SCRHA 2025-4 (3)

April 2025

GET READY TO ROCK THE RENTAL INDUSTRY...

“Get in the Groove" with a day filled with exploration, connection, and education on Thursday, May 8 from 8:30 AM to 3:00 PM.

LEVERAGING AI in PROPERTY MANAGEMENT WITH KENT LANGLEY Education Seminars Maintenance Mania 80+ Exhibitors Prizes & Giveaways REGISTER TODAY www.socalrha.org

The Art of EOM Reports

Legal Questions & Answers

Page 26

Page 38

MAY 8 8:30 AM - 3:00 PM TOWN & COUNTRY RESORT

SCRHA Advocates for Industry in Sacramento Page 40

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Volume 67 Number 04 April 2025

2025 EXECUTIVE OFFICERS

President Buck Buchanan, Buchanan Property Management Corp.

President-Elect Allison Pfister, Greystar Residential Vice President Alex Winborn, H.G. Fenton Company

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

Secretary Jennifer Ford, Douglas Allred Company

ASSOCIATION STAFF

Treasurer Matt Ruane, Liberty Military Housing Legislative Chair Lisa Mason, Baldwin & Sons Immediate Past President Aiesha Blevins, FPI Management

2025 DIRECTORS Alicia Banister, The Nash Blair Madrid, American Assets Trust, Inc. Daniel Hernandez, Sunrise Management Company, AMO David Antczak, David Antczak Co.

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

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

PRESIDENT: Don Smeallie, Jr.

THE ADU OPPORTUNITY: TURNING VACANT SPACES INTO PROFITABLE VENTURES... . . . . . . . . . . 11

By Jake Herczeg

PRODUCTION DIRECTOR: Travis Watson production@aptnewsinc.com

GOVERNMENT OVERREACH IN EMERGENCY MANDATES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

By Mercedes Shaffer

CREATIVE DIRECTOR: Sean Buur sean@aptnewsinc.com

Alma Macias, Operational Advisor amacias@socalrha.org 858.278.8070

OFFICE ADMINISTRATOR: Jean Gallant jean@aptnewsinc.com

Eric Sutton, Creaser & Warwick, Inc.

EXECUTIVE MESSAGE: SPRING INTO ACTION! . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

By Alan Pentico, CAE

FOUNDER : Don Smeallie, Sr.

Lindsey Lee, PCM Digital Marketing, CDMP, Marketing Manager llee@socalrha.org 858.751.2218

Evan Prado, Events Coordinator eprado@socalrha.org 858.7521.2214

PRESIDENT’S MESSAGE: ENGAGE!. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

By Buck Buchanan

ON AGAIN, OFF AGAIN...ON AGAIN: CORPORATE TRANSPARENCY ACT NOW BACK IN EFFECT. . . 19 SAN DIEGO COUNTY’S ACTION CREATING BURDEN ON HOUSING PROVIDER . . . . . . . . . . . . . . . . . 22

By Alan Pentico, CAE THE ART OF EOM REPORTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

By Kari Negri

Need to update your address or wish to be removed from our mailing list? Please email STATE LEGISLATIVE UPDATE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 us at mail@aptnewsinc.com

By Pat Moran

FEATURED COLUMNS:

Jennifer Ford, Douglas Allred Company Kayla Roeder, Cambridge Management Group, AMO

A DIFFERENT TYPE OF RESOLUTION: MULTI-FAMILY REAL ESTATE. . . . . . . . . . . . . . . . . . . . . . . . . . . 34

By Rod Khleif

Kimmi McBryde

LEGAL QUESTIONS & ANSWERS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

By Kimball, Tirey & St. John LLP

Dr. Lorri Goldmann, Avenue5 Residential Mark Feinberg, Heinz & Feinberg

SCRHA ADVOCATES FOR INDUSTRY IN SACRAMENTO.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40

By SCRHA

Patrick Kappel, Kappel Realty Group Robert Shapiro, Onyx Property Management Scott Ledesma, Generation Contracting & Emergency Services, Inc.

HONORARY LIFE ADVISOR

THE INCOME PROPERTY MANAGEMENT EXPO RETURNS TUESDAY, MAY 20TH.. . . . . . . . . . . . . . . . 42

By Apartment News Inc. Staff

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

Wesley Harker the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

The ADU Opportunity

by Jake Herczeg

Pg. 11

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.

FINANCIAL ADVISORY.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44

By Christopher Miller DON’T LEAVE YOUR ASSETS VULNERABLE TO EARTHQUAKES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

By Ali Sahabi RENTAL FORMS UPDATE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

By SCRHA

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

4

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800

Southern California Rental Housing Association 9655 Granite Ridge Drive, Suite 200 San Diego, CA 92123

the 10th of the month before publication. Submit to socalrha@aptnewsinc.com.

Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

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

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

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

Don’t Leave Your Assets Vulnerable to Earthquakes

by Ali Sahabi Pg. 48

CALENDAR OF UPCOMING COURSES & EVENTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 PROPERTY MANAGEMENT DIRECTORY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 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 - SOCALRHA.ORG

5

JOIN SCRHA

Buck Buchanan 2025 President Southern California Rental Housing Association

- Trusted Resource Hub Southern California Rental Housing Association is the trusted source of support for rental housing providers in San Diego, Imperial, and southern Riverside Counties.

OUR VISION

Reenvisioning quality housing for all

OUR MISSION

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

JOIN TODAY

Scan the QR Code to Become a Member

SCRHA Membership gives you access to a comprehensive resource hub so you can confidently face regulatory challenges and operational issues with expert guidance.

ADVOCACY REPRESENTATION SCRHA is a strong and effective advocate for rental housing providers. We fight for favorable policies and laws at all levels of government.

RENTAL FORMS & WHITE PAPERS Ensure compliance with our comprehensive library of rental forms, notices, contracts, and white papers.

OPERATIONAL ADVICE Navigate landlord-tenant issues with confidence when you consult our seasoned professionals for expert guidance and advice.

EDUCATIONAL RESOURCES Keep informed on industry trends and best practices with classes and webinars that enhance your knowledge and skills.

NETWORK OF PROFESSIONALS Do business with professionals who support the industry with our trusted network of Suppliers available online.

858.278.8070 6

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

socalrha.org

T

President’s Message: Engage!

his past month, I was honored to join SCRHA and nine other volunteers in Sacramento. We spent the day meeting State Assemblymembers and Senators to advocate for the rental industry. Our focus was to encourage support for the CalRHA-sponsored bill to streamline the removal of squatters while also covering key issues such as evictions, rent control, and emergency price gouging. We were encouraged by the positive feedback we received.

• Leveraging AI in Property Management from Kent Langley

In addition to our day of advocacy, SCRHA remains committed to being the voice of the industry throughout Southern California. While Imperial Beach did pass a Just Cause/Tenant Protection Ordinance, SCRHA was there to make sure the concerns of housing providers were heard. As these ordinances become more popular throughout the region, it is critical that we remain engaged. We must show up and share our concerns with our elected officials.

Your ticket includes all four educational seminars, a sold-out trade show with 80+ exhibitors, and the opportunity to cheer on your favorite teams at the 2025 Maintenance Mania competition. Register online at www.socalrha.org to join the festivities.

Additionally, SCRHA spoke against the Stopgap Eviction Moratorium Ordinance adopted by the San Diego County Board of Supervisors.

We opposed the ordinance and are concerned about the law and potential unintended consequences.

We will continue to monitor this law and will share updates with our members as available.

• Legislative Update from Molly Kirkland, SCRHA Director of Public Affairs • State of the Apartment Industry from Joshua Ohl, The CoStar Group, • Tips for Improving & Shopping Your Properties from Lindsay Martinez, Tourus, and Ronald Harrington, 29th StreetLiving

The 2025 Rental Housing Conference & EXPO is one of the most popular events for rental housing professionals of the year. It is a day of gathering, networking, and fun for rental housing providers. I can’t wait to see you there! Engage!

If you want to better understand our advocacy work and what to expect from your elected officials this year, please join us for the 2025 Rental Housing Conference & EXPO. We’ll be rocking the rental industry with four seminars from rental housing rock stars, featuring: SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

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Executive Director’s Message: Spring into Action!

ow that we’ve wrapped up the first quarter of 2025, SCRHA is springing into action with an action-packed calendar for April, which is also Fair Housing Month to commemorate the signing of the federal Fair Housing Act of 1968, which prohibits discrimination in the sale, rental, and financing of housing based on race, religion, national origin, sex, handicap, and family status.

Fair Housing is a constitutional right and should be on the mind of every rental housing provider. To help you understand and comply with Fair Housing, we are hosting our popular Fair Housing webinars on April 10 and April 15. Led by Attorney Brian Bloodworth, Kimball, Tirey & St. John LLP. Whether you’re new to the industry or need to refresh your knowledge, this training is ideal for all rental housing professionals.

In addition to our educational programming, we’re excited to escape the daily responsibilities and have some fun during the NextGen Networking Mixer on April 10 and our back-by-popular-demand Trivia Madness on April 22.

If you’re a rental housing professional age 40 or younger, we invite you to join us for a laidback evening at Happy Does in the Gaslamp Quarter. This is the perfect opportunity to meet the volunteers on the NextGen Leadership Committee and build meaningful relationships with the next generation of rental housing professionals.

opportunity to put your knowledge of the rental housing industry to the test. Registration is now open for individuals or teams of two, three, or four.

Be sure to register early to save your seat at this high-energy event.

While we’re excited to see you at our April events and classes, I want to personally invite you to the 2025 Rental Housing Conference & EXPO at Town & Country Resort on May 8. Our Events and Education Committees have been hard at work planning a full day of education and excitement for you. Once again, we sold out every booth with your favorite industry partners and many new ones, too.

Register at www.socalrha.org/expo and get ready to “Rock the Rental Industry” with insights on Leveraging AI in Property Management with Kent Langley, a sold-out trade show with 90+ exhibitors, hot-topic seminars, and prize giveaways, as well as new games and challenges for the 2025 Maintenance Mania competition! Show your spirit and wear your best rocker outfit. All decades and genres are welcome.

You heard that right…Maintenance Mania is back! Competitors will show off their skills with maintenance-themed games. Don’t miss this chance to earn extra points for your 2025 Mark of Excellence submission and register today!

It’s shaping up to be an exciting spring at SCRHA, and I look forward to connecting with you at our upcoming events! Keep an eye out for our member appreciation picnic this summer too!

