Southern California Rental Housing Association Rental Advisor Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern
the author's views and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.
All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.
Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.
CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 the 10th of the month before publication. Submit to socalrha@aptnewsinc.com.
ADVERTISE: Contact the team at Apartment News Publications, Inc. at 714-893-3971 or email scrha@aptnewsinc.com for advertising information, including rates, production
P O Box 3089 Seal Beach, CA 90740 www aptnewsinc com (714) 893-3971
FOUNDER : Don Smeallie, Sr .
PRESIDENT: Don Smeallie, Jr
PRODUCTION DIRECTOR: Travis Watson production@aptnewsinc com
CREATIVE DIRECTOR: Sean Buur sean@aptnewsinc .com
OFFICE ADMINISTRATOR: Jean Gallant jean@aptnewsinc com
Please email us at mail@aptnewsinc .com
GOLF CLASSIC GOLF CLASSIC
The SCRHA Golf Classic brings together rental housing professionals for a fun day of golf and prizes on a beautiful championship course
This event regularly sells out, so register early!
WHAT TO EXPECT
Full Golf Tournament: Using the scramble format with Peoria scoring, the Golf Classic makes it easy for golfers of all abilities to enjoy a day on the links.
Closest to the Pin and Longest Drive Contests: Get ready for the day and compete for prizes during the closest to the pin and longest drive contests out on the course!
Prize Giveaways: Attend and win! Sponsor giveaways and opportunity drawings throughout the day give you more opportunities to win!
REGISTER A FOURSOME
$1,150 Members | $1,585 Non-Members
TIMELINE
10:30 AM - Registration & Driving Range 12:00 PM - Putting Contest 1:00 PM - Shotgun Start 6:00 PM - Awards & Reception to Follow
THANK YOU TO OUR SPONSORS
BECOME A SPONSOR
As a sponsor, you will enjoy many value-added benef its while sharing your products and services with rental housing professionals. Learn more at www.socalrha.org/golf-classic .
www.socalrha.org | 858.278.8070
ABuck Buchanan
2025 President Southern California Rental Housing Association
President’s Message:
Thank You for Your Support –Let’s Connect This Summer!
s we move into the second half of the year, I want to thank you for your continued support of the Southern California Rental Housing Association Your engagement, through events, advocacy, education, and committee work, keeps our organization strong and focused on serving the needs of rental housing providers across the region .
I also want to recognize the many ways our members contribute to the success of SCRHA . Whether you attend our legal updates and webinars, respond to our legislative calls to action, serve on a committee, or share your expertise with others in the industry, your involvement makes a difference.
To show our appreciation, we’re excited to host our inaugural Summertime Social: Member Picnic at the Bay on August 20 . This will be a relaxing and fun event filled with great company, fun games, and delicious food at the De Anza Cove Picnic Shelter . Register today to join the festivities!
Additionally, one of our most popular events, the SCRHA Golf Classic, is coming up on September 18 This annual event brings together members for a day of golf, networking, and industry connections It is a great opportunity to build relationships and enjoy time with peers If you have not yet registered or secured a sponsorship, I encourage you to do so soon . Your participation helps support our work throughout the year .
Our association continues to face complex challenges, from new regulations to shifting economic conditions . Through it all, we remain
committed to representing your interests and providing the resources you need to navigate the changing landscape We cannot do this work without your support
As we look ahead, I hope to see you at the Summertime Social: Member Picnic at the Bay and the Golf Classic . Thank you for being a valued member of SCRHA .
Tuscan Velvet
Santana Sandstone
Sienna Beech
Hollis White
Napa Grey
Echo White
Interlude Natural Walnut
Enoch White Oak Lancaster Alder
Hardin Light
Murdoc Gray
SAlan Pentico, CAE
Executive Director
Southern California Rental Housing Association
New Legal Challenges for Housing Providers: What You Need to Know
CRHA is committed to keeping members informed on emerging legal developments that impact your ability to operate rental housing in Southern California . Our advocacy efforts extend beyond elections and the legislative session, and include keeping you informed about news that affects the way you do business .
This past month, we notified our members that updated forms were released to ensure compliance with the California Supreme Court’s ruling in the Eshagian v . Cepeda decision .
As many members are aware, the Eshagian ruling called into question the validity of certain 3-day notices to pay rent or quit, stating that the notice in that case was “deficient” for failing to specify when the notice period began or ended . This interpretation stretches far beyond the established statutory requirements outlined in Code of Civil Procedure Section 1161(2), which mandates that a notice simply be in writing, include the amount of rent owed, and detail payment instructions .
In a critical move to defend rental housing providers across California, the California Rental Housing Association (CalRHA)—SCRHA’s statewide partner—has submitted a formal request to the California Supreme Court asking for the depublication of the appellate decision in Eshagian v . Cepeda . SCRHA also sent a letter on behalf of its membership as this is a crucial issue for the industry
The letters emphasize that the decision imposes new requirements that were not included by the Legislature, overstepping judicial authority and creating confusion among housing providers who rely on clearly defined notice protocols. If allowed to stand, this precedent could make it more difficult for property owners to enforce lease terms and recover possession of their units in compliance with the law
Additionally, recent activity by immigration authorities has generated concern and uncertainty for housing providers . It also reminds us that there is often a delicate balance between state and federal law and associated responsibilities On Tuesday, July 22, California Attorney General Rob Bonta issued a press release aimed at reminding rental housing providers of their obligations under state law regarding fair housing and the treatment of immigrant communities .
California law is clear: housing discrimination based on immigration status, national origin, race, or primary language is illegal . Private housing providers are prohibited from inquiring about a tenant’s or applicant’s immigration or citizenship status Harassment, retaliation, or disclosing a tenant’s immigration status to law enforcement constitutes a serious violation of tenant protections .
In addition to reinforcing existing protections, the Attorney General provided guidance for how housing providers should respond if immigration authorities request tenant information or present a warrant . While the issue is nuanced and factspecific, SCRHA strongly advises members to consult with legal counsel before disclosing any tenant information or responding to enforcement actions
Helping our members avoid legal pitfalls is of the utmost importance and a goal that often transcends politics To help members navigate this complex issue, SCRHA has created a dedicated resource page that outlines applicable laws, best practices, and legal referral contacts . Visit our guidance page at www . socalrha . org to stay informed .
SCRHA will continue to monitor these issues closely and provide members with timely updates and resources . If you have questions or need legal referrals, please reach out to our team . Your ability to operate effectively and in compliance with California law remains our top priority
CE LE B R ATIN
CE LE B R ATIN G
Entrada | Greystar
Yvonne Coover-Stone Company
Griswold Real Estate Mgmt ., Inc .
