above the top of the overflow pipe. Hoses are commonly (but inappropriately) left unattended and submerged while filling or flushing pools, ponds, tanks, buckets, etc. Once in New Jersey a water main break caused backsiphonage of the poison chlordane out of an exterminator's barrel, through a garden hose, into the home plumbing and out to the community. A hose bibb vacuum breaker is a small, inexpensive device, which should have been used to prevent the reverse flow. These should be permanently attached to all hose bibbs.

procedure shows whether a backflow preventer is operating to minimum performance standards at the time of test. These tests are performed by authorized technicians who have demonstrated their qualifications to the supplier. The tester officially certifies the results. If a backflow assembly fails to meet or exceed minimum standards, it must be repaired prior to certification. If it can’t be repaired due to age or damage, it must be replaced with equal or superior protection. At times, replacement may trigger upgrade to current code. It’s wise to budget for repairs and the inevitable end of useful life. Team Effort The continued benefit of a clean water system requires collaboration between water providers, end users and backflow assembly testers. We can all take part in a system that delivers safe, convenient drinking water to our tap.

Increasingly, homes and small apartments are being fitted with fire sprinkler systems, which can hold stagnant water with potential for organism growth. Both the property and the water supplier should be protected against fire system backflow.

Support Our Advocacy

Minimum Performance Standards As with all mechanical items, maintenance is vital for proper operation. Water suppliers must ensure the maintenance of system protection is not neglected, so annual (or more frequent) testing is required. The approved test

socalrha.org

Read our emails and follow us on social media to keep up with the latest news.

May 2022 socalrha.org | 9

Be a jack-of-all-trades and a master of maintenance. Certificate for Apartment Maintenance Technician WE RECOMMEND THIS COURSE for maintenance technicians, porters, housekeepers, and groundskeepers who are ready for advancement. Earning your CAMT boosts your knowledge and skills, your reputation, and your confidence.

YOU’LL LEARN ABOUT: • Processing work orders efficiently and to residents’ satisfaction • Electrical, plumbing, HVAC, mechanical, appliance, construction, and lock and key services and repairs • Painting services • Customer service

• Documenting and reporting maintenance activities in compliance with company policy and regulation • Curb appeal, property inspection, and daily maintenance • Maintaining recreational facilities and common areas

• Following company policy and procedures • Implementing a preventive maintenance schedule • Minimizing personal and property damage • Maintenance safety

• Product repair and replacement decisions

• Fair housing regulatory compliance

• Professional behavior, communication skills, and personal appearance

• Environmental responsibility and regulatory compliance

MAY - MAY Available16 in person only20 IN-PERSON CLASSES AT THE www.GoWithVisto.org PHOENIX STAFFING

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

10 | Southern California Rental Housing Association Rental Advisor May 2022

© Vadim Startsev | Dreamstime.com

© Adeliepenguin | Dreamstime.com

REGIONAL

© Hhunlimitedmedia - Dreamstime.com

LEGISLATIVEUPDATE

© Sumikophoto | Dreamstime.com

California Warns Encinitas is not Meeting its Housing Requirements as Several CA Cities File Suit against the State

CA State Attorney Rob Bonta issued a warning to the City of Encinitas in late March regarding the city’s recent actions against a proposed apartment community project still waiting for the city council’s approval. Encinitas could face immediate action from the state if it continues to delay or undermine the project. At the same time, several California cities filed a lawsuit against the state contending its Regional Housing Needs Assessment (RHNA), SB 9, and other state laws are whittling away local government authority and its ability to make their own land use decisions. Encinitas has faced multiple lawsuits and possible sanctions from the state for not adopting its Housing Element. Now that Encinitas has a housing element, the city has been approving housing projects to comply with state housing requirements. However, Encinitas has drawn criticism from state officials over the controversial Boulevard Apartment Community project. Boulevard is a proposed seven-acre project located near a busy intersection in the Olivenhain

community. The Boulevard will have 277 for-market and subsidized units with building heights up to 69 feet exceeding the city’s height limit of 39 feet. The project will be in a neighborhood consisting of primarily of single-family homes. Nearby residents have been complaining that the project is too tall and dense for the Olivenhain community. Thus, the city’s Planning Commission has been denying permits, preventing the project from moving forward. The Encinitas City Council also has taken steps against the project by denying several appeals including one appeal filed by the builder contending the city cannot by law deny the project because it adheres to California’s affordable housing rules. In light of Encinitas’ recent actions against the project, the State Attorney General’s office sent a letter to the city stating that it has violated CA’s Housing Accountability and Housing Density Bonus Law by denying the builder’s appeal. The letter added the city potentially could be segregating lower-income housing to certain areas of the city by the preventing the project from being built in the Olivenhain community. If Encinitas continues to delay the project, it may face immediate action from the Attorney General. Encinitas officially has May 2022 socalrha.org | 11

not responded to the Attorney General’s letter. Currently, Boulevard’s builder is making additional changes to the project so it can receive approval. As state legislators approve more housing laws holding cities and counties more accountable to accommodate more, higher density housing, several California cities have decided to legally challenge parts of California’s housing law. The cities of Redondo Beach, Torrance, Carson, and Whittier in late March filed a petition with the Los Angeles Superior Court against the Attorney General’s Office. The suit is challenging the constitutionality of state law SB 9, which allows single-family residential parcels to be subdivided to accommodate 2 to 4 units. SB 9 was signed into law in September 2021. SB 9 advocates argue the law is a new tool to improve housing affordability in California. They add many cities have done too little, too late to address the housing supply crisis and in some cases acting to prevent more dense projects from built in their communities. Critics see SB 9 as a one size, fits all policy that is too broad to help cities address affordability effectively. Critics say the state

Own Appreciated Investment Real Estate?

Market Values at ALL TIME HIGH Selling Appreciated Investment Properties? Big Taxes on Profits! Consider 1031 Exchange Options Case Study Online Webinars Saturdays@10am and on-demand See www.RentalOwnerWorkshop.com Aubrey Morrow CERTIFIED FINANCIAL PLANNER™ Practitioner

Financial Designs, Ltd. 5075 Shoreham Place, Suite 200 San Diego, CA 92122 Phone (858) 597-1980 | Fax (858) 546-1106 www.MoneyTalkRadio.com

Tune in Saturdays 8am AM 600 KOGO

Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory Services offered through Concorde Asset Management, LLC (CAM), an SEC Registered Investment Advisor. Financial Designs is independent of CIS & CAM. This is for informational purposes only, does not constitute as investment advice, and is not legal or tax advice. There are material risks associated with investing in real estate securities including illiquidity, general market conditions, interest rate risks, financing risks, potential adverse tax consequences, general economic risks, development risks, and potential loss of the entire investment principal.

is piling on more requirements on local governments to build more housing, yet the state is not providing infrastructure funding to accommodate for the new housing. In the petition submitted to the L.A. Superior Courts, the cities argued that SB 9 has stripped local governments of their local authority to make land use decisions and that the law eliminates their ability to zone for single-family homes anywhere in their cities. The Attorney General’s office stated it will act to defend SB 9 in court. The cities of Rancho Palos Verdes and Hesperia stated that they plan to file a separate legal challenge, with other cities possibly joining suit, to challenge SB 9. No date for the court hearing has been scheduled yet.

San Diego Approves More Incentives to Build Accessory Dwelling Units for Low-Income People

In April, the San Diego City Council unanimously voted to adopt new incentives encouraging owners to build Accessory Dwelling Units (ADU) to house lower-income persons on their property. Property owners under the city’s Bonus Program may build an additional ADU if they commit to rent the ADU at a reduced rate to a low-income or moderate income person for the next 10 or 15 years. City officials and advocates believe building more ADUs is the simplest and least expensive way to add more housing units and reduce homelessness. The State of California and San Diego over the last few years has enacted new laws and regulations to ease restrictions, streamline the permitting process, and create more incentives so more ADUs can be built in the city and state. Property owners utilizing the bonus rule must build the ADU for a low- or moderate-income person. The ADU must be rent restricted for a minimum of 10 years to lower-income persons who earn 60 percent or less of Area Median Income or 15 years to moderate-income persons who earn between 60 and 110 percent of Area Median Income. The owner may rent the other ADU unit at market rate.

12 | Southern California Rental Housing Association Rental Advisor May 2022

For more information about the city’s ADU and Junior Accessory Dwelling Unit (JADU) programs, members can visit, https://www.sandiego.gov/ development-services/news-programs/programs/ companion-junior-units.

The candidate that receives a majority of first rank votes in the first round of voting would win the election outright, but if there is no majority winner, the elections move into what is called an instant runoff.

Proposed Ballot Initiative would bring Ranked Voting Choice System to San Diego Elections

In the instant runoff, the candidate with the least number of votes would be eliminated and voters would vote to rank the four remaining candidates. If none of the candidates receive a majority of first ranked votes, the process continues again with the last place candidate eliminated and voters would rank the remaining candidates. The process repeats until a candidate receives the majority of first ranked votes.

