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San Diego Housing Market Graph 50 Years: Analysis and Trends by Marco Santarelli Pg. 14 California
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 - Tournament Play Ends
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
Buck Buchanan
2025 President Southern California Rental Housing Association
President’s Message: Summer at SCRHA
Summer is in full swing at the Southern California Rental Housing Association!
June wrapped up with two wellattended events, and a strong lineup of classes focused on small claims court, property sales, and onsite manager compensation Thank you to the expert instructors who generously shared their time and knowledge with our members
Our Lunch & Learn Series also continued in San Diego, featuring a timely state-of-the-industry update from Patrick Kappel of Kappel Realty Group .
On a personal note, I had the honor of serving as a mentor at this year’s NextGen Leadership Development Mentor Roundtable It was inspiring to have in-depth conversations with the future leaders of our industry Thank you to the mentors for sharing your insights and expertise . And thank you to the NextGen participants, your energy and engagement drive this industry forward .
We’ve also officially kicked off awards season! Nominations for the 2025 Mark of Excellence Awards are open through July 10 These awards are your chance to recognize the individuals and teams setting the standard for excellence in Southern California’s rental housing industry
And don’t forget, the 2025 SCRHA Golf Classic is coming up on September 18! This annual event is more than just a great day on the course; it’s a chance to build relationships, grow your network, and have fun . Tee box sponsorships are going fast, so don’t wait!
Whether you’re mentoring future leaders, celebrating top professionals, or gearing up for golf, thank you for being part of a thriving rental housing community . We look forward to seeing you at an upcoming event!
Alan Pentico, CAE
Executive Director
Southern California Rental Housing Association
Rental Housing at a Crossroads: Make A Difference, Share Your Insights
The Southern California Rental Housing Association sincerely thanks everyone who participated in the most recent Vacancy and Rental Rate Survey . Your time and insights are invaluable to our ongoing mission to support and advocate for a thriving rental housing industry throughout Southern California
The annual Vacancy & Rental Rate Survey provides critical data on current market conditions and tracks rental rates, number of bedrooms, size, age, location, and classification to provide the community with a detailed snapshot of what’s happening across our region . With your participation, SCRHA provides members, policymakers, and the broader public with reliable data reflecting actual experiences.
In times of economic uncertainty, shifting regulations, and evolving renter needs, having access to accurate, member-reported data is more important than ever This information helps guide our advocacy efforts, allowing us to demonstrate the actual impact of housing regulations on small and independent property owners .
Whether you manage a handful of units or oversee large portfolios, your voice helps tell the full story of the rental housing landscape in Southern California We’re proud to be a trusted source of information for housing providers, and your participation
makes that possible .
In addition to the Vacancy & Rental Rate Survey, the Southern California Rental Housing Association is currently conducting a survey to better understand the state of the rental industry and how you are responding to the challenges facing housing providers We will use the data collected to identify new ways to support you and focus our advocacy efforts to protect your investments.
Your insights, just like in the Vacancy and Rental Rate Survey, make a difference. With your help, we’ll continue to grow stronger, more informed, and more united in our mission to promote responsible rental housing through advocacy, education, and collaboration .
Thank you again for being an engaged and committed member of SCRHA .
CE LE B R ATIN G
CE LE B R ATIN G
Entrada | Greystar
Yvonne Coover-Stone Company
El Pedregal | Cirrus
Beverly J . Gimbel
Limoncello
Frederic and Karen Wise
Hitching Post Motels, Inc.
Mike Haas Company
Whalen Properties
Leslie and Rita Clarke
Jack Zolezzi Trust
Darlene Lubkay Company
Wilma H. Healey Company
CE LE B R ATIN G an
GTF Properties
Mission Heights Ltd
Donna Webber Company
Vladimir Nicolayeff Company
John Belanich Company
Thomas Eklund Company
Creaser & Warwick, Inc.
DNC Limited Partnership
Jesse and Maria Beltran
The Kevane Company, Inc.
Bob Woodard Company
Elinor van den Akker Company
McDonnell Property
RG Investment Real Estate Services Inc.
Caesar Oriol Company
Harriet Bossenbroek Company
Fred and Shirley Salzer
Park Haven Apartments
Fleetwood Properties
D H and J A Clarke
Rolf Steeve Company
MG Properties
Kenneth Rundlett Company
Laurence and Carolyn Kaiser
George and Connie Rawlins
Hanken, Cono, Assad & Co .
Errol Tonsky Company
Gregory Robinson Company
Fergin Properties
Richard Hancock Company
Kornfeld and Levy, Certified Public Accountants
Sierra Mar Properties LLC - Paul Hasley
La Jollan Townhomes| Murray LLC
Mary Ann Tarantino Company
Terry Moore, CCIM, Inc.
Willin Properties
Jerry Conway Company
Gary Smith & Stacy Corbett
IHA Partners Inc.
