Southern California Rental Housing Association Rental Advisor Magazine - June 2024

June 2024

Applicant Fraud Uncovered: How to Protect Your Communities See Page 19

2025 Board of Directors Applications Page 10

Your Ultimate Guide to Leasing Season Page 27

We MUST STOP the “Justice for Renters Act” Page 32

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2024 EXECUTIVE OFFICERS President Aiesha Blevins, Greystar

President-Elect Buck Buchanan, Buchanan Property Management Corp.

Vice President Todd Henderson, Independent Owner

MAGAZINE STAFF Publisher Apartment News Publications, Inc. Design & Layout Travis Watson, Production Director Editorial Review Lindsey Lee, Marketing Manager

Secretary Matt Ruane, Liberty Military Housing

ASSOCIATION STAFF

Treasurer Abigail Rex, American Assets Trust, Inc. Legislative Chair Allison Pfister, CPM®, ARM®, Greystar Immediate Past President Lucinda Lilley, CPM®, CAPS®, GRI®, Bridging Influence

2024 DIRECTORS Alex Winborn, H.G. Fenton Company Eric Sutton, Creaser & Warwick, Inc. Jennifer Ford, Douglas Allred Company Kayla Roeder, CPM®, ARM®, Cambridge Management Group, AMO® Kimmi McBryde, Cushman Wakefield Lisa Mason, Baldwin & Sons

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, mkirkland@socalrha.org 858.751.2200 Kim Zebroski, kzebroski@socalrha.org 858.751.2220 Lindsey Lee, PCM Digital Marketing, CDMP, Marketing Manager llee@socalrha.org 858.751.2218 Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070 Braden Haycock, Education Manager bhaycock@socalrha.org 858.751.2219 Evan Prado, Events Coordinator eprado@socalrha.org 858.7521.2214

Lorri Goldmann, Avenue 5 Residential Mark Feinberg, Heinz & Feinberg Patrick Kappel, Dandy Lion Real Estate Scott Ledesma, Generation Contracting & Emergency Services, Inc. Shannon Kelly, Independent Owner

HONORARY LIFE ADVISOR Wesley Harker

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 the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC. 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 and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

Our Address

Southern California Rental Housing Association 9655 Granite Ridge Drive, Suite 200 San Diego, CA 92123 San Diego Office: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

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CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 the 10th of the month before publication. Submit to socalrha@aptnewsinc.com.

ADVERTISE: Contact the team at Apartment News Publications, Inc. at 714-893-3971

or email scrha@aptnewsinc.com for advertising information, including rates, production

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Volume 66 Number 06 June 2024

APARTMENT NEWS PUBLICATIONS, INC. P.O. Box 3089 Seal Beach, CA 90740 www.aptnewsinc.com (714) 893-3971 FOUNDER : Don Smeallie, Sr.

PRESIDENT’S MESSAGE: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7

By Aiesha Blevins

EXECUTIVE DIRECTOR’S MESSAGE: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9

By Alan Pentico, CAE

PRESIDENT: Don Smeallie, Jr. PRODUCTION DIRECTOR: Travis Watson production@aptnewsinc.com CREATIVE DIRECTOR: Sean Buur sean@aptnewsinc.com

2025 BOARD OF DIRECTORS APPLICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10

By Southern California Rental Housing Associaiton

APPLICANT FRAUD UNCOVERED: HOW TO PROTECT YOUR COMMUNITIES . . . . . . . . . . . . . . . . . . . . . . .19

OFFICE ADMINISTRATOR: Jessica Watson admin@aptnewsinc.com

By Daniel Berlind

YOUR ULTIMATE GUIDE TO LEASING SEASON: HOW TO MAXIMIZE OCCUPANCY AND EFFICIENCY . . . . . 27 Need to update your address or wish to be removed from our mailing list? Please email By Brittany Benz us at admin@aptnewsinc.com

FEATURED COLUMNS:

JUSTICE FOR RENTERS ACT - DEFEND THE INDUSTRY! . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32

By SCRHA

THIS PROBABLY NEVER HAPPENED TO YOU, BUT... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34

By C. Finley Beven

SCRHA STATE LEGISLATIVE UPDATE: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36

Applicant Fraud Uncovered: How to Protect Your Communities Pg. 19

by Daniel Berlind

By Pat Moran

SCRHA FORMS UPDATE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38 THE BUILD-TO-RENT HOUSING BOOM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43

By Alexandra Both

CALENDAR OF UPCOMING COURSES & EVENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 PROPERTY MANAGEMENT DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51

Your Ultimate Guide to Leasing Season

by Brittany Benz Pg. 27

SUPPLIER MEMBER DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 ADVERTISING DIRECTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57

Apartment Management Magazine is published monthly by Apartment News Publications, Inc. at 15502 Graham Street, Huntington Beach, CA 92649. Subscription Rate: $24.00/year with zip codes beginning with 900-935, (outside of L.A. & Orange counties $72.00/year.). The publisher and Apartment News Publications Inc. assume no responsibility for opinions expressed in articles appearing under an author's name. The contents of this publication may not be reproduced without written permission from the publisher. Bulk rate postage is paid at Bell Post Office BMC, 5555 Bandini, Bell, CA 90201.

For Advertising Information: 1-800-931-6666 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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SCRHA Housing Provider & Resident Rights and Responsibilities

As members of the Southern California Rental Housing Association, we are partners in creating a thriving community by providing quality rental housing for all. We value our residents, our fellow members, and our community and are working to support a healthy housing ecosystem through advocacy, education, and collaboration.

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

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

As housing providers, we believe we have the responsibility to provide California renters with: Quality housing with habitable and healthy living conditions.

Freedom from arbitrary eviction, retaliation, or discrimination in line with all federal and state fair housing laws.

Fair and equal resident protections and policies that balance the needs of renters, housing providers, and the community.

A voice in housing decisions with respect and access equal to that of housing providers.

An innovative and collaborative housing ecosystem where government, businesses, housing providers, and rental advocates work together to solve the region’s housing issues by identifying the underlying problems and crafting balanced solutions.

Adherence to housing quality and equity standards and regulations.

All California renters also have a responsibility to their housing provider to: Review and follow rental agreement terms, including timely rental payments.

Maintain a clean and habitable home.

Be a good neighbor by respecting others’ peace and quiet.

Provide timely reporting of any issues and necessary repairs.

Keep open lines of communication with the property owner or manager.

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Aiesha Blevins 2024 President Southern California Rental Housing Association

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President’s Message: The Fight Against Rent Control

ummer is now in full swing, and while many of us are planning vacations or finalizing camp schedules, the fight against rent control is heating up.

The so-called “Justice for Renters” is on the ballot for the November 2024 election. If it sounds familiar, it’s because this is a third attempt to repeal the Costa-Hawkins Act and if passed would give local jurisdictions the ability to impose and expand rent control.

The rental housing industry successfully defeated attempts in 2018 and 2020, and this upcoming fight will require the same energy and effort, and then some, to defeat the 2024 ballot initiative.

I understand that your time is valuable and there are many competing demands, but this issue is too crucial to overlook. Your participation in the free Town Hall on June 28 is not just important, it’s essential.

This is your opportunity to learn more about the potential impact of the ballot initiative and how you can contribute to its defeat. Find the details online at socalrha.org and be sure to register and share with

your rental housing colleagues.

We cannot afford to waste any time. If this ballot initiative passes in November, this is what it will mean for you: It will prohibit rent increases upon vacancy by eliminating the owner’s ability to charge the market rate when a tenant vacates the unit.

Imposes rent control on all properties, including singlefamily homes and condominiums, by eliminating AB 1482 protections.

Rental housing providers in Chula Vista and the City of San Diego are already grappling with new regulations outlined in the recently passed Tenant Protection Ordinances. If the ballot initiative passes in November 2024, rental housing providers throughout the state can expect a significant decline in rental income and property value. This is not a scenario we can afford to let unfold.

I urge you to stand with us in this fight against rent control. Your voice and your actions matter. Join us for the free Town Hall on June 26, and let’s work together to protect our rental income and property value.

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MARK OF EXCELLENCE AWARDS KICKOFF RALLY JUNE 26, 2024 | 5:00 PM - 7:30 PM | CIVITA RECREATION CENTER Help us kick off the awards season during the Mark of Excellence Rally on June 26 at Civita Recreation Center! This event is your chance to learn more about what it means to be nominated and insights to help you navigate the judging process.

2024 AWARD CATEGORIES

Assistant Property Manager of the Year 1-100 Units | 101-300 Units | 301+ Units Industry Partner of the Year Company | Individual Leasing Professional of the Year Whether you're new to the industry or a previous 1-100 Units | 101-300 Units | 301+ Unit nominee, we invite you to enjoy an afternoon with Multi-Site Manager of the Year your rental housing colleagues. We'll share tips for 1-300 Units | 301+ Units completing your packet and enjoy an afternoon of Maintenance Supervisor of the Year fun and games with delicious food and beverages.

1-300 Units | 301+ Units Maintenance Tech of the Year ALL ATTENDEES MUST REGISTER! This free event is 1-300 Units | 301+ Units open to anyone who wants to learn more about Porter of the Year what it means to win a Mark of Excellence Award 1-100 Units | 101-300 Units | 301+ Units and the nomination process from start to finish.

Property Manager of the Year 1-100 Units | 101-300 Units | 301+ Units ASSOCIATIONWIDE SPONSORS Repositioned Property of the Year 1-300 Units | 301+ Units Platinum Sponsors Property of the Year 1-29 Units | 30-100 Units | 101-300 Units | 301+ Units Property Management Company of the Year Gold Sponsor Silver Sponsor NextGen Category to Be Announced NEW! Community Relations Manager of the Year NEW!

Questions? Learn more! www.socalrha.org 858.278.8070

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Alan Pentico, CAE Executive Director Southern California Rental Housing Association

T

Executive Director’s Message: Don’t Miss the Town Hall on June 26

he Justice for Renters Act is slated to be on the ballot in November. This ballot initiative is the third attempt to gut protections provided by the Costa-Hawkins Act and will give local jurisdictions free rein to impose and expand rent control.

This ballot initiative is even more dangerous than previous attempts in 2018 and 2020.

advocates on the front line of the fight and learn what you can do to support our efforts.

You must understand what is at stake and how you can help save the rental housing industry.

Details on the Town Hall are available online at socalrha.org. Register today and invite your rental housing colleagues. It will take all of us working together to defeat rent control.

To be clear, this will affect all rental housing providers throughout California.

Don’t get complacent because San Diego and the surrounding areas don’t currently have rent control.

The proponents of the so-called “Justice for Renters Act” are working to erode your rents as a rental housing provider and bring rent control measures throughout the state.

If this ballot initiative passes in November, this is what it will mean for you: • It will prohibit rent increases upon vacancy (also known as vacancy de-control) by eliminating the owner’s ability to charge the market rate when a tenant vacates the unit.

