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Buck Buchanan
2025 President Southern California Rental Housing Association
President’s Message: Committed to Our
Communities
While the big fight against rent control was won in the 2024 election, we know that the proponents of rent control will not stop their efforts to implement rent control and additional tenant protections in local jurisdictions At the same time, legislators have returned to Sacramento and have until February 21 to introduce bills
SCRHA hopes you fared well through the devastating wildfires in Los Angeles and the recent outbreak here in San Diego . As housing providers, we will continue to work with our communities to support all affected as the rebuilding process begins . As we start to recover from these wildfires, the property insurance crisis will continue to come into focus While we were hopeful for a solution at the end of 2024, we now realize that was a pipe dream SCRHA will continue to advocate for rental housing providers and share critical information that affects your business.
Looking at the year to come, we know that our advocacy efforts will continue to focus on representing our members at all levels of government . We know that cost of living and rent will remain a focus . The San Diego City Council recently formed a committee to address the cost of living, which will no doubt explore the cost of renting . At the state level, the chairs of the housing committees in both the Senate and Assembly have not been industry-friendly over the years Assemblymember Matt Haney, who introduced the “pet bill” last year, will chair Assembly Housing and is expected to bring it back in 2025 Unfortunately, most bills will get out of committee, leaving SCRHA to fight
bad bills on the floor of each house. But we will not be discouraged as we stand for property rights and what is best for rental properties and their residents
While it may seem overwhelming to look at all of the challenges, I want to remind everyone that we were successful in 2024, and our message that housing providers are essential to thriving communities is gaining traction . In addition to your support through your membership to SCRHA and responding to Action Alerts, the best way you can advocate for our industry is to continue to operate as model housing providers .
To show our commitment to our communities, the Southern California Rental Housing Association adopted a Code of Ethics and the SCRHA Housing Provider and Resident Rights & Responsibilities to guide ourselves and the industry
As a member of the Association, you show that you value your residents and are working to support a healthy housing ecosystem . Thank you for your support as we work together to create a thriving community with quality rental housing for all .
TAlan Pentico, CAE
Executive Director
Southern California Rental Housing Association
Executive Director’s Message: Advocacy at Work
his past month has seen communities throughout Southern California reeling from the devastation caused by wildfires. As housing providers, we will play an essential role in helping those displaced by the wildfires, and I encourage you to support recovery and rebuilding efforts.
If you, or someone you know, has rental units in the Los Angeles area, the California Rental Housing Association (CalRHA) is sharing current listings of available rental housing units to help those who have lost their homes due to the fires. You can learn more about these efforts at www.socalfireshousing. org . An additional way to support the victims is to donate to the local Red Cross
Please take this opportunity to dust off your plans for evacuations, floods, and damage before an emergency arises . To help you connect with local resources and support, we have created an Emergency Services hub that you can find online at socalrha .org/news/emergency-resources
If you have to rebuild or respond to an emergency, you can find trusted service providers in our Directory of Supplier Members . This resource makes it easy to search by service category and connect with service providers who support the rental housing industry
While the wildfires understandably dominated the news, Imperial Beach City Council approved additional Just Cause protections on January 15 and will be adopted at a second reading in mid-February SCRHA will continue to work with the city as they develop administrative regulations and will create
the necessary forms and guidance for members . For more details on the ordinance and what it means for housing providers in Imperial Beach, read more on page 16 .
In addition to our advocacy in Imperial Beach, our advocacy work is always underway as the legislative session is underway in Sacramento It will be another busy year for housing providers, and I want to thank you for your continued support . The commitment of our members is what allows us to ensure that our elected officials hear the voices of the rental housing industry .
CE LE B R ATIN
CE LE B R ATIN G
Entrada | Greystar
Kay Mark, Inc
El Pedregal | Cirrus
Limoncello
Wexford Enterprises, Inc .
Yvonne Coover-Stone Company
Robert Ruane & Joe Rood
Wilma H. Healey Company
Brian Ferguson Company
T1 PropertiesE
John Tyndall Company
Hitching Post Motels, Inc.
Whalen Properties
CE LE B R ATIN G
Janet Griffin Company
Jack Zolezzi Trust
Rose Emry Company
GTF Properties
Gerald Morris Company
Donna Webber Company
Marie DeSanti Company
John Belanich Company
Quate Properties LLC
Creaser & Warwick, Inc.
DNC Limited Partnership
Thomas & Marilyn Tindel
The Kevane Company, Inc.
Michael Hinners Company
Elinor van den Akker Company
Heartland
RG Investment Real Estate Services Inc.
Tom Ranz
Caesar Oriol Company
Robert Peterson
Fred and Shirley Salzer
Fleetwood Properties
Michael
Rolf Steeve Company
Kenneth Rundlett Company
Biggins
Laurence and Carolyn Kaiser
John Colclough
Errol Tonsky Company
Orchard Beach Properties
Gregory Robinson Company
Jewel Foundation, Inc
Richard Hancock Company
Harold West Company
Sierra Mar Properties LLC - Paul Hasley
Mary Ann Tarantino Company
Cable, Pipe & Leak Detection, Inc
Terry Moore, CCIM, Inc.
Ashcraft Investment Co , Inc
Jerry Conway Company
H G Fenton Company
IHA Partners Inc.
Dunn-Edwards Corporation
Jeffrey Malik Company
G. Beit-Ishoo / SeaDate
Terry G Anderson Company
Mark Tarpin Company
George and Celida Haddad
Al Smithson Company
Robert Vinck and Mary Ann Gleason-Vinck
Longley Family Trust - Nancy Longley Trustee
All Valley Washer Service
Waltwood Properties
Marilynn Nemeroff Company
Nancy Mullins Company
NLJ, LLC
Brothers II
Hilary Bilodeau, Owner
Legar Management
Pepperhill Apartments
M. C. Contracting Service
Ray Adams Company
Josephine Cree Company
RJW Properties, Inc.
Gary Mellom Company
Laura Sperry Company
Tom Bobczynski Company
Wakeland Housing & Development
ATI Restoration, LLC
Dorothy Barrett Company
David Olson Company
Juan Betancort Company
Muraoka Enterprises Inc.
Ogden Holding Co L P
People Helping Others Prop. Mgmt.
CG Harmon Investments, LLC
Law Offices of Andrew C. Laubach
Susan F Botts
Walz Properties| Fortuna Investment Group
Daniel J Marks
Mark Marshall Company
Elizabeth Dammassa-Uglik Company
The Bregantic Family Trust
REC Properties| Peasquitos Point Apts.
Sherwin-Williams Co
Dennis & Tina Daneri
Charles Schaffer Company
Mira Bella Apartments | Simpson Property Group
Araz Yacoubian Company
Security First
Al Sully Co
Sherry Bird Company
Chuck Derry Company
Sciuto Properties
Tom Brady Company
Ellen Bronshteyn Company
Axiom Real Estate
Carmel Valley Partners
Barry Treahy Company
Dennis and Marian Pierce
Oliver Homes
Jesus and Yolanda Arroyo
Reliant Parking Solutions
Betty Bark Company
Katherine Doctor Company
David M. Pierce
John Ashley Company
Tamra Fuller Fountas
Jason Keri Company
Buchanan Property Management Corp.