El Pedregal | Cirrus
Limoncello
John Souza Company
Sherry A Hackett
Hitching Post Motels, Inc.
Ocean Realty
Whalen Properties
CE LE B R ATIN G
Team Bourda Incorporated
Jack Zolezzi Trust
Donald & Adla Tessier
Ruben Ascanio Company
GTF Properties
Bonnell Goycochea Company
Donna Webber Company
John Belanich Company
Hoppe Casa Del Sol, LLC
Thomas Lowe
Creaser & Warwick, Inc.
Marsha Reece Company
DNC Limited Partnership
Kevin Dean Company
The Kevane Company, Inc.
Mike D’Angelico Company
Elinor van den Akker Company
James and Nancy Essery
The Cagle’s
RG Investment Real Estate Services Inc.
Debbie Postlethwaite Company
Caesar Oriol Company
Louisa Golden Company
Fred and Shirley Salzer
Sycamore Properties
Fleetwood Properties
John Stoll Company
Rolf Steeve Company
Duane Lucca - Independent Owner
Richard Lesser and Don Taylor
Kenneth Rundlett Company
Laurence and Carolyn Kaiser
Small Properties, LLC
Finch Management Corporation
Errol Tonsky Company
MCM Enterprises
Gregory Robinson Company
Thatcher Properties, Inc
Richard Hancock Company
Mangiameli Properties, LLC
Sierra Mar Properties LLC - Paul Hasley
Life Deck Coating Installations
Mary Ann Tarantino Company
Robson Associates
Philip and Joanna Pieper
Terry Moore, CCIM, Inc.
Albemarle, LLC
Jerry Conway Company
Earnel and June Durden
IHA Partners Inc.
The Helm Management
Jeffrey Malik Company
IMOJIM, Inc
G. Beit-Ishoo / SeaDate
Hilleary Park
George and Celida Haddad
Miramar Capeharts
Al Smithson Company
Miramar Milcon
Miramar PQ & Orion
Longley Family Trust - Nancy Longley Trustee
Miramar Townhomes
Waltwood Properties
Park Summit
Marilynn Nemeroff Company
Prospect View
Nancy Mullins Company
Ramona Vista
Silver Strand II
NLJ, LLC
Vista Ridge
Brothers II
Woodlake
Tellervo Luostarinen Company
Home Terrace
Liberty Military Housing
Pomerado Terrace| Pomerado District
Admiral Hartman
Bayview Hills
Wilma H. Healey Company
Beech Street Knolls
T1 PropertiesE
Rasor Properties
Legar Management
Delevan Lisk Company
Vista Del Mar Investments| Ocean View Terrace Apts .
M. C. Contracting Service
Josephine Cree Company
SBCS, Corporation
RJW Properties, Inc.
Villa Gardens AMFLP
Laura Sperry Company
Robert & Ann Blakemore
Ray & Susie Mathews
Wakeland Housing & Development
Phil Kasavage Company
ATI Restoration, LLC
Arnold Baynard
David Olson Company
Marlyn McDonald Company
Muraoka Enterprises Inc.
Glenn Hom and Rosemarie Lim
People Helping Others Prop. Mgmt.
Mike Urbano Company
Law Offices of Andrew C. Laubach
Canyon View
Chesterton
Walz Properties| Fortuna Investment Group
Chesterton Townhomes
Mark Marshall Company
Chollas Heights & Historical
Elizabeth Dammassa-Uglik Company
Eucalyptus Ridge
REC Properties| Peasquitos Point Apts.
Lofgren Terrace
Dennis & Tina Daneri
Mira Mesa Ridge
Mira Bella Apartments | Simpson Property Group
Orleck Heights
River Place
Araz Yacoubian Company
Santo Terrace
Sherry Bird Company
Silver Strand I
Sciuto Properties
Terrace View Villas
Village at NTC
Tom Brady Company
Axiom Real Estate
Village at Serra Mesa
Barry Treahy Company
Frank Real Company
Ben Zanin Company
Dennis and Marian Pierce
Sholeh Mahmoudian Company
Jesus and Yolanda Arroyo
Laura Middlebrook - CHL
Betty Bark Company
Barbara Brooks Company
Phillips Investment Corporation of California
David M. Pierce
Phillips Realty & Management Inc
Tamra Fuller Fountas
Aero Ridge
Buchanan Property Management Corp.
Randi Osen Company
Brian Steer Company
Robert O’Dwyer Company
Eagle Property Management
Charles Been Company
Arbors at California Oaks Apartment Homes
Draper LLC
Warren Properties, Inc
JDS Security
Marcia Martin Company
Silverado Apartments (RCMI)
Maryann H Augustine
SatisFacts Research
Mona Cacciari Company
Robert Davila Company
High Seas Enterprises
Winger Trust
Houk Consulting
Gregory B Port
5 Tenant Scams Landlords Must Watch Out For in 2025
By Patti ‘Widget’, Widget’s Way
Disclaimer: The information in this article is for general informational purposes only and should not be considered legal advice. Laws and regulations vary, and your specific situation may require personalized legal guidance. Please consult a qualified attorney for advice regarding your particular case.
If you think tenant scams are rare or unlikely to happen to you, think again In 2025, rental fraud is evolving rapidly, and more landlords are falling victim to creative, deceptive, and costly tenant tricks From forged pay stubs to fake emotional support animal letters, scam tenants are using loopholes, fake documents, and legal gray areas to move in, stop paying rent, and tie up the eviction process for months
As a landlord, it’s no longer enough to trust your gut or rely solely on the basic background check . Scam tenants are smart, determined, and often experienced at manipulating rental systems If you want to protect your property and rental income, you need to know how these scams work and what warning signs to look for This guide dives deep into the most common tenant scams landlords should know, with practical advice on how to avoid them
Scam tenants in 2025 are becoming more aggressive and sophisticated This article outlines 10 types of tenant scams landlords should know—including fake
ESA letters, forged pay stubs, subleasing fraud, and eviction manipulation Learn how to protect your property by spotting red flags during screening, verifying income and identity, and taking proactive legal steps to prevent fraud
COMMON TYPES OF TENANT SCAMS TARGETING LANDLORDS
Scam tenants operate in many forms, but their goal is always the same: gain access to your rental property with the least amount of scrutiny Some may lie on their applications . Others present themselves as trustworthy but have no intent of paying rent . Common scams include identity theft, falsified employment, subleasing to others without permission, and exploiting loopholes in rent control and eviction laws .