• Imposes rent control on all properties, including single-family homes and condominiums, by eliminating AB 1482 protections.

• These changes would cause your rental income and property value to decline.

Efforts are underway to fight this damaging initiative and we urge you to join us for a free Town Hall on June 26. Don’t miss this opportunity to hear from

2024 2024 EVENTS EVENTS OVERVIEW OVERV VIE EW June 12 NextGen Wonderland Meetup June 13 New Member Orientation June 21 Swing Away Sports! Networking Mixer

June 26 Mark of Excellence Kickoff Rally July 10 NextGen Social Scavenger Hunt

September 18 New Membership Orientation October 23 NextGen Bowling Tournament November 1 Mark of Excellence Awards Ceremony December Board Installation

August 8 Small Claims Court Luncheon September 12 Golf Classic

LEARN MORE AT SOCALRHA.ORG! events@socalrha.org 858.278.8070

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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O

2025 BOARD OF DIRECTORS APPLICATIONS

ur vision is to re-envision quality housing for all, while our mission is to create a thriving rental housing community through advocacy, education, and collaboration. The SCRHA is a strong focus-driven organization that works diligently to represent the rental housing industry in San Diego, Imperial, and southern Riverside counties. We utilize strategic planning and purposeful directives to ensure we remain a high value to our members, provide strong advocacy, and outreach to our community.

We focus on bringing the right skills to the Board to ensure we reach our goals. This type of thinking has ensured our excellence for over one hundred years, leading the rental housing.

At this time, the Board is seeking experienced owners and property managers with strengths in collaboration and community building, bringing value to the membership with transformative, innovative ideas, and an interest in advocacy.

The Nominating Committee is accepting applications from owners, property managers and associate/ supplier member candidates for consideration to serve on the Board of Directors for a two-year term.

Candidates must complete an online application and skills questionnaire to be considered. Complete applications must be received by June 28, 2024.

Our vision is to re-envision quality housing for all, 10

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

while our mission is to create a thriving rental housing community through advocacy, education, and collaboration. The SCRHA is a strong focus-driven organization that works diligently to represent the rental housing industry in San Diego, Imperial, and southern Riverside counties. We utilize strategic planning and purposeful directives to ensure we remain a high value to our members, provide strong advocacy, and outreach to our community.

We focus on bringing the right skills to the Board to ensure we reach our goals. This type of thinking has ensured our excellence for over one hundred years, leading the rental housing.

At this time, the Board is seeking experienced owners and property managers with strengths in collaboration and community building, bringing value to the membership with transformative, innovative ideas, and an interest in advocacy.

The Nominating Committee is accepting applications from owners, property managers and associate/ supplier member candidates for consideration to serve on the Board of Directors for a two-year term.

Candidates must complete this online application and skills questionnaire to be considered. Complete applications must be received by June 28, 2024.

Apply online at socalrha.org or contact Alan Pentico, SCRHA Executive Director, at 858.278.8070 for more information.

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NEXTGEN SCRHA

Scavenger Hunt

Unlock the secrets of Liberty Station at the NextGen Social Scavenger Hunt on July 10!

Teams of housing providers will race from stop to stop to have some fun and get the next clue from Industry Suppliers.

Sign up for an afternoon of team building or making new friends during this interactive networking event while discovering some of the best photo ops at Liberty Station.

Property Managers & Rental Owners $100 per Team of 4 $25 per Individual

REGISTER TODAY

JULY 10

4:00 PM - 6:30 PM GET IN THE GAME WITH EVENT SPONSORSHIPS! Diamond Sponsor $1,000 Wth Event Naming Rights to this Year's Hunt $1,000 SCRHA Members Tabletop Stops $450 10 Available, Including Start & Endpoints

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

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1954

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2004

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 account, orpublications 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 department at publications@socalrha.org contact the publications department at publications@socalrha.org

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PREFERRED PARTNERS The Southern California Rental Housing Association partners with industry leaders to provide value-added products and services.

These businesses offer special discounts, rates, and services to members of the Southern California Rental Housing Association.

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

APPLICANT FRAUD UNCOVERED:

HOW TO PROTECT YOUR COMMUNITIES

I

by Daniel Berlind, CEO of Snappt

n recent years, the multifamily sector has experienced a notable increase in applicant fraud, which poses a crucial challenge for property managers striving to protect their properties. With advanced technology and digital tools making document forgery easier than ever, fraudulent applications have become more prevalent and sophisticated.

So, how are applicants committing fraud, and how can property managers tackle this issue?

HOW APPLICANTS ARE COMMITTING FRAUD

Applicant fraud is when an individual provides fake or misleading information to gain access to a property and secure a lease. Applicants typically resort to this when their legitimate credentials are

insufficient to get approved for the property they want.

The most common forms of applicant fraud include: ● Fake Employment: Citing non-existent employers or giving fake job verification ● False Income Statements: Prospective tenants may alter pay stubs or bank statements to exaggerate their income ● Misrepresented Rental History: Including false references or forging eviction histories to appear as suitable renters ● Identity Fraud & Theft: Taking another individual’s identity, commonly via fake IDs

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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and stolen Social Security numbers, to apply for rental units BUT HOW ARE THEY DOING IT? ● Text Insertion: Editing an income document to falsely increase their financial standing. ● Pay Stub and Bank Statement Templates: Online templates made to look like popular payroll and bank providers. ● Social Engineering: A scammer provides tips to an individual on how to alter documents, or they provide workarounds to try to avoid a fraud detection system altogether.

The effect of fraud can be catastrophic, often leading to property damage, financial losses, tarnished reputation, and legal issues.

HOW BIG IS THE PROBLEM? According to a 2024 National Multifamily Housing Council survey of property owners and property managers, there was an estimated 40% increase in fraudulent applications in their portfolio in the past 12 months compared to the previous 12 months.

Here are some additional eye-opening statistics:

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

● A TransUnion 2023 survey of property managers noted that 60% had fallen prey to fraud in the last two years — with altered documentation being the main challenge for 84% of survey participants. ●

A 2020 Snappt survey revealed that approximately 53% of property managers encountered fraudulent rental applications, a dramatic increase from previous years.

While AI technology helps property managers catch fraud, it has also made it easier to craft convincing counterfeit documents. Identity theft and synthetic identity fraud – a situation in which real and fake information is combined to create a new identity – are exceptionally challenging for property managers to catch without appropriate measures in place.

Additionally, worried applicants may feel extra pressure to exaggerate their qualifications to stand out in a sea of competition, leading to a surge in fraudulent applications. Some property managers in large metropolitan areas have reported higher incidence rates, especially in large urban areas where the rental market is incredibly competitive.

Please turn to page

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drbalcony

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20

Fraudsters hoping to secure high-value rental housing might also more often target properties with higher rental rates (or even luxury amenities).

New forms of fraud continue to emerge regularly, with the latest being deemed “Inception Fraud.”

Discovered earlier this year by the Snappt team, this occurs when an applicant provides a legitimate pay stub from a legitimate company, even though they don’t actually work there or receive a salary from them. This malicious type of fraud is impossible to detect without qualified fraud detection technology and extensive training.

3. VERIFY, VERIFY, VERIFY When reviewing renter applications and related documents, always take your time and verify renter information. Confirm that the application details— like employment history, income, and previous residences—align with the provided documents.

These can include bank statements, paycheck stubs, and references. Disparities in any of these documents can be a red flag.

4. IMPLEMENT FRAUD DETECTION

Implementing comprehensive fraud detection is the best way to safeguard your property. Effective fraud TIPS FOR IDENTIFYING FRAUD AND WHAT TO detection software can identify inconsistencies or LOOK OUT FOR suspicious details in rental applications and income Property managers can significantly reduce the documents, such as verifying the authenticity of chances of being duped by IDs, pay stubs, and bank untrustworthy applicants statements. The strongest by taking proactive defense will include “According to a 2024 National measures. Here are a few document fraud detection, Multifamily Housing Council survey considerations to keep in ID verification, and income mind: verification. Better yet, find a of property owners and property managers, there was an estimated 40% fraud detection provider that 1. EDUCATE YOURSELF not only has the technology increase in fraudulent applications in to catch these fraudsters Familiarizing yourself their portfolio in the past 12 months but also proactively with typical fraudulent researches new trends and compared to the previous 12 months.” document practices can tactics used to commit aid in identifying warning fraud. signs. Research common fraudulent renter tactics, such as providing fake contact information for references. Also, stay current on the latest industry trends in document fraud to help protect your investment.

2. THOROUGHLY SCREEN YOUR APPLICANTS The first line of protection against fraudulent documents is to use a comprehensive tenant screening strategy and process. This should include detailed background checks, credit checks, and job verification. When renters know you require a meticulous screening process, they are less likely to engage in fraudulent behavior. Also, ensure your rental application clearly describes your requirements for proper documentation and background checks.

PROTECT YOUR COMMUNITIES

Fraudulent rental applications are becoming more widespread, requiring property managers to take robust and adaptive measures.

Busy property managers shouldn’t have to suddenly become forensic experts during the screening process to identify fraudulent behavior. For optimal efficiency and ease, it is recommended to collaborate with a fraud detection company.

By employing a combination of fraud detection and thorough screening, property managers can stay vigilant, better protect their communities, and maintain the integrity of their rental properties.

Daniel Berlind is the visionary CEO behind Snappt, a game-changing AI-enabled fraud detection software that’s revolutionizing the multifamily housing industry. Daniel co-founded Snappt in 2019 after witnessing firsthand the pervasive issue of fraud within the multifamily rental market during his time running his own property management company. Snappt not only simplifies and streamlines the application process but also tackles bad debt head-on, boosts asset value, and drastically reduces the time it takes to review applications. In addition to Snappt, Daniel serves as the President of Berlind Properties and oversees the portfolio management and daily operations.

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CALENDAR Register at socalrha.org Register for events and classes online at socalrha.org. Please note, that all in-person classes Questions? Contact us at events@socalrha.org or 858.278.8070

June 10

12:00P - 1:00P

Customer Service for Maintenance Success

“Our residents’ experience with maintenance repairs is one of the most important factors in their happiness with where they live and whether or not they choose to renew.

In this course, Kendra Bork, Cambridge Management, Inc. will lead a discussion on the different aspects of customer service that go into our residents’ maintenance experience and how ICON KEY to ensure that their experience is a good one.”

June 14

9:30A - 10:30A

What You Should Know! SB 267: Government Rental Assistance & Credit Checks There is a big change coming for those receiving Government Rental Assistance!, join us to find out what you should know! Attorney Tracey Merrell, Kimball, Tirey & St. John LLP will lead this essential seminar. Register today to understand this critical change in rental law.