Jeffrey Malik Company
Dutch and Margaret Swagemakers
G. Beit-Ishoo / SeaDate
Thomas Geantil Company
George and Celida Haddad
All Points Real Estate
Al Smithson Company
Sprague Pallas & Assoc
Longley Family Trust - Nancy Longley Trustee
Jeff Lewis Company
Waltwood Properties
Marilynn Nemeroff Company
San Diego Housing Commission
Nancy Mullins Company
DaSilveira Family Trust
NLJ, LLC
Brothers II
Park Place Management
Gulotta Properties
William D Snell Company
Kastoria, LLC| Leaf & Cole, LLP
Attar Enterprises
or
account, or were taken under
T1 PropertiesE
Darren and Jan Magot
Legar Management
Perry and Felecia Vlahos
M. C. Contracting Service
Robert Bayer Company
Josephine Cree Company
RJW Properties, Inc.
David & Doreen Clifton
Laura Sperry Company
Roberta Litvinoff Company
Wakeland Housing & Development
James Naill Company
ATI Restoration, LLC
Phillip Tran Company
David Olson Company
Holy Cross Cemetery
Muraoka Enterprises Inc.
People Helping Others Prop. Mgmt.
Rose Marie Hadley Company
Law Offices of Andrew C. Laubach
Walz Properties| Fortuna Investment Group
Louis Greco Company
Mark Marshall Company
Katherine Packard Company
Elizabeth Dammassa-Uglik Company
Michael Bart Company
REC Properties| Peasquitos Point Apts.
Delta Property Management
Dennis & Tina Daneri
Opti-Fit
Mira Bella Apartments | Simpson Property Group
John Peters Company
Araz Yacoubian Company
Sherry Bird Company
O’Neil Enterprises
Sciuto Properties
Tom Brady Company
Christine Whitacre Company
Axiom Real Estate
Jon Groeschel Company
Barry Treahy Company
Vera Coburn Company
Dennis and Marian Pierce
216 & 220 Glover LLC, 215 & 219 Fourth Ave LLC
Jesus and Yolanda Arroyo
Betty Bark Company
5545 Kiowa LLC
David M. Pierce
Regents Court Apartments | Greystar
Tamra Fuller Fountas
Arbor Terrace | Westlake Housing
Buchanan Property Management Corp.
The Anastasiu 1996 Trust
Brian Steer Company
Eagle Property Management
Kiley Berlinski Company
Arbors at California Oaks Apartment Homes
Denise Holder Company
JDS Security
Doug Williams/Catherine Larion
Silverado Apartments (RCMI)
Siegel Properties
SatisFacts Research
Oak Tree Properties
Newman Windows and Doors
Top Gun Property Management
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.
Section 310 of the California Building Code requires that all residences and rental property used for sleeping must have smoke detectors installed. Smoke detector fire alarms must be installed according to the manufacturer’s instructions, and must be fully functional and tested on a regular basis to be certain they are working .
SMOKE DETECTOR LAWS IN CALIFORNIA
Cal Fire recommends installing smoke alarms in every bedroom, in the hallways leading to the bedrooms, and on each level of your home, including the basement . Smoke alarms should be mounted on the ceiling 4″ from the wall; wall mounts should be 4-12″ from the ceiling Do not install near draft areas such as windows or vents .
Related: How to Make Your Property Safe for Yourself and Your Tenants https://www .fastevictionservice . com/blog/how-to-make-your-property-safe-foryourself-and-your-tenants/
In California since 2014, new smoke detector fire alarms are required to have a long life, permanently
California Landlord Laws Regarding Smoke Detector Fire Alarm Systems in Apartments and Rental Property
By Patti ‘Widget’, Widget’s Way
enclosed battery with a 10 year rated lifespan For older smoke alarms with replaceable batteries, change batteries once a year If the alarm chirps, replace the battery immediately Test the smoke alarm once a month by pressing the test button . Dust and cobwebs can affect their sensitivity.
California Landlords are required by law to provide smoke alarms, and tenants cannot remove them However, it is understood a landlord is limited in their ability to regularly test the smoke alarms which makes it the responsibility of the tenant to test it and replace batteries when necessary on older smoke alarms installed before 2014 in California .
In addition to requiring smoke detector fire alarms in California rentals and apartments, the law also requires the installation of approved Carbon Monoxide Detectors in rental properties and single-family dwellings where there is a gas heater or appliance, a fireplace or an attached garage.
Smoke detector fire alarms systems in apartments and rentals serve many important functions .
YOUR TENANTS ARE PROVIDED WITH AN EARLY WARNING
Fire alarms are very loud and clear, providing the tenants with a chance to respond quickly. Efforts can also be made to extinguish the fire, which will limit the extent of damage .
A proper fire alarm system ensures tenants an early warning, providing them with enough time to vacate the building As such, most of the tenants will be able to get out before the fire spreads and they will be less likely to suffer from any serious injury.
