Southern California Rental Housing Association Rental Advisor

September 2020

SCRHA 5675 Ruffin Road, Suite 310 San Diego, CA 92123

Protect Your Property From Fire

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CONTENTS SEPTEMBER 2020

Industry Voices 7 Rental Property Reignites 23 Pigs Get Fat Etta Smith, Generation Contracting & Emergency Service, Inc. Emergency Preparedness

26 Getting a Handle on COVID-19 Case Response

Eric Domeier, AIA, ICC Commercial Inspector Property Investment

31 Earthquake Warning System to Alert SD

Ben Kollmeyer, Forensic Analytical Consulting Services COVID-19 Resources

Ali Sahabi, Optimum Siesmic Emergency Preparedness

37 AB 2219 Accepting Rent from Third Parties SCRHA White Paper

In Every Issue 3 4 11 15 44

President’s Message Executive Director’s Message Regional Legislative Update Capitol News Calendar

Use A Member First

51 Business Directory: Property Management Companies 53 Business Directory: Suppliers 56 Advertiser Index Search the Online Business Directory at socalrha.org.

2020 OFFICERS

President Kendra Bork, Cambridge Management President Elect Lucinda Lilley, FBS Property, AMO Vice President John Modlin, GRI, Independent Owner Secretary Aiesha Blevins, Alliance Residential Treasurer Abigail Rex, American Asset Management Legislative Chair Shannon Kelly, Independent Owner Immediate Past President Scott Cook, CPM, SVN Asset Advisory Group

2020 DIRECTORS

Allison Pfister, GreyStar Athan Ranglas, R&V Management Buck Buchanan, Owner Carla Azevedo-Taber, Progress Management Gail Miller, Lincoln Military Housing Hojjat "Tom" Tamar, Owner Jay Lopeman, BG Multifamily Kurt Sullivan, Douglas Allred Company Melissa Deen, Sunrise Property Management Nichole Lawhon, Apartments.com Scott Ledesma, Generation Contracting & Emergency Services Todd Henderson, Owner

HONORARY LIFE ADVISOR G. Wesley Harker

Rental Advisor

MAGAZINE STAFF Publisher Alan Pentico, CAE, Executive Director Managing Editor Olivia Galvez, Director of Operations Editor Lindsey Lee, Marketing Coordinator Design & Layout Marc Shanahan EDITORIAL ADVISORY BOARD Melissa De Marco, FBS Property, AMO-Chair Etta Smith, Generation Contracting & Emergency Services, Inc.-Vice Chair Norman Cullen, CULTR 1, LP Melissa Deen, Sunrise Management Company, AMO DeAnna Wilson, Conversion Logix Sarah Hoverson, Livable

ASSOCIATION STAFF

Alan Pentico, CAE, Executive Director apentico@socalrha.org 858.278.8070 Olivia Galvez, Director of Business Operations/Operational Advice ogalvez@socalrha.org 858.751.2217 Molly Kirkland, Director of Public Affairs/Operational Advice mkirkland@socalrha.org 858.751.2200 Kim Zebroski, Office Manager kzebroski@socalrha.org 858.751.2220 Lorna R. Kindred, Education Manager lkindred@socalrha.org 858.751.2219 Mike Nagy, Public Affairs Manager mnagy@socalrha.org 858.751.2214 Lindsey Lee, Marketing Coordinator llee@socalrha.org 858.751.2218

Southern California Rental Housing Association Rental Advisor Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the Southern California Rental Housing Association (SCRHA). The magazine is published monthly and is provided to Southern California Rental Housing Association members only. The views expressed in these articles are the authors's and do not necessarily represent those of the Southern California Rental Housing Association or SDMHC.

Š Etta Smith, Generation Contracting & Emergency Service

Our Address

Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123 San Diego Office: 858.278.8070 Toll Free: 888.762.7313 Fax: 888.871.5229 socalrha.org

All rights reserved. Materials may not be reproduced or translated without prior written permission by the publisher. Contact the Southern California Rental Housing Association at 858.278.8070 or visit socalrha.org for more information.