ICON KEY

June 21 Swing Away Sports! Networking Mixer

4:30P - 6:30P

Want to enjoy some virtual sports? Think you “still got it”? Well come take a swing on June 21 at the Golf Bar Mixer in Clairemont Mesa, San Diego. SCRHA Owners and Property Managers will take over the virtual golf and sporting simulators and enjoy taking a swing at their favorite sport while creating connections with other service industry providers. Register today to join the fun. Food and drinks will be provided.

Not a golfer? Not a problem! Each simulator has other virtual sports available, or you can sit back and watch people swing away!

ICON KEY Playing is NOT mandatory, but networking is!

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June 26

5:00P - 7:30P

June 26

10:00A - 12:30P

Mark of Excellence Kickoff Rally

Rent Control Ballot Measure Town Hall

Take the first step on your journey to excellence during the Mark of Excellence Kickoff Rally on June 26 at the Civita Recreation Center! This event is your golden ticket to dive deep into the world of award nominations. Discover what it truly means to be in the running and gain insider tips to master the judging process.

ICON KEY Best of all, it’s free!

Marina Village - Terrace Room Efforts are underway to fight this damaging initiative and we urge you to join us for a free Town Hall on June 28. Don’t miss this opportunity to hear from advocates on the front line of the fight and learn whatICON you KEY can do to support our efforts.

June 27

12:00P - 1:00P

Building Wealth Through Real Estate What Every Real Estate Investor Must Know While many individuals and families invest in real estate, few understand the basic financials around efficiently building wealth through real estate. This all encompassing real estate course will be taught by Patrick Kappel, CEO of the Kappel Realty Group.

ICON KEY

July 9

9:00A - 10:00A

SB 721: CA Balcony & Other Elevated Element Inspection Requirements With the January 1st, 2025, deadline fast approaching, learn what you need to do to make sure you and your properties are in compliance with SB 721 before it’s too late!

ICON KEY

July 10

4:00P - 6:30P

NextGen Social Scavenger Hunt

Get Ready to unlock the secrets of Liberty Station at the NextGen Scavenger Hunt! This isn’t just any scavenger hunt but an adventure designed for the sharpest minds in rental housing. Put on your detective hats, build your best team, and wear your most comfortable shoes.

You will be deciphering clues, meeting with industry suppliers, and tackling clues that will help you uncover some of the best photo ICONops KEY at Liberty Station.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

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YOUR ULTIMATE GUIDE TO LEASING SEASON: HOW TO MAXIMIZE OCCUPANCY AND EFFICIENCY

F

By Brittany Benz

or residential property management, leasing season runs from May through September, with July and August typically seeing the most volume. To maximize your occupancy rates and see greater levels of success during this critical time, property management teams need to be ready long before the season begins. In addition, resources need to be fully committed and optimized during peak times in order to meet high prospect demand and expectations.

Keep reading to discover leasing season strategies that will give your team a competitive edge and boost efficiency before and during leasing season.

BEFORE LEASING SEASON: SET A FOUNDATION FOR SUCCESS 1.) PROPERLY PREP YOUR TEAMS A well-prepared team can make all the difference, especially during the busy months. Help them thrive during the demands of leasing season by supporting them before it begins.

• Increase training budgets and access: Leasing season isn’t the time to cut back on training budgets. Instead, make sure all team members have access to technology and Please turn to page

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Did you know the 2024 ballot initiative eliminates vacancy decontrol?

Vacancy

DECONTROL vs. CONTROL San Diego County Vacancy decontrol allows property owners to bring rents to fair market rates when a tenant moves out.

A 2024 ballot initiative seeks to ban vacancy decontrol and instead allow local governments to limit the rent that property owners can set for move-ins (vacancy control). For those who have owned their properties for many years, rents are often 30% to 40% below market for long term renters. Under vacancy control, owners who are renting below market may never catch up, as shown in the example below.

Ex. A tenant first rents a 2-bedroom apartment in 2020 at $1,909 per month. Assuming a local rent cap of 3% per year, the rent is $2,086 in 2023 when the tenant vacates the unit.

What is the rent you can set upon vacancy and the financial impact of vacancy decontrol vs. control?

Over a five-year period, you could lose $27,297 for each 2-bedroom rental unit.

Decontrol Starting Rent

Owner is allowed to set monthly rent at current fair market value i of $2,502.

Difference

Year 1

$30,925

-$5,142

Year 2

$31,852

-$5,295

$26,557

Year 3

$32,808

-$5,455

$27,353

Year 4

$33,792

-$5,618

$28,174

Year 5

$34,806

-$5,787

$29,019

Total Loss over 5 years: -$27,297

Can you afford these losses? i 2020 and 2023 starting rental rates source: SCRHA Spring Vacancy And Rental Rate Survey

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Owner is prohibited from raising rent to fair market and is restricted to $2,086. $25,783

Contribute to the SCRHA Issues PAC! ID #1468498

Continued from page

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training before the season’s surge.

in having a property-wide recycling program, and 58% are interested in having an outdoor communal barbeque space.

• Properly onboard and cross-train team members: If you’re short-staffed, invest in hiring new team members or cross-training existing team members. Either way, everyone needs ample time to get fully ramped up.

3.) CREATE DESCRIPTIVE AND ENTICING LISTINGS Great listings lead to more prospects and increase the likelihood that you’ll fill your property vacancies as quickly as possible. Here’s how to stand out in the right ways.

• Ensure high-demand teams are available and up to date: Review maintenance team procedures to ensure tools, supplies, and adequate team members are available and ready to respond. If possible, consider extending leasing agents’ hours during peak rental season — the extra investment can really pay off in leads.

• Make listings as polished and thorough as possible: Provide robust unit descriptions, photos, and videos. Consider hiring a professional photographer to ensure your properties’ images and videos are compelling; and leverage AI tools to autogenerate detailed descriptions for your units and properties, saving your team time and increasing accuracy.

• Don’t forget about remote and off-site team members: If any of your team members work remotely or are distributed across a large region, implement sound strategies that focus on improving engagement, boosting productivity, and reducing turnover.

2.) PUT YOUR PROPERTY’S BEST FACE FORWARD According to the 2022 NMHC/Grace Hill Renter Preference Report, 51% of renters said overall property appearance would be very important in their future leasing decision. Be sure to spruce up your property since traffic from prospective residents is likely to increase significantly.

• Perform a property-wide freshen-up: Walk the property from a prospective resident’s point of view. Check for and implement small cosmetic improvements that can make a big difference in your community’s appeal.

• Address maintenance issues: Take care of all preventive maintenance, and check your roofing, gutters, and downspouts.

Make sure common areas are clean and maintained.

• Consider investing in new amenities or spaces that add value: Take note of what added-value upgrades prospects seek when inquiring about your properties. For example, the 2022 NMHC/Grace Hill Renter Preferences Report revealed that 73% of renters are interested in having 24/7 selfservice package access, 69% are interested

• Leverage your website and third-party listings: Make all listing information available to prospective renters on your own website, in addition to third-party listing sites. Based on the 2022 NMHC/Grace Hill Renter Preferences Report, 83% of renters visited a property management’s website and 73% of renters visited rental listing sites when searching for their most recent rental home.

4.) EMBRACE VIRTUAL LEASING TOOLS Meet prospective renters’ expectations for convenience and self-service with technology that enables virtual leasing options, such as virtual showings and video walkthroughs. These options can save renters time and reduce friction since they can view the unit at their leisure. Virtual tools also benefit your team since they can speed up the leasing process.

For qualified renters, offering self-guided tours with access to the property via a lockbox is another great option.

5.) LEVERAGE ONLINE APPLICATIONS If you don’t currently offer online rental applications, you could be missing out. Besides being a convenient application option for prospective renters, online leasing solutions streamline the rental process from beginning to end by removing manual, error-prone paperwork and creating a better experience for everyone involved.

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6.) UPDATE SCREENING PROCESSES

9.) DON’T FORGET ABOUT RENEWALS

To comply with fair housing laws, create a set of objective criteria to define qualified applicants, such as credit score or previous rent payment history. Be aware that legally this list cannot include protected statuses like race, gender, marital or familial status, sexual orientation, or religion.

The nationwide average cost to a property owner for every resident that vacates is approximately $3,900. Resident retention should be your number one priority — especially during leasing season — since it has a direct impact on your cash flow and property asset value.

To speed up time-consuming screening processes, look for technology that helps accurately and objectively screen tenants. This will allow you to make quicker and more informed decisions about applicants, especially during peak leasing season time.

To determine your actual resident loss cost and see just how much retention can impact your leasing season success, check out the Multifamily Insiders Apartment Turnover Cost Calculator.

7.) REVIEW LEASING AND ADDENDA LANGUAGE

When allocating your marketing budget for each property, be intentional about where you spend and track whether those marketing channels attract renters. Generally, it’s best to invest more heavily in marketing channels that have led to successfully signed leases in the past and cut down on channels that haven’t yielded as many conversions.

Regulations for housing change every year, and you may need to adjust your leasing and addenda language to account for new Fair Housing Laws or updated local or state requirements. Failure to comply with regulations can result in a possible lawsuit, so always check federal and state resources online or consult an attorney if you’re unsure about what needs to be revised.

DURING LEASING SEASON: FOCUS ON EFFORTS THAT MAKE AN IMPACT 8.) STAY ON TOP OF PRICING If your properties are priced too high, you run the risk of losing to the competition. But if they’re priced too low, your ROI will suffer. This is why a smart pricing strategy is one of the best ways to both fill vacancies faster and grow your business during leasing season.

Many property managers still call around for rental comparisons within their area; this activity can be time-consuming but highly informative. Just remember to only compare your units to similar units in the area. Additionally, your pricing should reflect current market conditions, property amenities, nearby attractions, and any updates you’ve made in the past year.

10.) KEEP AN EYE ON ROI

For more tips on how you can better market your business, read our top tips on how to attract more leads with marketing.

11.) RESPOND QUICKLY TO INCOMING LEADS Leasing season can leave your team feeling overwhelmed with emails and calls, but if you don’t respond to renters within 24 hours, you’re likely to lose them to your competition.

Speed up response times by leveraging smart technology, such as artificial intelligence (AI) and automated messaging, to help prospects feel acknowledged. The time saved can free your team to focus on providing higher levels of service in other more impactful ways.

Leasing season is a vital time for residential property management, and it’s never too early to prep your team or too late to optimize your processes. With these tips, your rental properties and team members will be fully prepared for peak leasing season and ready to answer when prospective residents come knocking at your door.

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

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

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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.

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April 2022- socalrha.org 17 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION SCHRA.ORG | 31

ATTENTION!