YOU WILL NOT HAVE TO BEAR LIMITED LEGAL LIABILITIES
A fire alarm system can help you in reducing your potential liability should a tenant sue you for injuries in case of a fire. The prime reason behind this is that there will be a lesser number of injuries since you already have a proper system in place . Secondly, even if you do have to go to court, you can at least claim you did
your part and the entire blame cannot be put on you
Related: A Landlord’s Duty: Safety and Habitability Regulations Required for their Tenants https://www fastevictionservice .com/blog/a-landlords-duty-owedto-their-tenants/
As a California landlord it is essential that you know the laws regarding smoke detector fire alarm systems for your apartments and rental property or you could face steep fines resulting from a building inspection or tenant complaint – or very serious liabilities in the unfortunate event of a fire. Be certain your tenants know and understand their responsibility to test and maintain the smoke detector fire alarms in their rental units on a regular basis
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WHEN DOES A SMOKE DETECTOR EXPIRE IN CALIFORNIA?
In California, smoke detectors typically have a lifespan of about 10 years . After this time, they may lose their effectiveness and reliability in detecting smoke and fire. It’s recommended to replace smoke detectors every 10 years, or sooner if they are malfunctioning or if the manufacturer specifies a shorter lifespan . Additionally, it’s crucial to regularly test smoke detectors and replace their batteries as needed to ensure they are functioning properly at all times
WHO IS RESPONSIBLE FOR CHANGING SMOKE DETECTOR BATTERIES IN CALIFORNIA?
After 2014, landlords are responsible for installing/replacing battery-less smoke detectors every 10 years, or if malfunction occurs .
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
BOWLING Tournament
MIRA MESA BOWLING LANES
San Diego Housing Market Graph 50 Years: Analysis and Trends
By Marco Santarelli
The San Diego housing market graph over the past 50 years tells a captivating tale of booms, busts, and everything in between . As someone who has closely watched this market, I’ve seen firsthand how it can leave you amazed and bewildered at the same time . Today, we’ll break down this rollercoaster ride and try to understand the forces that have shaped San Diego real estate .
SAN DIEGO HOUSING MARKET GRAPH: A 50-YEAR JOURNEY
Here’s the graph (above) showing the All-Transactions House Price Index for San Diego MSA
THE EARLY DECADES: STEADY GROWTH AND SHIFTING SANDS (1970s-1980s)
Peeking back at the San Diego housing market graph from 1975, we see the House Price Index hovering around 25 .29 . This period was marked by relatively steady growth, fueled by a developing economy and a growing population
Key takeaways from this era:
• Interest rates played a major role. The 1970s saw high inflation, leading to fluctuating interest rates that sometimes made it tough for buyers to jump into the market
• The ‘80s brought about change. Interest rates
Please turn to page 16
Marco Santarelli is an investor, author, Inc . 5000 entrepreneur, and the founder of Norada Real Estate Investments – a nationwide provider of turnkey cash-flow investment property. His mission is to help 1 million people create wealth and passive income and put them on the path to financial freedom with real estate . He’s also the host of the top-rated podcast – Passive Real Estate Investing .
Welcome New Members
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Continued from page 14 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.
started to cool down, making homes more affordable and leading to increased demand. This period saw a significant upward swing in the San Diego housing market graph .
THE BOOM YEARS: RIDING THE WAVE (1990s-2000s)
Fast forward to the 1990s, and the San Diego housing market graph takes a dramatic turn upwards The dot-com boom brought an influx of wealth and jobs to the area, making San Diego a hotbed for real estate investment
Here’s what shaped this period:
• The rise of the tech industry. San Diego, with its pleasant weather and attractive lifestyle, became a magnet for tech professionals, further driving up demand for housing
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.
with the House Price Index soaring above 300 The market was hot, with properties often receiving multiple offers and selling for well above asking price.
THE CORRECTION AND RECOVERY: WEATHERING THE STORM (2007-2012)
The San Diego housing market graph took a sharp downturn in the late 2000s with the onset of the global financial crisis.
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.
Here’s what happened:
*Statistics pulled from Yello
• The subprime mortgage crisis. This crisis, triggered by risky lending practices, led to a wave of foreclosures nationwide, including in San Diego
They Want an Offer, and They Want it NOW
• Low interest rates made borrowing cheaper. This fueled the fire, making it easier for people to qualify for larger mortgages, further escalating home prices
By the early 2000s, the San Diego housing market graph was on an unprecedented upward trajectory,
• The housing bubble burst. Prices that had risen at an unsustainable pace finally corrected, leading to a steep decline in the San Diego housing market graph
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
The recovery in San Diego was relatively swift compared to other parts of the country . By the early 2010s, the San Diego housing market graph began to show signs of life
THE CURRENT CHAPTER: A NEW ERA OF GROWTH? (2013-PRESENT)
The San Diego housing market graph from 2013 onwards has been characterized by consistent, albeit more measured, growth . The House Price Index, while not reaching the dizzying heights of the early 2000s, has been steadily climbing .