Advertising - We do not guarantee or endorse the products or services of any of the advertisers, but we would like to assist both readers and advertisers in maintaining a continued vote of confidence and respect for one another. Information provided in the advertisements are the sole responsibility of the advertiser. For concerns please contact the advertiser directly.

CONTRIBUTE: Educational articles in Rental Advisor Magazine must be between 500-800 words, include a byline of the author, and a final paragraph with contact information. Deadline is the 10th of the month before publication. Submit to publications@socalrha.org.

ADVERTISE: Contact the Association at 858-278-8070 or email info@socalrha.org for advertising information, including rates, production specifications, and print deadlines.

Kendra Bork

2020 President Southern California Rental Housing Association

T

he November 3 General Election is less than 60 days away; and before we know it, the November 3 election will beupon us.

If you read my August message about Proposition 21 and why we must defeat it, then you know why this election is so important to the rental industry and the future of California as well. I hope every SCRHA member is familiar with Proposition 21 and understands why we must work hard to defeat it.

Many Californians still believe the rental housing industry is dominated by large corporations. We know that is not the case, but many tenants affected by the present crisis and our elected officials do not.

We must show them that our industry is as diverse and representative as the communities they live in.

What they don’t understand is that we need both the independent owners and managers as well as the larger corporations – each provides something that the other cannot, which offers the wide variety of housing options that give renters around the state choices in rental housing.

Voters need to understand that many independent owners and managers are struggling just like them and that the passage of Proposition 21 will bankrupt and force many owners out of the industry permanently. Because the larger corporations are the ones with the means to continue to purchase properties, the very thing that elected officials say they are trying to prevent becomes a self-fulfilling prophecy. Renters also need to know that the suppliers who provide the products and services to the independent landlords will be affected too, which means the potential for fewer jobs in their communities.

Voters need to know that communities and the economy will suffer if Proposition 21 is not defeated.

• Proposition 21 will significantly reduce the amount

of money local governments receive in property tax revenues for public services.

• It could drastically reduce the revenue small businesses receive who conduct business with owners and managers.

• Proposition 21 will worsen California’s housing crisis, because housing will not get built and existing housing choices will become more limited as some options are removed from the rental market.

• Proposition 21 will reduce or eliminate any choices for the state’s vulnerable populations, such as lowincome seniors, families, foster youth, and veterans, who need housing now.

• Proposition 21 will ripple into other sectors of the economy like finance, construction, and real estate; and, ultimately employers will be unable to attract or retain entry and mid-level employees they need to keep their companies operating because the cost of housing is too high.

We’ve seen for decades what has happened to the rental markets in cities like Berkeley, Boston, Los Angeles, New York and San Francisco. You say the rent is too [darn] high – but it’s because of rent control and because we are not building the supply to keep up with present demand!

Please register and prepare to vote. Remind everyone you know to register to vote and ask them to vote no on Proposition 21. Read all SCRHA communications to learn more about what choices support our industry and which will harm it. Participate or volunteer and donate whatever time, resources, or money you can to our Political Action Committee (PAC). Be sure to review the other the causes and elected candidates endorsed by the SCRHA as a part of making your educated decision.

Visit socalrha.org for up-to-date information on state and local propositions and legislation. Encourage owners and businesses in the industry to contact us to learn more.

Every one of us must act now to defeat Prop. 21.

Our industry, and California, depends on it.

September 2020 socalrha.org | 3

Alan Pentico, CAE

Executive Director Southern California Rental Housing Association

C

hange is inevitable.

No matter how hard we try to keep things constant and static; change happens. Change is not always welcome, but it does create new opportunities. We really could use some positive change and good news right now, but we know positive change does not happen of its own accord; we (all of us) must do something to make that change happen.