T

PLEASE READ IMMEDIATELY

he industry is facing the single largest threat to Residential Housing Owners, a decision point battle this year with the “Justice for Renters Act” initiative, on the ballot this November. AIDS Healthcare Foundation President Michael Weinstein is financing a statewide ballot initiative to strip you of your property rights. This will be the third time, in 6 years, a ballot initiative for Rent Control will show up. This has been defeated twice with sizeable victories (Prop 10 in 2018, 60 to 40 and Prop 21 in 2020, 59 to 41), despite him spending over $64 million on the two previous campaigns. To beat this again, we need to fund a campaign with a margin sizeable enough to make it clear that Weinstein should not waste his time and try it again!

“Justice for Renters Act”- What it does: • Eliminates the Costa-Hawkins Rental Housing Act which currently prevents local government from expanding rent control to include single family homes, condominiums, and muchneeded new development.

• Eliminates rent increases upon vacancy, (a.k.a. “vacancy decontrol”) by eliminating your ability to charge market rates on vacant units.

The Board decision: The SCRHA Board of directors has implemented a Voluntary Political Action Committee donation on all membership dues statements in the amount of $7.39 per unit.

Funds will go to the SCRHA Issues PAC and the rent control effort. SCRHA created this new political action committee for this vital effort and to be better prepared for future rent control and property tax measures. Our statewide coalition, the California Rental Housing Association (CalRHA) is working to raise $5 million to defeat Mr. Weinstein. To achieve this, CalRHA equally divided the total number of units in the CalRHA network, to ensure everyone plays an equal part in our campaign for victory. $5 million is needed to inform voters of the true consequences of these policies through television, digital and print media campaigns.

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JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Please note, this is separate and in addition to the SCRHA PAC – your standard annual political effort used primarily to support candidates who understand your business.

IF we lose, here is how YOU are going to be impacted: San Diego, Riverside, and the Imperial Counties currently do not have rent control. If we lose, draconian policies that once only impacted rent-controlled communities will impact every rental unit in the state.

• Rent Control Boards: You will lose all control and will answer to a Rent Control board. Local boards made of tenant advocates will dictate how you run your investment properties to include if you can raise rents, when you can raise rents, if and when you can evict a tenant, and how much you must pay the tenants to vacate, when you can make improvement as well as whether you can pass repairs costs on to tenants. And you pay for these boards too.

• Vacancy Control: You will be prohibited from raising rents to fair market value when your unit becomes vacant. Say goodbye to fair yields, despite the ongoing increase in operating expenses, your returns face diminishment. See insert Vacancy Control vs. Decontrol in San Diego.

The list goes on and on with additional impacts unknown. You own investment properties for a reason; do NOT let Rent Control Boards dictate how you should run your investments. We strongly urge you to pay the voluntary Issues PAC assessment of $7.39 per unit along with your other dues to protect your property rights.

Statewide Rent Control initiatives have been beaten twice. WE must beat it again. We cannot stress this enough; this is critical to your business. Never have we faced a crisis as large and important as what we are facing in 2024! PLEASE PAY YOUR DUES & ALL VOLUNTARY ASSESSMENTS AS WE DEFEND THE INDUSTRY.

SWING S WIN NG AWAY AWA AW WA AY Y SPORTS! SPORT TS! N ET TWORK KIN NG M IX XER NETWORKING MIXER Want to enjoy some virtual sports? Think you "still got it"? Well come take a swing on June 21 at the Swing Away Sports! Networking Mixer at the Golf Bar in Clairemont Mesa.

SCRHA Owners and Property Managers will take over the virtual golf and sporting simulators and enjoy taking a swing at their favorite sport while creating connections with other service industry providers. Register today to join the fun. Food and drinks will be provided.

Not a golfer? Not a problem! Each simulator has other virtual sports available, or you can sit back and watch people swing away!

Playing is NOT mandatory, but networking is!

Property Management or Owner Attendee: $10 (Includes One Drink Ticket)

REGISTER TODAY

JUNE 21

4:30 PM - 6:30 PM THE GOLF BAR GET IN THE GAME WITH EVENT SPONSORSHIPS! Golf Simulator Sponsor $450 2 Company Reps 8 Attendee Tickets Full Swing Sponsor $300 1 Company Rep 4 Attendee Tickets Half Swing Sponsor $250 1 Company Rep 3 Attendee Tickets

SOCALRHA.ORG SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

33

This Probably Never Happened to You, But...

T

No. 246

By C. Finley Beven

he tenant from #3 called to report that personal items were missing from the storage locker above her car. She said that the hasp assembly had been pried out of the wood, thus making entry possible. The tone of her call was quite pleasant, but she made it clear that she expected us to “make good” her losses, and that she would be submitting an itemized list of the items lost.

Understanding the emotional state she must be in, just as any of us would be, I tried to talk her through the situation rather than out-right refusing her request.

My first question was whether she had called the police. I had to ask, as (believe it or not) some people will make claims for losses that did not actually occur.

She said that she had not yet called the police, but said that she would. I suggested that a call to the police would be a good idea, as her personal property insurance carrier would expect a police report in order to process her claim.

This observation took her back a bit, as she said that she had no personal property insurance. I then reminded her that having Renters’ Insurance, on her personal possessions was required under her lease with us.

Silence.

She then repeated her intent to submit a claim to us, and to ask for reimbursement. Her feeling was that as we had provided the storage locker, and therefore it should have been more secure.

I then asked her if she still had a copy of her lease.

She said that she did, and she asked me to wait a minute until she could get it.

Once she had the lease, I asked her to look at paragraph 6, which reads: “… STORAGE LOCKERS in garages/carports are not secure and may not be watertight. These lockers should not be used for storage of valuable possessions.”

I knew that this conversation was not going make her happy, but she did admit that we had done everything we could to warn her of the potential risks inherent in leaving valuable possession in a locker that is only protected by ½” of plywood, and hinges held on by ½” screws. Our lease is designed to protect us, but it is also written to help tenants avoid foreseeable harm. If they will just read and follow.

Please keep in mind that under current California law, if a tenant fails to get or maintain the renters insurance, this may not be grounds for an evictionrelated complaint against a tenant. Courts may not view this as a “substantial breach”, enough to warrant an eviction. Check with your attorney for confirmation on this. This approach has worked well for us.

Dear Readers: This article is the 246th in a series based on the lessons we have learned the hard way. The contents of these articles are merely opinions of the writer. They are not intended as specific legal advice and should not be relied upon for that purpose. Our practice is in constant refinement as we adjust the way we operate to an everchanging market. I appreciate your questions, comments, suggestions, and solutions. Contact C. Finley Beven, JD, CPM, CCAM, 99 S. Lake Avenue, Pasadena. (626) 243-4145. Fin.Beven@BevenandBrock.com. w w w .

BevenandBrock.com

C. Finley Beven has been involved in real estate, property maintenance and property management since 1975. He is a Certified Property Manager (CPM), Institute of real estate Management since 1987. He is also a Certified Community Association Manager (CCAM) and is a member of the California Association of Community Managers. He has a brokers License #00696626 in the State of California. He has a BA, USC; JD, Southwestern University Beven & Brock Property Management Co., Inc. 99 S. Lake Avenue, Pasadena. (626) 243-4145 Fin.Beven@BevenandBrock.com - www.BevenandBrock.com 34

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.”

This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.

Gen Z job seekers cite a company’s commitment to diversity as an important factor in deciding livable whether or not to accept an offer.”

Here it is very important for a company to talk the talk and walk the walk. Diversity and inclusion cannot just be a phrase in your company’s mission statement or a committee that meets once a quarter. This dedication needs to be seen in initiatives like asking one’s pronoun preference, adequate accommodations for those who are differently-abled, policies to ensure fair and equal pay, etc.

They Want to See Diversity and Inclusion This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of

They Want an Offer, and They Want it NOW Standard HR procedures make it difficult to establish a hiring committee and follow the correct protocol when extending an offer.

Gen Z wants no part of that. They

feel if it’s a right fit, the offer should be made. “Nearly one in five Gen Zers expect a job offer one week from the initial phone screen. The majority expect an offer within two weeks.” Whether this expectation is realistic or not, companies that make an actionable change to speed up their hiring process will win top Gen Z talent. *Statistics pulled from Yello

Generation Name

Birth Years

Baby Boomers

1946-1964

Gen X

1965-1980

Millennials

1981-1996

Gen Z

1997-2012

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naahq.org/lease 24 | Southern California Rental Housing Association Rental Advisor April 2022 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG april2022.indd 2

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SCRHA State Legislative Update Pat Moran, Aaron Read and Associates

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BUDGET UPDATE

s Governor Newsom prepares to unveil his updated 2024-25 California state budget proposal — commonly referred to as the May Revision or May Revise — we anticipate new insights into the state’s economic forecast and revenue projections. It is due to be released on May 14, however, we are hearing it will be out as soon as May 10. The revised proposal will delineate the governor’s strategy for navigating the substantial deficit while maintaining a balanced budget.

May is the time when the Governor updates the budget based on the latest revenues and expenditures.

Estimates of the budget shortfall have been between $38 and $73 billion and back down to $68 billion since January. Either way, a significant deficit. To date, the Governor has been resistant to increasing revenue in the form of tax reform, but whether that holds true remains to be seen.

The Legislative Analyst’s Office has released a report proposing several tax reform measures including eliminating the capital gains step-up basis on inherited assets, the mortgage interest deduction for second homes, and tax subsidies for oil and gas companies.

Once the Governor presents updated estimates, the magnitude of the shortfall will be known and will 36

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

significantly influence the forthcoming 2024-25 budget negotiations, serving as a deciding factor in shaping the state’s spending priorities for the coming fiscal year.

LEGISLATIVE UPDATE The deadline for bills to pass the Appropriations Committees is May 17. After that time, the focus will be on the Floor. Below is an update on several key pieces of legislation that we have been engaged in this year.

PRIORITY BILLS AB 2216 (Haney) - Household Pets - Requires landlords to accept pets in their rentals without charging any additional refundable or non-refundable fee. As such, rental property providers would not be allowed to charge pet security deposits or prohibit common household pets in residential tenancies. This bill is pending a vote on the Assembly Floor. OPPOSE AB 2347 (Kalra) - Evictions - Would make various procedural changes to landlord-tenant law, including specified extensions of time for tenants to respond to notices and eviction papers. AB 2347 extends the time for the defendant’s response to be filed from five court days to 10 court days after the unlawful detainer complaint and summons is served on the defendant.