The San Diego City Council Rules Committee will decide this summer if it should recommend to the full City Council that it add a city initiative to the November ballot. The initiative will let voters decide if they want to replace San Diego’s current ‘top two’ election system with a Ranked Voting Choice system. San Diego City elections are based on a top two election system meaning the two candidates that receive the most votes in the primary will move on to compete in the general election. The Ranked Voter Choice initiative proposes that five candidates would be placed on the ballot for each city election. Voters would vote to rank the five candidates from first to last.

Supporters of Ranked Voting Choice say the system will introduce more candidates giving voter more choices making the voting process a positive experience. Several cities such as New York and San Francisco and the states of Alaska and Maine currently use ranked choice voting systems in their elections.

Future-proof your laundry. Keep your residents happy with WASH’s digital laundry room solutions.  Mobile pay, credit card and laundry card options  Unparalleled security  Fewer service calls, vandalism and theft  Refunds, service requests, payments and more through the WASH-Connect mobile app

Visit wash.com/mobile or call 800.777.1484 to future-proof your laundry room today!

Ditch the quarters and choose mobile pay!

WS22-018 Future-Proof Ad 7_5x4_875.indd 1

May 2022 socalrha.org | 13 12/30/2021 9:11:28 AM

In mid-April, the San Diego City Council’s Rules Committee discussed adding various proposed initiatives to the city’s November ballot including the Ranked Voting Choice initiative. The Rules committee voted to have city staff perform analysis on the proposal and return with its analysis to the committee this summer. However, councilmembers expressed strong reservations with the proposed initiative and insinuated that they may vote to stop the initiative from advancing to the full city council. Please remember the primary election is this Tuesday, June 7 and the November general election is Tuesday, November 8. The SCRHA will be providing more information on candidate and issue endorsements in the coming months. Make sure that you are registered to vote and your voter information is updated with the Imperial, San Diego, or Riverside County Registrar of Voters, please visit https://elections.imperialcounty.org/, Sdvote.com, voteinfo.net for information.

Riverside County’s Short Term Vacation Rental Ordinance Could See Increased Restrictions and Penalties

Last year, Riverside County Supervisors voted to regulate Short-Term Vacation Rentals in the unincorporated areas of the county. More significant changes to the regulations could be in store for short-term rentals later this year. The number of licensed short-term rentals has increased from 568 in 2016 to 925 rentals so far in 2022. The County states there could be thousands of unlicensed rentals operating illegally in the county. Complaints about noise, parties, traffic, and parking associated with short-term rentals have increased as well. The Riverside County Planning Commission held a hearing in April to evaluate the county’s short-term vacation rental ordinance and determined that more regulations will be necessary. Based on the findings from a County Civil Grand Jury report, the Planning Commission decided the current ordinance is too weak and ineffective.

Preferred Partner of

Special offers available for members

Finally, Ratio Utility Billing with NO Unit Minimums! You too can offset rising utility costs with Ratio Billing and Conservation Education.

Free Recovery Estimate! wwwLlivaSleLcomQscrha

14 | Southern California Rental Housing Association Rental Advisor May 2022

The Grand Jury report concluded the county’s existing short-term vacation rental ordinance lacks the enforcement to deter short-term rentals from violating county rules. Thus, the Grand Jury report recommended that application, licensing, and renewal fees be increased to step up county enforcement. The report recommended that shortterm rental properties be inspected. County officials announced at the Planning Commission hearing that the County will contract with a third party to handle applications and enforcement issues and that it will hire more code enforcement officers to follow up and enforce complaints.

to crack down on unlicensed rentals operating in the unincorporated areas which is estimated to be two to three times the number of licensed rentals. The Planning Commission at the conclusion of its discussion directed county staff to draft its recommendations into the ordinance and return to the Planning Commission by May 18. Should the Planning Commission endorse the ordinance, it will be forwarded to the County Board of Supervisors for final adoption later this year.

The Planning Commission considered changing the maximum occupancy requirements to 10 persons per rental, but later changed its position allowing rentals up to 16 persons if the short-term rental meets certain criteria or applies for an exemption. Another change would require mandatary inspections of properties applying for certification. Rentals caught violating the ordinance will face new or stiffer penalties and could have their license revoked after the third violation. The County plans

May 2022 socalrha.org | 15

Response

6 | Southern California Rental Housing Association Rental Advisor July 2021 16 | Southern California Rental Housing Association Rental Advisor May 2022

California

CAPITOL NEWS

By Aaron Reed & Associates, SCRHA's Lobbyist

The Legislature is in full swing with hearings, budget, amendments and more hearings. With that, the SCRHA has been working hard to protect the interests of rental housing providers in general and SCRHA members specifically.

We all have read or heard about AB 2179, an extension of the COVID-19 tenant protection legislation that was due to expire March 31, 2022. Under this bill, which runs through June 30, tenants will remain protected against eviction if they’ve applied for emergency rental assistance on or before March 31 and are still awaiting either approval or payment. The processing of applications and disbursement of payments have taken a significantly longer time than anticipated, which led to AB 2179. AB 2179 maintains the state’s preemption of new, local COVID-19 eviction restrictions, the only plus for property owners in the bill. On a brighter note, AB 2469 requiring landlords to register their properties with the government, failed to move out of its policy committee. You are not reading an old article, this is the third or fourth time the SCRHA has helped kill a rental registry bill in the last few years. The bill would have required owners to submit a rental registry form each year to the state Department of Housing and Community Development. The form would have required a variety of data, data that is already available through various sources if one just cared to look. The bill was once again tagged with a $20 to $30 million price tag which ultimately led to its demise.

AB 1771 (Ward) The California Housing Speculation Act - would impose, under the Personal Income Tax (PIT) Law and Corporation Tax (CT) Law, an additional tax on "qualified taxpayers" at specified rates on the net capital gain from the sale or exchange of real property.

Specifically, beginning on or after January 1, 2023, an additional surtax under the PIT Law and CT Law on a "qualified taxpayer" at the rate of 25% of the net capital gain resulting from the sale or exchange of a "qualified asset." It then reduces the imposed tax by five percentage points to 20% of the net capital gain on the sale or exchange beginning 3.01 to 4 years, inclusive, after the initial purchase of the "qualified asset" by the "qualified taxpayer," and continues to reduce the tax by an additional 5 percentage points each year thereafter, until the tax is phased out after more than 7-years from the initial purchase. That’s right. An additional 25 percent tax on the net capitol gain resulting from the sale or exchange of a qualified asset. The bill was placed on the Assembly Revenue and Taxpayers Committee suspense file where we will try and make sure it stays. There is more, but space is limited. We will keep you posted on developments on these, and other bills, as the legislative year progresses.

May 2022 socalrha.org | 17

Boost your knowledge, skills, and confidence! Certified Apartment Manager WE RECOMMEND THIS COURSE for community managers and experienced assistant managers. Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals. The CAM credential positions you well for career opportunities and advancement.

YOU’LL LEARN ABOUT: • Occupancy rates

• Apartment turnover

• Comprehensive marketing plans

• Working with contractors and vendors

• Sales team management and product readiness

• Recruiting high-caliber employees

• Equitable treatment of current and potential residents

• Employee orientation and training

• Resident retention and maintaining a positive company image

• Employment regulations and record keeping

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

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

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance accurately

• Service request process

Available in person and online Online member price: $865 www.GoWithVisto.org

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

18 | Southern California Rental Housing Association Rental Advisor May 2022

ARE YOU DONE WITH THE HEADACHES OF RENTAL PROPERTY? CALL YOUR LOCAL DST ADVISOR

• • • • •

Potential for monthly cash flow and capital appreciation Potential to defer capital gains taxes Potential close in as little as 3-4 days Help build a diversified portfolio Invest in “out-of-state” properties

• • • • •

No need to obtain a loan Low minimum investment amounts Institutional asset and property management Pass through tax benefits No escrow

“ My mission is to provide expert advice that helps investors escape the burdens of traditional rental property ownership, and 1031 exchange into potentially 100% passive income DST properties.”

Jason McMurtry, MBA Managing Partner

To learn more, visit 1031CapitalSolutions.com or call us at (800) 445-5908 DST 1031 properties are only available to accredited investors (typically defined as having a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years; or have an active Series 7, Series 82, or Series 65. Individuals holding a Series 66 do not fall under this definition) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. This is for informational purposes only, does not constitute as individual investment advice, and should not be relied upon as tax or legal advice. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax concepts, therefore you should consult your legal or tax professional regarding the specifics of your particular situation. Potential cash flows/returns/appreciation are not guaranteed and could be lower than anticipated. Diversification does not guarantee a profit or protect against a loss in a declining market. It is a method used to help manage investment risk. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory services offered through Concorde Asset Management, LLC (CAM), an SEC registered investment advisor. 1031 Capital Solutions is independent of CIS, CAM and CIA.

May 2022 socalrha.org | 19

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION

LEGISLATIVE UPDATE June 8, 2022 | 10:00 AM - 11:00 AM Instructor: Molly Kirkland, SCRHA Director of Public Affairs

Join us for an overview of pending legislation and the potential impact of these bills on the rental housing industry. We will also cover recently passed legislation and how it changes the way you do business. Remember, not knowing the law is not a legal defense. Learn in our classroom, not a courtroom!