COVID-19 is just one of many upheavals we faced so far in the 21st century. Look at 9/11, Dot.com bust, The Great Recession, natural disasters and other major events that affect the way we live and do business. Right now, we are experiencing significant economic decline, political and social unrest, and the adoption of bad legislation. As a result, we are seeing a flight from urban areas to suburban areas. Vibrant housing markets that once flourished in many urban markets, now are stagnant. Only time will tell if trends like this will continue for the short or long term or become permanent.

The Pandemic has changed our way of thinking and how we respond to current trends. It has shifted how and where we work and study. In February, many of us commuted to our cubicles, offices, and classrooms.

Now, most of us work and learn in our home offices or at our kitchen tables. The internet, cloud technology, video conferencing, and communicating using a combination of electronic platforms has changed how we interact with our coworkers, clients, tenants and the public. Whether we like it or not, the shift has changed how we conduct business. Should the pandemic become reason to stop learning, communicating, doing business or caring about what we do? No, of course not, nor should it be an excuse.

For the first time ever, the SCRHA held its annual Education Conference…virtually. In May, the SCRHA held its first Mixer and Happy Hour…virtually. Our Mark of Excellence Awards and Reverse Trade Show

will be held virtually as well. SCRHA classes and seminars have been conducted virtually since the pandemic began.

The one thing that hasn't changed is the level of interest among our members. If anything, our members are now more engaged than ever! Traffic to the SCRHA website has exploded and the number of member responses to email alerts has increased dramatically since the start of the pandemic.

Hundreds of people registered for the Education Conference in August. We can hope positive change will happen or we create it ourselves. We can allow change to create challenges or opportunities; let us make opportunities for the remainder of 2020.

Many opportunities remain before us. We can engage with our elected officials and change the results of the November election. We can defeat Proposition 21 if we organize and work hard to defeat it. We can work to elect candidates endorsed by the SCRHA. We can share information with people about the importance of rental housing in our communities.

We can participate (virtually!) in SCRHA classes, seminars and events to learn something, showcase a product or service, and make new connections or catch up on old times.

What we used to do has been put on hold for many of us. We can choose to remain in place or pivot to create opportunities. The SCRHA is here to provide the resources and tools members need to identify opportunities and execute it. If you feel stuck or need help, remember, you are member of an association covering Imperial, San Diego and Southern Riverside Counties. Attend a class or happy hour, post a question on our Social Media pages, visit socalrha. org, contact the SCRHA at info@socalrha.org, or call (858) 278-8070.

Many of us are averse to change, but change is upon us. Sometime ago I figured out that change is just an ugly way to describe an adventure. We are all on a new adventure together. Let’s rock this adventure!

We thank you again for your membership and support.

4 | Southern California Rental Housing Association Rental Advisor September 2020

September 2020 socalrha.org | 5

New to rental operations and property management?

Learn how to be a success!

Independent Owner 101 Certification The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn Independent Owner 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Asbestos Awareness: Even though the use of asbestos was banned in 1989, more than 1.3 million workers still face significant asbestos exposure risk on the job. This course covers basic asbestos repair techniques as well as guidelines for asbestos removal.

Conflict Resolution: Learn four ways to respond to any conflict, and when to use each approach in a property management environment: improved listening skills, negotiation techniques, and how to work with a coworker to solve a disagreement.

Curb Appeal and General Exterior: This course identifies what curb appeal is and its importance in rental housing.

Maintenance and Resident Retention: In this course, you will learn why maintenance matters in retention, how to perfect your maintenance process and ways to enable maintenance success.

Assistance Animals in Multifamily Housing: Reasonable accommodation requests for assistance animals, including emotional support animals, creates challenges for many owners. They affect an owner’s ability to apply rules and policies to the requesting resident’s animal. Additionally, they expose owners to possible fair housing complaints.

Preventive Maintenance: All rental housing, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention, a dwelling will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your rental property and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the rental housing industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This two-part series will be held in person at Southern California Rental Housing Association and includes new Fair Housing laws for 2020.