It also prohibits the clerk from entering default in an unlawful detainer action less than three court days after the plaintiff files the proof of service of the summons

and complaint. AB 2347 is pending a vote on the Assembly Floor. OPPOSE

hearing in the Assembly Appropriations Committee on May 8. - OPPOSE

AB 2785 (Wilson) - Security Deposits - Would require a landlord to, within 30 days of receiving a tenant’s security, deposit the sum into an account of a bank or other financial institution regulated by the state or federal government. If it is deposited in an interestbearing account, any interest accrued on that balance would be payable to the tenant. The bill also caps screening fees and sets parameters for reimbursement, including if the tenant doesn’t qualify. We have been actively meeting with the author’s office on suggested amendments. - OPPOSE

AB 2278 (Carillo) - Publishing Rental Rates - This is a CalRHA sponsored bill regarding the publication of the maximum allowable annual rent increase by the Attorney General. The bill has already passed the Assembly and is in the Senate, where it has been referred to the Senate Judiciary Committee. SUPPORT

OTHER BILLS OF IMPORTANCE AB 2187 (Bryan) - Office of Tenants’ Rights and Protections - Would establish the Office of Tenants’ Rights and Protections, which is duplicative and costly. Although there are multiple existing government agencies that provide services and education in this area, including the Business, Consumer Services, and Housing Agency and the Department of Justice, this bill seeks to add another resource for renters within the Civil Rights Department (CRD). CRD is currently responsible for enforcing, among other things, the state’s housing discrimination laws. This bill is set for a

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AB 2498 (Zbur) - Rent Relief - Establishes the California Housing Security Program to provide counties with funding to administer a housing subsidy to eligible persons to reduce housing insecurity and help Californians meet their basic housing needs, subject to an appropriation. The bill would create a 2-year pilot in eight counties, including Los Angeles, Orange, and San Diego. The bill is pending a hearing in the Assembly Appropriations Committee. - SUPPORT AB 2584 (Lee) - Corporate Owned Single-Family Homes - Would prohibit owners of more than 1,000 homes from buying more single-family properties. This bill was sent to the Suspense File in the Assembly Appropriations Committee, due to the cost. We will know whether it is held or passed by the May deadline.

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SCRHA Forms Update SCRHA is pleased to announce that several forms have been updated so that members can continue to comply with state and local laws. Members may access the latest forms via their Azibo account.

SB 267 which went into effect on January 1, 2024, requires that housing providers allow applicants with government rent subsidies the opportunity to provide alternative evidence of their ability to pay versus having their credit report run as part of screening. SCRHA’s Application to Rent now reflects this option.

SB 567, effective April 1, 2024, changes the rules and requirements when terminating tenancy for No-Fault Cause, specifically for Owner/Family Member Move-In and Substantial Remodel/Demolition. These rules were also adopted into the Tenant Protection Ordinances (TPO) of the cities of Chula Vista and San Diego.

Forms specific to those local ordinances have been updated, as has the form for jurisdictions that fall under statewide Just Cause. Visit socalrha.org for additional information on SB 567 and compliance.

List of Updated Forms •

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Form 110 Application to Rent – Updated to include credit screening options for individuals receiving housing assistance through Section 8 or other government subsidies.

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

•

Form 418 Chula Vista Termination of Tenancy – Residential Rental Complex (3+ Units) - Updated to include required fields for Owner/Family Member Move-In and Substantial Remodel. This form is for 3+ Unit properties that are not exempt from the TPO.

•

Form 419 Chula Vista Termination of Tenancy 2 or Fewer Units – Updated to include required fields for Owner/Family Member Move-In and Substantial Remodel. This form is for properties of 2 or fewer units that are not exempt from the TPO.

•

Form 420 City of San Diego Termination of Tenancy (Just Cause) – Updated to include required fields for Owner/Family Member MoveIn and Substantial Remodel. This form is for properties of any size that are not exempt from the TPO. Please note that the City of San Diego requires an additional explanation in a termination notice of why the remodel work will take longer than 30 days.

•

Form 421 Sixty Day Notice Termination of Tenancy Statewide Just Cause – Updated to include required fields for Owner/Family Member Move-In and Substantial Remodel. This form is used for all other jurisdictions which fall under the Tenant Protection Act (AB 1482).

(619) 867-1713

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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THE BUILD-TO-RENT HOUSING BOOM: NEW SINGLE-FAMILY RENTALS REACH ALL-TIME HIGH, WITH ANOTHER 45,000 ON THE WAY

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By Alexandra Both ew homes built for the purpose of renting are having a resounding moment, rising high on the shoulders of hybrid work and Millennials who are reaching their prime nesting years, but who are also finding homebuying challenging. Combine renter demand with interest from institutional investors and wellestablished builders and it’s safe to say we’re witnessing this niche at its historical peak.

In 2023, nearly 27,500 build-to-rent houses were completed, an all-time high. What’s more, this was 75% more than the year before and triple the number in 2021. Of course, the appeal of living in a house with a private backyard (albeit a small yard, in many cases) seemed even more irresistible after the pandemic. As a result, the number of single-family homes for rent built every year jumped from an average of 6,600 in the pre-pandemic years to tens of thousands of new units each year after that.

10-YEAR EVOLUTION OF NEW BUILD-TO-RENT HOMES

*Only completed build-to-rent units.

Source: RentCafe analysis of Yardi Matrix data

This momentum has led to more than 45,400 buildto-rent houses now under construction that are expected to welcome renters in the next couple of years. While the bulk of these should open their doors in 2025, we anticipate a moderation of this fast-paced construction rush.

So, which areas are seeing the largest numbers of new build-to-rent homes? The Phoenix metro area led the

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

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way by far with more than 4,000 units completed in 2023, followed by Dallas and Atlanta. Then, Austin, TX, and Charlotte, NC, rounded out the top five metro areas with the highest numbers of houses for rent that opened their doors last year.

However, this adaptation of the American Dream is expanding beyond the traditional Southwestern markets and into Florida and even the Bay Area. In fact, nearly 8,300 rental homes are currently underway throughout Florida, while another 2,400 are under construction in California.

BUILD-TO-RENT BOOM: 14 OF 20 TOP METROS ACHIEVED 10-YEAR HIGHS After 2022 marked a record year for build-to-rent development, 2023 exceeded expectations with close to 27,500 rental homes completed nationwide. And, more than half of these homes are in the top 20 metros with the largest number of units added last year, 14 of which achieved 10-year highs.

Phoenix is the reigning metro with 4,030 singlefamily homes for rent opening their doors in 2023, a 10-year high and an impressive 164% growth compared to 2022. Granted, Phoenix is blessed with the opportunity of building out, rather than up (like in major coastal locations), so this desert city continues leveraging the popularity of build-to-rent homes. Plus, the area is also one of the fastest growing in the country when it comes to population, which also helps new communities fill up before their official openings.

than 3,500 single-family homes for rent built between 2019 and 2023 versus just 217 between 2014 and 2018.

Next up were Austin and Charlotte with 840 and 714 houses for rent, respectively, added in 2023. While the Texas metro saw a 159% rise in new units compared to 2022, the North Carolina renter hotspot marked a 13% increase in that same timeframe.

The Midwest was also well-represented on our list thanks to Kansas City, MO; Columbus, OH; Akron, OH; and Indianapolis. Seventh on our list, the Kansas City metro deserves a special mention after managing to ramp up its build-to-rent activity and open 636 new units in 2023 — a particularly notable jump compared to just 80 houses that were finished here in 2022.

On another note, Texas (4,800 units), Arizona (4,000 units), Florida (2,800 units), Georgia (2,181 units) and South Carolina (1,909 units) were the top five states for build-to-rent activity in 2023.

NEWEST BUILD-TO-RENT HOUSES ARE AVAILABLE IN TEXAS, FLORIDA AND EVEN CALIFORNIA In addition to privacy and extra space, renters are also drawn to single-family homes for rent because they’re new and decked out in up-to-date amenities. In fact, 41% of the total number of build-to-rent homes were built in the last five years. That’s about 68,000 rental homes.

Next, Dallas followed with roughly 2,700 rental homes built in 2023, a slight decrease compared to the year before, but still its second-best year for build-torent construction in a decade. For context, Texas was the leading state for build-to-rent development in 2023 with nearly 4,800 houses for rent completed. The Dallas metro accounted for more than half of these units.

TOP 20 METROS FOR BUILDTO-RENT COMPLETIONS IN 2023 Then, the Atlanta metro was third in our top 20 with almost 2,000 single-family homes for rent completed in 2023 for another 10-year high. Here, too (like in most metros in our top 20), the build-to-rent construction trend really took off in the last five years. This translated into more 44

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

Source: RentCafe analysis of Yardi Matrix data

When it comes to the metros with the largest numbers of new houses for rent that were built in the last five Please turn to page

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years, Phoenix was again at the top with more than 9,300 units.

Specifically, the Valley managed to quadruple its supply between 2019 and 2023: Close to 80% of the total number of houses for rent in Phoenix were added in this timeframe.

TOP 20 METROS FOR NEW BUILD-TO-RENT HOMES IN THE LAST 5 YEARS Texas had four metros in our top 20, starting with Dallas at #2 with more than 6,500 singlefamily homes for rent built in the last five years. That’s 62% of all homes for rent in the metro. Next were Houston at #4 with 2,400 units and Austin at #7 with 1,700 units. Not far behind was San Antonio, which came in ninth on our list with 1,300 houses for rent built between 2019 and 2023.

That said, Atlanta (third) and Charlotte (sixth) each deserve a mention for the most significant increases in their build-to-rent supply. Atlanta’s rose seven times in the last five years to a total of nearly 4,100 houses for rent, while Charlotte’s skyrocketed from just 185 units to more than 2,200 in that same timeframe. To that end, 92% of Charlotte’s single-family homes for rent opened their doors between 2019 and 2023.

Sunny California and Florida metros also ranked high on our list. More precisely, Jacksonville, FL, was 10th with close to 1,300 single-family homes for rent completed since 2019 while Tampa tripled its number of build-to-rent houses by adding 1,100 units in that same period. Out on the West Coast, the Riverside, CA, metro completed more than 1,000 houses for rent in the last five years to bring its total supply to more than 4,400 units.

EMERGING METROS FOR SINGLE-FAMILY HOUSES FOR RENT ARE IN FLORIDA, NORTH CAROLINA Nationwide, there are 32 metros with their entire build-to-rent supply completed in the last five years.

However, more than half don’t have any new projects underway. For this reason, we selected the ones that had the largest numbers of built houses for rent and significant developments underway to highlight them as emerging build-to-rent markets.

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Source: RentCafe analysis of Yardi Matrix data

First is Florida’s North Port metro with its 749 rental homes built between 2019 and 2023 and 994 currently underway. Next are Raleigh in North Carolina with 743 fresh homes and 355 more under construction, as well as Lakeland in Florida with 489 units already built and 317 more coming up.

Also in the South is Savannah, GA, which has 400 newly built houses for rent and 1,000 underway. Not to be outdone, Michigan’s Ann Arbor is also a new buildto-rent market with 267 rental homes opened between 2019 and 2023 and 632 more under construction.

That said, none of these get even close to Huntsville in Alabama, which is getting ready to add almost 2,500 new houses for rent to its existing 262 units.

Accordingly, the city is gearing up to become the largest in the state with the Port of Huntsville seeing immense growth, creating jobs and attracting new residents.