These tenant scams are not isolated to big cities . They’re widespread, and landlords of all sizes must be alert . In particular, scams targeting landlords in California are becoming more nuanced due to the state’s tenant-friendly laws That’s why knowing how to spot a bad tenant early in the process is crucial .
RED FLAGS LANDLORDS SHOULD WATCH FOR DURING SCREENING
A smooth-talking applicant who pushes for a quick move-in might be hiding something If they refuse to complete a full application or avoid showing ID, those are your first red flags. Be wary of tenants who offer to
pay several months in advance without being asked— it may seem like a bonus, but it’s often a tactic to avoid deeper screening .
Also, carefully review all documents they provide . Look for inconsistencies between their credit report, pay stubs, and rental history . If something doesn’t add up, ask questions . Scam tenants often count on landlords being too busy to double-check
HOW FAKE CHECKS AND OVERPAYMENTS ARE USED TO SCAM
One of the most popular tenant scams landlords should know involves fake cashier’s checks . A tenant provides a check for the deposit or first month’s rent, which at first appears to clear. Days later, the bank flags it as counterfeit. By that point, the scammer may have received a partial refund or already moved in
Another variation involves deliberate overpayments
The tenant sends a check for more than the amount due, then asks the landlord to refund the difference. Since the check is fake, the landlord ends up losing money .
Always verify checks with the issuing bank before releasing keys or funds . Better yet, only accept certified funds that can be instantly confirmed.
THE DANGERS OF FORGED PAY STUBS AND EMPLOYMENT HISTORY
Verifying tenant income is one of the most important steps in your screening process . Unfortunately, many scam tenants generate forged pay stubs using online templates or editing apps It can be surprisingly easy for them to create realistic-looking documents with inflated salaries or fake employers.
Even references from “HR departments” may be fake Be cautious if the contact number goes to a personal cell phone or the same area code as the applicant’s. Use online tools to independently confirm the employer’s legitimacy and call their corporate line, not the number provided .
If something feels off, request a recent W-2 or bank statement Don’t rely solely on paper documents—ask for digital verification when possible.
HOW TENANTS MANIPULATE THE EVICTION PROCESS
Some tenants move in with the intention of never paying rent . They count on the eviction process being
slow and costly—especially in places like California, where renter protections are strong .
Once they stop paying, they use every trick in the book: claiming repair issues, filing complaints, or requesting jury trials to delay proceedings In some cases, they’ll even threaten legal action or claim discrimination to intimidate landlords .
Knowing your rights and responsibilities is key . Keep all communication in writing, document repairs, and follow the legal notice process to the letter . Having a landlord-tenant attorney on standby can save you time and money
HOW TO DETECT FALSE RENTAL HISTORY AND LANDLORD REFERENCES
It’s common for scam tenants to list fake landlord references—often friends or family members . They may create a phony email or even rent a Google Voice number to impersonate a past landlord .
To detect this scam, ask specific questions about lease dates, unit conditions, and payment history . A fake reference will usually struggle to answer or give vague responses .
When possible, cross-reference property ownership records or call property management companies directly Don’t just call the number they give you—do your own research .
WARNING SIGNS OF ILLEGAL SUBLEASING AND UNAUTHORIZED OCCUPANTS
Tenant sublease scams are becoming more common in 2025 Some tenants sign leases only to turn around and sublet the unit to others at a higher rate . In other cases, unauthorized roommates move in and live there without your knowledge
These situations can result in property damage, lease violations, and legal liabilities Watch for excessive foot traffic, utilities in other names, or tenants avoiding inspections Frequent Airbnb activity may also indicate an illegal sublease
Make sure your lease includes clear language forbidding unauthorized occupants and outlines inspection rights
SPOTTING FAKE ESA OR SERVICE ANIMAL LETTERS
Tenants with pets may try to bypass no-pet policies or fees by presenting fake emotional support animal
Please turn to page 14
BOWLING Tournament
MIRA MESA BOWLING LANES
letters Many of these documents come from websites that offer ESA certification for a fee—with no real medical evaluation involved .
In California, landlords must comply with disability accommodation laws, but that doesn’t mean accepting every ESA claim . A legitimate ESA letter must come from a licensed healthcare provider who has a therapeutic relationship with the tenant
If you receive a suspicious letter, you can ask for clarification or a verification form from a medical professional . Just avoid asking invasive questions about the disability itself
TIPS TO VERIFY TENANT IDENTITY AND CREDITWORTHINESS
Scam tenants often use stolen or synthetic identities . This means the name might be real, but the Social Security number or documents are fake Always require a government-issued photo ID and check for alterations .
Compare the tenant’s ID with their credit report, pay stub, and rental application Watch for mismatched addresses or names . Use a reputable tenant screening service that checks identity, criminal history, and eviction records
For added protection, verify their current employer and contact at least two past landlords directly .
BEST PRACTICES TO PROTECT YOUR PROPERTY FROM SCAM TENANTS
Avoiding rental scams as a landlord requires a multilayered approach First, set strict screening standards and stick to them Don’t accept incomplete applications or skip steps to fill a vacancy quickly.
Next, write a lease agreement that clearly outlines rules on rent payment, subleasing, occupants, pets,
and inspections Make sure every tenant reads and signs it . Keep communication in writing and store digital copies of all documents
Finally, follow state laws carefully when issuing notices or starting the eviction process Many scam tenants use technicalities to delay eviction, so be meticulous .
FREQUENTLY ASKED QUESTIONS ABOUT TENANT SCAMS
What are some of the most common tenant scams landlords should know? Fake pay stubs, sublease fraud, ESA letter scams, forged identities, and eviction abuse are some of the most common rental fraud tenant scams in 2025
How can I protect myself from scam tenants not paying rent? Use thorough screening, verify income and identity, require references, and have a legally sound lease Respond to nonpayment issues immediately and document everything .
Are there tools to spot fake tenant applications or forged documents? Yes . Use tenant screening services, background checks, online employer verification, and even social media checks to confirm employment and identity .
Can I deny a tenant for giving me a fake ESA letter? Yes, but you must handle it carefully and avoid Fair Housing violations . Ask for legitimate documentation from a licensed provider .
Patti teaches a wide range of classes on property management topics; she is a keynote speaker on property management and housing issues and has published numerous articles for apartment associations
Patti is a repeat guest speaker at UCLA She also holds various certifications in the industry related to her field, such as a CA licensed Real Estate Broker, CCRM, lead based paint certified renovator from the EPA, Fair Housing and more .