Here’s what’s shaping the market today:
• Limited housing supply San Diego faces a chronic shortage of housing inventory, with demand consistently outstripping supply . This is a key driver of the upward pressure on prices
• Strong economic fundamentals San Diego boasts a diverse and robust economy, with strong job growth in sectors like technology, healthcare, and tourism
LOOKING AT THE DATA: A CLOSER EXAMINATION
The data from the U S Federal Housing Finance Agency paints a clear picture of the San Diego housing market’s journey over the past 50 years
Let’s take a look at some key data points from the AllTransactions House Price Index for San Diego-Chula Vista-Carlsbad, CA (MSA):
LOOKING AHEAD: WHAT’S NEXT FOR THE SAN DIEGO HOUSING MARKET?
Predicting the future of any real estate market is like trying to predict the weather – there are a lot of factors at play! However, by studying historical trends, analyzing current market indicators, and considering broader economic factors, we can make some educated guesses .
Here are some key things to watch out for:
• Interest rates: Rising interest rates can impact affordability and potentially slow down price growth
• Inventory levels: A significant increase in housing supply could help moderate price increases .
• Economic conditions: A strong local economy will likely continue to support demand in the housing market
FINAL THOUGHTS: NAVIGATING YOUR PATH IN THE SAN DIEGO MARKET
The San Diego housing market has certainly had its share of ups and downs over the past 50 years . But one thing remains constant: San Diego’s desirable location, strong economy, and high quality of life continue to make it an attractive place to live . Whether you’re a seasoned investor or a first-time homebuyer, understanding the cyclical nature of the market and doing your due diligence is key . Remember, every market cycle presents opportunities, and with careful planning and a long-term perspective, you can navigate the San Diego housing market with confidence.
Congress Must Stop Extortion From Predatory ADA Lawsuits
by Alan Pentico, CAE, Executive Director of the Southern California Rental Housing Association
Whena local property manager in La Mesa received a letter in the mail asking if his rental office had a text-to-voice machine, he was confused . The 72-unit apartment complex he managed didn’t even have a rental office . But that wasn’t the point .
The letter was a setup .
Days later, he was served with a federal lawsuit for allegedly violating the Americans with Disabilities Act — not because a tenant had complained, but because a serial plaintiff and their attorney were blanketing California with boilerplate lawsuits . They demanded a $5,000 settlement He paid it, knowing that defending the case in court could cost 10 times as much .
That’s what passes for business as usual now in California’s housing world . These lawsuits don’t come
from tenants; they’re about money Settlements are making the plaintiffs rich, one check at a time — and they’re driving up the cost of housing .
These predatory lawsuits slowed down during the pandemic but now we are seeing the first big wave since the shutdowns . This year, our association has fielded numerous calls from terrified housing providers facing lawsuit threats
Another local housing provider was also hit Her property has no stairs and a long record of tenant accommodations, including bathtub conversions for elderly and disabled residents None of that mattered She received a lawsuit with a laundry list of infractions and demanding thousands . Her attorney called it what it was: a shakedown She paid the settlement, knowing she had no real choice .
Both victims asked that their names not be used,
fearing that they’ll be targeted again
Stories like these are playing out across the state California is home to more than 40% of the nation’s ADA litigation, according to the U .S . Department of Justice and the Civil Justice Association of California
A small number of firms file thousands of lawsuits, using many of the same plaintiffs over and over. They’ve found a way to game the system . And right now, federal law allows it .
To be clear, the ADA is an essential law . It opened doors — literally and figuratively — for millions of Americans . But it was never intended to be used as a tool for legal extortion .
Think “legal extortion” is a strong term? That’s exactly what’s happening when plaintiffs file suit over a sign that’s two inches too high or a ramp that’s two degrees too steep . This is happening — often at properties built decades before the ADA existed and which are not legally required to retrofit unless major renovations occur .
California’s lawmakers have tried to address these lawsuits by creating a “right to cure” period for certain violations and encouraging property owners to conduct Certified Access Specialist inspections. After
those reforms took effect, we saw fewer lawsuits in state court
But here’s the problem: none of that matters in federal court, where these lawsuits are now being filed en masse to get around the state reforms
Federal lawmakers need to step up — now . We need common-sense reform that protects the spirit of the ADA without allowing it to be hijacked .
We also need the feds to crack down on serial filers who exploit this law for profit. That’s exactly what happened in California in 2012 when an attorney was disbarred after filing more than 500 such cases in state courts .
Small landlords are already under pressure from rising costs, restrictive local ordinances, and calls to artificially lower rents.