We’re also excited to bring back Trivia Madness on April 22 at Wonderland Ocean Beach. This is your SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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CELEBRATING CELEBRATING

Entrada | Greystar ElClairemont Pedregal |Rental Cirrus Properties

Robert Properties and Patricia Lijewski Whalen

James and Mary Jack Zolezzi Trust Sue Hamilton GTF SueProperties and Vince Cooke Donna Webber Company Marshall Wilson Company

John Company Ben Belanich Gallardo Company Creaser & Warwick, Pacific Realty SalesInc. & Management

DNC Limited Partnership Linda Cocking Company The Kevane Company, Inc. Robert and Rita Konczalski Elinor van den Akker Company Lockwood Family Trust RG Investment Real Estate Services Inc. Tom LeDuc Company Caesar Oriol Company Jaswant Toor Company Fred and Shirley Salzer Park La Jolla Apartments Fleetwood Properties Klein FamilyCompany Trust Rolf Steeve David and Susan Company LaRose Kenneth Rundlett

Juniper Management Laurence and Carolyn Kaiser

Pacific ViewCompany Companies, Inc. Errol Tonsky

Gregory RobinsonApartments Company Guava Gardens Richard Hancock Company Pacific Commercial Management, Inc

Sierra Properties LLC - Paul Hasley NancyMar Biberacher Company Mary Ann Tarantino Company Sid’s Carpet Barn, Inc. Terry Moore, CCIM, Inc. Marissa Moncrief Company Jerry Conway Company Carol G. Swartz Trust IHA Partners Inc. Suzanne Demong Company Jeffrey Malik Company Mark Maeder Company G. Beit-Ishoo / SeaDate Apartments.com George and Celida Haddad Properties AlWalsh Smithson Company

Sam’s Heating and Air Conditioning, Longley Family Trust - Nancy Longley Inc. Trustee Kevin Swartzberg Company Waltwood Properties Sue A. Daugherty Marilynn Nemeroff Company Nancy Mullins Company NLJ, LLC

Brothers II

10+ years of membership

1900 1968 1900 1968 1900 1969 1950 1970 1951 1970 1954

Yvonne Coover-Stone Company Adriano DaSilva, Jr. Wilma H. Healey Company Carl Venstrom Company T1 PropertiesE Southwesterly Properties Legar Management Judy Malone Company M. C. Contracting Service Joe Gorst| Cree Richard Nelson Josephine Company

1999 1999 1999 1999 1999 2000 2000 2000 2000 2000 2001

1977 1965

Ronald Endeman Wakeland HousingCompany & Development

2004 2003

CELEBRATING

Katherine L. Ries Company Limoncello La CasaPost Bonita Apartments Hitching Motels, Inc.

an ANNIVERSARY This Month an ANNIVERSARY This Month 10+ years of membership

1972 1963 1975 1965 1977 1966 1966 1978 1966 1978 1968 1979 1972 1979 1976 1980 1976 1982 1979 1984 1980 1986 1981 1987 1982 1987 1985 1989 1985 1990 1988 1990 1989 1990 1990 1990 1991 1991 1993 1992 1994 1993 1997 1994 1997 1995 1997 1995 1998 1995 1998 1996 1998 1997 1997 1998 1998

an ANNIVERSARY This Month

10+ years of membership

Harding Street Apartments, LLC RJW Properties, Inc. Waypoint Property Management Services Laura Sperry Company Lance Faucett Company ATI Restoration, LLC

2002 2002 2003 2003 2004 2004

David Olson CompanyInc. SunRidge Properties, Muraoka Enterprises Inc. Robert Brooks Company

2004 2004 2004 2004

Walz Properties| Fortuna Investment Group Henry M. Miller Mark Marshall Company Jangan California Properties, LLC Elizabeth Dammassa-Uglik Company Kevin Fayad Real Estate Services REC Properties| Peasquitos Point Apts.

Chris Bushard Company Dennis & Tina Daneri Stelco Investments, Inc. Mira Bella Apartments | Simpson Property Group Martin D. CoyneCompany Araz Yacoubian

2006 2005 2007 2006 2007 2009 2007 2010 2009 2010 2009 2010 2009

People Helping Others Residential Prop. Mgmt.

The Stratton | Fairfield Law Offices of Andrew C. Laubach Josie Hill Company

MichaelBird C. Borden Company Sherry Company Susan Properties Miller Company Sciuto ASV Brady Management Tom Company

Martin Real Laracy Company Axiom Estate

2004 2005 2005 2005

2010 2009 2010 2010 2011 2010 2012 2010

Barry Treahy Company SD Urban Rentals Dennis and Marian Pierce Terry Zanella Company

2011 2012 2011 2012

David M. Pierce Pacific Green Landscape, Inc. Tamra Fuller Fountas Frank A. Lueke Company Buchanan Property Management Corp.

Unna Vista LLC Brian Steer Company Mr. and Mrs. Dale Jones Eagle Property Management Income Property Advisors Inc. Arbors at California Oaks Apartment Homes

2012 2013 2012 2013 2012 2014 2013 2014 2014 2014 2014

Jesus and Yolanda Arroyo Ann Bossler Company Betty Bark Company Mr. and Mrs. Robb M. Crowder

2012 2013 2012 2013

JDS Security

2014

SatisFacts Research

2014

Silverado Apartments (RCMI)

2014

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 account, or were taken under new ownership, the member will not appear here. If you feel that your membership should be in this list and is not, please contact the2025 publications department at publications@socalrha.org 10 APRIL - APARTMENT MANAGEMENT MAGAZINE AMM6

The ADU Opportunity: Turning Vacant Spaces into Profitable Ventures Jake Herczeg Chief, Operating Officer of Ballast, explores how rental property owners can leverage ADUs as a form of adaptive reuse within multi-family buildings

F

inding a home is becoming increasingly difficult for Americans. Research indicates that there are approximately 3.8 million fewer homes than needed, with demand far outstripping supply.

A study by the Pew Research Center found that 69% of Americans are concerned about the rising cost of homeownership, as prices have skyrocketed in recent years. Similarly, the Federal Housing Finance Agency reports that single-family homes are now 57% more expensive as of July 2024 compared to 2019. In response, more people are seeking alternative housing solutions, particularly in high-demand areas, to meet their budget and living needs.

For rental property owners and developers, this demand presents a unique opportunity in the Accessory Dwelling Unit (ADU) market. Also known as in-law suites, ADUs are independent residential units created on residential lots, often by repurposing underutilized parking or storage spaces. These

dwellings provide affordable housing options while increasing property value. A study by Porch found that ADUs in dense urban areas are 35% more valuable than non-ADU properties, making them an attractive option for developers looking to expand their portfolios while meeting a growing consumer need.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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Traditionally associated with single-family homes, ADUs are now gaining traction in multifamily rental properties, including apartment complexes and duplexes. Developers are increasingly using ADUs as a form of adaptive reuse, transforming underutilized spaces—such as storage rooms, basements, or oversized common areas—into fully functional living units. This shift provides investors with a practical way to maximize a building’s potential.

THE EVOLUTION OF THE ADU Rental property owners and developers must start viewing their properties through a new lens. Does the building have underused parking spaces or an unused basement? Repurposing these overlooked areas can redefine the property’s function and generate additional income. ADUs offer owners flexible, affordable housing options while transforming unused spaces into liveable environments. What was once an underutilized area or an eyesore can become a valuable living space for a tenant while enhancing the property’s overall worth.

While higher interest rates and moderated rent prices may affect project feasibility in the short term, longterm trends indicate significant growth opportunities in the ADU market.

One emerging trend is the shift in transportation habits. As more people rely on public transit, traditional parking spaces may become obsolete.

Just as transportation evolved from horse-drawn carriages to automobiles, today’s parking areas could be repurposed into residential spaces. For instance, three standard parking spaces provide enough room for a new one-bedroom ADU apartment.

TECHNICAL CONSIDERATIONS FOR A SUCCESSFUL ADU INVESTMENT Successfully implementing an ADU requires careful attention to building infrastructure and regulatory requirements. Key considerations include: •

Ceiling Heights & Utility Upgrades – Ceiling heights

must meet residential standards, and existing utility systems may require enhancements to support additional units.

•

Historic Preservation – Expanding a building’s footprint may trigger extensive neighborhood review processes, leading to delays and increased costs. Engaging local preservationists early in the planning stages can help ensure a smooth approval process.

•

Site Conditions – Properties with challenging topography or located in wetland areas may face foundation stability and drainage issues.

A thorough site assessment can help mitigate construction surprises and control costs.

To avoid setbacks, property owners should proactively manage the process from the start. Addressing building infrastructure needs—such as trash management, heating, laundry facilities, and utility upgrades—while keeping tenants informed can make the transition smoother and more efficient.

A WIN-WIN SOLUTION Navigating ADU planning and implementation is a win-win for savvy property owners, especially in highdemand markets. ADU conversions provide dual benefits: they help address the housing shortage while increasing rental income. Compared to other forms of adaptive reuse, such as office-to-residential conversions, ADUs often present fewer structural and financial challenges.

Given the ongoing demand for rental properties, the ADU market is poised for continued growth. Investing in ADUs allows property owners to transform underutilized spaces into sustainable housing solutions, increasing rental density without requiring major reconstruction.

Success in this space depends on careful planning, technical due diligence, and optimizing the liveability of each unit to enhance both tenant satisfaction and property financial performance.

Jake Herczeg is the Chief Operating Officer for Ballast and its affiliates. Previously, Jake led the Property Operations division and Halyard’s Architecture, Engineering, and General Contracting divisions. Before joining Ballast, Jake founded Herczeg + Tobias Architects, where he specialized in multifamily renovation and addition projects.

Jake holds a Bachelor of Architecture degree from The Cooper Union. He is a licensed Architect in California, Illinois, Arizona, and Texas.

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APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

GET READY TO ROCK THE RENTAL INDUSTRY...

“Get in the Groove" with a day filled with exploration, connection, and education on Thursday, May 8 from 8:30 AM to 3:00 PM.

LEVERAGING AI in PROPERTY MANAGEMENT WITH KENT LANGLEY Education Seminars Maintenance Mania 80+ Exhibitors Prizes & Giveaways

MAY 8

8:30 AM - 3:00 PM TOWN & COUNTRY RESORT

REGISTER TODAY www.socalrha.org

Registration through 5/07 $25 SCRHA Members | $40 Non-Members Onsite Registration $35 SCRHA Members | $50 Non-Members

SCAN TO REGISTER SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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Welcome New Members PROPERTY MANAGERS

Uplift Property Management

INDEPENDENT OWNERS Oak Hill Apts Beth Barton Company Garcia Co. JCC1 Properties Jim Sherman Company

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Government Overreach In Emergency Mandates

When You Call A Vendor

Protecting the Rights of Housing Providers

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By Mercedes Shaffer, Realtor

hen disaster strikes, we all want to help. But should the government have the right to volunteer the rental homes of private housing providers without their consent? This is the question at the heart of Los Angeles County’s recent decision to suspend Paragraph 3 of Section 1161 of the California Code of Civil Procedure, preventing property owners from evicting tenants who house individuals displaced by the fires. While I sympathize deeply with those who have lost their homes, this mandate forces housing providers to absorb significant burdens without compensation—an overreach that infringes on property rights.

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As housing providers, we aren’t simply offering a roof over someone’s head; we are running a business—a noble and vital one. Yet time and again, from COVID-19 eviction moratoriums to this latest rule, the government expects us to shoulder society’s emergencies with little acknowledgment and no financial support.

APARTMENT MANAGEMENT MAGAZINE

LEADERS SHOULD LEAD BY EXAMPLE Before the government volunteers the rental homes of housing providers, perhaps it’s time for the governor, the mayor of Los Angeles, and city council members to set an example. Let them open their own homes to fire victims and their pets, no matter the size, breed, or potential damage they may cause, as they are suggesting housing providers should do.

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This would give them firsthand insight into the challenges we face—housing individuals outside the original terms of an agreement, dealing with potential property damage, and bearing unplanned financial strain. Only after such leadership is demonstrated should housing providers be asked to take on these responsibilities—and even then, only with proper compensation and respect for the rights of property owners.

What I’m calling for is fairness, respect, and acknowledgment of the critical role housing providers play. Property ownership should not give the government a free pass to offload its responsibilities without compensation or consideration. Housing providers are private citizens and business operators— not public utilities—and their rights must be protected.