6 | Southern California Rental Housing Association Rental Advisor September 2020

RENTAL PROPERTY

REIGNITES

Story & Photos by Etta Smith, Generation Contracting & Emergency Service, Inc. “The house is fully engulfed… safe, you then shift focus to the you can depend on is crucial to HELP!” emergency response: controlling mitigate property damage and the danger to other residents, start the rebuilding process. FBS That was the message Lucinda the rest of the property, and has depended on Generation Lilley, Vice President of FBS neighboring properties, she said.

Contracting & Emergency Services Property Management, received for its property restoration at 9 pm on April 28th. Imagine Additionally, Lilley had to ensure services for more than seven getting news like this not once, the property owners were kept years. but twice in the same day, for the up to speed as this unfortunate same property. incident unfolded.

“It’s a relationship of mutual trust, that’s about the highest level you For the first time in Lilley’s 34“Frequent, transparent can get,” Lilley said. “It’s respect year career, a small house fire communication with full on both sides.” that had been extinguished hours disclosure of everything you’re earlier had now re-flashed. The seeing is the most important thing Speaking with Scott Ledesma, resulting damage was devastating. to remember when updating your CEO Generation Contracting client during a crisis like this,” & Emergency Services, he “When we arrived at the first said Lilley. echoed Lilley’s remarks of their fire, there were two fire trucks on partnership. scene responding,” Lilley recalled. The property owner, currently “This time… there were four! The living overseas, commended Lilley “We are proud to be one of FBS’s house was engulfed in flames,” and the FBS team stating they trusted advisors,” Ledesma said.

Lilley said describing the response could not have felt more secure, “They know they can call us for to the re-flash. knowing that Lilley was on scene anything, big or small.” to paint a real-time picture for The first thing you are concerned them on the other side of the Ledesma and his on-call team about is your residents, Lilley said. globe. responded to the scene twice that Are they safe? Did they get out? night as well, equally surprised to That is always first and foremost.

At a critical time like this, learn the fire had re-flashed that Once you are assured everyone is having an industry partner night.

September 2020 socalrha.org | 7

“There was a lot more panic (after the re-flash),” Ledesma said. “By the time we arrived there was still a lot of smoke, but you could see the damage was extensive. The roof was gone. The whole right side of the house… gone.”

Ledesma has worked in the restoration industry for more than 20 years and has responded to nearly 100 active house fires.

“Re-flashes are really uncommon.

I’ve probably seen less than five my entire career,” Ledesma explained. Experiencing such a rare incident, however, provided a teachable moment for Ledesma to share with his crew, of the potential dangers when responding to a property fire.

“We left the (initial fire) scene about 7:30 pm and by 9:30 pm the house was engulfed in flames,”

said Ledesma. “It happened so fast!”

This unfortunate event was a stark reminder of the importance for our crew to always remain vigilant, Ledesma added. “You never know what could happen.”

This incident helped reinforce the importance of key safety measures for Lilley as well.

“When the first fire started, the reason the neighbor called 911 is because she heard the smoke detectors going off,” Lilley explained.

Lilley and Ledesma both agree that it is imperative to have a fire extinguisher on every floor of a home, at a minimum.

Lilley went one step further to emphasize, “If a resident can’t extinguish a fire within about 10 seconds, they should get out. It is not worth risking your life for the property, it can be rebuilt,” Lilley explained.

“Get your family out, get yourself out, get your neighbors out.”

The residents were not home when the fire started, but the alarm of the smoke detector alerted the neighbor before any external smoke or damage was even visible, allowing for a quick response.

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FIRE SAFETY TIPS • Number ONE for all property owners: Review the limits of your insurance coverage annually.

Talk with your Insurance Broker about the property, your coverage, and the replacement cost.

Talk to your Broker.