Brian Steer Company
Pasas Properties, Inc
Eagle Property Management
Arbors at California Oaks Apartment Homes
Good Ethics When Managing Rental Property
By Patti ‘Widget’, Widget’s Way
Managing rental properties comes with a great deal of responsibility . For landlords, maintaining good ethics is crucial not only for legal compliance but also for fostering a positive relationship with tenants . Ethical management practices lead to happy tenants, fewer disputes, and a better reputation . In this article, we will explore the key aspects of ethical property management, providing landlords with practical tips to uphold integrity and fairness in their rental practices
THE IMPORTANCE OF TRANSPARENCY
One of the fundamental principles of ethical property management is transparency Clear and honest communication with tenants sets the tone for a positive relationship . When advertising your property, be upfront about all details, including rent, security deposits, and any fees . Avoid misleading descriptions or hiding potential issues with the property During the leasing process, ensure that the lease agreement is comprehensive and easy to understand . Highlight
important clauses and make sure tenants are aware of their rights and responsibilities .
Transparency should extend to all aspects of the landlord-tenant relationship For instance, when conducting property inspections or maintenance, provide tenants with reasonable notice and explain the purpose of the visit If repairs or renovations are necessary, communicate the timeline and any potential inconveniences By being open and honest, you build trust with your tenants, which is essential for long-term, harmonious relationships
FAIRNESS IN TENANT SELECTION
Selecting the right tenants is crucial for a smooth rental experience, but it’s important to conduct the screening process fairly . Ethical landlords follow all fair housing laws and do not discriminate based on race, color, religion, sex, national origin, familial status, or disability Develop a consistent screening process that evaluates all applicants equally based on objective criteria such as income, credit history, and rental references .
Communicate your criteria clearly to all applicants and apply them consistently . If you need to reject an application, provide a clear and respectful explanation . By treating all applicants fairly, you not only comply with the law but also contribute to a more inclusive and respectful rental market
MAINTENANCE AND REPAIRS
Maintaining the property in good condition is both a legal obligation and an ethical responsibility Promptly addressing maintenance requests and conducting regular inspections ensures that the property remains safe and habitable Ethical landlords prioritize the health and safety of their tenants, addressing issues like leaks, faulty wiring, or pest infestations without delay
Investing in regular maintenance not only keeps tenants happy but also preserves the value of your property . Establish a system for tenants to report maintenance issues and respond to their requests promptly . Communicate clearly about the timeline for repairs and any necessary steps tenants should take By being proactive and responsive, you demonstrate a commitment to your tenants’ well-being and comfort .
RESPECTING PRIVACY
Respecting tenants’ privacy is a key aspect of ethical property management . While landlords have the right to enter the property for inspections or repairs, it should always be done with proper notice and at reasonable times Most states require landlords to give at least 24 hours’ notice before entering a rental unit, except in emergencies
Ethical landlords communicate the reasons for entry and work with tenants to find mutually convenient times. Avoid unnecessary visits and respect the tenant’s right to quiet enjoyment of their home By honoring their privacy, you show respect for their personal space and build a foundation of mutual respect
HANDLING FINANCES RESPONSIBLY
Financial transparency and responsibility are crucial for ethical property management Keep clear and accurate records of all transactions, including rent payments, security deposits, and expenses Provide tenants with receipts and statements as needed, and ensure that security deposits are handled according to state laws .
Ethical landlords also set fair and competitive rental prices Conduct market research to determine appropriate rent levels and avoid overcharging . If rent increases are necessary, communicate them clearly and provide ample notice. Handling finances responsibly not only builds trust with tenants but also ensures smooth financial operations.
Good ethics in property management are essential for creating a positive and respectful rental environment By prioritizing transparency, fairness, maintenance, privacy, and financial responsibility, landlords can build strong, long-lasting relationships with their tenants . Ethical practices not only comply with legal requirements but also enhance the landlord’s reputation and contribute to a more stable and harmonious rental market . By committing to ethical management, you not only protect your investment but also create a welcoming home for your tenants
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.
Southern California Rental Housing Association is thrilled to invite you to the 2025 Rental Housing Conference & EXPO.
“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.
How Property Management Can Address Middle-Income Affordability Challenges
By Marc Frenkiel
The need for more affordable housing continues to dominate national discussions But despite heightened attention, a supply shortage remains . There are over half a million people experiencing homelessness each year and only 36 affordable housing units available for every 100 extremely low-income households . Experts point out that even the recent boom in new housing construction is unlikely to close the gap .
Federal, state, and local governments are trying to address rising housing costs and homelessness . The lowest income earners, who are the most vulnerable, receive the most attention . But there is another
demographic that finds itself in a precarious situation: middle-income renters . This group finds itself caught in what has become known as the affordability gap — earning too much to qualify for affordable housing programs but not enough to afford market-rate housing . Property management businesses can play a role in addressing this challenge by leveraging new financing models and advances in technology to help bridge the gap .
UNDERSTANDING THE AFFORDABILITY CRISIS
Middle-income renters — those earning between 80% and 120% of the area median income — include essential workers such as teachers, nurses, and first responders . Recent studies from the Joint Center
for Housing Studies at Harvard and the National Low Income Housing Coalition show this group to be increasingly cost-burdened, spending over 30% of their income on rent Rising rents, slower wage growth, and a limited supply of affordable rental units cause fierce competition for a shrinking pool of affordable housing .
SPONSOR-DEDICATED WORKFORCE HOUSING
Fannie Mae’s Sponsor-Dedicated Workforce initiative is a promising development in affordable housing . This program is designed to support real estate developers and property managers who are committed to preserving or creating affordable units for middleincome renters, providing favorable financing that makes these projects more feasible and reduces regulatory red tape This combination encourages the development of workforce housing — housing aimed specifically at middle-income households . For property managers, the Sponsor-Dedicated Workforce Housing program is an opportunity to support a stable, high-demand segment with fairly predictable occupancy rates and lower turnover .
TECHNOLOGY IN AFFORDABLE HOUSING
As property managers navigate the challenges of affordable housing, technology is essential for managing costs, improving efficiencies, and enhancing resident satisfaction Here are some key ways technology is reshaping affordable housing management:
AUTOMATED LEASING AND COMPLIANCE MANAGEMENT
While workforce housing doesn’t involve as many compliance requirements as traditional affordable programs, it’s important to strike the right balance between finding and approving qualified residents, and actually providing housing to as many people that need it At scale, the leasing process in workforce housing can be very time-consuming and prone to errors, but advances in property management software streamline leasing workflows with features such as automated income verification and lease tracking These tools help move prospective residents through the leasing funnel quickly and
ensure compliance without the administrative burden, freeing your team to focus on enhancing the resident experience
COST CONTROL THROUGH PREDICTIVE MAINTENANCE AND AUTOMATION
Maintaining real estate — affordable or otherwise — requires controlling operational costs Automation tools such as predictive maintenance and IoT-enabled monitoring systems provide real-time insights into property conditions, identifying potential problems before they escalate By predicting maintenance needs, property managers can schedule repairs proactively, reducing emergency repair costs and extending the lifespan of building components and systems . For middle-income housing, where rents are generally capped (due to affordability, not regulation), cost savings on maintenance can help ensure longterm affordability
DATA-DRIVEN DECISION-MAKING
Advanced property management platforms now feature powerful data analytics, allowing teams to monitor rent trends, vacancy rates, demographics, and more — all from publicly available information . With data-backed insights, property managers can make informed decisions regarding rent pricing, potential upgrades, and marketing strategies tailored to middleincome renters . For example, analytics might reveal a demand for three-bedroom units at a certain price point, or a preference for gas-powered appliances over electric . These insights allow property managers to better align offerings with renter needs, maximizing occupancy and resident satisfaction .