Welcome New Members
INDEPENDENT OWNERS
64forty | Greystar
Alex Keith Antigiovanni
Anita G Aguilar Company
Audrey Weiss Wells
K Kappel
Connor Caldwell and Jonathan Caldwell
Edward McFadd Company
Elizabeth Limberg Company
SUPPLIERS
Career Strategies
Pro Star Mechanical Services
Folia | Greystar
Issa Batarseh
John Oliva Co
Lisa Norberg Company
Lori Graham Company
Phil Salvato
Woodbury Consulting, LLC
Resilient Roofing
Seamless Flooring
PROPERTY MANAGERS
PE Management Group Inc
Structure Property Management Group, Inc
forward-thinking. Now, Gen Z is not as concerned with recreation or downtime at the office, rather a financial investment in their future. However, stock options and a standard 401(k) won’t cut it when they are actually searching for “student loan assistance, tuition reimbursement, and maternity and paternity benefits.” This generation values a work-life balance and is highly optimistic for the future, so these types of benefits will not only attract but also encourage them to stay and take advantage of these opportunities.
They Want to See Diversity and Inclusion
This highly educated, highly diverse generation is craving a passion and dedication to diversity and inclusion from their employers. As a result, “86% of
Gen Z job seekers cite a company’s commitment to diversity as an important factor in deciding whether or not to accept an offer.” Here it is very important for a company to talk the talk and walk the walk. Diversity and inclusion cannot just be a phrase in your company’s mission statement or a committee that meets once a quarter. This dedication needs to be seen in initiatives like asking one’s pronoun preference, adequate accommodations for those who are differently-abled, policies to ensure fair and equal pay, etc.
They Want an Offer, and They Want it NOW
Standard HR procedures make it difficult to establish a hiring committee and follow the correct protocol when extending an offer. Gen Z wants no part of that. They
feel if it’s a right fit, the offer should be made. “Nearly one in five Gen Zers expect a job offer one week from the initial phone screen. The majority expect an offer within two weeks.” Whether this expectation is realistic or not, companies that make an actionable change to speed up their hiring process will win top Gen Z talent.
*Statistics pulled from Yello
Assembly Bill 2801 - The New Security Deposit Disposition Law Explained
Effective April 1, 2025, California Assembly Bill 2801 (AB 2801) introduces important changes to how residential property managers handle the disposition of security deposits, move-in and move-out inspections, and tenant communication . The law prioritizes fairness and documentation, setting new standards for transparency and compliance
UNDERSTANDING AB2801: KEY PROVISIONS
Photo-based documentation of a rental property’s condition at multiple points in the lease cycle: (i) Before Move-In for leases starting July 1, 2025, landlords must take and store photographs showing the property’s condition prior to tenant occupancy, and (ii) After MoveOut beginning April 1, 2025, landlords must photograph the property immediately after a tenant vacates —
before repairs or cleaning . Additional photos are then required once those services are completed, especially if deductions from the security deposit are involved .
The law also tightens what can be deducted from a tenant’s deposit . Only necessary expenses to restore the property to its original condition, excluding normal “wear and tear” are permitted . Also, routine cleaning or cosmetic fixes must be justified with evidence. Tenants now have the right to request an initial inspection before moving out, giving them the chance to address potential issues and avoid deductions Landlords must inform tenants of this right in writing . Within 21 days of moveout, landlords must provide an itemized breakdown of deductions, supported by photo evidence from before, during, and after the tenancy . The goal of AB 2801 is a more transparent, evidence-based process for handling property conditions and security deposits .
Contributed by Inspection Express
COMMON COMPLIANCE CHALLENGES
While AB 2801 promotes clarity, it also increases operational demands Property managers may face challenges from their tenants due to:
• Incomplete Documentation
• Disputes Over Property Condition
• Time-Intensive Inspections
• Disorganized Storage
• Lack of Transparency
In short, staying compliant without a system in place can be a costly stressful experience .
BEST PRACTICES FOR AB 2801 COMPLIANCE
Property managers can ease the burden of compliance by embedding best practices before move-in, during tenancy, prior to move-out, and also post move-out such as:
Before Move-In: (i) Conduct a thorough property inspection using photos or 360° virtual tours, (ii) Complete a condition report with detailed notes and timestamped images, and (iii) Share
the report with tenants upfront to establish clear expectations .
During Tenancy: (i) Log any maintenance or incidents with photos and written records, and (ii) Use an organized, centralized system to store reports and communications .
Pre-Move-Out: (i) Offer and complete a premove-out inspection if the tenant requests it, (ii) Use side-by-side photo comparisons to show any changes since move-in, and (iii) Share a summary report to help tenants resolve issues before the final inspection.
Post-Move-Out: (i) Inspect the property before any repairs or cleaning begin and document the condition, (ii) Provide a final, itemized statement with before-and-after photos to justify deductions, and (iii) Securely store all reports and documentation for future reference or disputes . When followed consistently, these steps can reduce the risk of disagreements, improve transparency, and protect both landlords and tenants .
To meet AB 2801’s requirements efficiently, many property managers are turning to Inspection Express — a leading platform that streamlines inspections, reporting, and compliance . Some of Express’ key features include:
• 360° Virtual Tours: Full visual record of a property’s condition for unmatched transparency
• Side-by-Side Photo Reports: Automated movein and move-out photos for easy comparison
• AI-Powered Comments: AI-powered quick comments generated from uploaded photos
• Instant Report Delivery: Automatically send branded reports to tenants and owners .
• Time-Stamped, Geo-Tagged Photos: Legally verifiable evidence for every inspection.
• Cloud-Based Storage: Secure, centralized access to all reports and photos .
• Integrations: Works with platforms like Rentvine and Rent Manager to streamline workflows.
.com/us/
The War on Landlords
Part
1: Pandemic Policies and the Financial Siege on Landlords
By Steven Malanga
How COVID-19 regulations triggered a wave of anti-landlord policies that reshaped rental housing economics
A REAL ESTATE PRESIDENT’S IRONY
One of the greatest ironies of Donald Trump’s presidency is that a realestate developer and landlord oversaw the nation’s first federal eviction moratorium . In 2020, as COVID lockdowns gripped the country, Trump signed the CARES Act, initiating a sweeping eviction ban on properties with federal loans or subsidies . Despite billions in aid, tenant advocacy groups denounced the administration, warning of an impending “eviction tsunami ”
While landlords challenged the legality of extended moratoriums, state and local governments imposed their own broad tenant protections . These included eviction bans and laws that dramatically restructured the landlord-tenant relationship—many of which remained in place long after the pandemic waned
THE LONG TAIL OF EMERGENCY POLICIES
What began as short-term relief ballooned into longterm regulation. Small landlords, nonprofit housing providers, and even larger rental operators were hit hard by mounting nonpayment Laws tilted the legal scales
toward tenants, encouraging some to withhold rent and use bureaucratic protections to delay or avoid eviction entirely. Rather than increasing affordability, these laws disincentivized property investment, limited housing supply, and ultimately contributed to rising rents
Even in progressive cities, officials began sounding alarms Washington, D C ’s Mayor Muriel Bowser admitted, “What we want is for people to pay their rent,” as mounting delinquencies threatened affordable housing infrastructure .