FINANCIAL AND OPERATIONAL REALITIES

This latest government mandate is part of a troubling trend: the expectation that housing providers will absorb the fallout of every major crisis, from pandemics to natural disasters. This article is not about opposing aid for fire victims—it’s about eliminating government overreach, protecting property rights, and recognizing that housing is an essential business and that housing providers deserve to be treated with fairness and respect.

If the government mandates that housing providers allow tenants to break lease agreements to house fire victims, it must also recognize the financial and operational consequences. Wear and tear, property damage, and the administrative burdens of such changes are far from trivial.

Rather than shifting this responsibility onto housing providers, the government should utilize the substantial funds it has already collected—such as those from the controversial “mansion tax,” which imposes significant taxes on homes and commercial real estate sold over $5 million. These funds, originally marketed as a solution to the homelessness crisis, could be used to subsidize rents, compensate for damages, and ensure that housing providers are not left financially vulnerable.

The resources exist. The question is whether the government will choose to support housing providers fairly or continue to treat them as an unlimited resource for addressing crises.

A NOBLE BUSINESS DESERVES RESPECT To be clear, this is not about refusing to help fire victims. Like everyone else, I want to support relief efforts. However, there is a fundamental difference between voluntarily offering help and being coerced into it through government mandates.

FINAL THOUGHTS

While today this only impacts housing providers in LA County, it sets a precedence for housing providers across CA, and government must do better. A collaborative approach—one that respects property rights, provides financial compensation, and treats housing providers as partners in addressing crises— is the only path forward. Let’s shift the narrative and ensure that those who provide housing are valued, not exploited.

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To share your thoughts and opinions, feel free to contact me.

Mercedes Shaffer is a multifamily real estate agent with REAL Broker, and If you have questions about buying, selling or doing a 1031 exchange, her team serves LA and Orange County and can be reached at 714.330.9999, InvestingInTheOC@gmail.com, or you can visit their website at Invest-ingInTheOC.com DRE 02114448

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On Again, Off Again...On Again: Corporate Transparency Act Now Back in Effect

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Beware: There are New BOI Compliance Deadlines t’s Back! The Corporate Transparency Act (the “CTA”) mandatory beneficial ownership reporting requirement is once again back in effect. Following a ruling in the Texas federal district court in the matter of Smith vs. U.S. Department of the Treasury, the injunction was lifted and the CTA’s mandatory reporting requirement has now been reinstated.

Anyone that owns 25% or more of a Corporation, LLC (including single member LLC), or Partnership, is again required to report ownership interests to the U.S. Treasury Department’s Financial Crimes Enforcement Network (FinCEN). For reports that were originally due from December 3, 2024, (e.g., the date of the first injunction of the CTA, in another case) through February 18, 2025, FinCEN granted a 30-day extension for reporting companies to comply with the CTA’s mandatory beneficial ownership reporting requirements. The new deadline for most reporting companies to file an initial, updated, and/ or corrected BOI report is now March 21, 2025. Any reporting companies that have reporting deadlines later than March 21, 2025, such as those that qualify for disaster relief extensions due to federally declared

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disasters such as those reporting companies with principal places of business impacted by Hurricanes Milton, Helene, Debby, Beryl, and Francine, were given extended deadlines​.

Despite the new deadline of March 21, 2025, there is always a chance that other developments could once again change the CTA reporting requirement. Bills have been proposed in Congress to further delay the reporting deadline and to eliminate the CTA altogether, and the Trump Administration may take action. The Supreme Court is not scheduled to hear oral argument in the case in which the initial injunction was issued until April, which is after the new deadline. Lastly, the FinCEN Notice of the March 21 extension also states: “FinCEN also intends to initiate a process this year to revise the BOI reporting rule to reduce burden for lowerrisk entities, including many U.S. small businesses.”

Let’s hope this is true.

For more information, visit the following Financial Crimes Enforcement Network (FinCen) website at: https://www.fincen.gov/boi. You can file the report directly via this website.

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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ekers cite a company’s feel if it’s aasked right fit, the offer(FAQ’s) Below are some frequently questions t to diversity as anon the FinCEN should be made.that “Nearly onehelpful. in contained website may be actor in Visit deciding fivehttps://www.fincen.gov/boi Gen Zers expect a job offer for the website additional filing information. not to accept an offer.” one week from the initial phone ry important for a screen. The majority expect an • What is beneficial ownership information? talk the talk and walk offer within two weeks.” Whether versity and inclusion thisinformation expectationrefers is realistic or Beneficial ownership to identifying be a phrase in your aboutnot, thatwho make an information thecompanies individuals directly or mission statement or or control actionable change to speed up indirectly own a company. e that meets once a their hiring process will win top • Under Transparency Act, who s dedication needs the Corporate Gen Z talent. can access beneficial ownership information? n initiatives like pronoun *Statistics pulled Transparency from Yello Act, In preference, accordance with the Corporate commodations FinCEN for may permit access to beneficial ownership re differently-abled, information to: Federal agencies engaged in national security, intelligence, or law enforcement activity; nsure fair and equal Generation Name Birth Years

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They requirements under applicable law (in diligence order to facilitate compliance with those requirements);

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and Federal functional regulators or other appropriate regulatory agencies that supervise or assess financial institutions with access to beneficial ownership information (in order to supervise such financial institutions’ compliance with customer due diligence requirements).

FinCEN published the rule that will govern access to and protection of beneficial ownership information on December 22, 2023. Beneficial ownership information reported to FinCEN is stored in a secure, non-public database using rigorous information security methods and controls typically used in the Federal government to protect non-classified yet sensitive information systems at the highest security level. FinCEN will continue to work closely with those authorized to access beneficial ownership information to ensure that they understand their roles and responsibilities in using the reported information only for authorized purposes and handling in a way that protects its security and confidentiality.

•

Will there be a fee for submitting a beneficial ownership information report to FinCEN?

No. There is no fee for submitting your beneficial ownership information report to FinCEN. •

How will I be able to report my company’s beneficial ownership information?

If you are required to report your company’s beneficial ownership information to FinCEN, you will do so electronically through a secure filing system available via FinCEN’s BOI E-Filing website (https://boiefiling. fincen.gov).

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Is a reporting company required to use an attorney, certified public accountant, enrolled agent, or other service provider to submit beneficial ownership information to FinCEN?

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No. FinCEN expects that many, if not most, reporting companies will be able to submit their beneficial ownership information to FinCEN on their own using the guidance FinCEN has issued. Reporting companies that need help meeting their reporting obligations can consult with professional service providers, such as lawyers, accountants, or enrolled agents.

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What information will be collected on filers?

When submitting the BOI report, individual filers should be prepared to provide basic contact information about themselves, including their name and email address.

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San Diego County’s Action Creating Burden On Housing Providers

We need policies that strike a balance between affordable housing and the realities of property ownership.

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by Alan Pentico, CAE, Executive Director of the Southern California Rental Housing Association he recent move by the San Diego County Board of Supervisors to clamp down on so-called “corporate ownership” of single-family homes, condos and townhouses is causing quite a stir.

At the Southern California Rental Housing Association, an organization made up of local housing providers, we understand that officials want to take action to ease our housing crisis — but this needs to be thoughtful and based on data. What’s frustrating is that no input was sought from the rental housing industry before this board action This isn’t the kind of collaborative, meaningful public input we expect in California.

The proposal, led by Vice Chair Terra Lawson-Remer,

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aims to take on enormous corporate “bad actors” such as private equity firms who are supposedly making our housing crisis worse, possibly by price fixing. This action unfairly targets our local landlords who are already dealing with enough red tape.

Most landlords are not Wall Street tycoons; many are everyday people trying to make ends meet.

The term “corporation” has been turned into a bad word to promote a narrative, but this narrative overlooks the vital role that these entities play in our housing market. For example, many small landlords have formed corporations to rent out single-family homes to supplement their income, secure their retirement or build wealth for their families.

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We represent many affordable housing operators that are medium to large companies. San Diego also has several large apartment owner companies that started small and remain primarily family-owned but have grown over the years.

None of these are “Wall Street bad actors” causing housing price spikes.

Let’s not demonize rental housing providers that are over a specific size. Larger companies are often the only ones that can afford to build in California’s heavily regulated market. Without them, we won’t be able to meet our housing needs. We need a variety of housing types at all price points.

It’s important to remember that a corporation is a tax status, not an identity. After all, respected California pension funds like CalPERS and many municipal retirement systems invest in Real Estate Investment Trusts (REITs), meaning they are stakeholders in these larger property-owning corporations.

The ordinance plans to do a lot: look at who owns what, sue big landlords for alleged price gouging and tenant harassment, and explore more local rules to protect renters and small landlords. But here’s the thing: A lot of these measures are already covered by existing laws.

We don’t need another layer of rules that give lawyers more business. Federal and state regulations already handle price-fixing, tenant protection, tenant harassment and unfair rent hikes. Adding more local rules will only make things more complicated and lead to more lawsuits, which doesn’t help anyone.

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Instead of punishing landlords, the county Board of Supervisors should focus on building more homes.

Supervisor Joel Anderson is spot on: We need to build more housing, not get bogged down in debates over market manipulation by a small part of the industry.

By working together with all stakeholders, the Board of Supervisors can come up with better strategies to tackle the housing crisis without scaring off investors and overburdening those who are already helping to keep the market going. The Southern California Rental Housing Association is ready to help find a balanced solution that protects tenants and supports property owners.

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At the Southern California Rental Housing Association, we want to make sure that property owners and managers have a voice in this process. We need policies that strike a balance between affordable housing and the realities of property ownership.

Alan Pentico, CAE, is the executive director of the Southern California Rental Housing Association. Whenever I can, I like to share my expertise in any of the areas mentioned. Feel free to ask. If I don’t know the answer, I can probably give you some good suggestions as to where to look for it. My capability includes: Extensive experience in local policy inception, development, and implementation through collaborative efforts; Broad experience in local and state advocacy and program management as well as Political Action Committee management, as a Public Affairs Executive; and a strong understanding of non-profit management including certification by the American Society of Association Executives (ASAE) as a Certified Association Executive (CAE) for Non-Profit association management. A wide-range of knowledge in the rental housing industry. I am always interested in new ways to advance the Rental Housing industry, field of Public Affairs, and Non Profit industry.

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The Art of EOM Reports

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By Kari Negri, Chief Executive Officer, SKY Property Management oday,I’m excited to dive into what makes our End of Month (EOM) report so special. It all started when a client wanted to be ahead of the curve, staying in the know about their finances before any surprises popped up. Since then, we’ve fine-tuned this process and have helped bridge the gap between property management operations and property owners’ peace of mind. For us, this isn’t just about sending out a report; it’s customized for each property, and crafts a narrative that aligns with each property owner’s concerns, preferences, and objectives.

Here’s what sets our EOM report apart: At the heart of what we do is this simple idea: every property owner is one of a kind. It’s what drives us to make sure that each EOM report we send out is as unique as they are. It’s all about customizing those reports to match up perfectly with each owner’s expectations, wants and needs.

We start off by giving you the rundown on what’s happening at the property - who’s moving in, who’s moving out, and the status of vacant units. This part

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is super important because it sets the stage for us to dig deeper into how the property is doing financially and operationally. Are we getting more rent than the outgoing tenant was paying? Has advertising started?