As the affordable housing landscape for middleincome renters continues to evolve in 2025, property management businesses that embrace innovation, dedicated workforce housing programs, and efficient management will be well-positioned to make a lasting impact With the right tools and an understanding of the challenges facing middle-income renters, property management companies can play an important role in addressing the affordability crisis and building more accessible housing options for the future
Founded in 2006, AppFolio is a company that offers powerful cloud-based property management software that property managers use to get their work done from anywhere, maintaining business continuity and keeping connected to their teams and customers . AppFolio is a different kind of property management software, and the company is laserfocused on its customers and their success . AppFolio works tirelessly to develop intuitive technology that really works . Explore why AppFolio is the last property management software you’ll ever need . For more information, go to: https:// www appfolio com/
LEGISLATIVE REGIONALUPDATE
Imperial Beach Gives Initial Approval to Additional Just Cause Protections
On January, 15, after hours of testimony, the Imperial Beach City Council approved additional Just Cause protections on a 3-2 vote . In December, the council approved the formation of an Ad Hoc Committee that held two meetings and came up with what they thought was a balanced proposal Ultimately, both housing provider and tenant groups were unhappy with the ordinance The ordinance was largely in response to the displacement of residents at two properties. The ordinance will not go in effect in time to help those residents, but councilmembers who voted for the ordinance cited helping other renters in a similar situation in the future
Most of the changes will be specific to property owners who terminate tenancy for substantial remodel, however, there will be some notification requirements for all other property owners and managers The definition of substantial remodel will be further defined, for properties of 15 or more units housing providers will be required to pay additional relocation, security deposits must be returned within 15 days of serving notice, and more
Properties exempt form the ordinance will need to provide specific notification, and all others will need to provide notice of the law and a copy of the ordinance Properties subject to the ordinance will also have to submit a copy of any termination notice to the city within 3 days of service
SCRHA opposed the ordinance citing concerns with unintended consequences and legal conflicts with notice periods and return of security deposits As originally proposed, the ordinance would have required 90 to 120 day notices for all No-Fault causes, however, SCRHA and other allies pointed out that state law preempts altering termination notice periods . SCRHA is still concerned with the return of security deposits and the failure to account for those who might have unpaid rent or caused damage to areas of the property outside of the unit to be rehabbed Once adopted at a second reading in mid-February, housing providers will need to provide copies of mandatory notices by March 22, 2025 . SCRHA will continue to work with the city as they develop administrative regulations and will create the necessary forms and guidance for members .
A FIRESTORM OF FAILURES
The devastating fires that have swept through Los Angeles have left Californians reeling from the shocking failures of government leadership. Outraged Californians are searching for answers to hard questions: How did we get here and what must be done to address these problems and safeguard Californians from future disasters?
By California Policy Center Staff & Fellows
We asked California Policy Center’s staff and fellows for their insights on the critical factors fueling California’s fire crisis — from neglected fire prevention strategies and policies that have driven insurance providers out of the state to government officials who seem to have forgotten that their fundamental responsibility is to protect the lives and property of the people they serve .
BREAKDOWN IN GOVERNMENT LEADERSHIP
by Will Swaim, President, California Policy Center
When wind-driven fires erupted in Los Angeles this week, Governor Gavin Newsom drew outrage for posting a photo of himself near Pacific Palisades.
Los Angeles Mayor Karen Bass got the treatment, too — because she was nowhere near the fire: she was in Ghana attending the inauguration of John Dramani Mahama By the time she returned to L A on Wednesday, more than 1,000 homes had burned, two people were dead, and 100,000 residents had been evacuated. Today, the fires have burned 10,000 homes, killed a total of 10 and forced nearly 200,000 evacuations
You might say politicians can’t win — that they’re damned if they’re close to a fire or too far from one. But there is indeed something powerfully symbolic about Bass’s Ghanaian adventure: this week’s fires have functioned like spotlights, illuminating the extent to which California’s political class engages in political theater rather than the real work of running a city .
In the months leading up to California’s worst wildfire disaster, Bass was busy looking good . She took the time to order that the Pride flag be flown at City Hall for the entire month of June, endorsed her council’s call for a ceasefire in Gaza, and cheered a council plan released to fund reparations for black Californians who were never slaves with money from people who never owned slaves After November’s election, she signed off on the city council’s vote to (as CNN put it) “establish the city as a sanctuary for immigrants and LGBTQ youth in advance of Trump’s return to the White House . ”
We could go on with examples like these . But nowhere would we identify any attempt to make Los Angeles safe from fire. Indeed, when fire hydrants in Pacific Palisades ran dry, Bass said it was unreasonable to expect that the city’s water system be built to support wildfire suppression. In a region with limited rainfall, and a city that stretches into dry canyons and foothills, the mayor has said the real challenge confronting the city’s Department of Water and Power is (wait for it) equity and conservation. As the fires burn, “conservation” has become scarcity, and “equity” means that rich and poor suffer alike.
But talking about equity is thrilling for the mayor and her allies. Thanks to Bass, the city’s appointed fire commission is now staffed by teacher union activists and DEI specialists And last summer, Bass actually cut the fire department’s $800 million annual budget by $17 million. In a December memo to Bass, the city’s fire chief said the mayor’s budget cuts undermined her department’s “ability to maintain core operations,” including its “ability to mitigate wildland fires and other hazards effectively.” Her memo itself may have been theater as well as the impulse of any bureaucrat anywhere to fight against all fiscal restraint: in a footnote, the chief said that she recommended no real action — just that Bass, the council and the feckless commissioners “receive and file” the memo. That job is complete
Bass’s city council has shown tremendous interest in housing and homelessness . Now at last the city’s political performers have a stage worthy of their talents — a stage suddenly cleared of thousands of homes, businesses and schools . For a mayor and council obsessed with helping the homeless, this may be the best of all possible worlds: they now govern a city in which there were already an estimated 45,000 homeless . They can now claim tens of thousands more .
WILDFIRE PREVENTION AND FOREST MISMANAGEMENT
by Edward Ring, Director of Water and Energy Policy, California Policy Center
California has been plagued with superfires for many years but nothing so far approaches the scale of the ongoing disaster that has befallen the people of Los Angeles. And while nothing can prevent fire from spreading when the Santa Ana winds periodically blow gusts of hot desert air through the mountains and canyons and into the Los Angeles Basin, there are many things we could have done to prevent those fires from turning into the cataclysm we’re currently experiencing .
Steps to mitigate fire risk are well known, but for years were ignored . Instead of addressing the true causes and hazards, California’s political leadership blamed every big fire on the “climate crisis” and took steps that did nothing to solve the problem. The flawed policies these politicians enacted were supported by special interests who benefited from the subsidies and mandates that were showered on them after every big fire.
For example, after the devastating wildfires of 2020, Governor Newsom issued, with great fanfare, an executive order banning by 2035 any sales of new cars that weren’t EVs . This edict did absolutely nothing to curb wildfires.
While wildfires can’t be eliminated completely, there are basic policy changes that will reduce their severity Implementation of these reforms is complex, but they can be summarized in a few words: Deregulate the process whereby public and private land managers can do controlled burns, thin vegetation, graze goats, cattle, and other herbivores, and harvest marketable timber .
At the same time, increase State Water Project allocations to California’s urban areas and invest in a more robust system of water delivery so surges of water can be sustained during firefighting efforts. Finally, invest more aggressively in pruning and clearing foliage around power lines, and, better yet, move power lines underground in fire prone neighborhoods.