• Fire extinguisher on every floor • Smoke detector in every room & test monthly • Never let a resident light a pilot light, call SDG&E • Ensure gas heating systems are checked annually, SDG&E does this for free • Never put furniture in front of a heating element • Ensure there are GFCIs (Ground Fault Circuit Interrupters) in bathrooms and kitchens • Never stack combustibles within five feet of a water heater or heating system • Ensure gas water heaters are on pedestals to allow proper ventilation • Maintain property grounds by removing dry brush regularly • Inspect chimneys & fireplaces inspected annually • Inspect and clean dryer ventilation annually • Have an escape plan that everyone knows and understands • For more tips visit the National Safety Council website at www.nsc.org September 2020 socalrha.org | 9

10 | Southern California Rental Housing Association Rental Advisor September 2020

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REGIONAL

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LEGISLATIVEUPDATE

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CR&R, and other waste companies from selling and Temecula City Council approves rate increase for Solid Waste and Recycling importing recyclable materials to China.

On July 28, the Temecula City Council approved a request from the City’s Waste Hauler, CR&R Incorporated, to increase rates for commercial solid waste and recycling rates by 12 percent. CR&R, Incorporated is contracted with the City of Temecula to handle the city’s solid waste and recycling services.

The rate increase was based on an annual Consumer Price Index (CPI) adjustment and increased costs associated with state laws, AB 341 and AB 1826. The state laws require all California cities and counties to reduce solid waste and recycle organic waste by certain percentages. Commercial properties and multifamily properties five units or larger that produce 4 cubic yards or more a week must reduce and recycle the amount of solid and organic waste produced.

Rates will rise by 1.8 percent based on the Consumer Price Index (CPI) with a $0.76 increase in landfill fees. The rate increase includes an additional 9.98% to comply with AB 341 and AB 1826, and People’s Republic of China’s action in 2018 to ban the import of recyclable materials from entering the country, referred to as the “China Sword.” The rule prohibits

New customers also will pay a one-time $50 fee to establish service. The rate increase takes effect in Fiscal Year 2020-21.

Cathedral City to phase out Vacation Rentals by 2022 The Cathedral City Council in late July took action that would essentially cease the operation of all short-term vacation rentals located in residential neighborhoods in the city over the next two years.

On July 29, the city council listened to testimony from more than 50 people who remotely participated in the hearing. Vacation rental opponents complained about the parking and noise problems generated from the rentals. Supporters contended that rentals provide an economic and tax benefit to Cathedral City, and that the city should increase fees to focus on non-permitted properties and small group of properties responsible for repeatedly violating city rules.

The council’s action was the culmination of public and task force meetings that took place over the past year. The City Council in 2019 established a short-

September 2020 socalrha.org | 11

term vacation rental task force to review existing city rules and propose additional recommendations governing vacation rentals; the task force produced a list of approximately 90 recommendations.

bedroom with a maximum of ten people per unit.

Guests also could be required to check-in in person or use video technology. The city council will consider proposals on August 26.

The City Council ultimately believed no amount of regulation and enforcement of short-term vacation rentals could adequately address the problems, recommending that all vacation rentals located in residential neighborhoods be phased out over the next two years. However, Vacation rentals located in Homeowners’ Associations or that are in homesharing arrangements will remain exempt.

San Marcos scheduled to adopt 2020 Climate Action Plan by End of Year

The City Council was scheduled to meet again on August 26 to discuss additional rules affecting shortterm vacation rentals. The City Council did not yet meet to consider the proposals when this article was written.

Proposals include increasing penalties for vacation rentals that are caught violating or non-compliant with city rules or limiting their operation. Rentals caught operating without a city permit could face fines of $5,000 for the first violation, $10,000 for the second violation with the possibility of fines going even higher for each following violation. Shortterm rentals could be required to close pools or limit operation of other outdoor amenities between 10:00 p.m. and 8:00 a.m. Short-term rentals could be required to cap occupant capacity at two guests per

City of San Marcos is working on updating its existing Climate Action Plan (CAP) and is expected to vote on the CAP in November or December this year.

Climate Action Plans (CAP)s are strategic documents created by California city and county governments that assess and determine how each jurisdiction will reduce its Greenhouse Gas (GHG) emissions by a certain date. Climate Action Plans include broad policy objectives indicating how each jurisdiction plans to achieve its carbon reduction goals.