What kind of traffic are we seeing / anticipating? This is part of the info our owners receive.

Moving on, we dive into maintenance and repairs.

We’ve noticed that property owners have different preferences here - some love getting into every tiny detail, while others prefer the big picture. So, to meet everyone’s needs, we’ve structured our report accordingly. We’ve added sections for larger expenses over $500 to ensure we cover all bases. Additionally, we include a breakdown of upcoming expenses such as taxes, insurance, turnover costs, and capital improvements.

Finally, we make sure to highlight the key actions we’ve taken - timely rent collections and on occasion evictions, addressing potential property hazards, securing cost-saving bids, making budget-friendly enhancements, and capturing tenant compliments/ complaints if noteworthy. We want to give the owners a comprehensive overview of how things are going and Please turn to page

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what we’re doing to keep their property in top shape.

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One of the standout features of our EOM reports is the inclusion of photos. We make sure to capture the current state of the property, along with before and after shots of any maintenance work or renovations done during vacancy turns. These visuals are powerful, giving property owners a clear picture of where their money is going. For instance, let’s say we wanted to replace some fascia, only to discover extensive wood rot underneath. What started as a $10,000 job could quickly escalate into something more expensive.

These photos let property owners see firsthand the challenges we’re facing, highlighting the importance and effectiveness of the actions we’ve taken.

The EOM report has become more than just a document—it’s a key conversation starter with property owners, guiding discussions on the future of their investments. It’s all about building a trustworthy and transparent relationship by providing detailed financial insights and planning for major expenses ahead of time. Our goal is to foster a partnership based on clarity, informed choices, and trust. By customizing our reports, predicting financial needs, and using visuals for better understanding, we’re not just managing properties; we’re carefully looking after investments and aligning our strategies with each owner’s unique needs. This approach is the essence of property management for me: forward-thinking, transparent, and tailored to every client.

ABOUT KARI NEGRI -- Name any aspect of the complex world of property management and Kari Negri has been at the forefront, forging new ground, fighting for the rights of property owners and tenants alike, adding value, and making a significant difference.

With a strong background in management, Kari founded SKY Properties, Inc. in 1997 to offer hands-on, boutique-level property management at a competitive price for multitenant property owners. Do you have a question for me? Please send your questions and comments to me at Kari@SKYprop.LA.

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April 22

9:00A - 10:00A

Solution Series: Resident Screening - How to Compare Data & Use Reports (1 CEC) Webinar Avoid costly mistakes, and join us for this session to learn about best practices for resident screenings.

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8:00A - 3:00P

Get in the Groove at the 2025 EXPO! Town & Country Resort

Register at socalrha.org

With four seminars, networking, and 80+ exhibitor displays, the EXPO is your gateway to staying ahead in the ever-evolving world of property management and rental housing.

“Get in the Groove" with a day filled with exploration, connection, Register for events and classes online at socalrha.org. Please note, that all in-person classes and education on Thursday, May 8 require pre-registration. Walk-ins are not accepted. See confirmation email for details. from 8:30 AM to 3:00 PM.

Questions? Contact us at events@socalrha.org or 858.278.8070

April 10

9:00A - 12:00P

Fair Housing Part I (3 CECs) Webinar A staple in the property management industry, this two-part series provides an in-depth look at Fair Housing for housing providers.

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A staple in the property management industry, this two-part series provides an in-depth look at Fair Housing for housing providers.

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1:00P - 1:30P

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State Legislative Update By Pat Moran, Aaron Read & Associates

JOIN

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2025

INLAND EMPIRE HOUSING CONFERENCE

“BUILDING FUTURES TOGETHER” COLLABORATIVE APPROACHES TO HOUSING

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o curb price gouging in Los Angeles after the recent fires, Assembly Member Isaac Bryan introduced AB 246, a bill imposing a rent freeze across Los Angeles County following the region’s fire-related state of emergency—an emergency that could remain in place indefinitely. The bill was heard in the Assembly Judiciary Committee March 4, 2025 and received a thorough vetting with many members voicing concerns how this would affect “mom and pop” landlords in Los Angeles.

As currently in print, this bill would extend the rent increase prohibition to 12-months after the wildfirerelated state of emergency is lifted by the Governor.

However, given that the Governor’s state of emergency declaration underpins several subsequent executive orders designed to expedite rebuilding these communities, the state of emergency may stay in place for several years. As a result, the committee felt this language to be problematic because it would result in a rent freeze that would never end. Given that this measure is designed to prevent rental price spike in the immediate aftermath of the fires, such a prolonged rent freeze is unwarranted. Accordingly, the bill was amended to end the rent freeze March 1, 2026.

Even with the amendments, the bill is still problematic, and rental housing lobbyists will continue to work with the author and attempt to address our concerns with the bill.

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Senate Bill 448 (Umberg), the Trespassing Response and Remedies Act, is a newly introduced bill that will address the rising problem of trespassers unlawfully occupying properties across the state. SB 448 offers a clearly defined and straightforward framework for property owners to reclaim their properties and protect our neighborhoods These unauthorized occupants threaten property owners’ rights and pose significant safety risks and financial burdens. SB 448 balances the need for housing providers to reclaim their rental properties quickly and efficiently while upholding vital renter protections.

This past week, through the efforts of SCRHA, we were able to secure public safety support for the bill.

A big thank you to the Riverside Sheriffs’ Association, Santa Ana Police Officers Association (POA), California Reserve POA, Riverside POA, Arcadia POA, Corona POA, Placer County DSA, Culver City POA, Palos Verdes POA, Novato POA, Burbank POA, Brea POA Newport Beach POA, Claremont POA, Pomona POA, Fullerton POA, and Murrieta POA for supporting the bill.

The bill is sponsored by CalRHA and supported by the SCRHA.

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A Different Type of Resolution: Multi-Family Real Estate

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For those looking to build generational wealth or financial growth, investing in multi-family properties often presents an opportunity to challenge oneself with a New Year’s pledge. However, it’s not for the faint of heart and definitely harder than committing to a gym membership. Investing in a multi-family property requires significant work and isn’t something you dabble in for a couple months and then abandon. For those looking to conquer this challenge, setting yourself up for success and setting achievable milestones are the first steps toward success.

KNOWING THE NUMBERS It should all start with a self-assessment of your financial status, time availability and skill set. Start by looking at your investment capital and consider how much is available to invest or can be raised from others. If you don’t have the liquidity to invest alone, partnering with friends and family is a good solution.

In multi-family real estate, it is important to know about active and passive opportunities for investment.

• Active investing is where you buy a property, and APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

The 2025 Maintenance Mania Competition is back and bigger than ever!

By Rod Khleif

t the start of every year, countless people pledge to make changes to better their lives. Some people focus on improving their health and strengthening their relationships, while others focus on achieving financial goals or learning new skills. Unfortunately for many, these resolutions fade over time because they lack clear and actionable plans.

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Get Ready, Get Set, Compete & Win!

you are involved in the day-to-day operations and assume the liabilities of the business.

Active investing requires managing the property or hiring a third-party property management company.

Returning to the SCRHA Rental Housing Conference & EXPO at the Town & Country Resort, this adrenaline-pumping event has crowned champions from companies across the industry.

Will your team be next?

• Passive investing involves a syndicated deal as a limited partner, so you have no management responsibilities. As a passive investor your liability is limited to the loss of your investment and the upside potential is shared with the general partner. Both are good options with very different risks and rewards but today we will focus on active investing.

New Games for 2025!

Plank Puzzle Balance the Scales Keys to Win

LEARNING THE BASICS To succeed in multi-family investing you need to understand the business of real estate investing. Begin by extensively reading or consuming videos trainings about multi-family real estate to better understand the modern landscape and discover all of the classic pitfalls to avoid.

There are numerous educational resources that cover the do’s and don’ts of real estate investing. Use the research and information available to determine how to evaluate markets, exploit online marketing techniques, prepare a budget, build a value-add plan, evaluate the financing available, and determine how much money you should raise for the property. Countless people have taken this exact path, so why not learn from their mistakes and successes.

Please turn to page

Race Car Competition Memory Mash Up Trivia Disc Drop Plunger Launch Registration Includes Admission to the 2025 Rental Housing Conference & EXPO! $99 SCRHA Members | $120 Non-Members

SCAN TO REGISTER! www.socalrha.org

36 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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Continued from page

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PICKING THE RIGHT MARKET The next step for an active investor is to determine where to invest. It’s common to select a target market near a primary residence, but multi-family investments frequently occur outside of your residential state. Within the market you select, it’s important to understand the demographics and business climate. Are wages growing? Is the population expanding? How many new jobs are being created? Is the area safe? How much apartment competition is there and what is in the construction pipeline?

Once you find a market that checks all the boxes, start contacting brokers to tell them what you are looking for or identify properties yourself and directly reach out to owners directly DOING YOUR RESEARCH The second step is to evaluate the economics of the target property. It starts with a skeptical mindset of any numbers since sellers and brokers will try to paint the best picture possible. Develop a budget and contact several banks to understand financing rates and terms.

Fixed financing is industry-preferred, but commercial banks may only offer floating rate loans. If you must take a floating rate loan, then be sure to understand what will happen to cash flow if rates move a few percentage points higher and impact your ability to make payments.

For rental rates you should call up the competition to figure out what they are charging for bedrooms and square footage and how many units are available.

Read the competitors’ online reviews to learn more about tenants’ preferences. Compare amenities and apartment size to get an idea of what the rent should be at your target property. Look for the statistics on average vacancies in the area keeping in mind that nationally it is around 6% but it’s common to vary depending on the local market.

For expenses the big ones to get right are taxes, insurance and maintenance. A trip to town hall will help answer any taxes estimates. For insurance, get a copy of the current policy and bring it to a commercial insurance broker. Maintenance is going to depend on the age of the property and how much deferred maintenance is

evident. This is usually the line item that can blow up a budget so be conservative when planning.

GETTING THE PRICE RIGHT The final step is to complete your budgeted net income and apply a cap rate. You should be able to get historical cap rates for similar recently sold properties in the area from the sales brokers. Dividing the net income by the cap rate helps create your buy price.

This is where art and science mix. You may be willing to pay a lower cap rate if you believe there is something about the property that gives it a competitive advantage.

Once you settle on a cap rate, compare your offer price to the asking price and if the gap is simply too wide you should revisit your P&L assumptions and see if you may have been too conservative. If you can’t narrow the gap, then you have to decide whether to make an offer.

You should expect to have a very low success rate in buying properties but with each offer you will become better at the process.

MULTIFAMILY REAL ESTATE OUTLOOK NEXT There are a number of abating headwinds in 2025, which are making the coming year look like an opportune time for multi-family investing. Inflation dealt a serious blow to the bottom line of multi-family properties at a time when new apartment construction hit an all-time high.

New supply has kept rent increases in check while simultaneously increasing vacancies in many markets.

Many operators are struggling with adjustable-rate debt that is now due.

On the flipside, 2025 new construction is falling precipitously, and inflation rates are settling near the 2% target which can help boost cash flow for multi-family operators. Certain demographics are struggling to pay their rent so if you are considering buying property that caters to lower income individuals make sure to increase your delinquency reserves and that the purchase cap rate reflects the higher risk. With the combination of the right mindset and financial discipline, the next year has the opportunity to establish new highs for multifamily investment. So, while a gym membership is cheaper, the rewards of investing in the right multifamily property presents a far greater opportunity.