The next time an official government representative, whether they’re an elected politician or someone managing an agency, claims that these fires are the result of the “climate crisis,” they need to be exposed as charlatans For far too many years, the “climate crisis” has been the rhetorical bludgeon used to justify legislation and regulations that have increasingly been harmful to the environment . Mismanagement of our forests and wildlands is a tragic example of this
THE FINANCIAL TOLL OF CALIFORNIA’S WILDFIRE CRISIS
by Marc Joffe, California Policy Center Visiting Fellow
This week’s swarm of Southern California wildfires promises to be the most expensive natural disaster in the state’s history . While most of the cost will be due to the destruction of many very expensive properties, California’s union-dictated fire staffing policies will ensure that there will be a large human resource cost as well .
As of Thursday, the latest available total loss estimate from AccuWeather was in the range of $52 billion to $57 billion. In terms of insured losses, estimates range from $6 billion to $13 billion. Property owners may also expect to see further escalation of insurance premiums, as providers grapple with the fact that the City was inadequately prepared for the combination of high winds and low humidity that had been predicted several days in advance .
While these costs will be incurred locally, taxpayers in Los Angeles and beyond can expect to pay dearly for the personnel needed to put out the fire. California’s public pay database shows that 61 LA Fire Department employees received over $400,000 in cash
compensation in 2023; that’s not including benefits, employer pension contributions, and retiree health care costs .
Large fire events require “mutual aid”, which involves sending firefighters to the affected area from elsewhere across the state and beyond . Governor Newsom’s office announced deployment of over 5700 state, federal, and local firefighters from outside Los Angeles to the zone . But mutual aid is not free: costs must be picked up by the state and federal government or the receiving agency must reimburse the fire departments that contribute fire personnel.
This compensation covers not only the employee’s salary, overtime, and benefit costs but also includes the cost of hotel accommodations (at $191 nightly in Los Angeles) plus meals and incidentals (at $86 per day). State employees participating in this week’s firefighting will benefit from a recent work-week reduction their union negotiated, likely translating into significantly more overtime pay for them. The Legislative Analyst had recommended deferring the reduction until California stabilized its finances, but the legislature did not heed this suggestion
this catastrophic loss
While wildfires can’t be eliminated completely, there are basic policy changes that will reduce their severity.
Last month, California’s Department of Insurance issued a new regulation allowing insurance companies to pass the cost of reinsurance (insurance for insurance companies, should they owe massive payouts) to consumers . In turn, the companies who remain in California must “increase coverage in high-risk areas,” according to Insurance Journal . The move is an attempt to ease a struggling insurance market in California . But to the degree that this would have eased insurance companies’ anxieties, the benefit is bound to be undone by failing state and local leadership Why would an insurance company ever want to do business in an area where fire hydrants run dry, and in other parts of the state, California’s “environmentalist” timber regulations turn wildlands into tinder boxes?
MISSED OPPORTUNITIES TO UNDERGROUND POWER LINES
CPC Senior Fellow Lance Christensen On X (formerly Twitter), replying to former Assemblyman Mike Gatto, who represented California’s 43rd Assembly District
The total personnel costs for this incident will take a long time to calculate and may never be made public but we can be sure that it will be substantial .
CALIFORNIA’S BROKEN INSURANCE MARKET
by Sheridan Karras, Research Manager, California Policy Center
There have been disruptions in the home insurance market throughout the U S in recent years, but the situation in California is uniquely notorious — and the tragedy unfolding in Los Angeles underscores that this problem is not going away soon Just search for “California fire insurance crisis” in your web browser and you’ll be overwhelmed with a new wave of tragic stories, and renewed frustration over an avoidable policy problem that adds insult to injury in the wake of
I’ve been seeing a lot of sparks from downed power lines & remembered SB 1463 (2016) to underground electrical lines that you coauthored with Sen Moorlach It didn’t receive a single NO vote but Gov . Brown vetoed it for some bogus reason
8 years later, this bill could have had an impact .
… We tried in 2016 then kept working on it until SB 584 (Moorlach) when Los Angeles Senator chair of the Appropriations Committee, Anthony Portantino, killed the bill on the suspense file for being too expensive.
Editor’s Note: Sen. Anthony Portantino represented the 25th Senate District from 2016 to 2024, which includes most of the San Gabriel Mountains and San Gabriel Valley communities like Altadena and Pasadena, now at the epicenter of the Eaton Fire.
The California Policy Center is an educational non-profit working for the prosperity of all Californians by eliminating public-sector barriers to freedom CPC aspires to make California the freest and most prosperous region in the nation—a place where everyone can get a fair shake in life, where families can afford to live and flourish, and where our public education system is excellent and devoted entirely to the needs of children We envision a California where resources are used responsibly and businesses of every kind are welcomed and encouraged to thrive Our primary areas of focus are education reform, workplace freedom, government transparency, and governance . Learn more and support the cause at https://californiapolicycenter .org/
LEGAL CORNER: A
refresher on preparing and serving 3-day notices to demand delinquent rent.
By Daniel Bornstein, Esq.
Let’s get back to the basics and talk about 3-day notices demanding rent . Many housing providers who know their tenant hasn’t paid rent and believe they have a slam-dunk case become horribly disappointed to learn they lost an unlawful detainer (eviction) action because of a defective notice .
Having a properly prepared notice is all the more important when the tenant gets free legal representation from one of many groups . There are brilliant tenants’ attorneys who may not be the best litigators but are adept at discovering procedural errors in notices - they will find mistakes like a heatseeking missile .
Knowing that landlords can lose months of rental income if the notices are wrong and we have to start the process all over again, let’s talk about getting them right the first time .
WHAT IS RENT ANYWAY?
Seems like a simple answer, but we find that in many 3-day notices to pay rent or quit, there are demands for the tenant to pay other obligations that are unrelated to rent .
Think late fees, fees for bounced checks, utilities, parking space charges, and other miscellaneous charges that are not rent The notice should only list the rent owed and not a penny more .
Ideally, housing providers are aware of their numbers and how much rent has been paid, but this is not always the case Maybe a landlord accepted partial payments and the accounting is a little off - the exact amount of rent is unknown . In these cases, the landlord can shave some money off of the dollar amount demanded; housing providers don’t get into trouble for under-demanding rent but for asking for more than what is owed .
Let’s talk about the individual, “fill in the blanks” details of what should be contained in the notice in a bulleted fashion .
• Names of Tenants, whether or not on the lease .
• Address of the Rental Property
• Amount of Rent Owed
• Dates for Which Rent Is Owed
• Demand for Payment or Vacating the Property
• Method of Payment
• Contact Information for the landlord or property manager
• Statement of Legal Consequences
• Date the Notice is Given
• Number of bedrooms
More commentary on these points may be instructive
METHOD OF PAYMENT
The tenant needs a physical address to deliver the rent It’s acceptable to have a P O Box or a drop box, or perhaps hand over payment to a resident
manager . The point is the tenant needs a physical address to fulfill their obligation to pay the rent
Some housing providers like their tenants to make direct deposits into a bank account by going to a local branch . If this option is made available, the account number should be specified, along with the address of the nearest branch within five miles of the property .
Zelle and other electronic payment methods have risen in popularity and while this is a viable option to pay rent, it cannot be the only option available .
CONTACT INFORMATION OF THE LANDLORD OR PROPERTY MANAGER
We want to list the landlord’s name, whether it is an individual or a business entity like XYZ Company, LLC . This is who the tenant pays . Yet we still need the name of a contact person . A company name is not an individual Also, be sure to include a contact phone number Without it, the case can be lost
A WORD ABOUT PARTIAL PAYMENTS AND ELECTRONIC PAYMENTS
Once the notice is served, the tenant is obligated to
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pay the full amount of rent demanded within three days (excluding weekends and judicial holidays) . A partial payment does not satisfy the notice After the three days expire, the landlord can refuse to accept a partial payment . Yet some landlords want to work with the tenant and choose to get paid in drips and drabs
That is their prerogative, but what housing providers need to understand is that when a partial payment is accepted, the notice is no good; when payment exchanges hands, the notice is waived . In this event, another 3-day notice demanding rent would have to be served .