The reality is, these lawsuits are driving up housing costs, discouraging investment in older properties, and punishing the very people trying to keep rental housing available and affordable.
Enough is enough. It’s time for Congress to fix this.
Alan Pentico, CAE, is the executive director of the Southern California Rental Housing Association. Whenever I can, I like to share my expertise in any of the areas mentioned. Feel free to ask. If I don’t know the answer, I can probably give you some good suggestions as to where to look for it. My capability includes: Extensive experience in local policy inception, development, and implementation through collaborative efforts; Broad experience in local and state advocacy and program management as well as Political Action Committee management, as a Public Affairs Executive; and a strong understanding of non-profit management including certification by the American Society of Association Executives (ASAE) as a Certified Association Executive (CAE) for Non-Profit association management. A wide-range of knowledge in the rental housing industry. I am always interested in new ways to advance the Rental Housing industry, field of Public Affairs, and Non Profit industry.
Follow These Collection Policies To Help You Get What’s Owed
by the Team at Livable
As a Housing Provider, one of the most fundamental responsibilities you have is collecting rent, and in some cases, utility payments from your Residents. Unfortunately, it is not uncommon to have Residents who fall behind on their payments for rent and utilities, leaving you to navigate the difficult and often uncomfortable process of collecting those outstanding bills.
We know that Housing Providers like you want positive and professional relationships with your Residents. Unfortunately, those relationships can become strained when it comes to managing late payments. We’ve already talked about best billing practices, but even the best systems and efforts can’t prevent late payments sometimes. To help you maintain positive relationships with your Residents, follow these best practices when dealing with delinquent payments, whether on rent or utilities, to maximize your cost recovery.
Establish Clear Expectations
One of the best ways to avoid delinquent payments is to establish clear payment policies from the outset. Before a Resident moves in, make sure that they understand when rent and utility payments are due, how much they are and what payment methods are acceptable. Be sure to clearly communicate, in writing, the consequences of late or missed payments, such
as late fees, interest charges or legal action. By setting expectations up front, you can minimize the likelihood of payment issues arising in the first place.
When it comes to utilities, you can do this more easily by engaging a third-party billing company so that Residents can clearly see the costs. Using a third-party also adds a layer of distance and neutrality to help keep conversations professional instead of personal.
“It’s important for your healthy net operating income to collect all the money that your Residents owe,” says Daniel Sharabi, Chief Executive Officer of Livable.
“It’s our goal to help Housing Providers do that in a professional manner through a ratio billing system that ensures all charges are apportioned fairly and transparently.”
Follow Up Early and Often
If a Resident falls behind on payments, it is crucial to follow up with them as soon as possible. Don’t wait until the payments are several months overdue to initiate contact; instead, reach out as soon as the payment is late. A friendly reminder via phone, email or text message can often be enough to prompt the Resident to pay what they owe. Things happen and people can simply and honestly forget or not realize what the date is (allowing autopayments can help prevent that!).
It’s important to be persistent but professional in your communication.
Consider a simple, yet friendly, message such as,
“Hello, I hope all is well with you! I am writing to remind you that rent was due two days ago. Please let me know when I can expect to receive your payment! If there’s a problem, let me know so we can work something out. Have a great day.”
Provide Options for Payment
In some cases, residents may be late on their rent or utilities because they are experiencing financial difficulties. To help them catch up, consider providing payment options. This could include payment plans, reduced payments for a limited period of time, or other creative solutions. By working with the Resident to find a solution that works for both parties, you can avoid eviction (and an empty unit for even a day) and maintain a positive relationship with the Resident. It’s easier to keep a Resident than get a new one, so making that effort may be worth it financially, even if you take a short term hit in a delayed payment or temporarily lower payment.
Enforce Late Fees and Interest Charges
Late fees and interest charges can be effective tools for encouraging timely payments. By enforcing these charges when rent or utility payments are late, you can incentivize Residents to pay on time in the future. However, it’s important to ensure that these fees are reasonable and legally permissible under local laws and regulations. Having the payments established and waiving them in an exceptional circumstance can also go a long way toward maintaining a good Resident relationship.
Consider Hiring a Collection Agency
If a Resident continues to fall behind on what they owe despite your best efforts to work with them, it may be necessary to hire a collection agency. These agencies specialize in recovering debts and can often be more effective than Housing Providers alone in securing payment. However, it’s important to research collection agencies carefully and to ensure that they operate ethically and legally. Most agencies are ethical and aboveboard, but it’s on you to conduct that due diligence for the protection of your own business interests. You should also consider retaining an attorney to ensure your collection efforts are in compliance with state and local regulations as well as general fair practices.
Document Everything
Throughout the process of collecting outstanding bills for rent or utilities, it’s important to keep detailed records of all communications and transactions. This can help protect you in the event of a legal dispute, and can
also serve as a reminder of what steps you’ve taken to collect payment. Keep copies of all correspondence, receipts and invoices. Consider using a property management software and third-party utility biller to help you stay organized on all your documentation. That ensures you are well prepared if you need to take legal action.