A DEVASTATING BLOW TO LANDLORDS
Residential landlords were disproportionately impacted by pandemic policy . The CARES Act’s national eviction ban was followed by CDC-imposed bans that lasted until August 2021, when the Supreme Court declared them unconstitutional without congressional approval .
States piled on: 43 states and hundreds of cities enacted eviction freezes New York, Minnesota, and parts of California extended them into 2022 and 2023 . For landlords—especially mom-and-pop owners— the impact was devastating Many operated on thin margins and couldn’t distinguish between tenants who genuinely struggled and those who exploited the rules Census data from 2021 showed 6 .5 million households behind on rent—many in small properties owned by modest-income landlords
By August 2021, Goldman Sachs estimated landlords were owed $17 billion in unpaid rent . A National Apartment Association lawsuit claimed losses near $27 billion. Nonprofit operators like the New York City Housing Authority saw rent collection drop from 95% pre-pandemic to 60% by 2023
INADEQUATE RELIEF AND WIDESPREAD ABUSE
Federal rental assistance—totaling $46 billion—was slow to deploy . By summer 2021, less than $5 billion had reached landlords Many states required joint applications from tenants and landlords, but many tenants refused to cooperate, knowing they couldn’t be evicted One Las Vegas landlord reported being owed $10,000 by a tenant who kept his six-figure job throughout the pandemic “I feel the state has failed me,” he said
In New York, even after the eviction ban was lifted, landlords couldn’t act against tenants who had applied for aid—even when the program was out of money .
INVESTMENT WITHERS, RENTS RISE
Revenue losses spurred disinvestment Landlords delayed maintenance, sold properties, or exited the market . In California, real-estate broker Ken Calhoun noted a sharp decline in available single-family rentals as owners sold off properties. “Lawmakers have declared war on housing providers,” he warned .
Paradoxically, evictions remained below normal for most of the pandemic . After the CARES Act, evictions dropped to 8% of pre-COVID levels Even after the Supreme Court overturned the national ban, state laws kept evictions below 60% of typical volumes until late 2021 . By 2023, eviction filings briefly spiked, then returned to normal.
A FLOOD OF NEW TENANT LAWS
But tenant advocates had already succeeded in reshaping the legal landscape . In just three years, 217 new tenant laws were passed across 16 categories, nearly doubling the national regulatory framework . These included rent caps, nonrenewal restrictions, mandatory Section 8 participation, and limits on fees and deposits .
While some reforms—like free legal counsel—sound fair, they carry hidden costs . They hinder rent increases, delay evictions, and reduce landlord discretion These changes have reshaped how—and whether—landlords choose to operate .
Steven Malanga is a senior fellow at the Manhattan Institute and City Journal’s senior editor . He writes about the intersection of urban economies, business communities, and public policy . Malanga is the author of The New New Left: How American Politics Works Today (2005); The Immigration Solution: A Better Plan than Today’s (2007), coauthored with Heather Mac Donald and Victor Davis Hanson; and Shakedown: The Continuing Conspiracy Against the American Taxpayer (2010) . In 2013, former Florida governor Jeb Bush called Malanga “the best thinker on state and local fiscal matters” in a tweet; in a 2014 Manhattan Institute speech, he said that Malanga’s warnings on states’ coming debt and pension crises had influenced fiscal reforms undertaken in Florida .
“ASK KARI”: A Few Years Back, It Was Millennials - Now, Let’s Talk About Gen Z Renters
By Kari Negri, Chief Executive Officer, SKY Property Management
“Kari, five years ago, you wrote about how Millennials were reshaping the rental market. Now, Gen Z is coming in full force—how are their priorities different, and what do property managers need to do to keep up?”
Five years ago, I published an article about renting to Millennials—how they prioritize convenience, tech, and communitydriven amenities . Now, it’s time to talk about Gen Z renters, who are entering the housing market with their own unique demands . While Millennials set the stage for modern apartment living, Gen Z is redefining it . Let’s break down how these two generations compare when it comes to renting preferences .
MILLENNIALS VS. GEN Z: WHAT’S CHANGED IN APARTMENT LIVING?
Category: Pet-Friendly Living
Millennials (Then): Loved their pets—73% had one and demanded pet-friendly properties Dog runs, pet spas, and pet perks were major selling points
Gen Z (Now): Still love pets, but want even more seamless pet-friendly policies . Expect no breed restrictions, community pet events, as well as appbased pet services
Category: Technology & Connectivity
Millennials (Then): Wanted high-speed internet, online rent payments, and mobile-friendly leasing processes . Please turn to page 26
Continued from page 24
Gen Z (Now): Demand mobile-first everything— instant leasing, AI-powered chat support, and smart home automation that works with their apps
Category: Amenities & Lifestyle
Millennials (Then): Valued co-working spaces, coffee bars, fitness classes, and rooftop lounges with great views .
Gen Z (Now): Focused on experiences—wellness, mental health support, social-centric event spaces, and climate-conscious amenities
Gen Z (Now): Engage more through digital communities—building-wide Discord servers, TikTok collaboration spaces, and AI-moderated forums .
Category: Transparency & Trust
Millennials (Then): Asked a lot of questions and valued detailed, upfront lease info .
Gen Z (Now): Expect 100% transparency—no hidden fees, instant online reviews, and seamless communication from property managers .
Category: Sustainability & Ethics
Millennials (Then): Appreciated energy-efficient appliances and recycling programs but didn’t always prioritize them
Gen Z (Now): Actively seek eco-conscious living— electric vehicle chargers, ethical leasing practices, and zero-waste community initiatives .
HOW TO ADAPT YOUR MARKETING STRATEGY FOR
GEN Z
1. Be Authentic in Your Messaging
Gen Z is highly skeptical of traditional advertising
Instead of polished property brochures, use real tenant testimonials, behind-the-scenes property tours, and interactive social media content .