Rod Khleif is a multiple business owner and philanthropist who is passionate about business, high performance, real estate and giving back. As one of the country’s top real estate and peak performance luminaries, he has owned over 2,000 properties. Rod’s experience involves remarkable triumphs and spectacular failures, which he affectionately calls “seminars.’’ He is the host of one of the largest commercial real estate podcasts in the world: “Lifetime Cash Flow through Real Estate Investing,” which has been downloaded over 20 million times. Through is educational programs, Rod has trained thousands of people in the benefits and nuances of multifamily real estate investing. Rod also founded The Tiny Hands Foundation, which has benefited more than 130,000 children in need.

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APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

THE WAY YOU MANAGE YOUR PROPERTIES! Since 1958, Apartment Management Magazine has been a leading resource for the rental housing industry; providing insight, guidance, and commentary on operations, maintenance, investment strategies, financial planning, and overcoming the challenges of local and state legislation and regulations.

SUBSCRIBER BENEFITS: Monthly Editions packed with industry news, actionable tips, and innovative ideas.

Access to digital archives and weekly eNews updates Invitations to exclusive webinars and events, connecting you with industry leaders.

Special discounts on industry services, tools, and events to keep you ahead of the curve.

ELEVATE YOUR MANAGEMENT. ELEVATE YOUR PROPERTIES. Subscribe to our FREE eNewsletter and join a community of professionals who receive regular legislative updates, industry news, and expert insight from reliable sources.

www.Aptnewsinc.com info@aptnewsinc.com 714-893-3971 SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

37

Questions &Answers Landlord Legal

by Kimball, Tirey & St. John LLP

Q A

uestion: My tenant is asking me to accept rent from a local non-profit. I do not take money from non-tenants except the government, is that okay? nswer: No, it is not okay. Landlords are required to accept payments of rent from any third party as long as the payment comes with a statement that the rent payment is on behalf of the tenant and that it would not create a landlord/tenant relationship with the third party.

Q

uestion: Our tenant owes us back rent and is stating that he is probably going to file bankruptcy. We’ve been trying to work with him but are getting nervous now. Do we lose all the back rent if he files bankruptcy?

A

nswer: It depends. If he files a Chapter 7, there is little hope. If he files a Chapter 13, you may receive all or a portion of the back rent. If the debt is named on the bankruptcy filing and is discharged, you would not be able to get payment. If the debt is not discharged or becomes due after the filing, you could still try to collect.

Q

uestion: There was a fire in one of our rental units due to a tenant’s candle. What is my ob-ligation to provide alternate accommodations for this tenant? Am I required to keep her as a rent-er?

A

nswer: You are not obligated to put the tenant up. You may have a right to evict her based up-on waste of the unit, which requires a 3-Day Notice to Quit. The burden is on you to prove that it 38

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

was the tenant who was responsible for the fire to evict.

Q

uestion: The tenants living in one of our apartments signed a one-year lease which states that there will be no pets allowed. They now have two cats in the apartment and are only in the second month of the lease. We served a 3-Day Notice to Perform Covenant or Quit. They have chosen to leave. The rent for the entire month was paid. Are they entitled to the prorated amount of rent for the unused portion of the month?

A

nswer: No, they are liable for the remainder of the lease or up to the time you relet the premises, whichever occurs first. A landlord must act with due diligence to rent the unit in order to miti-gate the damages.

Q A Q

uestion: My tenants paid an extra deposit for a pet. They gave away the dog after 2 months.

Now they are asking if the pet deposit could be returned.

A Q A Q

nswer: Your tenant is obligated to pay rent through the lease term or until the time the premises are relet, whichever occurs first. There is no buyer’s remorse. uestion: One of the recent applicants to our apartment community claims he is paid “under the table”. How do I verify his income?

nswer: You really can’t, and because he is committing fraud, you should not consider this a legal source of income. If they fail to otherwise qualify, you can deny his rental application.

uestion: One of our tenants was recently arrested and has not paid the rent. We served a notice by “post and mail”, and it has been over three days. How do we serve the unlawful detain-er (eviction) on the tenant while in jail?

Q A

uestion: One of our residents served us with a written 30-day notice and has failed to va-cate after 30 days. Can I start the eviction process, or must I serve a 30-day notice first? nswer: Under state law, if a residential tenant serves the landlord with a written 30-day notice and the rental term is month-to-month, the landlord may immediately file an unlawful detainer (eviction) action in court on the 31st day, providing the 30th day fell on a business day. Do not serve another notice. However, if the property is subject to just cause, you cannot evict unless one of the just cause reasons permit this. Check with an attorney to see if local laws apply to your case.

Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers.

This article is for general information purposes only. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www.kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website. © 2024 Kimball, Tirey and St. John LLP

INCOME PROPERTY MANAGEMENT EXPO Presented by the Apartment Association of Greater Los Angeles

PASADENA CONVENTION CENTER TUESDAY, MAY 20TH, 2025 8:30 AM - 3:00 PM

Reserve Your FREE Tickets Online at IPMEXPO.COM

nswer: You do not have to account for the use of the deposit until 21 days from the date they return possession of the premises, so you don’t have to refund any of the deposit.

uestion: I rented an apartment to a young man; he signed a one-year lease and paid the deposit and first month’s rent in full. He has received the keys but now he is requesting to get out of his lease because another apartment that he prefers became available. Is there any kind of buyer’s remorse on signing a lease?

A

nswer: Most jails will allow your process server to serve the tenant while in jail. It may take several hours before they are able to pull the inmate up, but your process server can be waiting for him or her and legally serve them while incarcerated.

Limited Exhibit Space is still available.

DENNIS BLOCK

DWIGHT KAY

Kay Properties & Investments

TONY WATSON, E.A.

Robert Hall & Associates Tax Consultants

KARI NEGRI

SKY Properties, Inc.

Dennis P. Block and Associates, APC

DAN YUKELSON Exec. Director AAGLA

MIKE BRENNAN Brennan Law Firm

HELEN FOWER One Structural

BIJAN SHAKIBKOO SNS Law Group

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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PROPERTY APARTMENT

MANAGEMENT EXPERTS Tr u s t e d S i n c e 1 9 8 8

SCRHA Advocates for Industry in Sacramento

D

ozens of rental housing industry advocates were in Sacramento on March 12, 2025, to lobby on bills that impact the industry. SCRHA led a group of 10 who visited the offices of State Assemblymembers and Senators to ask for support of the CalRHA-sponsored bill to make it easier to remove squatters. Discussion also included concerns with bills related to evictions, rent-control, and price gouging/emergency declarations. SCRHA received positive feedback and is hopeful that our ongoing advocacy will lead to positive outcomes. Look for legislative updates in the future.

We stay up-to-date with California’s complex regulations to ensure your compliance.

▪

▪

▪

▪

LRS

Realty & Management, Inc.

Ask for Alec

(619) 723-6596 | www.lrsrm.com | CA DRE License #01820556 40

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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THE INCOME PROPERTY MANAGEMENT EXPO RETURNS TUESDAY, MAY 20TH THE PREMIER EVENT FRO SOUTHERN CALIFORNIA RENTAL HOUSING PROVIDERS - JOIN US AT THE PASADENA CONVENTION CENTER ON MAY 20TH

L

os Angeles, CA – The Apartment Association of Greater Los Angeles (AAGLA) is pleased to present the 2025 Income Property Management Expo (IPME)—the must-attend c o nferen ce for in come p rope rt y investors, real estate professionals, and property managers. This highly anticipated exposition and conference will take place on Tuesday, May 20, 2025, at the Pasadena Convention Center for a full day of education, networking, seminars and rental housing industry insights.

The 2025 Income Property Management Expo is the one-stop destination for income property investors, property owners and managers, and real estate investors seeking the latest strategies, solutions, services, and products that can help them maximize profitability, stay ahead of regulatory changes, and streamline operations with the goal of maximizing their “bottom line.” With an ever-evolving real estate landscape, this year’s IPME is more crucial than ever

42

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

•

Guest Speakers & Q&A Sessions: Engage with top experts in discussions about market trends, investment strategies, and emerging technologies that are reshaping the property management landscape.

connect with the real estate community. Whether you are a seasoned investor or a newcomer in property management, IPME 2025 offers something for everyone looking to enhance their income property portfolio and optimize their rental business operations.

•

Regulatory & Legislative Updates: Stay informed on California’s ever-changing housing policies and laws that impact rental property owners and managers, ensuring compliance and risk mitigation.

Event Details

“AAGLA is proud to once again present this year’s Income Property Management Expo as part of our commitment to educating and empowering landlords, property managers, and investors,” said Daniel Yukelson, Chief Executive Officer of the Apartment Association of Greater Los Angeles. “Our goal is to provide attendees with the tools, knowledge, and networking opportunities necessary to navigate today’s complex rental housing market with confidence and the best chance of success.”

WHY YOU SHOULD ATTEND

•

Date: Tuesday, May 20, 2025

•

Time: 8:30 a.m. – 3:00 p.m.

• • •

Location: Pasadena Convention Center Admission: Free with pre-registration

Learn More & Register at www.IPMExpo.com

About the Apartment Association of Greater Los Angeles - The Apartment Association of Greater Los Angeles (AAGLA) provides advocacy, education, and resources to rental property owners and managers throughout the Greater Los Angeles region. As one of the nation’s leading rental housing associations, AAGLA serves as a powerful voice for the rental housing industry, ensuring the protection of property rights and the success of its members.

If you own or manage residential rental properties, then IPME 2025 is the best opportunity for you to gain valuable insights, access exclusive resources, and

for those looking to thrive in the rental housing market.

WHAT ATTENDEES CAN EXPECT AT THIS YEAR’S 2025 IPME •

Expert-Led Educational Seminars: Gain invaluable knowledge from industry-leading professionals covering key topics such as landlord-tenant laws, rent control updates, risk management, tax strategies, and sustainable property improvements.

•

Networking Opportunities: Connect with property owners, managers, investors, and vendors to exchange insights and build meaningful industry relationships that can take your business to the next level.

•

Innovative Exhibit Hall: Browse a diverse selection of over 150 exhibitors offering property management services, maintenance solutions, legal guidance, insurance services, tax and financial services, and more to enhance operational efficiency and increase ROI.

Register Online at: IPMEXPO.COM SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

43

Financial Advisory

A Review of the Latest US Census Estimates – Where is the Population Growth?

Since 1967

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SPECIALIZED WEALTH MANAGEMENT

I

hope 2025 is treating you well so far. Things have been busy here at the Specialized Wealth Management office – which we feel can be a sign that 2025 will be busy here in the real estate industry.

As I often mention in my articles, I track United States census data. The Census Bureau does a “hard count” of US residents every 10 years, but also releases an annual list of population estimates for about 450 metropolitan areas in our country. When this list is released each year, I’ll import the data into my spreadsheet model and review the results. This month, I’ll share what I am seeing.

WHY DO I TRACK CENSUS DATA? I track Census data, because I want to know what areas of the country are growing faster than the national average. I think that owning apartments in metro areas where our pool of potential customers for our apartments, or for our NNN tenants, is growing every year will give us a better chance of success.