In 2006, California adopted the California Global Warming Solutions Act (AB 32) requiring California to reduce its GHG emissions by a certain percentage by 2020. Later, SB 32 was adopted in 2016 requiring the state and local governments to collectively reduce California’s GHG emissions by 40 percent of 1990 levels by 2030.

San Marcos’ CAP identified that 54 percent of carbon emissions were generated from automobiles and other vehicles, 39 percent from buildings, and 7 percent from solid waste, water and wastewater sources.

San Marcos last adopted its Climate Action Plan in 2013.

The 2013 CAP aimed to reduce the city’s GHG emissions by 12 percent by 2020 and by 28 percent by 2030. Under the 2020 climate plan, San Marcos is basing its 2030 goals on the 599,000 of metric tons of carbon dioxide equivalent (MTCO2e) it produced in 2012. The city’s 2020 draft CAP aims to reduce its GHG emission by 42 percent compared to 2012 levels by 2030.

The 2020 CAP focuses on eight

12 | Southern California Rental Housing Association Rental Advisor September 2020 PCCW_DIR_2014.indd 1

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different strategies to reduce carbon emissions.

The strategies address transportation and fossil fuels, building efficiency, energy and water usage, renewable and zero carbon energy, solid waste and recycling, and tree shade. The city hopes to achieve its targeted MTCO2e reductions under each strategy by 2030.

Possible strategies to be considered include adopting employee vanpools and shuttle services to reduce vehicle miles traveled (VMT), encourage greater use of electric vehicles and mass transit, develop or derive greater use of electricity from renewable or zero carbon energy resources, expand recycling programs, planting more trees in the city, and adopting new design measures and incentives to reduce energy and water consumption of new and existing buildings.

San Marcos accepted public comment on the Climate Action Plan until September 7. City officials will gather and review all comments to incorporate into the city’s final draft. The city’s Planning Commission will review and consider the report in October.

The City Council is expected to approve the CAP in November or December.

The public can view updates, the report and other information related to the Climate Action Plan (CAP) by visiting the San Marcos Development Department Climate Action website at, https://www.san-marcos.net/departments/ development-services/planning/climate-actionplan-update. The city’s full Climate Action Plan report is available at https://www.san-marcos.net/ home/showdocument?id=24726.

San Diego approves new incentives to encourage more housing The San Diego City Council last July approved a new density bonus program aimed at building more homes for low- and moderate-income San Diegans.

The Density Bonus program works in conjunction with the city’s Affordable Housing Density Bonus program approved by the city council in 2016.

The new Density Bonus Program allows builders that are already utilizing the maximum existing

ANNUAL MEETING October 7, 2020 - Save The Date!

Zoom Webinar Visit socalrha.org for details.

September 2020 socalrha.org | 13

affordable housing density bonus of 50% to utilize the new moderate-income program receiving an additional density bonus of 25% if 10% units set aside are deed-restricted at 120% of Area Median Income (AMI) or lower. The new density bonus program is a part of the San Diego’s broad strategy to build more housing.

its “complete communities’ strategy for all 52 of the city’s communities. The strategy redefines how housing will be planned and built in consideration to a community’s recreation, transportation, infrastructure and revitalization needs.

The San Diego City Council in June approved its 2021-2029 Housing Element. The Housing Element asks San Diego to build a total 108,000 new units between 2021-2029. In July, the city council adopted

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Helpful Leasing Tools & Digital Trends Amidst COVID-19 Webinar Providing Customer Service During Tough Times Risk Management in a Crisis and How to Respond in a Situation Like COVID-19 San Diego Ordinances Security for the Remote Workforce Recorded Webinar Tenant Screening Boot Camp Tenant Screening During the COVID-19 Pandemic Webinar Check out these great classes and more at your convenience!

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California

CAPITOL NEWS

By: Aaron Read & Associates, SCRHA's Lobbying Firm The Legislature is largely focused on COVID-19 related issues, however, there are still bills pending that would impact the rental housing industry. SCRHA was also successful in killing several bills early in session.