2. Make the Leasing Process Digital-First
Millennials loved online payments, but Gen Z expects instant digital processes—from lease signing to maintenance requests If your property isn’t optimized for mobile-first leasing, AI chat support, and smart tenant portals, you’re missing out
3. Prioritize Sustainability & Social Responsibility
What was a nice-to-have for Millennials is now a dealbreaker for Gen Z—they want green-certified buildings, ethical renting policies, and energy-efficient amenities
4. Build Engaging Digital Communities
Millennials thrived in in-person tenant events . Gen Z prefers interactive online groups—think Discord servers for tenants, TikTok collab spaces, and gamified community engagement .
5. Offer a Customizable Living Experience
Millennials loved perks like rooftop lounges and coffee bars. Gen Z goes even further—offering personalization options for decor, smart home integrations, and tenantdriven event programming will make your property stand out
THE BOTTOM LINE: GEN Z RENTERS ARE CHANGING THE GAME
Millennials laid the groundwork for modern apartment living, but Gen Z has higher expectations, sharper digital instincts, and stronger demands for authenticity and sustainability .
To attract them, property managers must evolve beyond traditional marketing and embrace a fully connected, personalized, and eco-conscious approach
It’s not just about renting them a space—it’s about offering a living experience that aligns with their values, lifestyle, and digital-first mindset.
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 .
Landlord Legal Questions &Answers
by Kimball, Tirey & St. John LLP
AQuestion: In a co-signer situation what forms do you recommend that the co-signer sign along with the tenant?
nswer: They should sign a separate guarantee agreement that has been reviewed by competent counsel .
Question: As resident managers, we are dealing with several tenants in violation of pet rules . In retaliation, they have made false accusations of us entering their apartments without notice . They are now disturbing other tenants with this untruth and questioning our integrity . How can we protect or defend ourselves??
Answer: You can serve a Three (3)-Day Notice to Perform Conditions and/or Covenants or Quit to permanently remove the unauthorized pets, if permitted by your local moratoria, if any in place If you can prove the pets are still there after the notice expires, you can file for unlawful detainer
Question: I want to start charging a late charge in my future leases . Is there a law stating how many days after the due date must expire before a late charge can be imposed?
Answer: California law does not prohibit a landlord from charging the tenant a bona fide late charge after the rent is delinquent The rent is not delinquent unless one business day has passed at the time the rent became due . If the rent is due on the first and the first is on a weekend, a late charge could not be imposed until after the first business day expires .
Question: What happens when the lease expires? Is it assumed that the agreement goes month-to-month? Or should a new agreement be signed?
Answer: If the lease does not speak to renewal or reversion to month-to-month and the tenant remains in the premises with the landlord’s consent, the law will presume a month-to-month agreement if the rent is paid and accepted by the landlord It then can be terminated by either side serving the other with a written Thirty-Day or SixtyDay Notice to Quit unless subject to a just cause provision like AB 1482 or a local provision
Question: I have a lease with two male tenants . The lease specifies two occupants only . One of the tenants has a girlfriend who spends the night every day of the week for the last month . How do you determine when a guest is an occupant?
Answer: Unless the tenant admits to having another person move into the rental unit, you need to prove that they are occupying the unit through circumstantial evidence Proof of facts such as receiving mail at the premises, coming to and from work on a daily basis, present on weekends, or making requests from management all could lead a trier of fact to conclude that the person is an occupant of the premises . The required level of circumstantial evidence may vary from different jurisdictions
Question: Is there a law for returning the security deposit within a certain time frame? If I missed the due date is there an automatic penalty? I overlooked accounting for a deposit and it has been 25 days .
Answer: California law allows residential tenants and landlords to contract for up to 21 days for the accounting and, if applicable, return of all or a portion of the tenant’s security deposit There is no automatic penalty for being late . It is advisable to have the accounting provided within 21 days, even if the accounting provides for the estimates for work not already completed .
Question: When we have called attention to a violation of the lease or community rules, tenants frequently will say we are “picking” on them . How can we protect ourselves?
Answer: First, make sure you are enforcing the lease and community rules equally to all violators . The best way to avoid or minimize legal challenges is by documenting all incidents and responding in a consistent manner
Question:When typing up a new lease, should we use the spelling of the tenant’s names as it appears on the application or on their driver’s license?
Answer: It is important to be consistent on how you spell their name in the event legal action is necessary . It is best to use the name exactly as it appears on their driver’s license and request that
they fill out the application in a manner consistent with this request .
AQuestion: If a one-year residential lease is broken, what becomes of the security deposit?
nswer: Once the tenants have vacated the premises and the landlord has taken over possession, the time to account for the use of the security deposit (normally 21 days) begins . The deposit can be used for any monies owed the landlord including delinquent rent left over from the contract .
Question: I have single family homes that I offer for lease They have large, well-maintained gardens . How do I best ensure that they are kept up?
Answer: Your best bet is to hire a gardener yourself, build the cost into the rent and have the lease read that the gardener has permission to enter the property for gardening, landscaping, mowing etc . That way you have more control over the price and the quality of the work done
ALunch & Learn: San Diego
Event Recap - June
Featuring: Patrick Kappel, Kappel Realty Group - Strategist and Brokerage Team Leader
t our recent Southern California Rental Housing Association, San Diego: State of the Industry luncheon, real estate strategist and brokerage team leader Patrick Kappel, Kappel Realty Group, delivered a compelling and timely presentation exploring the forces shaping San Diego’s dynamic real estate landscape . From inflation and affordability pressures to shifting demographics and long-term investment strategy, Patrick presented a deeply informed view of why San Diego remains one of the strongest and most resilient housing markets in the country .
A MARKET ROOTED IN SCARCITY AND RELATIVE AFFORDABILITY
Despite a median home price of $1 1 million and historic lows in sales volume this past March, Patrick emphasized that San Diego remains the most affordable relative to area median incomes among California’s five largest competing coastal metros— San Francisco, Los Angeles, Anaheim, San Jose, and San Diego
This affordability is relative, not absolute What sets San Diego apart is that, even with high demand and limited land availability, it hasn’t reached the extreme pricing levels of its Northern California counterparts The region’s landlocked geography creates a persistent supply constraint, which continues to protect property values and incentivize long-term investment—a dynamic that helps stabilize the market in both strong and uncertain economies .
LESSONS FROM THE PANDEMIC—AND A MODERN “GOLD RUSH”
Patrick recalled advising his team in early 2020 to aggressively pursue real estate as others paused . Drawing parallels to the 1918 Spanish flu, he explained how government stimulus policies led to significant inflation and asset appreciation in both eras. He coined this moment a “Gold Rush”—a period when strategic investors reap the benefits of early action.