TEXAS HAS MOST BUILD-TO-RENT UNITS UNDER CONSTRUCTION, PHOENIX IS TOP METRO FOR PROJECTS UNDERWAY After years of record completions, the wave of buildto-rent projects peaks this year with nearly 45,500 new houses under construction. The top five metros with the largest numbers of units underway — Phoenix, Dallas, Houston, Huntsville and Charlotte — account for half of the total volume.

Phoenix — the largest build-to-rent market in the country — will add more than 7,200 new houses for Please turn to page

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rent to its current portfolio of 12,400 units, further solidifying its status. Similarly, Texas metros Dallas (#2) and Houston (#3) are working on 6,500 and 4,800 new single-family homes for rent, respectively, by 2026.

These will pile upon the current 15,600 units in the Lone Star State — the state with the most significant build-to-rent supply.

TOP 20 METROS WITH MOST BUILD-TO-RENT UNITS UNDER CONSTRUCTION

Clearly, construction activity picked up significantly in the post-pandemic era. Even so, predictions outline a slight moderation in the pace of deliveries in the years to come.

METHODOLOGY RentCafe.com is a nationwide apartment search website that enables renters to easily find apartments and houses for rent throughout the United States.

This study is exclusively based on data related to build-to-rent communities containing at least 50 single-family rental units.

Source: RentCafe analysis of Yardi Matrix data

Speaking of productive states, Florida stands out with four locations in our top 20 metros for build-to-rent homes underway. Specifically, Jacksonville, Tampa, Orlando and North Port have a total of 5,300 houses expected to welcome renters in the next couple of years. Also on our list, Salt Lake City; Nashville, TN; Columbus; and Savannah each have more than 1,000 new rental homes underway.

Meanwhile, sunny California is also well represented in our ranking with Riverside and Sacramento at #18 and #19, respectively, each with around 900 homes under construction. And, in the Mountain region, we have Denver, which is 20th on our list with nearly 800 single-family homes for rent to be delivered in the next two years, a significant jump compared to the 174 new homes added in 2023. As a matter of fact, nearly all of Denver’s total 1,300 units were built in the last five years.

This analysis was performed by RentCafe using data provided by our sister company, Yardi Matrix. The data includes only properties defined as single-family homes for rent that are located in build-to-rent, professionally managed communities in the markets covered by Yardi Matrix research. Data for some markets may not be available and data for the locations included in the analysis may be subject to change. This analysis does not include other types of single-family rentals that are not located in build-to-rent communities.

Build-to-rent communities are defined by Yardi Matrix as communities where at least 50% of the units fit one of the following criteria: (1) They do not share any walls with other units, or (2) they have shared walls, but do not have neighbors above/below or have a directaccess garage.

For the purposes of this study, we considered as “completed in 2023” only units that received a certificate of occupancy by the end of December 2023. Units under construction either have not yet received an official certificate of occupancy or are currently being built. Under construction data may be incomplete and is subject to change.

Alexandra Both is a senior creative writer with RentCafe.com. She has more than six years of real estate writing experience as a senior editor with Commercial Property Executive and Multi-Housing News. She is a seasoned journalist, who has previously worked in print, online and broadcast media. Alexandra has a B.A. in Journalism and an M.A. in Community Development.

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Response

griswold

6| Rental Housing Association Rental Advisor July 2021 50Southern JUNE California 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6 18 | Southern California Rental Housing Association Rental Advisor April 2022

A AMK Property Management . . . . . . . . . . .619.546.0015 Abode Communities. . . . . . . . . . . . . . . . . .213.225.2868 All Points Real Estate . . . . . . . . . . . . . . . . .619.298.7724 Alliance Investment Corp. . . . . . . . . . . . . .858.597.4900 AltaCima Apartment Homes . . . . . . . . . . .858.565.8333 American Assets Trust, Inc. . . . . . . . . . . . .858.350.2564 Antelope Ridge (Sentinel Real Estate) 951.672.8181 Arbor Terrace | Westlake Housing. . . . . . .619.293.3612 Arbors at California Oaks Apartment Homes . . . . . . . . .

951.461.3264 Asset Property Management . . . . . . . . . .858.560.9363 Avenue5 Residential . . . . . . . . . . . . . . . . . .206.582.3333 Award Property Mgmt . . . . . . . . . . . . . . . .619.471.1755 B Bob Cota Realty . . . . . . . . . . . . . . . . . . . . .619.465.9934 Brennan And Associates Inc. . . . . . . . . . .619.475.2470 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 CASAVIDA . . . . . . . . . . . . . . . . . . . . . . . . . .858.454.8857 CFI. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.200.4260 Cambridge Management Group, AMO 619.497.0771 Campus Village 1, 2 & 3 | 6 Star Properties619.583.3339 Cardinal Group Management . . . . . . . . . . . . . . . . . . . . . .

Chase Pacific Property Management and Real Estate Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.271.8841 City View Apartments|Greystar . . . . . . . . .619.234.0134 Community Research Foundation, Inc. 619.275.0822 Core Property Group . . . . . . . . . . . . . . . . .619.399.7279 Cushman & Wakefield . . . . . . . . . . . . . . . .949.224.2929 D Delta Property Management. . . . . . . . . . .619.465.5851 Douglas Allred Company. . . . . . . . . . . . . .858.793.0202 Dwell Management Co. . . . . . . . . . . . . . . .619.469.3000 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 Five Peaks Property Management. . . . . .619.814.7505 Flats LLC . . . . . . . . . . . . . . . . . . . . . . . . . . .248.860.8845 Foothills at Old Town | Sentinel Corp 951.676.7545 G Gables Oak Creek. . . . . . . . . . . . . . . . . . . .951.600.9696 Gables Point Loma. . . . . . . . . . . . . . . . . . .619.223.6577 Gables at Alta Murrieta. . . . . . . . . . . . . . . .951.698.0628 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 Heartland Associates Inc. . . . . . . . . . . . . .619.462.2082 HeetWave Properties . . . . . . . . . . . . . . . . .888.557.4338 Holland Partner Group . . . . . . . . . . . . . . . .360.694.7888 Horizon Properties Management Service619.482.3054 Humphreys Residential . . . . . . . . . . . . . . .619.865.0389 I IPI Property Management . . . . . . . . . . . . .858.277.2700 Iconic on Alvarado | BH Management Services. . . . . . .

619.286.3990 Income Property Advisors Inc. . . . . . . . . .858.279.1500 Investment Safe. . . . . . . . . . . . . . . . . . . . . .619.884.0906 J Johnston Property Management, Inc. 760.944.0703 K KFR STAR Realty . . . . . . . . . . . . . . . . . . . .619.293.7653 L LSD Enterprises DBA SD Real Estate 858.717.3353 Leonero Properties . . . . . . . . . . . . . . . . . . .619.273.4350 Liberty Military Housing . . . . . . . . . . . . . . .858.874.8100 Logan Property Management. . . . . . . . . .619.260.5562 Lyon Living. . . . . . . . . . . . . . . . . . . . . . . . . .949.838.1274 M MG Properties . . . . . . . . . . . . . . . . . . . . . . .858.658.0500 Maya Linda Apartments. . . . . . . . . . . . . . .858.566.5350 Mira Bella Apartments | Simpson Property Group. . . . .

858.560.5720 Modera San Diego | Mill Creek Residential619.500.8509 N Noah Realty . . . . . . . . . . . . . . . . . . . . . . . . .858.504.0416 O Oakleaf Apartments | Management Works760.433.9510 Ocean Breeze Apartments|Greystar. . . . .619.428.3369 Olympus Property. . . . . . . . . . . . . . . . . . . .858.268.8858 P Pacific Commercial Management, Inc 858.450.6886 Parkdale Apartments | Norco Mgmt. Corp.760.737.9017 Pasas Properties, Inc.. . . . . . . . . . . . . . . . .619.607.7560 Paul Langley Company . . . . . . . . . . . . . . .415.431.9104 Pemberley Realty . . . . . . . . . . . . . . . . . . . .619.778.0577 People Helping Others Prop. Mgmt. . . . .619.282.5400

Pierside North | Greystar . . . . . . . . . . . . . .949.202.3991 Pierside South | Greystar . . . . . . . . . . . . . .760.433.3500 Professional Real Estate Management 619.297.7736 Providence Real Estate Management Corporation 760.525.8705 R R. A. Snyder Properties, Inc. . . . . . . . . . . .619.297.0274 REC Properties| Penasquitos Point Apts.858.484.5047 RG Investment Real Estate Services Inc. 858.268.5004 Red House Property Management . . . . .858.755.3031 Red Tail Residential. . . . . . . . . . . . . . . . . . .951.234.5204 Rehmann Realty Group . . . . . . . . . . . . . . .619.440.5669 Richman Property Services. . . . . . . . . . . .813.262.0401 Riveroaks |Waterton Residential . . . . . . . .760.721.8585 Rohn Properties Management . . . . . . . . .619.990.7433 Rolling Hills Gardens | Greystar. . . . . . . . .619.482.7583 S SBCS, Corporation. . . . . . . . . . . . . . . . . . .619.420.3620 San Diego Housing Commission . . . . . . .619.578.7531 San Diego Realty Services. . . . . . . . . . . . .619.713.1044 Sardo Properties . . . . . . . . . . . . . . . . . . . . .619.405.9418 Scott Management Company . . . . . . . . .310.370.2696 ScottWay Capital. . . . . . . . . . . . . . . . . . . . .619.209.3544 Sea West Property Management . . . . . . .760.787.6035 Shapell Properties, Inc.. . . . . . . . . . . . . . . .323.988.7590 Southwest Equity Partners . . . . . . . . . . . .760.642.0400 Stanza Little Italy | Greystar . . . . . . . . . . . .619.677.1799 Sudberry Properties, Inc. . . . . . . . . . . . . . .858.546.3000 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 Team Bourda Incorporated . . . . . . . . . . . .619.851.3784 Thatcher Properties, Inc. . . . . . . . . . . . . . .619.286.4250 The Dylan | Afton Properties . . . . . . . . . . .760.439.2752 The Helm Management . . . . . . . . . . . . . . .619.589.6222 The Rey Apartments | Berkshire Communities. . . . . . . .

408.614.5587 Torrey Pines Property Management. . . . .858.454.4200 Toscana at Rancho del Rey Homes| ConAm. . . . . . . . .