REGISTER ONLINE AT SOCALRHA.ORG 20 | Southern California Rental Housing Association Rental Advisor May 2022

© Brad Calkins | Dreamstime.com

Retroactive Residential Fire Alarm Requirements Enforced in San Diego By Alec Barton-Bareno, Bay Alarm Company

In 2020, owners of some multifamily residences in San Diego began receiving notices titled “Retroactive Residential Fire Alarm Requirements.” The city sent these notices because it updated the local fire code to apply retroactively to certain buildings constructed before January 1, 1975. More specifically, the affected structures include: • Every apartment house 3 or more stories in height or containing more than 15 apartments • Every hotel or motel 3 or more stories in height or containing 20 or more guest rooms There are exceptions—so not every property owner that meets the above requirements will need to act. For more information or questions, you can visit the City of San Diego Development Services web page. So, what should you do if you need to update your fire alarm system?

One option is working with a local, professional fire alarm contractor to design and install a compliant fire alarm system. Keep reading for some additional information to keep in mind if your building’s fire alarm system needs an update. Because fire codes are enforced at the local level, the level of enforcement varies by city In California, the California Fire Code governs where and when a fire alarm system is installed. Then, NFPA 72®, the National Fire Alarm Code® developed by the National Fire Protection Association® (NFPA), provides details on how that system should be installed. The California Fire Code sets the minimum standard for every occupancy in California. However, enforcement falls to local governments, so the level of enforcement can vary significantly. In this case, the City of San Diego amended

the California Fire Code to retroactively enforce the code on multiple-story buildings that existed before January 1, 1975. The local fire department usually handles local enforcement In many cities, including San Diego, the fire department is the local Authority Having Jurisdiction (AHJ) that enforces fire codes. The type of fire alarm system required in a building depends on building occupancy, the number of occupants, and whether sprinkler systems are required. If a building changes occupancy type, the property owner may be required to update the fire alarm system to meet the current fire codes. According to the City of San Diego Fire-Rescue Department, owners must retrofit affected buildings with automatic or manually operated fire alarm systems that warn all occupants May 2022 socalrha.org | 21

at the same time. And visual and audible notification is required throughout the building, in accordance with the current edition of the California Fire Code. Fire code enforcement is because of concerns about occupant safety Californians know all too well the destruction a fire can cause. AHJs have become more concerned about multifamily residences and evaluating them quickly during a fire. The best way to prevent injury is a fire alarm system with an early notification system so that residents know when they need to evacuate from the building. In the Summer of 2021, one of our retroactive fire alarm systems saved the lives of an entire apartment complex. The low frequency sounders in each living room and bedroom ensured that all residents were awoken in the middle of the night for a safe evacuation from an active fire. In the case of San Diego, the city amended the code, and the fire department is enforcing the new requirements to keep occupants safe. Have a professional fire alarm contractor upgrade your fire alarm to address any new requirements If your building needs a new or updated fire alarm system, you should contact a professional fire alarm provider familiar with state and local fire codes. You should reach out to reputable companies that have well-established relationships with the local authorities.

A fire alarm provider should offer the following services: • Fire alarm system design • Fire alarm system permitting • Fire alarm system installation • Regular system service and maintenance • Annual inspections and semiannual inspections when required for specific devices You should also consider companies that offer fire alarm monitoring, a service where a team of agents monitors your fire alarm system 24/7, and who can contact emergency services in the event of a fire alarm activation. Designing, permitting, and installing a compliant fire alarm system can be a lengthy project. However, the City of San Diego Fire-Rescue Department and other departments give adequate time for installing a new fire alarm system once work begins. The “Retroactive Residential Fire Alarm Requirements” notice states that once an inspector sees that a professional fire alarm installer has initiated the permitting process, and a project number has been provided, they will sign off on the inspection. However, an implementation plan may be necessary in some circumstances. Remember that price shouldn’t be the only priority when selecting a company to install your fire alarm system The price of the project will depend on building size and occupancy type. However, because fire codes are standard across one jurisdiction, quotes are based on similar parts and labor, no matter the company. Be wary of any company that

22 | Southern California Rental Housing Association Rental Advisor May 2022

offers bids notably lower than competitors. They may not sufficiently understand the fire code and how to get your building in compliance. For example, code does not specify how many sounders are required in a residential space. However, in our experience, there is one sounder required in each living room and bedroom in order to achieve the appropriate decibel rating. To get the most out of your investment, and make the compliance process as easy as possible, hire a reputable, local fire alarm provider. Local experts are more likely to know how to get your building up to code and often have a close working relationship with the local AHJ. With a local fire alarm provider on your side, you can get in compliance, enjoy quick access to technical support, and schedule annual inspections to ensure the system works as it should. What to look for if you need a fire system upgraded or installed Look for a licensed C-10 fire alarm contractor that can design, permit, and install a fully compliant fire alarm system. Make sure they can provide system service and maintenance when required, as well as annual fire alarm inspections that ensure your system works properly. At Bay Alarm, we know the fire codes and how to get your property in compliance.

Increase your home’s ENERGY EFFICIENCY with new windows & doors LIFETIME WARRANTY ON LABOR AND ALL MILGARD PRODUCTS!

1,000

$

500

$

OFF *

MILGARD VINYL WINDOWS

OFF *

MILGARD VINYL DOORS

Call 877-7-NEWMAN or visit www.NewmanWindows.com today! Schedule your appointment and use code Newman1b

NEWMAN SIGNATURE EXPERIENCE It’s what you don’t see that counts

Worry Free Process

VISIT US AT OUR SHOWROOMS 1176 Morena Blvd. San Diego CA 92110

6110 Yarrow Dr. Carlsbad CA 92011

OPEN MON-FRI 8AM-5PM CLOSED MON-FRI 1PM-2PM

OPEN MON-FRI 8AM-5PM

Full Transparency

Honest Value

Professional Installation

Quality Products

YOUR APPOINTMENT. YOUR WAY. Interior or Exterior. It’s your choice.

*Offer good on purchase of 5 or more windows. Price based off MSRP. Cannot be combined with any other offers. Not valid on previous orders. Valid on purchases made between January 1, 2021 and January 31, 2021.

LIC #570472

May 2022 socalrha.org | 23

24 | Southern California Rental Housing Association Rental Advisor May 2022

May 2022 socalrha.org | 25

A refreshingly simple way to manage your properties Residential

Commercial

Affordable

Self Storage

Discover what you can do with intuitive & powerful property management software

Condo/HOA

Breeze

Starting at

$1

Easy setup Property accounting Vacancy & prospect tracking ILS posting Online applications Online payments Online maintenance Email & text communications Walk-in payments with PayNearMe Vendor payments Owner payments & reports Live chat support Renters insurance† Resident screening† Corporate websites† Property websites†

per unit per month*

✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓

Online lease execution†

“

Yardi Breeze is easy to use. Tenant tracking, maintenance requests and online support … I love everything about it!

Customer relationship management

Danielle Drozdek RB Homes, Inc.

Corporate accounting

”

Job cost tracking Rent deferment Rent control Invoice approval & processing Customizable financial statements Menu-level security *Minimums apply

†Additional fees apply

Get a free, personalized demo to see why thousands of companies choose Yardi Breeze YardiBreeze.com | (800) 866 -1144

Manufactured

Breeze

Starting at

unit $2 per per month*

✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓

YOUR SINGLE-SOURCE MRO SUPPLIER HD Supply is committed to getting you what you need, where and when you need it. We offer: • Free, next-day delivery* • More than 100,000 products • Industry-leading support Trust us to make your job easier with: • One-click checkout online • HD Supply Solutions™ App for ordering anywhere • Custom-made products, including doors, cabinets, window coverings, and more • Professional certification and training • Property improvement and renovation services

*On most orders to most areas. © 2020 HDS IP Holding, LLC. All Rights Reserved. For our terms and conditions, visit hdsupplysolutions.com/terms.

May 2022 socalrha.org | 27

CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes require pre-registration. Walk-ins are not accepted. See confirmation email for details. Questions? Contact us at events@socalrha.org or 858.278.8070.

MAY 12

1:00p-6:00p

Golf Classic

18 24 MAY

11 MAY

10:00a-11:00a

Legislative Update

10:00a-11:00a 9:00a-12:00a

26 MAY 24

Fair Housing for Mixer SCRHA Industry Maintenance

29 JUN

11 JUL

Supplier Council

ICON KEY

10:00a-11:00a

IROC: Tips & Tricks of Property Management

9:00a-4:00p 9:00a-12:00a

IROC: Tips & Tricks of Fair Housing for Property Management Maintenance

2:30p-3:30p

18 MAY

8:00a-5:00p

Advanced HVAC Electrical

Independent Property Owners

28 | Southern California Rental Housing Association Rental Advisor May 2022

12 JUL

10:00a-11:00a

IROC: Serving Notices

Property Managers

Suppliers

Featured

Featured

Golf Classic Join rental housing professionals for a day of networking and golf at the 2022 Golf Classic. Foursomes and sponsorships now available!