*Statistics pulled from Yello
Conversely, a landlord is duty-bound to accept full payment of the rent if it is paid in the three-day window .
A relatively new phenomenon we encounter is when a tenant deposits money into the landlord’s account after the three days expire and the deposit is not welcome or authorized . So, for example, a 3-day notice has been served and the tenant has not paid the full amount due The landlord has perfected their right to evict Yet the tenant takes it upon themselves to make an electronic payment .
In this scenario, the landlord can return the money with a kind note informing the tenant that the rent is not accepted If the funds can be returned back electronically, great If not, a check can be written to the tenant .
HOW MANY DAYS DOES IT TAKE TO COUNT TO THREE?
Lawmakers believed that tenants broadsided with a 3-day notice to pay rent or quit need more time to understand their rights, formulate a defense, or come up with the funds necessary to make a full payment . So a law was enacted excluding weekends and judicial holidays from the 3-day count Let’s use December 2024 as an example and assume that the rent was due on December 24th, the day before Christmas .
The notice is served on Tuesday the 24th, which is Day Zero . The 25th is a judicial holiday, so this day does not count Thursday the 26th is Day One Friday the 27th is Day Two, but now we enter the weekend with Saturday and Sunday not counting .
Monday the 30th is now the next business day and represents Day Three . The tenant has until midnight
to pay the full amount of rent owed . As you can see in this example, it will take several days for the 3-day notice to expire
WHY THE NUMBER OF BEDROOMS?
As of the date of this writing, the “Fair Market Rent” for a one-bedroom apartment in San Diego, as determined by HUD, is $2,328. But let’s say that the actual rent is $1,850. The tenant doesn’t pay the $1,850 rent owed. Can the landlord serve a 3-day notice demanding rent? No, because there is not enough rent owed . We’ll have to wait until the tenant owes the Fair Market Rent of $2,328.
We believe this is a terrible policy and penalizes housing providers who have low rents . Ironically, lawmakers calling for affordable housing have ensured that rents will be raised to what the government deems to be fair . Indeed, Bornstein Law recommends that landlords understand this metric of Fair Market Rent and on unit turnover, set new rent equal to or more than this dollar amount .
It’s expected that these new laws will be challenged in the courts but unless they are, we’ll have to comply with them
PARTING THOUGHTS
As you may be aware by now, a new law going into effect in 2025 will afford tenants 10 days to respond to an unlawful detainer action (again, excluding weekends and judicial holidays) . This is a topic we took on here .
A more elongated eviction process, coupled with a phalanx of tenants’ attorneys looking to identify mistakes in notices means that housing providers need to be extra vigilant in preparing airtight notices when demanding rent and serve them without procrastination
More than a practitioner in landlord-tenant law, Daniel Bornstein is the Broker of Record for Bay Property Group, a property management company that protects and optimizes the investments of landlords. He is also renowned for his educational seminars and is called upon as an expert witness in complex real estate litigation matters. To avoid or resolve friction within rental units and cauterize risk, Daniel is happy to dispense informed advice to owners, property managers, and other real estate professionals looking to survive and thrive in today’s challenging and litigious rental housing market. Call 415-409-7611 or email daniel@bornstein.law.
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February 13
SCRHA Lunch & Learn North County: Legal Updates in Rental Housing
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11:30A - 2:00P
Join us for this kickoff to our 2025 Lunch & Learn series. Todd Brisco with Todd A. Brisco Associates, APC, will speak in-depth on all of the hottest and up to date legal topics in the rental housing industry .
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California’s Commercial Tenant Protection Act Shifts Burdens, Costs to Landlords
By Mhare Mouradian and MaryBeth Heydt, Husch Blackwell
California Governor Gavin Newsom signed the Commercial Tenant Protection Act (SB 1103) into law on September 30, 2024, in what supporters billed as first-in-the-nation commercial tenant protections to safeguard the smallest businesses and nonprofits from displacement. To make these protections available, however, SB 1103 has created new costs and potential liabilities for landlords, many of whom are small businesses themselves . The act goes into effect on January 1, 2025.
WHAT ENTERPRISES ARE COVERED BY SB 1103
The act creates a new category of commercial tenant that includes microenterprises with five or fewer employees; restaurants with fewer than 10 employees; and nonprofits with fewer than 20 employees. Notably, the act does not similarly distinguish between large
and small property owners; while new protections were enacted for covered small businesses—the new regulations apply to all commercial leases with qualified tenants—there was no carve-out or exception for smaller landlords, many of whom may struggle with the costs associated with complying with SB 1103
SB 1103 KEY PROVISIONS
Broadly, SB 1103’s burden-shifting provisions can be viewed as having five main features. First, the new law introduces new restrictions on cost allocation adjustments, prohibiting landlords from altering their methodology for passing through operating costs to tenants during the lease term Second, the act requires commercial leases with qualified commercial tenants to contain provisions that obligate landlords to provide a 90 days’ notice for rent increases exceeding 10% and 60 days’ notice for lease terminations . Third, the act
increases administrative and compliance-related costs for landlords, requiring landlords to provide extensive documentation of building operating costs within 30 days of a tenant’s written request . Fourth, the act introduces new translation requirements for commercial leases negotiated in non-English languages . SB 1103 specifically identifies commercial lease negotiations that primarily occur in Spanish, Chinese, Tagalog, Vietnamese, and Korean as requiring lease documents in those languages Last, the act allows tenants to rescind leases at any time for noncompliance with these new translation requirements and also fails to establish a time limit for such rescissions . Additionally, SB 1103 establishes a landlord’s noncompliance with documentation requirements as an affirmative defense in eviction or possession actions .
POTENTIAL COSTS AND IMPACTS OF SB 1103
A quick, back-of-the-napkin analysis of the economics associated with SB 1103 demonstrates how the act could present challenges for landlords, particularly smaller landlords that lack scale . The translation requirement alone, which at first glance appears to be a relatively minor provision within the law, can vastly alter the economics of leases . Translation of technical and legal documents runs into the thousands of dollars
Meanwhile, the average square foot/year cost of Class C commercial real estate—the most likely premises for micro-enterprises—is approximately $25 in large California cities like Los Angeles and San Diego, according to CommercialCafe, an online commercial real estate marketplace. For a 2,000 square foot office, translating the lease into a non-English language could equate to several months of rent; the economics of smaller offices are even more challenging.
Even before SB 1103 was enacted, industry and business groups in California and across the country sought to highlight the perceived shortcomings of the new law In July 2024, 36 groups were signatories on a letter stating opposition to SB 1103, warning state legislators that the act could have unintended consequences, including “increased costs for tenants” and “reduced commercial space availability” and could “ultimately harm the very businesses and nonprofits it purports to support . ”
WHAT THIS MEANS TO YOU
While the new category of tenant created by SB 1103 represents a relatively small portion of the commercial real estate market, the enactment of SB 1103 upends the longstanding notion that commercial leases should mostly fall under contract law where landlord and tenant are free to bargain and agree to terms as they see fit. Introducing protections grounded in state law, however, removes a significant element from the contract-law framework of commercial leases and leads one to question what other elements of commercial leasing— such as rent—legislators might target in the future
Management Companies
Nevertheless, as the effective date of SB 1103 draws near, landlords should act immediately to update all aspects their operations impacted by the law’s provisions. The law’s effects are potentially broad and could touch points all along the lease cycle—from the boilerplate language often employed in leases to the administrative processes that address tenant communications
Mhare Mouradian is a partner and MaryBeth Heydt is senior counsel with the law firm Husch Blackwell
Husch Blackwell is a national industry-focused law firm with 20-plus offices across the United States, including its virtual office, The Link The firm represents clients around the world in major industries including energy and natural resources; financial services and capital markets;
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Restoring the California Dream
California’s history provides a guide for its future — but only if Democrats worry less about Washington, D.C., and more about problems here at home.