A QUICK SUMMARY OF THE NATIONAL DATA Since 2010, US Population growth has averaged 0.65% annually. Between 2010 and 2016, the oneyear growth rate was between 0.69% and 0.73% very steady. In 2017, it declined to .063%, followed by 0.52% and 0.48% for 2018 and 2019. Between 2019 and 2020, growth spiked, with a gain of 0.99% - 2,250,000 people! The COVID Pandemic and economic slowdown slowed this growth considerably – with 0.16% in 2021 and 0.38% in 2022. Population growth hit 0.49% in 2023 – officially back at 2019’s “Pre-COVID” Rate.

44

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

WHAT IS HAPPENING IN CALIFORNIA?

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What’s happening in California can best be summarized as “If we’re looking for higher than average growth, we probably won’t find it here in the state.”

LOS ANGELES/ORANGE COUNTY METO AREA The Los Angeles-Orange County Metro Area’s population peaked in 2017 and has declined each year since then. This trend continues into 2023- since ’17, we have lost approximately 480,000 residents, with 75,000 leaving between 2022 and 2023. Since 2017, we have lost 3.5% of our residents at a negative 0.6% annual rate. We are therefore losing residents at almost the same rate that the entire country is gaining them! There are still 12,800,000 of us here – that’s why traffic hasn’t seemed to get any better- but the LA/OC Metro population was 12,828,000 in 2010 – we dipped below that level last year to post negative population growth over the last 14 years!

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JUST ORANGE COUNTY Orange County was the one area keeping the LA Metro area’s growth positive but the county’s population began declining in 2020, and has dropped every year since. In just three years, Orange County lost 50,000 residents – seeing an average annual exodus of -0.5%: close to Los Angeles’ numbers!

SAN FRANCISCO BAY AREA Population is the San Francisco Bay Area is similarly declining. Although the Metro Division (a segment of a Metro Area) that contains Oakland-Berkeley-Livermore surprisingly matched U.S. national growth averages at Please turn to page

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And more…

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APARTMENT REPLACEMENT | CONTRACT SALES | NEW CONSTRUCTION | SINGLE-FAMILY SA ME-DA Y O R NEXT -DAY D EL IVER Y AND INST ALLATION AVAIL ABL E! CALL US FOR MORE INFO R MATIO N PRICES, SI ZES, AVAILABI LITY & MODELS ARE SUBJ ECT TO CHANGE ANYTIME WI THOUT NOTICE

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Financial Advisory Continued from page

44

0.65% since 2010; the population has been on the decline since 2018 and has shrunk an average of 0.8% per year since then!

found the American Southwest is the only region of the country that is seeing population growth above the national average.

WHERE IS THE GROWTH?

GROWTH IS IN THE AMERICAN SOUTH REGION

Several smaller (Total Population just under 1 million) Metro areas that have posted extraordinary growth since 2010 are actually seeing that growth accelerate.

Huntsville, AL has seen 2% annual population growth (over three times the national average) since 2010, but that number increased to 2.25% between 2020 and 2023. Sarasota/Bradenton, south of Tampa on Florida’s Gulf Coast, saw 2.28% annually since 2010 and 2.9% since 2020, while the Cape Coral/Ft. Myers, FL area saw 2.7% and 3%! Greenville, SC is seeing accelerating growth as well with 1.4% annual since 2010 and 1.62% annual since 2020 results.

While there are compelling growth stories in other areas of our country, (Phoenix, AZ, Boise, ID, Reno, NV, Denver, CO), the only areas showing this accelerating growth are in the South. If we are looking to buy in the South for more growth potential, we will – of course – need to look at the data behind the metro areas we are considering. There are still low-growth (Birmingham, AL, New Orleans, LA, Memphis, TN) area in the south as well.

This accelerated growth is much harder to achieve in larger markets, but Tampa/St. Petersburg has done 1.5% annually since 2010 and 1.65% since 2020.

Jacksonville, FL is remaining steady with 2.1% since 2010 AND since 2020. Although Austin TX’s growth has cooled from the astounding 3.4% annual rate from 2010, it still posted 2.5% annually since 2020 – 4 times the national average!

You’ll notice that all these markets are in the American Southeast. This echoes my article from April 2024 that

I feel that population growth in a metro area is a major driver of growth in rents and property values. This makes a lot of sense – as I said before; if the number of potential customers (renters for our apartments or customers for our retail NNN stores) is growing ever year, then perhaps we have a better chance of success than in an area where it isn’t. If you agree; perhaps investment properties in the American South could be right for you. If you have any questions, my toll-free office number is (877) 313-1868.

Securities offered through Emerson Equity LLC, member FINRA/SIPC. Emerson Equity LLC and Specialized Wealth Management are not affiliated.

All investing involves risk. Always discuss potential investments with your tax and/or investment professional prior to investing.

Christopher Miller is a Managing Director with Specialized Wealth Management and specializes in tax-advantaged investments including 1031 replacement properties. Chris’ real estate experience includes work in commercial appraisal, in institutional acquisitions for a national real estate syndicator and as an advisor helping clients through over five hundred twenty five 1031 Exchanges. Chris has been featured as an expert in several industry publications and on television and earned an undergraduate business degree and an MBA emphasizing Real Estate Finance from the University of Southern California. Chris began his real estate career in 1998. Call him toll-free at (877) 313 – 1868.

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SEISMIC RETROFITS: THE SMARTEST INVESTMENT YOU CAN MAKE Unlike insurance, earthquake retrofitting is a proactive solution. Retrofitting strengthens buildings, making them more resilient to seismic activity. Studies confirm that it is the most cost-effective way to protect both structures and lives.

According to Caltech research: • Every $1 spent on seismic retrofitting can save property owners up to $7 in future damage costs.

• That estimate doesn’t even include losses from personal belongings, displacement costs, or injuries—factors that would increase the cost-benefit ratio even further.

DON’T LEAVE YOUR ASSETS VULNERABLE TO EARTHQUAKES

by Ali Sahabi, Optimum Seismic

I

nsurance protects your finances. Seismic retrofits protect lives—and your livelihood.

As an apartment owner, you’ve worked hard to build your assets. But with new research showing that San Diego is at even greater earthquake risk than previously thought, hoping for the best is not a reliable strategy. Proactive measures, like seismic retrofitting, are essential to safeguarding both property and people.

SAN DIEGO’S EARTHQUAKE THREAT: THE NUMBERS DON’T LIE A major earthquake on the Rose Canyon Fault could cause widespread devastation. The Engineering and Environmental Research Institute (EERI) projects that a 6.9-magnitude earthquake in San Diego would result in: • $38 billion in building and infrastructure damage (about 10% of the region’s total value) • 120,000 buildings suffering moderate to severe damage • 8,000 buildings becoming uninhabitable • 36,000 households displaced

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APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

“Older, highly vulnerable structure types will be hardest hit, causing extensive damage, many building losses, and many possible casualties,” according to an EERI study. The report specifically warns that unreinforced masonry (URM) and older non-ductile concrete structures, which have a history of poor seismic performance, remain largely unretrofitted in San Diego. Their collapse would increase casualties, complicate emergency response efforts, and delay recovery.

• Another study found that if a retrofit can reduce a building’s projected annual loss by 50% or more, it is cost-effective when the retrofit cost is 10% or less of the building’s replacement value.

COST VS. CONSEQUENCES: A REAL-WORLD EXAMPLE Here’s a simplified cost-benefit breakdown for a softstory apartment retrofit:

Factor Example Value Apartment Building Value

$250,000 per unit

10-Unit Building Value

$2.5 million

Retrofit Cost

$75,000

Percentage of Value

3%

At just 3% of the building’s value, a retrofit is a small price to pay compared to the devastating financial and personal losses that could result from an earthquake.

EXPERTS AGREE: RETROFITTING PAYS OFF It’s not just academic research that highlights the importance of seismic retrofitting. The Federal Emergency Management Agency (FEMA) conducted a two-year study analyzing different retrofit scenarios across multiple building types. Their findings align with other research: retrofitting saves money, saves buildings, and saves lives.

IS YOUR BUILDING AT RISK? TAKE ACTION NOW. Thousands of structures in San Diego remain vulnerable. Is yours one of them? The best way to protect your property and your future is to act now.

Contact Optimum Seismic today for a complimentary building assessment at optimumseismic.com or call 833-978-7664.

The Optimum Seismic team has been making California cities safer since 1984 by providing full-service earthquake engineering, steel fabrication and construction services for multifamily residential, commercial and industrial buildings.

With more than 4,000 earthquake retrofit and renovation projects completed, Optimum Seismic’s work includes softstory multifamily apartments, tilt-up, non-ductile concrete, steel moment frame and unreinforced masonry (URM) buildings. To arrange a complimentary assessment of your building’s earthquake resilience, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.

INSURANCE ALONE ISN’T ENOUGH Many property owners assume that insurance will protect them in the event of an earthquake—but that’s not always the case.

• Standard commercial property insurance does not cover earthquake damage.

• Earthquake policies can be costly and come with high deductibles—sometimes up to 20% of a building’s value.

• Depending on your building’s location, age, and condition, coverage may be limited or difficult to obtain.

Register Online at: IPMEXPO.COM SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

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G

Q

Gables Oak Creek . . . . . . . . . . . . . . . . . . . 951.600.9696

Quality First Real Estate . . . . . . . . . . . . . . 619.980.6634

Gables Point Loma . . . . . . . . . . . . . . . . . . 619.223.6577

R

Gables at Alta Murrieta . . . . . . . . . . . . . . . 951.698.0628

R. A. Snyder Properties, Inc. . . . . . . . . . . .619.297.0274

Greystar Corporate . . . . . . . . . . . . . . . . . . 949.242.8013

REC Properties| Penasquitos Point Apts. 858.484.5047

Griffis Mission Valley . . . . . . . . . . . . . . . . . 619.220.0530

RG Investment Real Estate Services Inc. 858.268.5004

Griswold Real Estate Mgmt., Inc. . . . . . . 858.597.6100

Rehmann Realty Group . . . . . . . . . . . . . . .619.440.5669

H

A 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 Beard Property Management . . . . . . . . . .619.892.8722 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

CFI . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 858.200.4260 Cambridge Management Group, AMO 619.497.0771 Cardinal Group Management . . . . . . . . . . . . . . . . . . . . . .

Cirrus Asset Management, Inc. . . . . . . . . 818.222.4840 City View Apartments|Greystar . . . . . . . . 619.234.0134

Response

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

griswold

E

Eagle Glen Apartments | Greystar . . . . . .951.461.4565 Euston Management . . . . . . . . . . . . . . . . .858.793.8899 F

Fairgrove Property Management . . . . . . .714.541.0288 Flats LLC . . . . . . . . . . . . . . . . . . . . . . . . . . .248.860.8845 Foothills at Old Town | Sentinel Corp 50Southern APRIL 2025 - APARTMENT MAGAZINE Rental AMM6 Advisor July 2021 6| California RentalMANAGEMENT Housing Association

18 | Southern California Rental Housing Association Rental Advisor April 2022

951.676.7545

Richman Property Services . . . . . . . . . . . 813.262.0401

H.G. Fenton Company . . . . . . . . . . . . . . . 619.400.0120

Riveroaks |Waterton Residential . . . . . . . . 760.721.8585

Hanken, Cono, Assad & Co. . . . . . . . . . . 619.698.4770

Rohn Properties Management . . . . . . . . .619.990.7433

Heartland Associates Inc. . . . . . . . . . . . . .619.462.2082

Rolling Hills Gardens | Greystar . . . . . . . . 619.482.7583

HeetWave Properties . . . . . . . . . . . . . . . . .888.557.4338

S

Holland Partner Group . . . . . . . . . . . . . . . 360.694.7888

SBCS, Corporation . . . . . . . . . . . . . . . . . . 619.420.3620

I

San Diego Housing Commission . . . . . . 619.578.7531

IPI Property Management . . . . . . . . . . . . .858.277.2700

San Diego Realty Services . . . . . . . . . . . . 619.713.1044

Iconic on Alvarado | BH Management Services . . . . . .