Today, despite economic uncertainty, the same fundamentals hold: those who act decisively during volatility tend to come out ahead
CERTAINTY: A DIFFERENTIATOR IN UNCERTAIN TIMES
With CEOs trimming budgets, tech layoffs rising, and over 15 policy shifts announced this year alone, economic uncertainty is everywhere Patrick emphasized that certainty, especially for tenants, is now a major competitive advantage .
Offering longer leases, bundled utilities, and predictable rent structures can enhance tenant retention and stability . It’s a strategy that doesn’t just serve residents—it appeals to investors, too . In a volatile economic environment, San Diego’s real estate market offers rare predictability.
A CHANGING BUYER PROFILE AND SHIFTING WEALTH DEMOGRAPHICS
While headlines highlight out-migration from California, Patrick noted that those leaving are typically priced out—while those arriving often come with liquidity . Many new buyers are wealthier, with cash offers in the $1 - $3+ million range, reshaping the region’s buyer base and keeping prices strong .
This trend is reinforced by San Diego’s rapid growth as a biotech and tech hub, attracting professionals with high earning potential and long-term housing demand In fact, from 2019 to 2022, LinkedIn data revealed that no U.S. city had a greater percentage growth in tech jobs than San Diego
AFFORDABILITY AND RISING OPERATING COSTS
Affordability is reaching a tipping point: 60–70% of household income is now going toward housing, a massive jump from the previous norm of 40% . Insurance premiums in Southern California are rising 40–60%, and income growth has failed to keep pace with rent appreciation—up 145% since the start of the pandemic
CALENDAR Register at socalrha.org
Register for events and classes online at socalrha.org. Please note, that all in-person classes require pre-registration. Walk-ins are not accepted. See confirmation email for details. Questions? Contact us at events@socalrha.org or 858.278.8070
August 20
Summertime Social: Member Picnic at the Bay
De Anza Cove Picnic Shelter
Let’s kick back, connect, and celebrate YOU, our amazing members! Join us for an afternoon of sunshine, sizzling snacks, refreshing drinks, and great conversations with fellow professionals from across the association
September 11 3:30P - 6:00P 5:00P - 7:00P
NextGen Bowling Tournament
Mira Mesa Lanes
Join the SCRHA NextGen Committee for a night of friendly competition at our Bowling Tournament Network with onsite colleagues and see if your team has what it takes to strike big . Register today, lanes will fill up quickly!
September 18 10:30A - 6:00P
Golf Classic
Coronado Municipal Golf Course
The SCRHA Golf Classic brings together rental housing professionals for a fun day of golf and prizes on a beautiful championship course This event regularly sells out, so register early!
October 24
2025 Mark of Excellence Awards Ceremony
Join us on October 24 at the luxurious Sycuan Casino Resort for an unforgettable celebration Enjoy exquisite cuisine, premium cocktails, and the company of industry leaders and peers as we celebrate excellence in rental housing
Patrick also warned that while mortgage rates are unlikely to fall below 6% in the near term, demand for rentals will persist. The inflation rate for May 2025 stands at 2 8%, remaining above the Federal Reserve’s target of 2% . Patrick cautioned that any premature cuts to interest rates could risk reigniting inflation, a scenario the market can ill afford in its current uncertain state.
INVENTORY PRESSURES AND THE VERTICAL FUTURE
While national inventory levels are rapidly rising, San Diego’s available housing stock relative to demand remains constrained with roughly 3 5 months of for-sale housing supply relative to the historic norm of 4 .5 months of supply . Homes may take slightly longer to sell, but the region hasn’t experienced the price corrections seen in other markets— and Patrick explained why that’s unlikely to change
This trend has a direct consequence: single-family homes remain scarce and hold a price premium . With limited capacity to add more detached housing, their value is further reinforced by exclusivity and longterm demand . In Patrick’s view, this is one of the core reasons San Diego’s home values are likely to continue rising—especially for single-family product types .
WHY SAN DIEGO STILL OUTPERFORMS
Patrick Kappel, Kappel Realty Group
Over the past 50 years, San Diego had room to build outward . But today, we have limited land to build . As Patrick put it, “The only direction left to build is up ” That means future housing development will increasingly take the form of condos, duplexes, and multifamily units
Despite rising costs and a challenging macroeconomic landscape, San Diego is still one of the best markets in the U .S . to own property . With strong job growth, a changing buyer base, and a natural limit on supply, the region is uniquely positioned for long-term value
Patrick closed with a powerful reminder: “Buy real estate . Never sell .” In a state with the fourth-largest economy in the world, in a city rapidly redefining itself as a tech and innovation capital, real estate remains the most dependable asset for the long game .
AUGUST 20, 2025
3:30 PM - 6:00 PM
DE ANZA COVE PICNIC SHELTER
Let’s kick back, connect, and celebrate YOU, our amazing members! Join us for an afternoon of sunshine, sizzling snacks, refreshing drinks, and great conversations
Our awesome Supplier Members will be bringing the fun with games, activities, and prize giveaways that you won’t want to miss!
Simply register to attend and bring your chair. Food and non-alcoholic beverages are included with your ticket.
It’s the perfect blend of networking and summer fun! See you there!
MEMBER REGISTRATION
$15 Individual Tickets
$25 for Two Tickets
SUPPLIER SPONSORSHIPS
Games & Activities Sponsor - $275 Host a game or activity for attendees.
Food & Beverage Sponsor - $250 Host and serve catered food or beverages.
How Utility Trends & Legislation Are Reshaping Rental Property Management
Making Sense of a Changing Utilities Landscape
by the Team at Livable
Uregulatory shifts, and climate goals are converging to create uncertainty—and opportunity—for housing providers .
ENERGY PRICES ARE LIKELY TO CLIMB
Most analysts expect utility prices to continue trending upward . According to the U .S . Energy Information Administration (EIA), residential electricity prices rose by 5 .5% in 2023, and early 2025 forecasts suggest further increases as states accelerate clean energy investments and grid modernization . Natural gas remains particularly volatile, with price spikes tied to international demand, supply chain pressures, and extreme weather .
For housing providers, these cost fluctuations translate directly into tighter margins—and in some regions, more tenant inquiries about billing transparency
FEDERAL LEGISLATION AND REGULATORY TRENDS
Although no sweeping utility-related housing legislation has passed at the federal level this year, multiple proposals are under review . Key themes include:
• Decarbonization Incentives: Expect more funding and tax credits for energy-efficient retrofits, particularly in multifamily properties .