By Steven Greenhut
Living at the edge of California’s Gold Country, I’m often astounded by the entire enterprise — the idea that people flocked here from across the globe to extract gold from the hills and try to make a quick fortune The resulting lawlessness and violence can’t be overlooked, but nearby historic boom towns — Angel’s Camp, Placerville, Grass Valley, and even Sacramento — are testaments to the enduring communities that sprung up in the Gold Rush’s wake
“The gold of California was not under private ownership,” wrote the late historian Kevin Starr in California: A History . “It belonged to everyone, provided one could find it, lay legal claim to it, extract it and get it safely to one or the other of the many assay centers that were now springing up where nuggets could be weighed, valued and melted into ingots for shipment
to San Francisco and New York .” It’s quite a story and I highly recommend a trip along Highway 49 .
The idea of the California Dream has long been celebrated in these parts, even though, to quote Starr again, “[T]he dream outran the reality, as it always does .” I became a California dreamer late in the game, moving to Orange County from the Midwest in the late 1990s long after the idea had become tarnished . By that time, the new progressive era — as opposed to the earlier one led by Gov . Hiram Johnson — was coming into its own
The mood in the late 1990s was perhaps best defined by the official state approach to the sesquicentennial, which should have been a triumphant fête of California’s history. “California’s efforts to celebrate its 150th birthday have been drowned by bad management,
politics and apathy,” reported the Los Angeles Times, which noted that the “state government has officially backed away from celebrating its own birthday . ”
Three decades earlier, California had built the infrastructure for a booming future Democratic Gov Pat Brown — despite losing reelection to Ronald Reagan in 1966 — is revered more by Republicans than Democrats these days His “sweeping successes” included making “the state’s public college and university system the best in the world, the building of highways and … the ‘most significant public water project in world history,’” per a KPBS retrospective
In the 1970s, California soared again mostly as the result of the private sector While the rest of the country was suffering through malaise, Southern California became the center of the defense and aerospace industries, the tech industry emerged in Silicon Valley, the wine industry took off in Sonoma and Napa, the Hollywood film industry become the world leader, and our ports became the hubs of international trade, explained author Francis J Gavin
I found Gavin’s following summary most revealing: “The Silicon Valley experience also transformed how innovation was encouraged and financed, with the rise of venture capital and the new start-up culture A culture of entrepreneurship, which celebrated risk and tolerated failure, took hold The consequences for America’s power position in the world was undeniable .” The key to California’s success, from the Gold Rush to modern times, had always been its spirit of entrepreneurship and private investment .
In the ensuing years, California’s leaders came to disdain the private sector, seeing it mainly as something to regulate, tax, and sue They expanded government at every opportunity, and not mainly to build the kind of infrastructure projects championed by Pat Brown Our recent leaders — and starting really with Pat’s son Jerry’s early terms as governor — have purposefully disinvested in freeways, water projects, and the like We still have vaunted industries, but many of them are leaving
So here we are I often detail the myriad problems facing our once-great state — including a crime wave, exploding homeless population, a housing affordability crisis, and traffic congestion. California officials seem
far more concerned about changing the entire Earth’s climate than they are about addressing their fundamental responsibilities in their own state For reasons that go beyond the scope of this article, voters have given them license .
Consider this recent summary from the Legislative Analyst’s Office: “Since the beginning of 2022, the state’s labor markets have grown modestly but shown some signs of weakness . A closer look at this period unveils a more worrisome trend: large and mounting privatesector job losses that have been offset by continued hiring in public sector (and publicly supported) fields.” Over that period, the private sector has lost a net 154,000 jobs and the public sector has gained 361,000 jobs
It’s almost as if our leaders believe the government is the key to prosperity . As President-elect Donald Trump prepares a new administration (which poses its own challenges to the free market), Gov Gavin Newsom and Attorney General Rob Bonta are preparing the state to fight against federal GOP policies. This isn’t entirely inappropriate. Just as Texas geared up to fight Biden administration mandates, California will at times have to fight Trump’s efforts.
“The problem is that this is an exclusively defensive approach to solving a grassroots problem that will outlast Trump’s second term,” wrote Carlsbad business owner Bob Stonebrook in a commentary for CalMatters . “A far better and proactive approach — and one that would significantly increase the benefit to all Californians over the long haul — is to improve the effectiveness of our state government ”
That’s exactly right Instead of taking the same partisan approach (and one that rarely amounts to more than political posturing), what if our state committed itself to returning to its former glory and becoming a model for good governance? What if state officials got serious about fixing our problems, reforming wasteful bureaucracies, lowering taxes, and improving the business climate?
Given the enduring appeal of California’s geography, culture, and weather, it’s not wrong to think it might spark a new Gold Rush .
Steven Greenhut is the Western region director for the R Street Institute and an author, speaker, public commentator and coalition ally in venues where it is possible to move state and local policy in a free-market direction Steven is the author of three books, Abuse of Power: How the Government Misuses Eminent Domain (2004); Plunder! How Public Employee Unions are Raiding Treasuries, Controlling Our Lives and Bankrupting the Nation (2009); and Winning the Water Wars: California Can Meet its Water Needs by Promoting Abundance Rather than Managing Scarcity (2020) .
This Probably Never Happened to You, But...
By C. Finley Beven
It was 7:30, Sunday evening . When else? The tenant from #3 called in a panic…her dishwasher was gushing water, and the flood had already reached the carpet in the dining area . Our on-call handyman advised her to simply reach under the sink and shut off the valve on the left .
She tried, but said that it wouldn’t budge . Well, our handyman jumped into his truck and 15 minutes later the problem was under control But it had taken some heavy cranking on that valve to shut off the hot water line
The better cure would have been an ounce of preventative maintenance . This particular event happened a few years ago, and it just served as a reminder to us how important it is to do routine inspections of your units, to avoid problems like this one
To facilitate these inspections, we send a letter to each tenant, approximately one week in advance In that letter we encourage the tenant to list any known problems so that we will be certain to see and take note of them while we are there . We simply ask them to leave the list on the kitchen counter on the day we
will be there for the inspection .
The inspections may average 15 – 20 minutes per unit, but avoid rushing . You are here to save yourself time and money, in the long run While in the unit you will be checking all fixtures and appliances, tub caulking and toilet bases, the general condition of paint, flooring, blinds, and ALL shut-off valves, and the smoke alarms Your inspection will be more efficient if you use a check-list, one page per unit .
An obvious side-benefit of the inspection is that it will give you an opportunity to assess how each tenant is using (or abusing) your investment It has worked well for us .
Dear Readers: This article is the 252nd in a series based on the lessons we have learned the hard way. The contents of these articles are merely opinions of the writer. They are not intended as specific legal advice and should not be relied upon for that purpose. Our practice is in constant refinement as we adjust the way we operate in an ever- changing market. I appreciate your questions, comments, suggestions, and solutions.