619.421.9300 U UDR, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . .720.283.6120 Urban Coast Properties, Inc.. . . . . . . . . . .619.797.6733 V Valentina by Alta | Greystar . . . . . . . . . . . .619.391.2700 VandenBerghe Properties . . . . . . . . . . . . .925.819.1009 W Whispering Oaks Apartments | Greystar 760.471.1262 Whittington Property Management Inc. 619.667.3050 Willin Properties. . . . . . . . . . . . . . . . . . . . . .619.298.0500 Z Zimmerman Property Management. . . . .619.546.5361

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

51

forward-thinking. Now, Gen Z is Gen Z job seekers cite a not as concerned with recreation commitment to diversi or downtime at the office, rather important factor in dec a financial investment in their whether or not to accep 1 future. However, stock options Here it is very importan and a standard 401(k) won’t cut it company to talk the tal when they are actually searching the walk. Diversity and for “student loan assistance, cannot just be a phrase tuition reimbursement, and company’s mission stat maternity and paternity benefits.” a committee that meets This generation values a work-life quarter. This dedication balance and is highly optimistic to be seen in initiatives for the future, so these types asking one’s pronoun p GINA KOENEN of benefits will not only attract adequate accommodati NMLS #613320 but also encourage them to stay who are different Vice President, Commercial Loanthose Officer and take advantage of these policies to ensure fair a | gkoenen@myprovident.com (951) 403-0567 opportunities. pay, etc.

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Otherdedication to restrictions may apply. All rates, fees, terms and programs are subject to change without notice diversity and except as required by law. ©2024 Provident Bank. NMLS #449980. All rights reserved. Member FDIC.inclusion from their REV0224 | 855-217-3541 employers. As a result, “86% of

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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. *as of 12/2022 bd-ld-a-192-2-2023

52

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

24 | Southern California Rental Housing Association Rental Advisor April 2022

J & C Carpet Company . . . . . . . . . . . . . . .619.498.1424

EVICTIONS

KJ Carpet Wholesale . . . . . . . . . . . . . . . . .909.455.0180

Kimball, Tirey & St. John LLP . . . . . . . . . .619.234.1690

Sid’s Carpet Barn, Inc. . . . . . . . . . . . . . . . .619.477.7000

CLEANING & JANITORIAL SERVICES

1031 EXCHANGE & TRUST SERVICES

Exeter 1031 Exchange Services, LLC (619)239-3091 ADVERTISING & MARKETING

Apartment News Publications. . . . . . . . . .714.893.3971 Apartments.com . . . . . . . . . . . . . . . . . . . . .888.658.7368 Financial Designs, Ltd. . . . . . . . . . . . . . . . .858.597.1980

Realtor.com . . . . . . . . . . . . . . . . . . . . . . . . .805.223.9413

Rent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.220.8521

Zillow Rentals. . . . . . . . . . . . . . . . . . . . . . . .206.516.2263

AIR CONDITIONING

Aquinas HVAC. . . . . . . . . . . . . . . . . . . . . . .619.410.3154 APARTMENT BROKERAGE/SALES

Doug Taber CCIM - Rental Property Broker. . . . . . . . . .

619.483.1031

APPLIANCE MAINTENANCE & REPAIR

Mr. Appliance of Ramona . . . . . . . . . . . . .760.896.4994

APPLIANCE SALES

R & B Wholesale Distributors, Inc. . . . . . .909.230.5400

Western State Design, Inc. . . . . . . . . . . . .510.931.7099

ATTORNEYS-AT-LAW

Andrew Griffin . . . . . . . . . . . . . . . . . . . . . . .619.440.5000

Heinz & Feinberg. . . . . . . . . . . . . . . . . . . . .619.238.5454 Kimball, Tirey & St. John LLP . . . . . . . . . .619.234.1690 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

Chase Commercial Term Lending . . . . . .619.464.0573 BATHROOM REMODELING & REFINISHING

American Bathtub Refinishers. . . . . . . . . .619.265.9200 CABINET AND COUNTERTOPS

EXTERMINATORS;PEST CONTROL

Payne Pest Management . . . . . . . . . . . . .877.277.3970

Atlas Property Service . . . . . . . . . . . . . . . .858.386.4578

FINANCIAL SERVICES

Bar-B-Clean San Diego South . . . . . . . . .858.988.7966

Zego . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.602.2780

Cleanology Housekeeping Personnel Service

FITNESS EQUIPMENT & SALES

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.281.2532

Advanced Exercise. . . . . . . . . . . . . . . . . . .303.996.0048

DAPA Services Inc.. . . . . . . . . . . . . . . . . . .619.221.9292

FITNESS EQUIPMENT & SALES

Pacific Coast Cleaning, Inc.. . . . . . . . . . . .858.565.1603

Opti-Fit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .888.601.4350

Sea Crest Services, Inc.. . . . . . . . . . . . . . .949.477.4961 TWS Facility Services. . . . . . . . . . . . . . . . .888.883.1915

FLOOR COVERINGS

Real Floors . . . . . . . . . . . . . . . . . . . . . . . . . .951.317.2231

COIN-OPERATED LAUNDRY EQUIPMENT

FLOOR COVERINGS

All Valley Washer Service. . . . . . . . . . . . . .800.247.1100

Redi Carpet Sales of California , LLC

WASH Multifamily Laundry Systems

COLLECTIONS

858.279.1234

FURNITURE RENTALS

Cort Furniture Rental. . . . . . . . . . . . . . . . . .858.549.0800

BuzzCRS, Inc. . . . . . . . . . . . . . . . . . . . . . . .816.341.8887

GENERAL CONTRACTORS

Kimball, Tirey & St. John LLP . . . . . . . . . .619.234.1690

Apex Contracting & Restoration, Inc.

858.987.1800

BluSky Restoration Contractors, LLC

619.398.0200

CONSTRUCTION AND REMODELING

Cambridge Maintenance and Property Services, Inc.

Camp Construction Services . . . . . . . . . .713.413.2267

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.320.8334

M. C. Contracting Service . . . . . . . . . . . . .619.282.3083

CHC Construction. . . . . . . . . . . . . . . . . . . .858.228.7036

Modular Building specialist corp. . . . . . . .619.980.7481

Dexcore Restoration. . . . . . . . . . . . . . . . . .619.993.3417

GOLF CART SALES & SERVICE

Larry O’Dell Construction. . . . . . . . . . . . . .619.501.5252

CartMart Inc. . . . . . . . . . . . . . . . . . . . . . . . .760.744.4420

McMillin Contracting Services. . . . . . . . . .619.401.7000

HEATING & AIR CONDITIONING

Southern Cross Property Consultants

H2O Heating Pros, Inc.. . . . . . . . . . . . . . . .951.796.0168

DECK COATING

858.945.2629

Sam’s Heating and Air Conditioning, Inc. 619.697.9824

General Coatings Corporation . . . . . . . . .619.707.2639 Life Deck Coating Installations . . . . . . . . .619.262.8600

INSURANCE

Crest Insurance Group. . . . . . . . . . . . . . . .858.547.1128

ELECTRICAL CONTRACTORS

Farmers Insurance McWhirter Agency 619.463.7320

Kennedy Electric . . . . . . . . . . . . . . . . . . . . .619.582.6568

Pro Specialty Insurance Services . . . . . . .888.558.4776

All Dry Services of San Diego . . . . . . . . . .858.353.1646

Cox . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.836.7582

ATI Restoration, LLC. . . . . . . . . . . . . . . . . .619.318.2807

Google Fiber . . . . . . . . . . . . . . . . . . . . . . . .206.531.1250

BELFOR Property Restoration . . . . . . . . .858.847.9886

Quantum Fiber. . . . . . . . . . . . . . . . . . . . . . .360.931.9864

Generation Contracting & Emergency Services, Inc.

Wyyerd Fiber . . . . . . . . . . . . . . . . . . . . . . . .619.936.1927

EMERGENCY SERVICE FLOOD/ FIRE

INTERNET SERVICE PROVIDER

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.679.9928

LANDSCAPE MAINTENANCE & SERVICE

Pinnacle Services . . . . . . . . . . . . . . . . . . . .877.673.9049

Landcare Logic . . . . . . . . . . . . . . . . . . . . . .951.316.8002

RAMM Restoration. . . . . . . . . . . . . . . . . . .760.807.8743

MSE Landscape Professionals, Inc.. . . . .442.257.4229

EMPLOYMENT AGENCY

Pacific Green Landscape, Inc. . . . . . . . . .619.820.6614

Go-Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.518.0326

LEAK DETECTION

Legacy Apartment Staffing . . . . . . . . . . . .619.387.5530

Cable, Pipe & Leak Detection, Inc.. . . . . .619.873.1530

The Liberty Group. . . . . . . . . . . . . . . . . . . .951.744.0057

LENDERS

Surface Experts Central San Diego . . . . .858.926.4041

ESA Multifamily Energy Savings Program

MAILBOX INSTALLATION & REPAIRS

Cleanology Housekeeping Personnel Service

Statewide Reach Codes Program . . . . . .619.987.7035

Grand Design Kitchens . . . . . . . . . . . . . . .760.789.0992

Qwikkit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .844.484.3548

CARPET CLEANING

858.576.8400

ENERGY EFFICIENCY CONSULTING

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .310.899.5382

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.281.2532

ENVIRONMENTAL: ASBESTOS/ LEAD/ MOLD

America’s Finest Carpet Company. . . . . .800.888.1568

Luther Burbank Savings. . . . . . . . . . . . . . .310.616.0356

Sprint Postal Products . . . . . . . . . . . . . . . .619.660.1956

MAINTENANCE & REPAIR

Schindler Elevator Corporation. . . . . . . . .949.781.6056

CARPET SALES & FLOORING

JJ&S Environmental Services . . . . . . . . . .760.536.3178 Rarefied Air Enviornmental Inc . . . . . . . . .619.888.4840

MAINTENANCE SUPPLY

C R FLOORING COMPANY . . . . . . . . . . .619.748.0015

Vert Environmental . . . . . . . . . . . . . . . . . . .858.433.3290

Lowes Pro Supply. . . . . . . . . . . . . . . . . . . .661.219.5611

HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . .858.226.9671

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

53

PACKAGE/PARCEL MANAGEMENT SERVICES Parcel Pending . . . . . . . . . . . . . . . . . . . . . .949.490.6987 PAINT MANUFACTURERS & SUPPLIES Dunn-Edwards Corporation . . . . . . . . . . .619.884.3866 PAINTING Executive Coatings & Contracting . . . . . .888.300.6786 Primus Paint Worx, Inc. . . . . . . . . . . . . . . .619.738.8022 PARKING MANAGEMENT SOFTWARE Reliant Parking Solutions . . . . . . . . . . . . . .888.977.6848 PAVING MAINTENANCE Eagle Paving . . . . . . . . . . . . . . . . . . . . . . . .858.486.6400 PEST CONTROL Accurate Termite and Pest control . . . . . .949.994.0758 ATCO Pest Control . . . . . . . . . . . . . . . . . . .415.898.2282 BugMizer Termite and Pest Inc. . . . . . . . .760.855.2847 Kilter Termite and Pest Control . . . . . . . . .714.348.0488 Lloyd Pest Control. . . . . . . . . . . . . . . . . . . .800.570.2847 PLUMBING BioAir Mechanical & Plumbing . . . . . . . . .858.348.9248 Pfister . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .720.660.2883 PROPERTY MANAGEMENT PERSONNEL BG Multifamily . . . . . . . . . . . . . . . . . . . . . . .619.785.3164 InterSolutions. . . . . . . . . . . . . . . . . . . . . . . .619.804.2554 PROPERTY MANAGEMENT SOFTWARE Domuso . . . . . . . . . . . . . . . . . . . . . . . . . . . .985.210.3473 REAL ESTATE Doug Taber CCIM - Rental Property Broker . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.483.1031