• Tenant Protections: Legislators are increasingly exploring rules that require transparent and fair
detailed utility reporting, especially for subsidized housing
Additionally, many states are rolling out or tightening “benchmarking” requirements—mandating housing providers track and report utility usage . While this can be a burden, it also presents an opportunity for owners to identify inefficiencies and reduce costs.
WHAT THIS MEANS FOR HOUSING PROVIDERS
To stay ahead, forward-thinking housing providers are taking a more strategic approach to utility management . That includes:
• Tracking: Monitoring usage across properties to identify leaks, inefficiencies, or overages.
• Education: Engaging tenants in conservation goals, whether through signage, digital tools, or buildingwide challenges .
• Automation: Streamlining utility billing and recovery to avoid manual errors, delays, and friction with tenants .
THE BOTTOM LINE
Utility management is no longer a back-office task— it’s a key lever for profitability, sustainability, and tenant satisfaction . As costs rise and regulations evolve, owners who adopt smarter systems and proactive strategies will be best positioned to thrive
Livable specializes in handling all aspects of utilities for mid-sized and large owners and property managers across the United States. We take care of the RUBS system, Submetering setup (partnering with resellers and installers of submeter) to substantially lower your cost. Best of all, it all comes at effectively zero cost to the housing provider. If your goal is to maximize utility cost recovery, Livable should be your next call. Learn why owners and property managers of tens of thousands of units trust us every month – connect with the team at Livable by phone at (877) 789-6027 or go to https://comesave.livable.com/anp.
ASBESTOS AND LEAD IN OLDER BUILDINGS: WHY SAN DIEGO OWNERS SHOULD FOLLOW THE RULES
by Ali Sahabi, Optimum Seismic
Many older apartment buildings still contain hazardous materials like asbestos and lead-based paint While some owners may downplay the risks or feel tempted to cut corners during renovation work, doing so can lead to serious consequences
Improper removal can expose workers and tenants to harmful toxins and result in environmental contamination Violating state and federal regulations can also bring steep fines, legal action, and even jail time . Property owners are strongly encouraged to work with licensed professionals and follow proper abatement procedures to stay compliant and protect their investment .
CASE STUDIES
In a widely publicized case in 2018, a West Hollywood apartment complex was shut down after a South Coast Air Quality Management District inspector found asbestos at a construction site following an anonymous tip. L.A. Fire and Hazmat officials formally decontaminated more than 15 units, whose inhabitants were ordered to vacate the building and leave everything behind, even their cars A criminal investigation ensued
In another case, a federal appellate court in Chicago in 2013 upheld a lower court’s 10-year prison sentence for a sprinkler contractor who removed asbestos from piping without the proper training or licensing, and disposed of the material in dumpsters and abandoned farmhouses
Figures for 2020 showed that the EPA opened 247 criminal investigations (despite limitations during the pandemic) . Criminal cases charged in 2019 resulted in a 94% conviction rate among those brought to trial, the EPA reported .
WHAT DOES THE LAW REQUIRE?
Asbestos is a dangerous carcinogen, and exposure to high levels of lead can cause anemia, weakness and kidney and brain damage
There are many laws regulating the testing and treatment of asbestos, lead and other potential hazardous materials used in older structures, particularly those built prior to 1979
Whenever asbestos or lead are found, state, local and Environmental Protection Agency offices must be notified. The National Emission Standards of Hazardous Air Pollutants requires that work areas be sealed off and that waste be disposed at a hazardous materials facility . The Occupational Safety and Health Administration mandates strict safety protocols for workers, who are at risk of cancer, kidney and lung problems, even death when exposed .
IT PAYS TO DO THINGS RIGHT
Selecting the right contractor for dealing with environmental issues and other unexpected twists that may arise during construction of building renovations,
seismic retrofits and other projects will help ensure that laws and safety protocols are followed . Doing so protects building owners and management companies from liabilities associated with the improper handling and disposal of toxic substances .
Generally speaking, a reputable company with a solid track record and decades of experience like Optimum Seismic is going to follow the letter of the law And, in the rare instance where something is not done right, that company — based on its name and solid reputation in the industry, its licensure and bonded status — is going to assume responsibility for its actions .
A fly-by-night company, one more likely to bypass regulations for the sake of slipping in a lower bid on a project, probably won’t stick around if legal problems arise .
Protect yourself by making sure you select a contractor who will follow the law, do the job right, and deliver your project on time and on budget .
Call Optimum Seismic at (323) 678-4686 or visit optimumseismic .com for more information .
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 .
R e c o g n i z e e x c e l l e n c e i n r e n t a l
h o u s i n g b y s u b m i t t i n g a
n o m i n a t i o n f o r t h e 2 0 2 5 M a r k
o f E x c e l l e n c e A w a r d s .
M a r k o f E x c e l l e n c e A w a r d s
O c t o b e r 2 4 , 2 0 2 5
S y c u a n C a s i n o R e s o r t
S a n D i e g o , C a l i f o r n i a
S h i n e B r i g h t a s a n E v e n t S p o n s o r
S e c u r e y o u r p l a c e a m o n g t h e s t a r s
w i t h o u r s p o n s o r s h i p a n d t i c k e t
p a c k a g e s . R e s e r v e e a r l y f o r m a x i m u m v i s i b i l i t y .
CHECK OUT THE OPEN BOXES, DISPLAY MODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVINGS!
Famous for Customer Value since 1974!
Trusted for “On Time” service for 37 Years!
Providing the Multi-Unit Housing community with value and service
Experienced Associates to assist you with: Brand name products, sales, selection, and service
The Right Product, for the Right Application to Rent that empty unit, or complete your home’s remodel!
Most items available for same- day will call, or order by noon-have it delivered the next day! LAUNDRY ROOM, REFRIGERATORS & FREEZERS, MATTRESS SETS, COIN-OPERATED WASHERS, DRYERS, DISHWASHERS, DISPOSERS, TRASH COMPACTORS, RANGES, OVENS, COOKTOPS, VENTILATION, OUTDOOR APPLIANCES, WATER HEATERS & ACCESSORIES
VALUE OUTREACH ADVOCACY
VALUE
Recognized resource hub that inspires diverse membership growth & engagement from all sectors of rental housing.
The ultimate resource for all things related to rental housing.
ADVOCACY
Rental housing friendly public policy & elected and appointed officials
OUR VISION
Reenvisioning quality housing for all
OUR MISSION
To create a thriving rental housing community through advocacy, education, and collaboration
Robust funding for rental housing policy creation
Character & integrity that negates need for regulation
OUTREACH
People coming to SCRHA for opinion, advice, knowledge, & expertise
Rental housing providers are recognized as valuable & essential members of the community