May 16, 2022

May 12, 2022 at Coronado Municipal Golf Course

8 JUN

10:00a-11:00a

CAMT: Certificate for Apartment Maintenance Technician

28 14 SEP JUN

9:00a-4:00p

Legislative Update

Fair Housing: Part I & II

13 JUL

21 JUL

3:30p-5:00p

SCRHA Member Orientation

22 JUN

All Day

Start of 2022 Apartmentalize

10:00a-11:00a

Solution Series: Small Claims Court

Save Your Seat!

May 2022 socalrha.org | 29

APARTMENTALIZE

JUNE 22-24

Powered by

Mark Your Calendar for June 2022! Join us in June at the San Diego Convention Center. We’ll have more opportunities for you and your team to make brilliant connections, get bright ideas and see success in a new light. Plan now to be there!

REGISTRATION IS NOW OPEN! Visit apartmentalize.com for all of the details.

Another Chance TO Focus Forward 2021 Apartmentalize was exactly what we needed to reconnect with the industry, reenergize and find a better way of doing things. If you or your team missed the Chicago event or missed a few education sessions, here’s your chance to catch up and continue learning. Order NAA’s REWIND program to get access to 80+ PowerPoint-synced audio and video sessions from Apartmentalize. Learn more at naahq.org/rewind.

Affiliate Logo Here 30 | Southern California Rental Housing Association Rental Advisor May 2022

VOLUNTEER TO

SAVE Volunteer for four hours assisting attendees with directions and save over 57% on your full conference ticket price! Sign up today and use discount code CONCIERGE2022 at registration to sign up for the full conference for $425.

You will need your NAA website username and password to register. If you do not remember your NAA website identification or you haven’t registered for it yet, go tonaahq.org, click on Login/Register and follow the directions. Once you have your credentials, you can register for Apartmentalize 2022 in San Diego at a discounted rate.

Discounted Rate: $425!*

Full Conference Member Rate: $1,020

Register at apartmentalize.naahq.org May 2022 socalrha.org | 31

32 | Southern California Rental Housing Association Rental Advisor May 2022

May 2022 socalrha.org | 33

BREAKING DOWN $1 DOLLAR OF RENT There exists a misconception that rental housing owners enjoy large margins and can continue operating in the absence of rent payments. With so much discussion around rent payments during COVID-19, the rental housing industry would like to explain the breakdown of $1 dollar of rent.

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

Approximately 39 cents of every $1 pays for the mortgage on the property. Roughly two-thirds of the apartment industry has private lenders and are ineligible for federal mortgage forbearance via the CARES Act. This is a critical expense, as mortgage foreclosures put all residents at risk of losing their housing.

10 cents of every $1 is spent

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

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

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

Between mortgage payments and investor returns, which help support many Americans’ retirement plans, and dollars put back into the apartment community to ensure quality living for residents, a rent payment is much more important than one might otherwise realize. Source: National Apartment Association 2019 Survey of Operating Income & Expenses in Rental Apartment Communities; U.S. Census Bureau 2015 Rental Housing Finance Survey; Real Capital Analytics; Redstone Residential Note: Figures based on averages and approximations; because apartment community spends vary based on size and location, among other factors, one cent remains that can fall into any of the listed categories.

34 | Southern California Rental Housing Association Rental Advisor May 2022

© Sergey Nazarov | Dreamstime.com

POOL SAFETY & MAINTENANCE REGULATIONS By Southern California Rental Housing Association Effective January 1, 2015, public schools, condominiums and apartment complexes, and home owner associations must comply with new swimming pool safety and maintenance regulations under Title 22 of the California Code of Regulations. Only private pools are exempt from the new regulations which are defined as swimming pools for use by occupants of three or less residential units. The regulations address pool chemistry requirements, such as disinfectant and pH levels, variation of flow rates, new incident response requirements, and new safety equipment requirements for pools exceeding a certain size and for pools with on-duty lifeguards. Operating/Safety Equipment Requirements • Variation of flow rate now must not fall below seventy-five percent (75%) of system’s requirements.

• Pools must meet requirements for rescue poles and life rings. It is mandatory that all pools exceeding seventy-five feet (75’) in length and fifty feet (50’) in width have two (2) rescue poles and life rings at opposing sides of the pool at centralized locations. • A Red Cross 10-Person Industrial First Aid Kit or equivalent 1 • An operating telephone 1 • A backboard and head immobilizer 1 • If two or more lifeguards or pool users at a public pool report to the pool operator within 5 days that they have had diarrhea within five (5) days of each other, the pool operator is required to report it to the County’s Environmental Health Department. 1 The following information must be recorded and logged daily: • Water temperature for heated pools 2 • Readings on equipment 2 • Calibration 2 • Corrective actions taken 2

Chemical Requirements The concentration of free chlorine/bromine and pH levels are still required to be recorded on a daily basis, and cyanuric acid level (if used) on a monthly basis. Records must be maintained for two years. In addition to free chlorine/bromine and pH levels, the following records must be kept. Incident Response Procedures The pool operator must immediately document each incident involving fecal, vomit, blood contamination, drowning, or near-drowning incident, and maintain records in accordance with section 65523 as follows: 1. The date and time of the incident, the affected pool, the available free-chlorine concentrations, pool temperature, and pH at the time of the incident, and facts known about the circumstances and cause of the incident. 2. Whether the fecal stool was May 2022 socalrha.org | 35

formed or diarrheal. 3. The procedures used responding to the contamination incident. 4. The number of pool users in the public pool, amount of time between the first and last occurrence, how the incident was detected, and resolution of the incident. After the incident, the pool operator must immediately close the affected public pool to pool users. If the pool in question shares the same filtration with other pools, then all pools must be closed to pool users. No one shall be allowed to enter the public pool(s) until the disinfection procedures have been completed. The pool operator must remove contaminating material and discharge the contaminating material directly to the sanitary sewer or other approved wastewater-disposal process in accordance with state or local requirements. There are specific protocols the pool operator is required to follow regarding blood, fecal, and vomit

Complete Electrical Service and Installation

contamination: • If the contaminating material is a formed fecal stool or vomit, the pool operator shall maintain the free-chlorine concentration in the pool at 2 ppm for at least 25 minutes. • If the fecal material is a diarrheal stool, the pool operator shall raise the free-chlorine concentration in the pool to 20 ppm and maintain that concentration for at least 12.75 hours. • If that public pool water contains a chlorine stabilizer such as cyanuric acid, the pool operator shall lower the pH to 6.5 and raise the free-chlorine concentration in the public pool to 40 ppm and maintain that concentration for at least 30 hours. • If the contaminating material is blood, the pool operator shall check the free-chlorine concentration in the public pool at the time of the incident. If it is below the required minimum free-chlorine concentration, the pool operator shall immediately close the public pool until the required minimum free-chlorine concentration is achieved.

No job is too small . . . No problem is too large!

Apartment Property Specialists Experienced Professionals Competitive Prices Bonded & Insured Swift Response

License #: C10-516913

To reach us please call: 619.295.6568 (Coastal) 619.464.6568 (Inland) Email Address: kennedyelectric@cox.net Web Address: www.tomkennedyelectric.com

Take advantage of our monthly lighting and boom truck service.

36 | Southern California Rental Housing Association Rental Advisor May 2022

For more information The lead agency in charge of the regulation is the County of San Diego Department of Environmental Health. Please refer to the document in the link providing full details of Title 22 regulations: http://www.sandiegocounty.gov/ content/dam/sdc/deh/fhd/pool/ title22handout_pp.pdf Contact the Duty Specialist at (858) 505-6900, or by email: fhdutyeh@ sdcounty.ca.gov with questions. For pool/spa signage requirements, please refer to SCRHA’s White Paper: Community Pool Signage. White papers are a benefit of membership, you will need to log in to your account to access. Regulations apply to public pools with onduty Lifeguards 2 Complexes with twenty-five (25) or fewer units may record readings twice a week, but no longer than four (4) days in between recordings. 1

Connect with SCRHA Property Management Companies at socalrha.org/ managementcompanydirectory

May 2022 socalrha.org | 37

38 | Southern California Rental Housing Association Rental Advisor May 2022

May 2022 socalrha.org | 39

401(K) PLANS DENTAL INSURANCE MEDICAL INSURANCE WORKERS COMPENSATION LIABILITY BENEFITS VOLUNTARY BENEFITS LIFE INSURANCE DESIGNED FOR SCRHA MEMBERS BY SUCCESSFUL SOLUTIONS, LLC. CA INSURANCE LICENSE #0D73873

(619) 460-9433 socalrha.org 40 | Southern California Rental Housing Association Rental Advisor May 2022

Welcome New Members INDEPENDENT OWNERS Aleim Latitude 33 | Greystar MJ Properties Randy Petsch Company The Residences at Cota Vera | Greystar

PROPERTY MANAGERS Arrive Mission Valley | Trinity CasaLago Palisades | Avenue 5 CasaLago Peninsula | Avenue 5 Real Property Management