Sardo Properties . . . . . . . . . . . . . . . . . . . . .619.405.9418

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.286.3990

ScottWay Capital . . . . . . . . . . . . . . . . . . . . 619.209.3544

Income Property Advisors Inc. . . . . . . . . .858.279.1500

Sea West Property Management . . . . . . 760.787.6035

Investment Safe . . . . . . . . . . . . . . . . . . . . . 619.884.0906

Shapell Properties, Inc. . . . . . . . . . . . . . . . 323.988.7590

J

Southwest Equity Partners . . . . . . . . . . . . 760.642.0400

J&D Management . . . . . . . . . . . . . . . . . . . 858.201.4501

Stanza Little Italy | Greystar . . . . . . . . . . . . 619.677.1799

Johnston Property Management, Inc.

760.944.0703

Sudberry Properties, Inc. . . . . . . . . . . . . . .858.546.3000

LSD Enterprises DBA SD Real Estate

858.717.3353

Sun An Sea Property Mgmt. . . . . . . . . . . 619.298.4160

Leonero Properties . . . . . . . . . . . . . . . . . . .619.280.8678

SunRidge Properties, Inc. . . . . . . . . . . . . .858.578.3600

Liberty Military Housing . . . . . . . . . . . . . . .858.874.8100

Sunrise Management Company AMO 858.751.1768

MG Properties . . . . . . . . . . . . . . . . . . . . . . 858.658.0500

Team Bourda Incorporated . . . . . . . . . . . . 619.851.3784

Main Greystar . . . . . . . . . . . . . . . . . . . . . . .949.242.8013

Thatcher Properties, Inc. . . . . . . . . . . . . . .619.977.1930

Mastiha Inc . . . . . . . . . . . . . . . . . . . . . . . . . 858.486.0748

The Helm Management . . . . . . . . . . . . . . 619.589.6222

Maya Linda Apartments . . . . . . . . . . . . . . 858.566.5350

The Rey Apartments | Berkshire Communities . . . . . . .

L

Summit Realty and Management . . . . . . 619.423.3023

M

T

Modera San Diego | Mill Creek Residential . . . . . . . . . .

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .408.614.5587

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 619.500.8509

Torrey Pines Property Management . . . . 858.454.4200

N

Toscana at Rancho del Rey Homes| ConAm . . . . . . . .

NAI San Diego Property Management 619.497.2255

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.421.9300

Nick Pappageorgio Company . . . . . . . . . 858.357.9472

U

Noah Realty . . . . . . . . . . . . . . . . . . . . . . . . 858.504.0416

UDR, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . .720.283.6120

O

Uplift Property Management . . . . . . . . . . 858.449.7294

Oakleaf Apartments | Management Works760.433.9510 Ocean Breeze Apartments|Greystar . . . . 619.428.3369 P

Urban Coast Properties, Inc. . . . . . . . . . . 619.797.6733 V

Valentina by Alta | Greystar . . . . . . . . . . . . 619.391.2700

Pacific Commercial Management, Inc

858.450.6886

VandenBerghe Properties . . . . . . . . . . . . .925.819.1009

Parkdale Apartments | Norco Mgmt. Corp.760.737.9017

W

Pasas Properties, Inc. . . . . . . . . . . . . . . . . 619.607.7560

Waypoint Property Management Services . . . . . . . . . . .

Paul Langley Company . . . . . . . . . . . . . . .415.431.9104

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 619.471.1755

People Helping Others Prop. Mgmt. . . . . 619.282.5400

Whispering Oaks Apartments | Greystar 760.471.1262

Pierside North | Greystar . . . . . . . . . . . . . .949.202.3991

Whittington Property Management Inc. 619.667.3050

Pierside South | Greystar . . . . . . . . . . . . . .760.433.3500

Willin Properties . . . . . . . . . . . . . . . . . . . . . 619.298.0500

Professional Real Estate Management 619.297.7736

Winn Residential . . . . . . . . . . . . . . . . . . . . .559.435.3434

Providence Real Estate Management Corporation

Z

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .760.525.8705

Zimmerman Property Management . . . . 619.546.5361

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

51

CLEANING & JANITORIAL SERVICES

FLOOR COVERINGS

President Buck Buchanan, Buchanan Property Management Corp.

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

Redi Carpet Sales of California , LLC

Cleanology Housekeeping Personnel Service . . . . . . . .

Star Flooring & Remodeling . . . . . . . . . . . 619.282.4000

President-Elect e are excited to announce the Allison Pfister, Greystar Residential

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

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

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

FURNITURE RENTALS

COIN-OPERATED LAUNDRY EQUIPMENT

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

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

GENERAL CONTRACTORS

WASH Multifamily Laundry Systems

Apex Contracting & Restoration, Inc.

858.987.1800

BluSky Restoration Contractors, LLC

619.398.0200

Rental Forms Update 2025 EXECUTIVE OFFICERS

W

release of new rental forms, Vice President forms needed to including Alex Winborn, H.G. Fenton Company comply with the Imperial Beach Just Cause/Tenant Secretary Jennifer Ford, Douglas Allred Company Protection Ordinance and the positive rent payment reporting Treasurer requirements under ABMatt 2747.

Ruane, Liberty Military Housing LegislativeINCLUDE Chair NEW FORMS Lisa Mason, Baldwin & Sons Imperial Beach Forms and Rental Agreements Immediate Past President

Blevins, FPI Management • #200IB - ImperialAiesha Beach Rental Agreement This form is to be used for all new or renewing tenancies in the City of Imperial Beach. It includes updated clauses in compliance with the 2025 DIRECTORS latest local regulations.

In addition to this form, Alicia Banister, The Nash you will need to supply the tenants copy Blair Madrid, Americanwith AssetsaTrust, Inc. of the City ordinance chapter 9.90.

Daniel Hernandez, Sunrise Management Company, AMO

Usage: Ensure that David this form is David usedAntczak for anyCo.new Antczak, tenancies starting on or after March 22, 2025.

Eric Sutton, Creaser & Warwick, Inc.

Jennifer Ford, Douglas Allred Company

MAGAZINE STAFFto this form, you will need 22, 2025.

In addition Publisher Apartment NewsaPublications, Inc. City to supply the tenants with copy of the Design & Layout Travis Watson, Production Director ordinance chapter 9.90.

Editorial Review Lindsey Lee, Marketing Manager

Alternatively, if your tenant is on a fixed-term ASSOCIATION STAFF lease or you can’t get the addendum signed by Alan Pentico, CAE, Executive Director March apentico@socalrha.org 22, you can use 858.278.8070 the Imperial Beach TPO Mandatory Notification Letter. In addition to this Oliviawill Galvez, Director of Business letter, you need to supply theOperations/Operational tenants with a Advice ogalvez@socalrha.org 858.751.2217 copy of the City ordinance chapter 9.90.

Molly Kirkland, mkirkland@socalrha.org 858.751.2200 FORMS POSITIVE RENT REPORTING Kim Zebroski,

• #286 kzebroski@socalrha.org – OPT-IN/OPT-OUT CR 858.751.2220 This form allows tenants to choose whether Lindsey Lee,on-time PCM Digital Marketing, CDMP,reported Marketing Manager they want their rent payments llee@socalrha.org 858.751.2218 to credit bureaus. Under California’s AB 2747, landlords ofMacias, residential properties Alma Operational Advisor with more than amacias@socalrha.org 858.278.8070 15 units must offer tenants the option to have their rent payments reported to major credit bureaus, Evan Prado, Events Coordinator such aseprado@socalrha.org TransUnion, Equifax, and Experian. This 858.7521.2214 form provides a clear and straightforward way for tenants to opt in or out of this service.

CONSTRUCTION MANAGEMENT Southern Cross Property Consultants

1031 EXCHANGE & TRUST SERVICES Exeter 1031 Exchange Services, LLC

619.239.3091

ACCOUNTING SERVICES FinAcct Technologies Inc., . . . . . . . . . . . . 469.927.3121 ADVERTISING & MARKETING Apartments.com . . . . . . . . . . . . . . . . . . . . .888.658.7368 Zillow Rentals . . . . . . . . . . . . . . . . . . . . . . . 206.516.2263 Financial Designs, Ltd. . . . . . . . . . . . . . . . .858.597.1980 Apartment News Publications . . . . . . . . . 714.893.3971 AIR CONDITIONING Aquinas HVAC . . . . . . . . . . . . . . . . . . . . . . 619.410.3154 Asphalt & Asphalt Maintenance

• #294 Imperial Beach TPO Exemption Rose Paving . . . . . . . . . . . . . . . . . . . . . . . . 909.620.4300 Kayla Roeder, Cambridge Management Group, AMO Addendum Usage: As of April 1, 2025, landlords must ATTORNEYS-AT-LAW This addendum is Kimmi usedMcBryde to notify tenants of provide this form to tenants at lease signing and Andrew Griffin . . . . . . . . . . . . . . . . . . . . . . .619.440.5000 Lorri Goldmann, Avenue5 Beach Residential specific exemptionsDr.under the Imperial at least once annually. For leases active as of Heinz & Feinberg . . . . . . . . . . . . . . . . . . . . 619.238.5454 Tenant Protection Ordinance (TPO).

This form January 1, 2025, landlords must offer this option Mark Feinberg, Heinz & Feinberg is required in orderPatrick for single-family homes no later than April 1, 2025. The form should be Kimball, Tirey & St. John LLP . . . . . . . . . .619.234.1690 Kappel, Kappel Realty Groupor condos to be exempt from the ordinance.

Please easy to understand and include clear instructions Todd A. Brisco & Associates, APC . . . . . 714.634.2814 Robert Shapiro, Onyx Property Management note: The required language is also in the Imperial for submission.

BACKFLOW TESTING Scott Ledesma, Beach Rental Agreement.

UseContracting the check box for Services, Inc. Generation & Emergency Pacific Backflow Corportion . . . . . . . . . . .760.639.4000 Southern California Housing Rental Advisor Magazine is published by the properties exempt from the ordinance.

Alternatively, if yourRental tenant isAssociation on a fixed-term San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern San Diego Backflow Testing, Inc. . . . . . . 877.363.8378 HONORARY LIFE ADVISOR lease you can use the CR letter to send to your Wesley Harker BALCONY INSPECTIONS Usage: Provide this notification to tenants on residents. the author's views and do not necessarily represent those of the Southern California Rental PropertyInspections@USA.com . . . . . . . .858.367.9088 month-to-month tenancies.

Housing Association or SDMHC. UPDATED RENTAL AGREEMENTS DrBalcony . . . . . . . . . . . . . . . . . . . . . . . . . . 805.312.8508 Alternatively, if your tenant is on a fixed-term • All rental agreements have anbeupdated clause All rights reserved. Materials may not reproduced or translated without prior written BANKS the the publisher.