Voit Real Estate Services . . . . . . . . . . . . . .858.453.0505 RENT GUARANTOR TheGuarantors. . . . . . . . . . . . . . . . . . . . . . .212.266.0020 REPIPING National Renovations, LLC - DBA Repipe Specialists, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .703.801.8269 RESIDENT RETENTION WithMe . . . . . . . . . . . . . . . . . . . . . . . . . . . . .714.476.6059 RESIDENT SURVEYS SatisFacts Research. . . . . . . . . . . . . . . . . .866.655.1490 ROOFING A-1 All American Roofing Company . . . .858.537.5177 Commercial & Industrial Roofing . . . . . . .619.465.3737 Gorman Roofing Services . . . . . . . . . . . . .602.262.2423 Sully-Jones Roofing . . . . . . . . . . . . . . . . . .800.611.3110 SECURITY GUARD PATROL Securitas Mobile Guarding . . . . . . . . . . . .619.214.4919 Security First . . . . . . . . . . . . . . . . . . . . . . . .619.243.3992 SECURITY SERVICES Bald Eagle Security Services, Inc. . . . . . .619.230.0022 Brothers in Arms Security . . . . . . . . . . . . .844.458.1021 HandyTrac Systems . . . . . . . . . . . . . . . . . .800.665.9994 JDS Security . . . . . . . . . . . . . . . . . . . . . . . .619.781.8694 Signal Security. . . . . . . . . . . . . . . . . . . . . . .619.363.7233 SEISMIC RETROFIT Optimum Seismic . . . . . . . . . . . . . . . . . . . .562.298.6395 SMART TECHNOLOGY Ivy Energy. . . . . . . . . . . . . . . . . . . . . . . . . . .801.318.7803

SUBMETERING / BILLING SERVICES

Conservice Utility Billing & Mgmt . . . . . . .602.481.7440 QMC Metering Solutions . . . . . . . . . . . . . .778.809.0052 VITALITY IO, Inc. . . . . . . . . . . . . . . . . . . . . .801.341.1844

TENANT SCREENING

Intellirent . . . . . . . . . . . . . . . . . . . . . . . . . . . .415.849.4400 TOWING SERVICES

Western Towing. . . . . . . . . . . . . . . . . . . . . .619.297.8697

TREE SERVICES

Rancho Coastal Tree . . . . . . . . . . . . . . . . .619.847.4225

WASTE MANAGEMENT

Strategic Sanitation Services. . . . . . . . . . .877.271.7909 Valet Living . . . . . . . . . . . . . . . . . . . . . . . . . .813.248.1327 WasteXperts, Inc . . . . . . . . . . . . . . . . . . . . .206.496.9289 WATER DAMAGE RESTORATION

First Onsite. . . . . . . . . . . . . . . . . . . . . . . . . .858.880.5419

Generation Contracting & Emergency Services, Inc.

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .858.679.9928

Hometown Restoration . . . . . . . . . . . . . . .858.663.8330 Restoration Management Company . . . .858.933.1871 SERVPRO of Sorrento Valley. . . . . . . . . . .619.677.7637 WINDOWS

Newman Windows and Doors . . . . . . . . .760.809.8113

The SCRHA Business Directory of Suppliers is where you'll find the products and services you need to run a successful rental business.

Use an SCRHA member first to invest in businesses that support a thriving rental housing community!

Scan the code to connect with SCRHA Supplier Members!

www.SoCalRHA.org

54

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

applyconnect

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

55

HELP STOP RENT CONTROL INITIATIVE

FACTSHEET

A new rent control initiative will be on the November 2024 ballot.

2024 BALLOT INITIATIVE

PROPERTY OWNERS

Local jurisdictions will have free rein to impose and expand rent control.

Your rental income and property value will decline.

Will prohibit rent increases upon vacancy (also known as vacancy de-control) by eliminating the owner's ability to charge the market rate when a tenant vacates the unit.

If you are renting your units below market, you may never catch up because the initiative allows local jurisdictions to "cap" how much you may increase rent following a vacancy.

WHAT IT DOES

WHY IT MATTERS

Rent "caps" would apply to single-family homes and condominiums.

Imposes rent control on all properties including single-family homes and condominiums by eliminating AB 1482 protections.

To stop this so-called "Justice for Renters" initiative in 2024, CalRHA and its affiliates are asking for your support and contribution to fight this third attempt by the same anti-housing activists behind Propositions 10 and 21 from 2018 and 2020. CalRHA and its regional associations collectively need to raise a minimum $5 million dollars, so we're all in this together.

To make a contribution, please scan the QR code. Thank you for your generosity.

56

$5 MILLION TARGET

DEDICATED FUNDS

SUCCESS TOGETHER

T he l a s t r e nt co ntro l fi ght co st t he b r o a d e r ho u si ng i ndu stry $ 8 0 m il l io n do llars. Thi s ne xt f ig h t w il l c o st e v e n m o re .

F u nd s wi l l b e d e p os i t e d i n t o a de di c a t e d a c c ou n t s p e c i fi c a l l y for fi g h t i n g t h e i n i t i a t i v e .

We d e fe a t e d b ot h t h e 2 018 a n d 2 0 2 0 r e n t c on t rol i n i t i a t iv es .

Wi t h y ou r s u p p or t , we c a n d o it again.

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

cal-rha.org

1031 EXCHANGES

COLLECTIONS

PEST / TERMITE CONTROL

1031 Capital Solutions. . . . . . . . . . . . . . . . . . . . . . 31

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 40

XTermite. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Financial Designs, Ltd.. . . . . . . . . . . . . . . . . . . . . . 52

COMMERCIAL LENDING

PROPERTY MANAGEMENT

AIR-CONDITIONING

Provident Bank . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

Griswold Real Estate Management. . . . . . . . . . . 50

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

CREDIT CHECKS

LRS Property Management . . . . . . . . . . . . . . . . . 39

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

PROPERTY MANAGEMENT SOFTWARE

Genie Air Conditioning. . . . . . . . . . . . . . . . . . . . . . 49

DECKING

APARTMENT ASSOCIATIONS

WATERPROOFING

ROOF REPAIRS, MAINTENANCE & INSTALLATION

Southern California Rental Housing Association. 6

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 26

APPLIANCE SALES

Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37

Resilient Roofing. . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

SEISMIC RETROFIT / SOFT STORY

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

Life Deck.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

ASPHALT

EARTHQUAKE RETROFITTING & ENGINEERING

TOWING / PARKING CONTROL / SIGNAGE

MGB Construction. . . . . . . . . . . . . . . . . . . . . . . . . 15

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

Western Towing.. . . . . . . . . . . . . . . . . . . . . . . . . . . 35

BACKGROUND SCREENING

ENGINEERING

TENANT SCREENING

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

ADU1.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

ApplyConnect. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

BALCONY INSPECTION

FENCES/GATES/HANDRAILS

TOILETS/SINKS/FAUCETS

Bergeman Group . . . . . . . . . . . . . . . . . . . . . . . . . . 26

LD Steel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Cert-A-Deck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37

FINANCIAL / ESTATE PLANNING

UTILITY BILLING

DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Financial Designs, Ltd.. . . . . . . . . . . . . . . . . . . . . . 52

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

BATHROOM REMODELING / REGLAZING

HEATING

WATER HEATERS/BOILERS

American Bathtub Refinishers . . . . . . . . . . . . . . . . 3

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

CABINETS

Genie Air Conditioning. . . . . . . . . . . . . . . . . . . . . . 49

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

Builders Surplus . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

KITCHEN REMODELING

WINDOWS & DOORS

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

AA Feders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

Newman Windows & Doors. . . . . . . . . . . . . . . . . 11

COIN-OP LAUNDRY SALES

LEGAL & EVICTION SERVICES

SIVAN Windows & Doors . . . . . . . . . . . . . . . . . . . 42

Aztec Appliance . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

Dennis P. Block & Associates. . . . . . . . . . . . . . . . 40

&

STAIRS

/

MAGNESITE

/

YardiBreeze . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

Apartment Management Magazine cannot guarantee or be responsible for the products or services offered by advertisers in this publication - AMM 6-1 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SCHRA.ORG

57

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR YOUR SAFETY

We all need a little help sometimes. During wildfire season, some of us need a little more help. That’s why SDG&E® is working with 211 San Diego to help provide additional customer assistance if a Public Safety Power Shutoff is necessary.

To get connected to community, health, social and disaster services, please call 211 or visit 211sandiego.org.

© 2021 San Diego Gas & Electric Company. Trademarks are the property of their respective owners. All rights reserved.

58

JUNE 2024 - APARTMENT MANAGEMENT MAGAZINE AMM6

FAM OUS FOR VALUE

aztecappliance

Huge Clearance Center Largest Selection in San Diego Famous quality and value since 1974 Professional Delivery, Installation, & Haul Away Property Management & Commercial Accounts Welcome

100’S OF MODELS AND BRANDS TO CHOOSE FROM! CHECK OUT THE OPEN BOXES, DISPLAY M ODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVI NGS! Famous for Customer Value since 1974!

Trusted for “On Time” service for 37 Years!

Providing the Multi-Unit Housing community with value and service Experienced Associates to assist you with: Brand name products, sales, selection, and service The Right Product, for the Right Application to Rent that empty unit, or complete your home’s remodel!

Most items available for same-day will call, or order by noon-have it delivered the next day!

LAUNDRY ROOM, REFRIGERATORS & FREEZERS, MATTRE SS SETS, COIN-OPERATED WASHERS, DRYERS, DISHWASH ERS, DISPOSERS, TRASH COMPACTORS, RANGES, OVENS, COOKTOPS, VENTILATION, OUTDOOR APPLIA NCES, WATER HEATERS & ACCESSORIES

We Welcome Residential and Commercial Clients. Serving San Diego since 1974!

4070 Kearny Mesa Road, San Diego, CA 92111 Phone: (619) 236-0616 (ask for Joan) E-Mail:Joan@aztecappliance.com Mon.-Fri. 8:30am-5:30pm Sat 10am-4pm Sat. 10am-4pm

APARTMENT MANAGEMENT MAGAZINES

VALUE

PRESORTED STANDARD U.S. POSTAGE PAID LOS ANGELES, CA PERMIT #1831

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 April 2022

STRATEGIES Visibility & prominence Collaboration