C. Finley Beven has been involved in real estate, property maintenance and property management since 1975. He is a Certified Property Manager (CPM), Institute of real estate Management since 1987. He is also a Certified Community Association Manager (CCAM) and is a member of the California Association of Community Managers. He has a brokers License #00696626 in the State of California. He has a BA, USC; JD, Southwestern University Beven & Brock Property Management Co., Inc. 99 S. Lake Avenue, Pasadena. (626) 243-4145 Fin.Beven@BevenandBrock.com - www.BevenandBrock.com
SCRHA at Panel Discussion on Improving the Housing Choice Voucher Program
By SCRHA
On January 14, 2025, SCRHA was honored to have HUD Principal Deputy Assistant Secretary for Public and Indian Housing Richard J Monocchio join SCRHA Housing Providers and representatives from the local Public Housing Authorities for a robust discussion on improvements to the Housing Choice Voucher program . The discussion was followed by a tour of the new Impact Housing property
on Adams Avenue to see this unique approach to housing affordability first-hand.
This roundtable discussion was the final in a series of listening sessions championed by the National Apartment Association (NAA) as part of their continued partnership with the U .S . Department of Housing and Urban Development (HUD). This mutually beneficial approach not only provided members and volunteer leaders with face time with PDAS Monocchio but
also provided a forum for housing providers and local public housing authority staff to share ideas for process improvement .
The tour kicked off in Philadelphia at NAA’s Apartmentalize conference, where PDAS Monocchio spoke with NAA’s volunteer leaders and attended a property tour at Francis House of Peace, a local affordable housing community. In addition to Philadelphia, PDAS Monocchio visited Boston, Massachusetts; Charlotte, North Carolina; Cleveland, Ohio; El Paso, Texas; Lansing, Michigan; Las Cruces,
New Mexico; and Tampa Bay, Florida . Last year’s NAA Chairman, San Diego’s Rick Snyder, suggested a stop in California, and SCRHA jumped at the opportunity . While San Diego was the last stop on the tour before a major administration change, the conversation was positive and provided NAA with ideas for possible legislation to improve the Section 8 program across the board . SCRHA hopes to continue these discussions at the local level for the benefit of all parties.
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RentalRiff
Landlord Legal Questions &Answers
by Kimball, Tirey & St. John LLP
Question: Do I always have to give written notice to our resident before making a repair? They called yesterday and we simply made an appointment for the plumber to meet them at the property next week .
Answer: The notice is not tied to the repair but to the entry of the unit . Normally, you would have to give a written 24-hour notice, but if the tenant and the landlord orally agree to an entry to make repairs or supply services for a specific date and time, and the entry is within one week from the date of the agreement, no written notice is required . Also, in cases of emergency or abandonment, the landlord is not required to give written notice .
AQuestion: Can a resident legally drink alcohol in the outdoor common areas of an apartment community?
nswer: Landlords have the right to restrict the drinking of alcohol in the common areas of the premises
Question: My tenant vacated and has damaged the unit more than the security deposit will cover The tenant had a co-signer on the agreement I have written the tenant and co-signer with no response after 30 days . Do I file a small claims action against both the tenant and the co-signer or should they be separate lawsuits?
Answer: You can file against both of them in the same small claims court suit .
Question: This month’s rent check from a tenant had a second name printed below the tenant’s name on the upper left corner of the check . If I cash the check for this month’s rent, am I changing the terms of tenancy?
Answer: The mere fact that another person is listed on the check does not change the terms of the tenancy You should inquire about the other person or find other ways to determine if there is an unauthorized occupant, and if so, either have the extra person apply for residency or serve a 3-Day Notice to Perform Covenants or Quit .
Question: I am considering selling a duplex I own Both sides are rented under one-year leases . A potential buyer said he would need to move into one side of the unit and could not wait for the lease to expire . If there is a sale, doesn’t that terminate any lease I have with the tenants?
Answer: A voluntary sale of leased property does not terminate the rental agreement or lease; the new owner steps into the shoes of the former owner and has the same rights and obligations of the former owner
Q
uestion: One of our single tenants who was renting a small one-bedroom unit recently died There are still three months remaining on his lease . What should I do with the security deposit?
Answer: Generally, a tenancy for a specified term does not terminate on the death of either the landlord or the tenant Once the executor or administrator of the decedent’s estate returns
possession, you should account for the use of the deposit and direct the accounting to the administrator or executor .
AQuestion: What is a request for a reasonable accommodation?
nswer: A reasonable accommodation is a change or exception to the property’s rules, policies, practices or services that is necessary to afford a person with a disability full and equal use and enjoyment of the rental property . Examples include, but are not limited to, allowing an assistance animal on a no pet property or permitting a co-signor when there is a no co-signor policy .
Question: I understand that if a building contains 16 or more units, there must be a resident manager . I have given some responsibilities to an on-site maintenance person, but I do not call him a resident manager Does this situation comply with the law?
Answer: The California Administrative Code requires that a building containing 16 or more units on a parcel must have a person who lives on site and is responsible for representing the owner of the property . The person does not, however, have to be called a “resident manager ”
Question: How can we enforce the entry rules clause in our lease? One of our residents is refusing to show the rental unit to a prospective purchaser of the building
Answer: California’s Civil Code specifically requires residential tenants to allow the landlord to show the rental unit to prospective purchasers and their agents Failure to comply could lead to an action for unlawful detainer after service of a 3-Day Notice to Perform or Quit if the resident refused to give reasonable dates and times for the entry . Make sure that you are following your obligations under Civil Code 1954 by providing properly written notice so that you are able to enforce those provisions .
Question: I have a tenant who is driving everyone in the apartment complex nuts He plays his stereo and television all day and all night and keeps everyone up We call the police constantly, but they can only do so much . I want to evict him, but he signed a one-year lease . None of the notices I have make sense in this situation What can I do to get this noisy tenant out?
Answer: If the tenant is causing major and continual disturbances to the quiet enjoyment of the neighboring property and it is severe enough, the court could allow you to evict the tenant after service of a 3-Day Notice to Vacate This notice does not allow the tenant to cure anything . Writing warning letters and documenting the disturbances can bolster your case if the tenant does not stay quiet . Although not legally required, you will likely want the tenants to appear as witnesses to also establish your case because noise complaints cases are better when other tenants appear in court to testify
SAVE MONEY BY ENCOURAGING RESIDENTS TO CONSERVE UTILITIES
Contributed by the Livable Content Team
As a Housing Provider, managing expenses is an essential aspect of maintaining a healthy return on your investment and ensuring long-term success One area where costs can add up quickly is utilities, such as electricity, gas, wifi access, sewer, trash collection and - especially - water Utility costs continue to rise and water bills have shot up dramatically over the last several years in many areas . By encouraging your Residents to conserve any master-billed utilities, you can not only reduce operational costs but also contribute to environmental sustainability . Read on for effective strategies to motivate Residents to conserve utilities, ultimately saving everyone money .
EDUCATE AND RAISE AWARENESS
Start by educating your Residents about the importance of conserving utilities . Provide them with information on the environmental impact of excessive consumption and the benefits of energy and water conservation . Encourage responsible practices such as turning off lights when not in use, using energy-
efficient appliances, taking shorter showers and reporting any leaks or malfunctions promptly . By creating awareness, you empower your Residents to make informed choices that align with both their personal interests and environmental responsibility Daniel Sharabi, Chief Executive Officer of Livable, is dedicated to educating Residents of the Housing Providers enrolled in the Livable platform . “Our site is populated with conservation tips for Residents, and we also provide a guide that Housing Providers can share with their Residents to help everyone save . We strongly believe that what’s good for the planet is good for your wallet!”