SUPPLIERS Ivy Energy Lee & Associates Commercial RE Luther Burbank Savings

May 2022 socalrha.org | 41

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

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

CELEBRATING

an ANNIVERSARY This Month

10+ years of membership

This month we congratulate the members that have joined in the month of May and are celebrating 10+ years of membership with SCRHA. Members that appear in this list have maintained continuous membership for 10+ years*. Woodlawn Gardens | Pacifica SD Management Gramm Properties Don and Jo Caldwell Wim Struyk Bowden Properties, Inc. North County Grandview Properties Holding, LLC Marsi Bennett Homes Management, ATS Homes, Inc. Barbara J. Rogers Frank and Debra Schmuttermair Tom Fox Dayton Howard George and Nancy Whitehead Santa Cruz Properties Kugler & Purvis Hanson & Hanson ADD Realty, Inc. Carol Peluso-Briggs David and Patricia Nelson Beryl Westwood Eugene Kendall Eklund Properties Bob Cota Realty Property Management By Tina Kirkwood Apartments Jose and Magdalena Aldrete Richard Andrews Mark Warner Cushman & Wakefield Mirada at La Jolla Colony | Cushman & Wakefield Santa Fe Ranch | Cushman & Wakefield Ronald and Barbara Seery Pacifico Properties LLC Viking Properties Interfaith Housing Assistance Corporation Western Towing

1900 1968 1970 1973 1974 1975 1976 1978 1979 1979 1979 1980 1981 1981 1984 1984 1986 1986 1986 1987 1987 1989 1990 1990 1991 1992 1992 1995 1995 1995 1995 1996 1996 1997 1998 1998

T1 PropertiesE Brice Bossler Stonewall Properties, Inc. Timothy Carlin DPH Investment Company Parkdale Apartments | Norco Mgmt. Corp. Wayne Julien Woodspear Properties William M. Moore Tyler Properties Ali Fattah Lynn Green Jim Fogerty Mara Penick Bob Morss Salvador Vivero Casa Del Rio LLC Jeffrey McMillen Cal Pro Management Inc Dolphin Village Generation Contracting & Emergency Services, Inc. Carol Prior Community Research Foundation, Inc. A-440 Enterprises, Inc. Pacific Backflow Company, Inc. Mike Saad Michael Fradin Bell Holdings, LLC Heinz & Feinberg Magnolia Pacific II LLC Emilie Stone SD Urban Rentals Terry Zanella Lynn Gardner

1999 1999 2000 2000 2000 2000 2000 2001 2001 2002 2002 2002 2003 2003 2003 2004 2004 2004 2006 2006 2007 2007 2007 2007 2009 2010 2010 2010 2011 2011 2012 2012 2012 2012

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

SERVING 3-DAY NOTICES

PAY OR QUIT, PERFORM OR QUIT, & QUIT March 2022

PERSONAL SERVICE

SUBSTITUTED SERVICE

Serve the document(s) on resident(s) by personally delivering a copy.

Serve the document(s) on residents by leaving a copy with a person 18 years of age or older.

POST AND MAIL After unsuccessful attempts to personally serve document(s), affix a copy in a conspicuous place on the premises and send a copy via US mail, postage prepaid, and in a sealed envelope.

DO

DO NOT

Provide copies to each person on the rental agreement.

Make additional copies in case you must post and mail.

Keep copies for your files.

Use SCRHA Form 455 to document the service.

Include late fees or anything other than rent in the Pay or Quit notice.

Use email or text to send notices.

Post notices so that others can see personal details of the document.

Count the day you serve the notice as the first day or include weekends or holidays in the 3 days.

socalrha.org 44 | Southern California Rental Housing Association Rental Advisor May 2022

© Kts | Dreamstime.com

Spotlight

ANA MAGANA GREYSTAR

Tell us about how you became a housing provider? What motivated you? I have always bounced around in different avenues when it came to work. I’ve done packaging, fast food, door to door marketing, pharmacy, and more. A friend who was in the industry recommend me for the Leasing position and once in, I was hooked. My motivation comes from my kids. Cheesy, right? Everything I do is with them in mind. My success isn’t just for me, it’s for them as well. How long have you been in the leasing? I have been in the leasing industry for almost 3 years now. My first year I was a leasing consultant and I am currently an Assistant Manager. What made you decide to get your credential? Honesty, I love being able to expand my knowledge in any way I possibly can. When a co-worker let me know about the CALP test she took years ago I instantly

looked it up. Although, when she received the credential, it was still NALP. What was the experience like? It’s like nothing I have ever encountered. I always had the customer service jobs and it never felt right. Being in property management has certainly broadened my horizon to more than I could have imagined. There are so many different situations that happen from one day to the next that it is relatively impossible to be bored or feel as if it is the same thing every day. What was the exam like? Nerve wrecking! I made sure to give myself plenty of time to arrive and get settled which helped in significantly reducing any additional stress. Nonetheless, exams have always generally made me nervous. However, my regional once told me that being nervous means I care that much more, so I definitely cared about it a lot.

your knowledge should be a given, especially with a company that is willing to invest in you. What advice would you give someone who wants to get their credential? Well, I would say go big or go home! Getting your credential will only benefit you and give you the satisfaction that we all naturally crave.

Would you advise co-workers/ colleagues to get the CALP? Of course. Anything to expand May 2022 socalrha.org | 45

MAINTENANCE MANIA! RECAP

Category

Place

Name

Property

Mgmt Co

Total Time

National Championship Qualifying

1st

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

1:23.410

National Championship Qualifying

2nd

Taluale Fala

The Villages at Fort Irwin

The Michaels Organization

1:43.937

Overall

3rd

Ernesto Berumen

Lofgren Terrace

Liberty Military Housing

1:48.786

Overall

4th

Greg Miller

Solana Highlands

H.G. Fenton

1:59.125

Overall

5th

Francisco Gonzalez

The Villages at Fort Irwin

The Michaels Organization

2:05.494

Overall

6th

Adrian Mendoza

The Village At Serra Mesa

Liberty Military Housing

2:11.754

Overall

7th

Peter Cline

N/A

The Phoenix Staffing

2:15.716

Overall

8th

Jovany Pimentel

Gateway Village

Liberty Military Housing

2:21.936

Overall

9th

Casey Jones

The Village at Serra Mesa

Liberty Military Housing

2:21.200

Overall

10th

Thurman Johnson

Miramar

Category

Place

Name

Property

Mgmt Co

Total Time

Plank Installation

1st

Ernesto Berumen

Lofgren Terrace

Liberty Military Housing

0:12.158

Plank Installation

2nd

Taluale Fala

The Villages at Fort Irwin

The Michaels Organization

0:12.463

Plank Installation

3rd

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:13.147

Category

Place

Name

Property

Mgmt Co

Total Time

Water Heater

1st

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:10.506

Water Heater

2nd

Taluale Fala

The Villages at Fort Irwin

The Michaels Organization

0:12.638

Water Heater

3rd

Ernesto Berumen

Lofgren Terrace

Liberty Military Housing

0:12.734

46 | Southern California Rental Housing Association Rental Advisor May 2022

Liberty Military Housing

2:23.602

Category

Place

Name

Property

Mgmt Co

Total Time

Key Control

1st

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:11.926

Key Control

2nd

Taluale Fala

The Villages at Fort Irwin

The Michaels Organization

0:12.508

Key Control

3rd

Rolando Valdez

The Villages at Fort Irwin

The Michaels Organization

0:13.008

Category

Place

Name

Property

Mgmt Co

Total Time

Race Car

1st

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:04.703

Race Car

2nd

Ernesto Berumen

Lofgren Terrace

Liberty Military Housing

0:04.734

Race Car

3rd

Roberto Ramos

Latitude 33

Greystar

0:04.882

Category

Place

Name

Property

Mgmt Co

Total Time

Fire-CO Safety

1st

Taluale Fala

The Villages at Fort Irwin

The Michaels Organization

0:05.581

Fire-CO Safety

2nd

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:05.936

Fire-CO Safety

3rd

Jose Gonzalez

The Villages at Fort Irwin

The Michaels Organization

0:07.461

Category

Place

Name

Property

Mgmt Co

Total Time

Icemaker

1st

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:06.587

Icemaker

2nd

Ubaldo Lopez

The Villages at Fort Irwin

The Michaels Organization

0:08.450

Icemaker

3rd

Jovany Pimentel

Gateway Village

Liberty Military Housing

0:09.618

Category

Place

Name

Property

Mgmt Co

Total Time

Faucet Installation

1st

Joel Martinez

The Village At Serra Mesa

Liberty Military Housing

0:30.605

Faucet Installation

2nd

Greg Miller

Solana Highlands

H.G. Fenton

0:34.308

Faucet Installation

3rd

Jovany Pimentel

Gateway Village

Liberty Military Housing

0:39.096

May 2022 socalrha.org | 47

Maintenance Mania Salsa Recipes Skye Apartments

6 tomatillos 3 Serrano peppers 1. Boil these until they change color, approximately 10 minutes 2. Put in blender and add a handful of cilantro and a pinch of salt 3. Then dice onions and add 4. And dice avocados and add

Lomitas Salsitas

Corin Julio, American Assets Trust 2 lbs Roma Tomatoes Bunch of green onions 1 Bunch Cilantro

1. Bring Roma tomatoes and Jalapeño peppers to a boil 2. Roast Anaheim peppers 3. Place Anaheim peppers in a plastic bag to steam further 4. Chop cilantro with only a few stems 5. Chop green onion focusing on stem (white) 6. Finely chop jalapeño peppers before placing all ingredients in a blender with salt 7. Enjoy!