AB 1436 (Chiu) - Tenancy: rental payment default: mortgage forbearance: COVID-19 - OPPOSE: This

bill would enact the COVID-19 Tenant Relief Act of 2020. This bill would require that any 3 days’ notice that demands payment of COVID-19 rental debt that is served on a tenant during the covered time period meet specified criteria, including that the notice include an unsigned copy of an attestation of COVID19-related financial distress and that the notice advise the tenant that the they will not be evicted for failure to comply with the notice if the tenant delivers a signed attestation of COVID-19-related financial distress to the landlord. The bill would define “covered time period” for purposes of these provisions as the time between March 4, 2020, and either 90 days after the termination of the COVID-19

state of emergency or April 1, 2021, whichever occurs earlier. The bill would provide that a tenant is not guilty of an unlawful detainer if the tenant makes the demanded payment, vacates the property, or delivers a signed attestation of COVID-19-related financial distress within 15 days of the service of the notice. The bill would prohibit a tenant that delivers an attestation of COVID-19-related financial distress pursuant to these provisions from being deemed in default with regard to the COVID-19 rental debt.

SCRHA has strongly opposed this bill and worked with its partners at the California Rental Housing Association, as well as other allied groups, to make significant amendments to the bill. The Governor’s office has also made it clear that he wishes some form of eviction protection to come to his desk. At the time of writing this, AB 1436 was held in the Senate Rules Committee. While AB 1436 may not end up being the final vehicle for COVID rental legislation, many of the concepts will likely be reflected in whatever is negotiated between legislators and the Governor.

September 2020 socalrha.org | 15

AB 828 (Ting) - Temporary moratorium on foreclosures and unlawful detainer actions: coronavirus (COVID-19) OPPOSE: This bill would have prohibited a

state court, county sheriff, or party to a residential unlawful detainer case from accepting for filing, or taking any further action including executing a writ of possession or otherwise proceeding with an unlawful detainer action during an emergency related to the COVID-19 virus is in effect and 15 days thereafter. As initially proposed, the bill would have allowed courts to allow tenants to stay in their homes if they could prove a COVID-related hardship and order a 25% reduction in rent for a year, as well as a mandate a repayment plan for the initial past-due rent. SCRHA strongly opposed the bill. Thank you to those who responded to the SCRHA Action Alert on the bill‌it worked! DEAD

SB 1410 (Caballero) - COVID-19 Emergency Rental Assistance Program - OPPOSE: This bill sought to establish the

COVID-19 Emergency Rental Assistance Program.

Households would be eligible if they demonstrate an inability to pay rent due between April 1, 2020, and October 31, 2020 as a result of COVID-19. The bill was amended to create a tax credit for property owners who agree to not evicting a affected tenant. However, the tax credit would not have been made available to owners until 2024 and even then, owners would likely only recoup 79 cents on the dollar. SCRHA and several other groups expressed serious concerns with the bill. It was held on suspense in Assembly Appropriations and will not move forward, however, some of the concepts could live on in another bill.

DEAD

SB 1190 (Durazo) - Tenancy: termination: victims of crime - OPPOSE:

This bill would expand existing law to authorize a tenant to notify the landlord that they, a household member, or an immediate family member was a victim of a crime and allow them to terminate a rental agreement. SCRHA strongly objected to provisions that would have allowed local prosecutors to investigate and enforce on issues related to AB 1482 (Tenant Protection Act of 2019), possibly resulting in fines up to $20,000. Thanks to the efforts of SCRHA, that language was removed from the bill.

SCRHA continues to oppose the bill as it is overly broad, however, it will likely pass.