INSTALL ENERGY-EFFICIENT APPLIANCES
Upgrade your rental property with energy-efficient appliances, such as Energy Star-rated refrigerators, dishwashers and washing machines . These appliances consume less energy, resulting in reduced utility bills for both you and your Residents . Energy-efficient devices often offer superior performance and longevity, making them a valuable investment for
your rental properties in the long run . Highlight these features to prospective Residents during property showings, emphasizing the potential savings they can enjoy by choosing your rental property . Younger potential Residents highly value conservation and are most likely to seek out places to live where efficient appliances and low-flow water fixtures are in place, so having them can be an important part of marketing your listings .
IMPLEMENT RATIO UTILITY BILLING
Ratio Utility Billing, or RUBS, can be a powerful tool for encouraging utility conservation on master-billed utilities If Housing Providers use a platform like Livable, Residents become directly responsible for their utility consumption and can track their usage, reduce it and save money on utilities like water . This visibility leads to more mindful consumption habits, as Residents become aware of the direct impact of their actions on their utility bills . Ratio Utility Billing, done properly, also eliminates disputes among Residents regarding shared utility expenses, ensuring fairness, transparency and accountability Unlike submetering, RUBS doesn’t require expensive equipment purchase, installation and maintenance . It is significantly less expensive than submetering and can help Housing Providers recover up to 90% of master-billed utility bills, especially water
PROVIDE ENERGY-SAVING TIPS AND RESOURCES
Create a resource guide or brochure that outlines energy-saving tips specific to your rental property . Include suggestions such as using weatherstripping to seal gaps around windows and doors, setting thermostats at energy-efficient temperatures, and utilizing natural lighting whenever possible Share this guide with new Residents during the move-in process and make it easily accessible in common areas . By providing practical advice and resources, you empower Residents to make immediate changes that result in long-term savings
INVEST IN REGULAR MAINTENANCE AND UPKEEP
Stay proactive in maintaining your rental property’s utilities to ensure optimal efficiency . Schedule regular inspections to identify and repair any leaks, faulty faucets, or inefficient HVAC systems promptly . Check weatherstripping on windows and doors seasonally . Regular and seasonal maintenance not only saves on utility costs but also helps preserve the longevity of your property’s infrastructure Additionally, responsive
maintenance fosters goodwill and trust with Residents, reinforcing the importance of conservation efforts .
Make sure that your Residents know you want them to report even minor issues like running toilets and dripping faucets so they can be repaired before they become big problems! Some Residents feel like maintenance and repair requests will be held against them in some way, but you can set the tone to make sure that they are comfortable doing so
PROVIDE INCENTIVES FOR CONSERVATION EFFORTS
Consider implementing a rewards program to motivate Residents to conserve utilities . Offer incentives such as reduced rent, gift cards, or other perks for Residents who consistently demonstrate responsible utility usage or hit a certain amount of reduction . You can also organize periodic contests or competitions to encourage friendly competition among Residents in reducing their consumption By providing tangible rewards, you create a positive environment that fosters a sense of shared responsibility for conservation .
Encouraging Residents to conserve utilities is a win-win situation for both Housing Providers and Residents . By implementing the strategies discussed above, you can reduce operational costs, attract environmentally conscious Residents and contribute to a more sustainable future . By working together with your Residents, you can create a community that prioritizes conservation, ultimately saving money for everyone involved
Ready to explore implementing RUBS in your rental properties? At Livable, we’re a one-stop shop to help you save money on utilities, including costly lawn watering That’s why firms like Livable exist We specialize 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 www livable com/apn
Livable is dedicated to conserving water and other natural resources while helping independent rental owners get more from their investments To learn more about Livable’s innovative cost recovery solutions and educational initiatives for residents, visit livable com/apn
EARTHQUAKE PREPAREDNESS IN SAN DIEGO: PROTECTING LIVES AND PROPERTY
by Ali Sahabi, Optimum Seismic
San Diego, known for its beautiful coastline and mild weather, is not immune to the risks posed by earthquakes. Situated near significant fault lines, the city and its residents face the ever-present threat of seismic activity According to the Southern California Earthquake Center, there is a 60% chance of a 6 7 magnitude or greater earthquake occurring in Southern California . Yet, surveys reveal that only one in four households in the Western United States is prepared for such an emergency As we look toward February 2025, now is the time to focus on earthquake preparedness and the crucial role seismic retrofitting plays in safeguarding homes and businesses .
THE REALITY OF EARTHQUAKES IN SOUTHERN CALIFORNIA
Earthquakes occur daily, with about 35 recorded worldwide each day—amounting to 12,000 to 14,000 annually . In the United States, 45 states and territories are at high to moderate risk San Diego’s location makes it particularly vulnerable, as fault lines such as the Rose Canyon Fault run near densely populated areas Preparing for an earthquake is not just advisable; it is essential .
STEPS TO PREPARE BEFORE AN EARTHQUAKE
Preparing for an earthquake involves planning,
securing your environment, and educating yourself and your family Here are actionable steps San Diego residents and property owners can take:
Create a Family Disaster Plan
• Identify safe spots in your home, such as under sturdy tables or in small interior rooms .
• Designate an out-of-area contact to coordinate family communication .
• Ensure every family member knows essential phone numbers and addresses
ASSEMBLE EMERGENCY KITS
Prepare kits for your home, car, and workplace, including:
• Flashlights and extra batteries
• Portable radios
• A three-day supply of water and non-perishable food
• Medications
• Extra clothing and sturdy shoes
• First aid supplies and manuals
• An extra set of keys and copies of important documents
SECURE YOUR HOME
• Bolt heavy furniture, such as bookcases and cabinets, to wall studs
• Install latches on cupboards to prevent contents from spilling .
• Remove heavy items hanging above beds.
• Strap water heaters to wall studs to prevent tipping.
SEISMIC RETROFITTING: A VITAL INVESTMENT
For property owners in San Diego, seismic retrofitting is a critical measure to reduce earthquake damage Older buildings, especially those constructed before modern seismic codes, are at significant risk during an earthquake . Soft-story buildings, characterized by open ground floors used for parking or commercial spaces, are particularly vulnerable to collapse
Retrofitting involves strengthening a building’s foundation and structural elements to withstand seismic forces While the initial cost may seem substantial, the long-term benefits include protecting lives, minimizing repair costs, and preserving property values
WHAT TO DO DURING AND AFTER AN EARTHQUAKE
During an earthquake, the Drop, Cover, and Hold technique can save lives:
• Drop to the ground.
• Cover your head and neck under a sturdy table or desk
• Hold on to the table or desk to keep it steady.
AFTER THE SHAKING STOPS:
• Check for injuries and administer first aid if necessary.
• Inspect your property for damage, including gas leaks and structural issues
• Extinguish small fires promptly.
• Monitor local news for updates and emergency information
• Be prepared for aftershocks and continue to use the Drop, Cover, and Hold method when they occur
BUILDING A CULTURE OF PREPAREDNESS
In a region as seismically active as San Diego, earthquake preparedness must become a collective responsibility . Property owners, local governments, and residents all play a role in building resilient communities . By taking proactive steps today, we can reduce the impact of future earthquakes and ensure the safety of our loved ones and neighbors .
Sources:
• City of San Diego Fire-Rescue Department: Earthquake Preparedness Tips
• Southern California Earthquake Center
• American Red Cross Survey
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
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