Fire of the Phoenix Salsa

Salsa Banda

8 roasted tomatoes 4 to 8 red peppers depending on spiciness 1 cup of white Onion 1/4 cup cilantro 1-2 tablespoons of minced Garlic depending on taste Salt to taste

Morita Chile Green Tomatillo Onion Garlic Sesame Seeds Vegetable Oil Salt

Peter Cline, The Phoenix Staffing

Dice onion and cilantro, add to blender Add roasted red peppers, minced garlic and salt to blender. Blend

Less Tachiki

Roast green tomatoes, roast onions, roast garlic, roast sesame seeds, then blend everything together

Loma Aroma & Flavor

Remember Me

Garlic Salt 3 Piquillo Chiles 6 Fresno Peppers 10 Chile de Arbol 2-3 Garlic Cloves Cilantro (Handful) ¼ White Onion 2 Small Cans Tomato Sauce Oil

1.5 Cups Olive Oil 6 California peppers 10 Chiles de Arbol

Sonia Rey, American Assets Trusts

Fry chile peppers and garlic until peppers are black Blend fried chile and garlic cloves with tomato sauce Add 2-3 pinches of salt

12 Jalapeños 4 Anaheim Peppers

Elisaldo Gutierrez

1 Large Handful of crushed peanuts 1 Handful of sesame seeds

1. Heat up the olive oil for 3 mins. 2. Add all peppers and cook for 3 mins. 3. Remove from heat 4. Add crushed peanuts then blend together (in a blender) 5. Remove from blender 6. Add sesame seeds 7. Add salt

48 | Southern California Rental Housing Association Rental Advisor May 2022

© Everett Collection Inc. | Dreamstime.com

Adding Rules Regarding Overnight

Guests to Lease Agreements By Southern California Rental Housing Association Landlords may set rules in lease agreements on how many guests a tenant may have in overnight stays, or how long the guests may stay in the tenant’s unit. Landlords have the right to establish policies that protect the rights of other tenants, or prevent unwelcome or unwanted stays by guests. At the same time, tenants also have the right to “quiet enjoyment” granting them the right to have guests stay overnight or for short periods of time. When a landlord establishes rules on tenant guest visits, the rules should not be excessive or unreasonable and should apply to all residents equally. Importantly, landlords must enclose such rules in the lease agreement to be enforceable by the landlord. Please consult with an attorney before establishing your policies

to ensure they are appropriate with state law. Tenant’s Right to “Quiet Enjoyment” California Law grants tenants the legal right to "quiet enjoyment" of their rental unit and states that they are entitled to the normal pleasures as if they owned their unit. The right to quiet enjoyment includes a tenant’s right to privacy, protects them from being ‘unreasonably’ disturbed by the landlord, gives access to a rental property’s parking lot and other facilities, and allows the tenant the right to have guests visit or stay in their unit for a short period of time without the landlord’s permission. The landlord may not even ask the tenant the purpose of the guest’s stay. If the landlord’s rules regarding tenant’s guest visitation appear excessive or

unreasonable, they are likely violating the tenant’s right to quiet enjoyment. Landlord’s Right to Establish rules on Guest Visits Landlords do have the broad authority to add rules limiting guest stays to the lease agreement so as long as the lease does not deny a tenant their legal rights and are stated in the lease agreement. The landlord, for example, may add rules to the lease agreement on how long the visitors can stay in the unit, limit the number of guests a tenant can have, or require the tenant to get the landlord’s permission before throwing a party. The landlord also may require the tenant’s guest to sign a lease agreement if the guest’s visit exceeds the duration outlined in the terms of the lease agreement. May 2022 socalrha.org | 49

Tenants are liable for any damage caused by their guests, and these damages may be deducted from the security deposit. At the same time, a landlord may not impose additional guest rules on the tenant rules after the fact if the rules are not addressed in the original lease agreement unless: 1. If the lease is month to month, the landlord may change the lease with a 30-day change in terms. 2. A new rental agreement is signed. 3. Permission is granted in writing by the tenant. The landlord must be careful at all times not to violate the tenant’s right to privacy and right to quiet enjoyment. Please refer to the SCRHA Form 257 – Apartment Rules & Regulations.

Voices of the Industry

50 | Southern California Rental Housing Association Rental Advisor May 2022

Business Directory

Core Property Group.................. (619) 399-7279

PROPERTY MANAGEMENT COMPANIES

D Delta Property Management... (619) 465-5851 Domain | STYL/Magnolia Capital.(858)292-1111 Douglas Allred Company....... (858) 793-0202

# 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 APSA Investments Corp.............(858) 610-2154 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 AltaCima Apartment Homes....(858) 565-8333 Altura Carmel Valley..................(858) 299-4233 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Ariva Apartments | Avenue 5.................................. ....................................................... (858) 496-0400 Arrive Broadway Lofts | Trinity.. (619) 238-7147 Asset Property Management..(858) 560-9363 Avino.................................................(619) 516-4108 Award Property Mgmt.................. (619) 471-1755 B Bob Cota Realty......................... (619) 465-9934 Bonita Woods | R.A. Snyder.....(619) 475-8384 Book and Ladder..........(949)209-8347 x0029 Brentwood Management Co..(619) 220-8595 Bridge Property Management .(801) 716-5795 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Campus Village 1, 2 & 3 | 6 Star Properties......... .........................................................(619) 583-3339 Casavida....................................... (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Common Living Inc.....................(844) 612-6697 Community Research Foundation, Inc................. .........................................................(619) 275-0822

E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Elite Property Management....... (619) 823-3712 Euston Management.................(858) 793-8899 F FBS Property, AMO .................. (619) 286-4721 Foothills at Old Town................(951) 676-7545 G Gables Alta Murrieta.................(951) 698-0628 Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Griffis Mission Valley................(619) 220-0530 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Hanover Little Italy....................... (619) 677-1799 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I Iconic on Alvarado | BH Management Services ........................................................ (619)286-3990 Income Property Advisors Inc..(619) 302-0363 Investors Property Management Group........... .......................................................(760) 967-4764 IMT Sorrento Valley..................(858) 530-2100 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J JHB California Properties, LLC.(760) 722-6421 Johnston Property Management, Inc................ ...................................................... (760) 944-0703 K Kevin Robinson Company....... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081

L Land Trek Property Management...................... ...................................................... (760) 758-6000 Leonero Properties................... (619) 273-4350 Lincoln Military Housing.......... (858) 874-8100 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 Modera San Diego | Mill Creek Residential..... .......................................................(619) 500-8509 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property....................(858) 268-8858 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management.........(619)296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 ParkLife Real Estate.................... (619)435-9100 Pasas Properties, Inc................ (619) 607-7560 Paul Langley Company................(415)431-9104 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705 R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 Real Property Management......... (760) 434-1791 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 May 2022 socalrha.org | 51

River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1045 San Terra Properties.................(858) 832-7800 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 SD Rent Pros............................... (619) 884-0906 Sea West Property Management........................... ......................................................... (760)787-6035 Shadowridge Woodbend | R & V Management. ..........................................................(760) 727-0771 Shore Management...................(858) 274-3500 Skyline Management Group, Inc............................ .............................................. (310) 246- 4750 x818 Sofi Ocean Hills | Cushman Wakefield................. .......................................................... (760) 612-9172 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620 Stafford Property Group............ (619) 957-7326 STYL Residential Summit Realty and Management........................... .........................................................(619) 423-3023 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600

Sunrise Management Company AMO.................. .......................................................... (858) 751-1768 T TA Valentina, LP......................... (619) 391-2700 Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Dylan | Afton Properties..(760) 439-2752 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Phillips Group- Property Management..... ........................................................(619) 407-8729 The Premiere Residential , LLC.(858) 455-7711 The Rey Apartments | Berkshire Communities ....................................................... (408) 614-5587 The Summit at Point Loma | Avenue 5............. ........................................................ (619) 223-1390 The Townsend | Dinerstein..... (858) 481-4808 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Trinity Property Consultants...(949) 299-0812

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

U UDR, Inc....................................... (720) 283-6120 V Vista Pointe Apartments (RCMI)............................. ........................................................ (951) 894-2439 Vive & Vive II on the Park | Avenue 5................... ........................................................(858) 565-8483

SECURE RENTAL FORMS

BlueInk BlueInk offers special pricing for SCRHA Members. This gives you access to SCRHA forms in a digital format with electronic signature capabilities. CIC 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 2022

© Sunan Panyo | Dreamstime.com

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

Business Directory

SUPPLIER MEMBERS 1031 Exchange & Trust Services

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

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914 Financial Designs, Ltd........................... (858) 597-1980 SOCi, Inc. .................................................. (858) 225-4110 Zumper....................................................... (707) 330-1273