Be Prepared to Pursue Eviction
Unfortunately, there may come a time when eviction is necessary to resolve an outstanding payment issue. While this is a difficult decision to make, it’s important to be prepared to take legal action if necessary. Make sure you understand local laws and regulations regarding eviction and consider working with a lawyer to ensure that the process is handled properly. While eviction should always be a last resort, it’s important to be prepared to take this step if other efforts to collect payment are unsuccessful. Remember, thorough communication, verbally and in writing, from the start of the professional relationship is absolutely necessary before opting for eviction.
Collecting outstanding bills for utility and rent can be a challenging and stressful task for Housing Providers. However, by establishing clear boundaries and procedures as iterated above, Housing Providers can increase their chances of successfully collecting outstanding bills and maintaining positive relationships with their Residents. By taking a proactive and professional approach to the process of collecting payments, Housing Providers can protect their investment while maintaining a positive resident experience.
Do you need help collecting those utility costs from your Residents? That’s why firms like Livable exist. We specialize in handling all aspects of utilities for midsized 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/apn
Landlord Legal Questions &Answers
by Kimball, Tirey & St. John LLP
AQuestion: Can residents sit outside their front door and drink beer or smoke cigarettes? Other residents are complaining .
nswer: If the outside portion where they are drinking beer or smoking is part of the common area of the premises, you can restrict that activity if it is restricted for all residents . If it is part of their rented space, you cannot, unless they are causing unreasonable disturbances to other residents . There can also be limitations where local jurisdictions have further limited smoking in multifamily housing .
Question: I purchased rental property two years ago and the security deposits need to be increased Most of the deposits are $1,000 00 and need to be increased to $1,800 .00 . What is the best way to do this?
Answer: If they are in a month-to-month agreement, you can serve the tenant with a thirty-day notice, changing the terms of the tenancy to increase the deposit amount The maximum is one month of rent at the time they moved into the property unless the owner is exempt . Be cautious of rent control jurisdictions or other local laws that may have other limits on the deposits .
Question: Who is responsible for the expense of carpet cleaning and painting when a tenant vacates a unit? Is it lawful to pass on this expense to the departing tenant?
Answer: Under California law, the carpet must be left in the same clean condition as when the tenant first moved in. A landlord is only allowed to deduct for any repairs or cleaning that go beyond
normal wear and tear . Landlords and owners should also amortize the cost for the remaining useful life of the paint and not charge for a full repaint .
Question: We rented to three roommates who all moved in at the same time One moved out a couple of months ago and the other two moved out last month . All three were on the rental agreement and one demands that we give the entire deposit refund to him because he was the one who paid it . What should we do?
Answer: Either require the roommate to produce a written, notarized statement from the other two roommates granting their permission and consent or issue a check with all three names as the payee Accounting for the security deposit disposition will also not be required until all tenants vacate the unit
Question: I served a three-day notice to pay rent or quit to one of our tenants . I received a partial payment within the three-day period . Do I have to serve another notice for the remainder of the rent or is the notice still good?
Answer: Under California law, a residential landlord who accepts partial payment of rent demanded on a three-day notice is required to serve a new notice for the balance owed . If you wish to proceed with eviction, you should not accept partial payment .
Question: How do we get rid of tenants who have filthy units? They always pay on time.
Answer: If the condition of a residential tenant’s apartment unit is creating a health or safety hazard, the landlord should take steps to require the hazard be removed, or if necessary, terminate the tenancy and evict If the condition does not amount to a health or safety hazard, you may elect to serve a thirty-day notice to terminate a month-to-month tenancy, or if the lease is a fixed term, do not renew The option to not renew or terminate would not be a reason to evict in most jurisdictions where just cause is required to evict If the tenant could have a disability called “hoarding,” you should seek legal advice before proceeding .
Question: One of our tenants informed me that residential landlords must replace carpeting every five years . Is this true?
Answer: No. California does not have specific requirements for replacing carpets or any condition of the unit so long as it remains in a habitable condition, which means free from substantial health or safety hazards If the carpet does not have holes or tears it is in habitable condition, if it can be repaired that is acceptable .
Question: How long should we retain old leases at our apartment complex? I have heard that old leases must be kept for two years, is this correct?
Answer: The statute of limitations (the time one is given to bring a lawsuit) for written leases is four years . Therefore, leases should be retained a minimum of four years from the date of the vacancy .
Protecting Your Summer: How to Keep Mosquitoes at Bay
Summer in San Diego means sunshine and outdoor fun, but it can also mean unwanted mosquitoes . The County of San Diego Vector Control Program (VCP) is here to help
We protect the public against mosquitoes, ticks, rodents and other “vectors” that can spread disease. We regularly monitor about 1600 different sites throughout the county that hold water where mosquitoes can breed and treat them when necessary to keep mosquito levels low . We also test mosquitoes for different diseases in our state-ofthe-art lab Up to date information can be found on our website at SDVector .com .