Contact the Southern California at lease or you are unable to get your tenant to 6. Thispermission sectionbyof rental agreement informsRental Housing Association Chase Commercial Term Lending . . . . . .619.464.1597 858.278.8070 or visit socalrha.org for more information. sign the addendum, you can use the Imperial tenants about their option to opt in or out of BATHROOM REMODELING & REFINISHING Beach TPO Exemption Letter. having Advertising their on-time rent payments toservices of any of the advertisers, but - We do not guarantee or endorsereported the products or American Bathtub Refinishers . . . . . . . . . 619.265.9200 credit bureaus, as mandated by California’s AB and respect for one another. Information provided in the advertisements are the sole responsibility CABINET AND COUNTERTOPS • #295 - Imperial Beach TPO Mandatory 2747. of the advertiser. For concerns please contact the advertiser directly.

Grand Design Kitchens . . . . . . . . . . . . . . .760.789.0992 Notification Addendum CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 This addendum provides mandatory notifications We hope these new forms will help you stay compliant Surface Experts Central San Diego . . . . .858.926.4041 Our Address Southern California Rental Housing Association with the latest required by the City of Imperial Beach Tenant regulations andpublication. provideSubmit better service to the 10th of the month before to socalrha@aptnewsinc.com.

Qwikkit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .844.484.3548 9655 Granite Ridge Drive, Suite 200 San Diego, CA 92123 Protection Ordinance (TPO). your tenants. If you have any questions or need further CARPET SALES & FLOORING ADVERTISE: Contact team at Apartment News Publications, Inc. at 714-893-3971 assistance, please do not the hesitate to contact us.

Toll Free: 888.762.7313 or email scrha@aptnewsinc.com for advertising information, including rates, productionJ & C Carpet Company . . . . . . . . . . . . . . .619.498.1424 Fax:addendum 888.871.5229 to all existing Usage: Provide this Sid’s Carpet Barn, Inc. . . . . . . . . . . . . . . . . 619.477.7000 socalrha.org month-to-month rental agreements by March C R FLOORING COMPANY . . . . . . . . . . 619.748.0015

52

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

858.279.1234

760.759.0792

858.945.2629

Camp Facility Services . . . . . . . . . . . . . . . 832.627.5270

Proform Interiors . . . . . . . . . . . . . . . . . . . . .858.828.6583

Dnuevo Design, Inc. . . . . . . . . . . . . . . . . . .888.383.5134

CONSTRUCTION AND REMODELING

Gutter Works Inc. . . . . . . . . . . . . . . . . . . . . 619.729.4798

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

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

Cambridge Maintenance and Property Services, Inc.

HEATING & AIR CONDITIONING

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

Sam’s Heating and Air Conditioning, Inc. 619.697.9824

Caliber Restorations Inc . . . . . . . . . . . . . . 858.748.7152

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

TRUBuild Solutions . . . . . . . . . . . . . . . . . . 619.292.8653

INSURANCE

RentalRiff . . . . . . . . . . . . . . . . . . . . . . . . . . .541.600.3200

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

Lifetime Home Remodeling . . . . . . . . . . . 720.948.1981

INTERNET SERVICE PROVIDER

DECK COATING

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

Life Deck Coating Installations . . . . . . . . .619.262.8600

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

Duro-Last Roofing . . . . . . . . . . . . . . . . . . . 760.613.5795

LANDSCAPE MAINTENANCE & SERVICE

ELECTRICAL CONTRACTORS

MSE Landscape Professionals, Inc. . . . . 442.257.4229

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

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

Bare Electric Company . . . . . . . . . . . . . . .619.348.0478

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

ELECTRONIC KEY ACCESS

LEAK DETECTION

Allegion . . . . . . . . . . . . . . . . . . . . . . . . . . . . 619.486.4437

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

EMERGENCY SERVICE FLOOD/ FIRE

MAILBOX INSTALLATION & REPAIRS

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

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

Generation Contracting & Emergency Services, Inc.

MAINTENANCE & REPAIR

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

ProperShop Garage Door Services . . . . .858.956.2777

Knight Commercial . . . . . . . . . . . . . . . . . . 877.965.8200

Andre Handyman . . . . . . . . . . . . . . . . . . . . 619.500.4155

Servpro San Diego City SW . . . . . . . . . . .858.376.9204

MAINTENANCE SUPPLY

EMPLOYMENT AGENCY

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

InterSolutions . . . . . . . . . . . . . . . . . . . . . . . 619.804.2554

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

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

MARKET RESEARCH

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

ALN Apartment Data . . . . . . . . . . . . . . . . .800.643.6416

ENERGY EFFICIENCY CONSULTING

MOVING & STORAGE

ESA Multifamily Energy Savings Program . . . . . . . . . . .

McCarthy Transfer & Storage . . . . . . . . . .619.596.2594

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 714.409.3604

ODOR CONTROL

Statewide Reach Codes Program . . . . . .619.987.7035

Aire-Master of San Diego . . . . . . . . . . . . . 480.387.8884

ENVIRONMENTAL: ASBESTOS/ LEAD/ MOLD

PACKAGE/PARCEL MANAGEMENT SERVICES

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

Locker Envoy, LLC . . . . . . . . . . . . . . . . . . .917.536.3452

Rarefied Air Enviornmental Inc . . . . . . . . .619.888.4840

PAINT MANUFACTURERS & SUPPLIES

FINANCIAL SERVICES

Dunn-Edwards Corporation . . . . . . . . . . .619.884.3866

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

Sherwin-Williams Co. . . . . . . . . . . . . . . . . 619.221.3866

FITNESS EQUIPMENT & SALES

PAINTING

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

Primus Paint Worx, Inc. . . . . . . . . . . . . . . .619.738.8022

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

53

Pro-Tech Painting Company . . . . . . . . . . 619.715.3780

National Renovations, LLC - DBA Repipe Specialists,

Submetering / Billing Services

Modern Masters Painting . . . . . . . . . . . . . 858.247.8229

Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .703.801.8269

QMC Metering Solutions . . . . . . . . . . . . . 778.809.0052

PARKING MANAGEMENT SOFTWARE

RESIDENT RETENTION

TOWING SERVICES

Reliant Parking Solutions . . . . . . . . . . . . . 888.977.6848

WithMe . . . . . . . . . . . . . . . . . . . . . . . . . . . . 916.601.4660

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

PAVING MAINTENANCE

RESIDENT SURVEYS

TREE SERVICES

Eagle Paving . . . . . . . . . . . . . . . . . . . . . . . . 858.486.6400

SatisFacts Research . . . . . . . . . . . . . . . . . 866.655.1490

Four Seasons Tree Care . . . . . . . . . . . . . . 760.705.7751

PEST CONTROL

ROOFING

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

Lloyd Pest Control . . . . . . . . . . . . . . . . . . . 800.570.2847

Commercial & Industrial Roofing . . . . . . .619.465.3737

WASTE MANAGEMENT

Accurate Termite and Pest control . . . . . 949.994.0758

Sully-Jones Roofing . . . . . . . . . . . . . . . . . .800.611.3110

Valet Living . . . . . . . . . . . . . . . . . . . . . . . . . 813.248.1327

BugMizer Termite and Pest Inc . . . . . . . . 760.855.2847

A-1 All American Roofing Company . . . . 858.537.5177

Strategic Sanitation Services . . . . . . . . . . 877.271.7909

PLUMBING

Gorman Roofing Services . . . . . . . . . . . . .602.262.2423

WATER DAMAGE RESTORATION

BioAir Mechanical & Plumbing . . . . . . . . .858.348.9248

SECURITY GUARD PATROL

Restoration Management Company . . . . 858.933.1871

PROPERTY MANAGEMENT PERSONNEL

Security First . . . . . . . . . . . . . . . . . . . . . . . . 619.243.3992

Service Solutions Restoration . . . . . . . . . 760.290.3017

BGSF . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .619.785.3164

SECURITY SERVICES

SERVPRO of Sorrento Valley . . . . . . . . . . 619.677.7637

Domuso . . . . . . . . . . . . . . . . . . . . . . . . . . . . 810.516.1748

California Safety Agency . . . . . . . . . . . . . .866.996.6990

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

Resident IQ . . . . . . . . . . . . . . . . . . . . . . . . .865.839.8768

Bald Eagle Security Services, Inc. . . . . . .619.230.0022

WINDOWS

REAL ESTATE

Brothers in Arms Security . . . . . . . . . . . . .844.458.1021

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

Voit Real Estate Services . . . . . . . . . . . . . .858.453.0505

Signal Security . . . . . . . . . . . . . . . . . . . . . . 619.363.7233

South Coast Windows & Doors . . . . . . . . 858.228.7036

RENOVATIONS & REMODELING

HandyTrac Systems . . . . . . . . . . . . . . . . . .800.665.9994

TASORO . . . . . . . . . . . . . . . . . . . . . . . . . . . 310.882.9747

SEISMIC RETROFIT

Repiping

Optimum Seismic . . . . . . . . . . . . . . . . . . . 562.298.6395

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

applyconnect

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

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55

dennisblock

dennisblock

San Diego (38428)

1031 EXCHANGES

EARTHQUAKE RETROFITTING & ENGINEERING

TOWING / PARKING CONTROL / SIGNAGE

Financial Designs, Ltd. . . . . . . . . . . . . . . . . . . . . . . . . 25

ADU1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

Western Towing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

AIR-CONDITIONING

ENGINEERING

TENANT SCREENING

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

ADU1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

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

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

FINANCIAL / ESTATE PLANNING

TOILETS/SINKS/FAUCETS

Genie Air Conditioning . . . . . . . . . . . . . . . . . . . . . . . . 47

Financial Designs, Ltd. . . . . . . . . . . . . . . . . . . . . . . . . 25

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

APPLIANCE SALES

HEATING

UTILITY BILLING

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

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

Livable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PB

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

Genie Air Conditioning . . . . . . . . . . . . . . . . . . . . . . . . 47

WATER HEATERS/BOILERS

ASPHALT

KITCHEN REMODELING

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

MGB Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

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

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

BACKGROUND SCREENING

LEGAL & EVICTION SERVICES

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

Dennis P. Block & Associates . . . . . . . . . . . . . . . . . . 56

BALCONY INSPECTION

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

California Deck Inspection . . . . . . . . . . . . . . . . . . . . .25

PROPERTY MANAGEMENT

BATHROOM REMODELING / REGLAZING

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

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

LRS Property Management . . . . . . . . . . . . . . . . . . . .41

CABINETS

PROPERTY MANAGEMENT SOFTWARE

Builders Surplus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

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

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

ROOF REPAIRS, MAINTENANCE & INSTALLATION

COIN-OP LAUNDRY SALES

Resilient Roofing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24

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

SEISMIC RETROFIT / SOFT STORY

COLLECTIONS

ADU1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

Dennis P. Block & Associates . . . . . . . . . . . . . . . . . . 56

One Structural . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

CREDIT CHECKS

Optimum Seismic . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

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

Register Online at: IPMEXPO.COM

Apartment Management Magazine cannot guarantee or be responsible for the products or services offered by advertisers in this publication - AMM 6-1 56

APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

SOUTHERN CALIFORNIA RENTAL HOUSING ASSOCIATION - SOCALRHA.ORG

57

SAN DIEGO GAS & ELECTRIC & 211 PARTNERING FOR YOUR SAFETY

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

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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

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

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!

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

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

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APRIL 2025 - APARTMENT MANAGEMENT MAGAZINE AMM6

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

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