Apartment Brokerage/Sales

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

Washtek, Inc............................................(760) 735-2495

Collections

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

Construction and Remodeling

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

Construction Management

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

Courtesy Patrol

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

Deck Coating

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

Appliance Sales

Drawers & Drawer Pulls

Asphalt & Asphalt Maintenance

Education

Attorneys-At-Law

Electrical Contractors

R & B Wholesale Distributors, Inc... (909) 230-5400 AMS Paving, Inc...................................... (858) 880-6133 Buchalter, A Professional Corporation............................ .................................................................... (619) 929-5448 Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Ted Smith Law......................................... (619) 610-9332 Todd A. Brisco & Associates, APC...... (714) 634-2814

Backflow Testing

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

Banks

TASORO....................................................(310) 882-9747 Grace Hill, Inc......................................... (404) 895-9570 Kennedy Electric.................................... (619) 582-6568

Emergency Service Flood/Fire

ATI Restoration, LLC............................... (619) 318-2807 BELFOR Property Restoration........... (858) 847-9886 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 J & M Keystone Restoration & Emergency Service..... ................................................................... (858) 847-9886

Employment Agency

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

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

Bathroom Remodeling & Refinishing

Environmental: Asbestos/Lead/ Mold

Blinds

Evictions

Brokerage

Exterminators

Cabinet and Countertops

Financial Services

American Bathtub Refinishers............(619) 265-9200 America's Finest Carpet Company... (800) 888-1568 Doug Taber - Real Estate Broker......... (619) 483-1031 Dixieline..................................................... (619) 358-8188 TASORO....................................................(310) 882-9747

Cable Television

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

Carpet Cleaning

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

Carpet Sales & Flooring

Superior Abatement Services, Inc.....(844) 583-3278 Kimball, Tirey & St. John LLP............... (619) 234-1690 Lloyd Pest Control................................. (800) 570-2847 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

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

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

Fitness Equipment & Sales

Cleaning & Janitorial Services

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

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 SD Construction Cleaning & Janitorial LLC.................... ...................................................................... (619) 534-1189

Coin-Operated Laundry Equipment

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234

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

Floor Coverings

Furniture Rentals

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

General Contractors

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

Heating & Air Conditioning

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

Insurance

Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 LeaseLock................................................(310) 906-2900 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100 State Farm Insurance Kathy Jurgensen.......................... .................................................................... (619) 847-8306

Interior Finishes

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

Internet Advertising Service

Apartments.com................................... (888) 658-7368 ICF.............................................................. (703) 218-2652 Rapidsoft Solutions................................ (619) 752-4929

Internet Service Provider

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

Janitorial Services

DAPA Services, Inc.................................(619) 221-9292 Professional Maintenance Systems, Inc.......................... ..................................................................... (619 ) 276-1150

Kitchen Remodeling

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

Landscape Maintenance & Service

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

Leak Detection

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

Lenders

Chase Commercial Term Lending.... (619) 464-0573 Luther Burbank Savings........................(310) 616-0356

Lighting

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

Maintenance & Repair

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

Maintenance Supply

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

Market Research

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

Paint Manufacturers & Supplies

Dunn-Edwards Corporation ★●▲....... (619) 884-3866

Painting

General Coatings Corporation.............(858) 857-1277 Pro-Tech Painting Company..............(858) 527-0200

Parking Enforcement

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

May 2022 socalrha.org | 53

Parking Management Software

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

Paving Maintenance

AMS Paving, Inc...................................... (858) 880-6133 Eagle Paving.......................................... (858) 486-6400

Pest Control

Smart Technology

ADT Smart Communities........................(714) 858-1344 Company Ivy Energy.............................. (801) 318-7803

Submetering / Billing Services

Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027

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

Telephone Services

Plumbing

Workright Property Services Inc.......... (858) 751-6312

CIC............................................................. (800) 288-4757 KCB Screening LLC................................(844) 217-5633

Property Management

Towing Services

Rowland Realty...................................... (619) 540-2727 Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

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

Tenant Screening

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

Trauma Scene Clean Up

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

BG Multifamily...........................................(619) 785-3164 Intersolutions........................................... (619) 804-2554 Lee & Associates Commercial RE.....(858) 453-9990 Link Staffing Services............................(858) 874-3334 The Phoenix Staffing............................ (858) 799-0665

Tree Services

Property Management Software

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

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

Ratio Utility Billing Systems

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

Real Estate

Four Seasons Tree Care.......................(760) 705-7751

Water Conservation

Water Damage Restoration

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

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

Waterproofing

Renovations & Remodeling

Windows

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

General Coatings Corporation.............(858) 857-1277 Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080

Renters Insurance

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

Reputation Management

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

Resident Retention

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

Resident Surveys

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

Roofing

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

Security Guard Patrol

Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City) Want to add your service areas to your listing? Email publications@socalrha.org with your request.

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

Security Services

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

Seismic Retrofit

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

Sewer & Drain Line Video

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

54 | Southern California Rental Housing Association Rental Advisor May 2022

SCHOLARSHIP PROGRAM Support leaders in rental housing by contributing to our Rental Housing Scholarship program. Your donation to the Rental Housing Scholarship is an investment in the future of our industry. DONATE AT SOCALRHA.ORG

BROKER PROGRAM Helping a client close on their first rental property? Get them started out right with a gift membership to the Southern California Rental Housing Association. CALL 858.278.8070 or EMAIL MEMBERSHIP@ SOCALRHA.ORG May 2022 socalrha.org | 55

ADVERTISER Index 1031 Exchange 16 1031 Capital Solutions (800) 445-5908

Real Estate Management 18 Griswold Real Estate Management (858) 597-6100

Advertising & Marketing 12 Financial Designs, Ltd. (858) 597-1980

Resident Screening 33 CIC Resident Screening (800) 288-4757 25 ApplyConnect (800) 288-4757

Bathroom Remodeling 6 American Bathtub Refinishers (619) 265-9200 Deck Coatings & Waterproofing 24 Life Deck Coating Installations (619) 262-8600 Electrical Contractors 36 Kennedy Electric (619) 464-6568 Laundry Room Services 13 Wash (800) 777-1484 Property Management Software 26 Yardi (800) 866-1144

Supplies 27 HD Supply (800) 431-3000 Towing 24 Western Towing (619) 297-8697 Utility Billing System 14 Livable (877) 789-6027 Windows 23 Newman Replacement Windows (760) 764-4553

ADVERTISE: Call the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, specifications, and print deadlines. 56 | Southern California Rental Housing Association Rental Advisor May 2022

CONSIDERING A 1031 EXCHANGE? Get FREE DST, TIC and NNN 1031 Exchange Listings Delivered to Your Inbox!

SIGN UP FOR FREE at www.KPI1031.com or call 1.855.899.4597 6

T H E 10 31 EXC H A NG E

1031 E X CHANG FOR THE

Types of DST, TIC and NNN Properties available:

✔ ✔ ✔ ✔ ✔ ✔ ✔ ✔

FULL LIST

PLEASE

LOGIN AT

WWW.K

PI1031.C

OM OR

CALL

E OPPO

(855)899

-4597

TACOMA CENTER DATA DST Location:

ASHEVIL

Tacoma, WA

Total Offering Amount $8,39 Leverage 8,000.00 0.00% Type of Asse t Data Center Offering Statu s

LE DST

HE ALTH CA IV DS RE

Location: Ashe ville, NC Total Offering Amount $4,9 Leverage 00,000.00 0.00% Type of Asse t Self Storage Offering Statu s

Fully Funded

T Location: Multi ple Total Offering Locations 1 Amount $13,1 Leverage 83,211.00 50.24% Type of Asse t Medical Offic Offering Statu e s

Fully Funded

Fully Funded

Management Free - No More Tenants, Toilets and Trash!