When treatments are necessary, we prioritize ecofriendly methods like using mosquitofish to eat mosquito larvae and organic bacterial larvicides that are safe for humans, pets, and plants. Mosquitofish are also provided free to the public to use in ponds or unmaintained swimming pools to keep mosquitoes from growing .
Ever since their arrival 10 years ago, Aedes aegypti, also called “ankle biters”, can be found at many homes all around the county breeding in small sources of standing water like plant saucers, vases, rain barrels, and landscape drains . These mosquitoes can spread viruses like dengue, chikungunya, and Zika so dumping out standing water weekly or treating with larvicide is important to help prevent them at your home Dump out weekly plant saucers, tarps, toys, and other outdoor items that are holding water . Store outdoor items like buckets upside down and keep rain gutters clear . Cover
rain barrels or treat them with a mosquito larvicide Keep water clean and circulating in swimming pools, ponds, and fountains .
You can also protect yourself from mosquitoes by wearing long sleeves, socks, and shoes outdoors . And use an EPA-approved mosquito repellent that contains DEET, picaridin, IR3535, oil of lemon eucalyptus, para-menthane-diol, or 2-undecanone to prevent mosquito bites Install window and door screens without gaps and repair holes in screens to keep mosquitoes out .
We offer free home inspections and educational visits to find and treat mosquito breeding. Contact the County of San Diego Vector Control Program at (858) 694-2888 or vector@sdcounty .ca .gov to request an inspection or report concerns Learn more at SDVector .com and follow @SDFightTheBite on Facebook and X .
Lunch & Learn San Diego
Featuring Patrick Kappel, Kappel Realty Group
June 17, 2025
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
July 21
New Member Orientation
Webinar
Connect with fellow SCRHA members and learn how to navigate key resources to make the most of your SCRHA membership during our quick and interactive New Member Orientation This session is free for members
July 21, 2025
Maximize Property Value & Minimize
Maintenance Costs! (1 CEC) Webinar
Join us for an engaging and practical session tailored to independent rental property owners and managers who need cost-effective strategies to maintain their properties.
September 11 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
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!
- 6:00P
NextGen Leadership Development Mentor Roundtable
June 18, 2025
COUNTY OF SAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEALTH & QUALITY
VECTOR CONTROL PROGRAM VECTOR CONTROL PROGRAM
Open House Open House
Join us for a public open house in the plaza of the County Operations Center to learn how the Vector Control Team tackles mosquitos and what you can do to keep them away.
Meet experts. Ask questions. Explore interactive booths. Learn how to control mosquitos. Get tips to protect your family. All ages are welcome.
COUNTY OPERATIONS CENTER PLAZA OPERATIONS CENTER PLAZA 5520 OVERLAND AVE. 5520 AVE. SAN DIEGO, CA DIEGO, CA 92123
LEGISLATIVE REGIONALUPDATE
San Diego Region’s 2025 Annual Survey Slight Uptick in Rents After Significant Declines A Year Ago, Coincides with Lower Vacancy Rate
Southern California Rental Housing Association’s (SCRHA) 2025 Vacancy and Rental Rate Survey recorded a decrease in the availability of rental units . At the same time, countywide, rents compared to last year have increased slightly by 4 .1% . Rents in just the City of San Diego increased at a higher rate of 9 3%
The San Diego Region saw an overall decrease in the vacancy rate, trending downward 2 76%, to 3 .6% compared to 6 .36% in 2024 . The City of San Diego vacancy rate decreased by 1 1%, to 3 .12% from 4 .22% last year
The reduction in the vacancy rate has clearly put increased pressure on rents, unlike last year when the vacancy rate was almost double and rents were 7% lower than in 2023 Region-wide rents decreased on average from $2,338 in 2023 to $2,170 in 2024 . The average City of San Diego rent recorded in the 2023 survey was $2,266 compared to $2,189 reported in 2024
approximately 6,000 San Diego rental property owners and managers this past March . SCRHA received responses representing approximately 4,885 units . Housing provider owners and managers were asked to record information about their rental units such as rental rates, the number of bedrooms, square-footage, age, location of the property, if the property is a condominium, single-family or apartment unit, and if the unit was unoccupied on a specific date.
The comprehensive Vacancy & Rental Rate Survey is available to SCRHA members at socalrha.org. Please log in to your account to access the complete survey. Non-members can purchase the survey at socalrha.org.