PORT OR WALGRE CHARD

rage

0.00% Pharmacy Fully Funded

Monthly Income Potential

RTUNIT I

HOUSE

AXIS WE

ST DS

T Location: Orlan do, FL Total Offering Amount $69,9 00,683.00 Leverage 54.93% Type of Asse t Multifamily Offering Statu s

0.00

HE AL PORTFOTHCARE LIO 2 DS Location: Multi T ple Locations 2

Total Offering Amount $15,6 Leverage 61,000.00 0% Type of Asse t Portfolio Offering Statu s

Fully Funded

Fully Funding

GLENWO

DIVERS DIALYS IFIED IS

DST Location: Multi ple Total Offering Locations 3 Amount $22, Leverage 449,000.00 55.45% Type of Asse t Medical Portf Offering Statu olio s

MARY MEDI LAND

Location: Balti CAL DST more Total Offering , MD Amount $2,3 Leverage 14,580.00 0.00% Type of Asse t Medical Offic Offering Statu e s Fully Funded

OD DS

T GRAND Location: Atlan ta, AT WEST Total Offering GA Amount $55, Location: Kissi SIDE DST Leverage 403,834.00 mme Total Offering e, FL 58.95% Type of Asse Amount $74,4 t Leverage 44,763.00 Multifamily Offering Statu 55.82% s Type of Asse Fully Funded t Multifamily Offering Statu s Fully Funded

FRES LOUISB ENIUS UR

Close your 1031 in 2-3 Days

G DST Location: Louis burg, NC Total Offering Amount $4,9 Leverage 24,000.00 0.00% Type of Asse t Medical Offic Offering Statu e s Fully Funding

Multifamily, Self Storage, Industrial and Mobile Homes

WINCHE STER MO

Location: Winc B DST hester, VA Total Offering Amount $5,0 Leverage 74,000.00 0.00% Type of Asse t Medical Offic Offering Statu e s Fully Funded

CHAR WALGRELOTTE

ENS DST Location: Char lotte Total Offering , NC Amount $5,4 Leverage 36,250.00 0.00% Type of Asse t Pharmacy Offering Statu s Fully Funded

FAIRWAY

DST

Location: Lawr ence Total Offering ville, Georgia Amount $32,1 Leverage 05,000.00 57.09% Type of Asse t Multifamily Offering Statu s Fully Funded

GRA DOMINI ND ON

Location: San DST SONO Antonio, TX POIN MA Total Offering Amount $56, Location: Kissi TE DST Leverage 898,729.00 mme Total Offering e, FL 59.17% Type of Asse Amount $44, t Leverage 533,951.00 Multifamily Offering Statu s 57.77% Type of Asse Fully Funded t Multifamily Offering Statu s Fully Funded

FRESEN PORTFO IUS

Funded

WINSTO N SA FEDE X LE M DST Location: Wins ton-Salem NC

Total Offering Amount $2,73 Leverage 5,250.00 0.00% Type of Asse t Industrial Offering Statu s Fully Funded

Non-Recourse Financing from 40-85% Loan to Value Cash Out Refinance - Defer Your Taxes and Receive Liquidity Potential

1000 CHARLE WEST Location: Char STON DST leston,

SC Total Offering Amount $45,7 Leverage 75,000.00 54.66% Type of Asse t Multifamily Offering Statu s Fully Funded

FRITO LA Y DC MS

Location: Sterl ing, Total Offering VA Amount $6,99 Leverage 6,739 0% Type of Asse t Industrial Offering Statu s Fully Funded

GERBER

8%

ROAD TI

C Location: Ashe ville, NC Total Offering Amount $12,4 Leverage 27,419.00 0% Type of Asse t Self Storage Offering Statu s Fully Funded

POOLER

TIC

Location: Poole r, Total Offering GA Amount $13,8 Leverage 67,027.00 Type of Asse 0% - All-Cash/Debt-Free t Self Storage Offering Statu s Fully Funded

GREENV ILL ZIPS DS E T

Location: Gree nville, SC Total Offering Amount $4,4 Leverage 80,585.00 Type of Asse 0% - All-Cash/Debt-Free t Industrial Offering Statu s Fully Funded

Preferre d Return*

NET LE ASE IN FUND 18 COME

LLC Location: Multi ple Total Offering Locations 5 Amount $50,0 Leverage 00,000.00 TBA Type of Asse t Income Fund Offering Statu s Accepting Fund

SE ATTLE

HIGH RID GE ATHE

Location: Athen NS DST s, Total Offering GA Amount $18,6 Leverage 95,000.00 54.23% Type of Asse t Multifamily Offering Statu s Fully Funded

15 DST Location: Multi ple Total Offering Locations 4 Amount $58,7 Leverage 90,000.00 53.07% Type of Asse t Portfolio Offering Statu s Fully

All-Cash/Debt-Free Offerings

Plus get a FREE book on 1031 Exchanges! Call today at 1.855.899.4597

LIO Location: Capit ol Total Offering Heights, MD; WA, D.C. Amount $10,0 Leverage 00,000.00 46.80% Type of Asse t Portfolio Offering Statu s Fully Funded

NET PORTFO LE ASE LIO

DS

T Location: Jack BIG CREE sonv Total Offering ille Beach, FL K DST Amount $51,5 Location: Alpha Leverage 76,436.00 retta, GA Total Offering 58.61% Type of Asse Amount $84, t Leverage 455,103.00 Multifamily Offering Statu s 57.86% Type of Asse Fully Funded t Multifamily Offering Statu s

Fully Funded

Tenants include Amazon, FedEx, Dollar General, Walgreens, CVS, Fresenius, and More

ES

Fully Funded

ENS DST Location: Port Orch Total Offering ard, WA Amount $5,92 5,50 Leve Type of Asse t Offering Statu s

BE ACH

T IM ES

1 - Hea City, UT lthcare IV DST : Elmh

RAINIER

DST THISTLE Location: Seatt le, TOWNHO WOOD Total Offering WA MES DS Amount $7,13 Location: Clark T Leverage 5,372.00 sville, TN Total Offering Type of Asse 0% - All-Cash/Debt-Free Amount $5,22 t Leve 5,798.00 rage Multifamily Offering Statu s Lmtd. Avail Type of Asse 0% - All-Cash/Debt-Free . Accepting t Funds Multifamily Offering Statu *Preferre s d retur Fully

MISSO POTTER UL A PARK DS Location: T Missoula, MT

Total Offering Amount $5,4 Leverage 55,319 Type of Asse 0% - All-Cash/Debt-Free t Multifamily Offering Statu s

s

A

BOJANGL

ES DS

T Location: Nash ville Total Offering MSA, Atlanta MSA Amount $5,92 Leverage 1,522.00 Type of Asse 0% - All-Cash/Debt-Free t

Offering Statu

Fast Food s Lmtd. Avail .; Accepting Fund

ACQUISI TI

ON FUND

Location: Multi ple Total Offering Locations 6 Amount $10,0 Leverage 00,000.00 TBA Type of Asse t Acquisition Offering Statu Fund s Accepting Fund

s

urst, IL; Oklahom 2 - Hea a City, OK; lthcare Portfolio Dallas, 3 - Dive 2 DST: Rale TX; Salt Lake igh, NC; TX; Sinto rsified Dialysis Houston n, TX; King DST , TX; Wes spor t, TN; : Fort Wor th, t Jordan, 4 - Net Martin, TN; TX; The Woo UT Leas dlan Middletow Parts Mok e Portfolio 15 DST: n, NY; Ypsids, TX; Grand Prair Dollar Genena, IL; CVS Phar Advance lanti, MI; Eupora, ie, Gadsden eral Saint Ama macy BolingbroAuto Parts Norc MS , AL; Dolla ross, GA; nt, LA; Dolla ok, Dollar Bato Advance r Gen r General IL; Dollar General Auto Baton Roug Hobby Lobbn Rouge, LA; eral Sugar Cree Ham mon k, Freseniu IN; Walg y Brunswick, s Medical MO; Dollar Gen e, LA; Dollar d, LA; reens Inde Gen GA; eral Care pendence Indianapolis Oste St. Louis, MO; Goshen, IN; Fameral 5 - Net , MO; Walg Goo opat ily reens Arlin hic Hospital, dwill Skokie, IL; LouisvilleLease Income Inc. India Fund 18 gton, TX WA; Seat Industrial 19 DST napolis, LLC: E-Co mme Tacoma tle Multifamily Louisville, KY; DST Port Orch rce Distribution Data Cen Distributi ter DST Taco Seat tle, WA; ard Phar DST macy DST Akron, OH; Flats LLC on DST Rock Sprin ma, WA; PhoeMissoula multifam Port Orch Shrevepo Austin, TX; Oma gs, WY; Texa nix Pharmacy DST ily DST Missoula ard, Thistlew rt, LA; Maplewo ha MSA DST Cou s Industrial DST Phoenix, AZ; Wyo , MT; ood town od ncil Uval homes DSTDST Maplewood, Bluffs, IA; Shre de, TX; Aust ming 6 - Acqu in 305 vepo MO; Airpo Clarksvil le, TN rt Medical rt Pharmacy DST Wyomingisition Fund LLC: DST Chic Dulles DistrDistribution DST Missoula mult ago, IL; ifamily DST Rock ibution DST Sterling, Springs, WY; Seat Missoula, MT; VA; Airpo NYC Metr rt Medicaltle Multifamily DST o DST; DST Chic Seat tle, ago, IL WA;

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 Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco, CA 94104. n is not

guarante ed and

is subject

Funded

to available

cash flow.

Fully Funded

Mitigate Risk with NAA Click & Comply

RISK MITIGATION Automate and trust that your properties NAA’s newest performance management and compliance software allows property management companies to consolidate processes and systems into one place for ease of use, transparency and communication for your teams.

are remaining compliant. Benefits: RISK MITIGATION

SOPS

• Mitigate risk across your entire portfolio • Extend the list of costly equipment INSPECTIONS

PREVENTATIVE MAINTENANCE

• Achieve consistency and compliance • Save time and avoid costly violations • Build accountability and trust through real time visibility

REPORTING

COMPLIANCE

MUNICIPAL CODES

PREVENTATIVE

Affiliate Logo Here

Learn more or request a demo at comply.naahq.org.