Southern California Rental Housing Association has used its Vacancy and Rental Rate Surveys to track rental and vacancy rate data in the San Diego Region since the 1950s Surveys were mailed to
The data recorded from each Vacancy and Rental Rate Survey is unique and varied . The data from the surveys are dependent on the number of responses and information provided by SCRHA members and nonmembers . While it may be difficult for housing providers to determine market trends in the San Diego region’s rental housing market, SCRHA surveys remain vital resource providing information on all rental unit types in the region The SCRHA recommends rental housing professionals review the data of nearby cities and zip codes in the current and past SCRHA and SDCAA surveys and use other rental housing resources to track rental and vacancy rates .
CALIFORNIA EARTHQUAKE AUTHORITY WARNS OF NEED FOR RETROFITS
by Ali Sahabi, Optimum Seismic
WILL SAN DIEGO BE AT THE CENTER OF CALIFORNIA’S NEXT DEADLY EARTHQUAKE?
Experts estimate that there is a 99 to 1 chance that a major, potentially deadly earthquake will strike somewhere in California during our lifetimes Whether it hits near San Diego or along another fault line, the threat is real and the stakes are higher than ever . Preparedness is no longer optional; it is essential
It could wield its lethal blow in San Diego, according to California Earthquake Authority CEO Glenn Pomeroy[i]
“In the greater San Diego area, the Rose Canyon Fault runs through the heart of the city and along the ocean, presenting a major seismic hazard to the region,” he wrote in an Op-Ed published recently in the San Diego Union-Tribune . “The San Diego area’s large population, coupled with the seismic vulnerability of
its older homes, buildings, and infrastructure systems, put the region at risk of significant damage from earthquakes ”
According to U S Census data[ii], more than 53% of the housing units in San Diego County were built before 1980 and could be in need of retrofitting, he said
That includes multi-family units .
ARE THE ODDS IN YOUR FAVOR?
How do you weigh the risks you face against the costs to guard against them?
When it comes to the health and safety of my family or our livelihood, I want to protect what I cherish . Crossing my fingers and hoping for the best is not a viable option .
The math is clear Researchers at Caltech showed every dollar spent in retrofitting soft-story structures can save property owners up to seven dollars, and that didn’t include loss to contents, alternate living expenses or deaths and injuries – all of which would significantly increase the cost-to-benefit ratios.[iii]
FEMA found similar cost benefits in a two-year analysis of seismic retrofit scenarios on a variety of buildings in locations throughout the United States . The study found high benefit-to-cost ratios for California buildings, including a tilt-up warehouse in Hayward
FINANCIAL ASSISTANCE
California, along with several cities and counties within the state, offer exclusions from property tax assessments of construction costs for seismically strengthening buildings with retrofits along with waivers of transfer taxes, etc .[vi]
Beyond these financial incentives, cities such as Los Angeles also allow building owners to recover up to 50% of the cost of their retrofit in the form of increased rents to their tenants .
Owners of California’s estimated 100,000 older, existing affordable multifamily housing buildings urgently need more assistance in these difficult financial times. With an average of 10 units per building, as many as 2,500,000 Californians may be living in pre-1978, soft-story buildings that are subject to collapse in earthquakes . There is an urgent need for government
agencies to enact policies and allocate resources to speed these safety improvements .
Contact Optimum Seismic today at 833-978-7664 or visit optimumseismic .com to arrange a complimentary assessment of your multifamily housing building
[i] Union Tribune, “How to strengthen your home against earthquakes,” https://www.sandiegouniontribune.com/opinion/ commentary/story/2021-06-24/opinion-how-to-strengthen-yourhome-against-earthquakes
[ii] U.S. Census Bureau https://data.census.gov/cedsci/ table?text=housing%20characteristics&g=0500000US06073&tid= ACSCP5Y2018.CP04&hidePreview=true
[iii] Association of Bay Area Governments, “Soft-Story Residential Buildings in Earthquakes – Risk Management and Public Policy Opportunities.” http://resilience.abag.ca.gov/wp-content/ documents/PR-Soft-Story.pdf
Insert new ## 21 and adjust other ##s. “Earthquake Damage Estimates Hit $48.5 Million, Salt Lake County Officials Say,” McKellar, K. Desert News, April 9, 2020.
[vi] City of Berkeley, https://www.cityofberkeley.info/ uploadedFiles/Online_Service_Center/Planning/ SeismicRetroProgramGuidelines.pdf
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
Sponsors
APT Residential LLC
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Abode Communities 213 225 2868
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Cambridge Management Group, AMO 619 497 0771
City View Apartments|Greystar 619 234 0134
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Cushman & Wakefield 949 224 2929
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F Flats LLC 248 860 8845
Foothills at Old Town | Sentinel Corp 951 676 7545
California Safety Agency 866 996 6990 Elite Security & Staffing
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San Diego (38428)
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CHECK OUT THE OPEN BOXES, DISPLAY MODELS, AND DISCONTINUED ITEMS FOR FAMOUS SAVINGS!
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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
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The ultimate resource for all things related to rental housing.
ADVOCACY
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OUR VISION
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OUR MISSION
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