AB 3260 (Wicks) - Tenancy: security deposit - OPPOSE: This bill proposed to

require that owners and managers allow tenants to pay their security deposits either by obtaining rental security insurance or a surety bond or allowing the tenant to pay the deposit in installments. SCRHA opposed the bill because it did not make alternative payment methods optional for property owners and managers. DEAD

AB 3352 (Freidman) - Hiring of real property: tenant remedies - OPPOSE:

This bill would have, beginning July 1, 2021, required a city or county that received a complaint of a substandard building or a lead hazard violation from a tenant, to inspect the building, cite the lead hazard violations or the building, and provide free copies of the inspection report and citations issued to the tenant. SCRHA did not see a need for this bill as complaints of substandard housing are addressed

16 | Southern California Rental Housing Association Rental Advisor September 2020

by local code compliance departments already. As written, the bill would have allowed property owners to receive citations even if they were not notified by tenants of possible issues. DEAD

AB 2271 (Gabriel) - Appointed legal counsel in unlawful detainer cases OPPOSE: Under the Sargent Shriver Civil Counsel

Act, some jurisdictions, like San Diego, require legal counsel be appointed to represent low-income parties in unlawful detainers. This bill would have required the programs to provide services without regard to citizenship or immigration status. The Judicial Council would also have been required to collect information relating to unlawful detainers, like the number of unlawful detainer cases filed each month by zip code and the outcome of each case, and make that information available to the public. SCRHA opposed the bill which died early in session. DEAD

AB 2406 (Wicks) - Rental registry online portal - OPPOSE: Buffy Wicks made

another attempt to require rental owners to report data to the state. This bill would have required

the Department of Housing and Community Development to enter into a contract with a contractor to create and administer a rental registry online portal, which would be designed to receive specified information from landlords that own or operate 5 or more rental units. Landlords, under penalty of perjury, would have had to provide a variety of information regarding the location of rental property, its ownership, and its occupancy, among other things. The bill would have prohibited a landlord from issuing various notices to increase the rent or terminate a tenancy unless the landlord had submitted a form on the rental registry online portal.

SCRHA opposed and stopped this bill much like last year’s version. DEAD I am happy to say that our company has been a member of the Southern California Rental Housing Association for many years now. This Association has given us the opportunity to expand with all the people we meet at the great events. This association enables you and coaches you. I can highly recommend this association to anyone.

Gabby Gonzalez, Western Towing

MENTOR MEMBERSHIP PROGRAM Successful leaders know that their value comes from inspiring others and helping others succeed in their business. The Mentorship Program offered by the Southern California Rental Housing Association is a value-added program that helps new members successfully engage in the Association to grow as a leader.

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September 2020 socalrha.org | 17

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CALL 858.278.8070 or EMAIL MEMBERSHIP@SOCALRHA.ORG 18 | Southern California Rental Housing Association Rental Advisor September 2020

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THE 30TH ANNUAL SAN DIEGO COUNTY APARTMENT PERSPECTIVE

A PANDEMIC...AND BEYOND October 9, 2020 at Noon | Virtual Event

The coronavirus pandemic has dramatically altered the economy worldwide in 2020. How is it affecting our local rental market and apartment sales, and what changes do industry insiders anticipate in 2021? Please join us at noon on Friday, October 9, as our expert panel explores these and other timely questions.

Eduardo Velasquez, Research Director San Diego Regional Economic Development Corporation Eduardo will discuss the results of the extensive research that the EDC has been performing into the impact of the COVID pandemic on San Diego’s economy, with a particular emphasis on employment losses, business closures, and potential post-pandemic recovery paths.

Mirian Castro, Director of Operations and Property Management Progress Management Company Overseeing one of the largest apartment portfolios in the county with substantial holdings in North, East and South County as well as the city of San Diego, Mirian will inform you about the current strength of the rental market and best practices to manage pandemic-related challenges.

Benn Vogelsang, Vice President South Coast Commercial Apartment broker Benn Vogelsang is will provide apartment investors with a timely update on the impacts of the COVID pandemic on the apartment investment market in 2020, including sales volumes and pricing, as well as discussing investor expectations leading into 2021.

Robert Vallera CCIM, Partner Voit Real Estate Services Robert will serve as the event moderator, drawing upon his four decades of experience including the weathering of a variety of tempests that have buffeted the San Diego apartment market.

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PIGS GET FAT

By Eric Domeier, AIA, ICC Commercial Inspector For the California apartment owner, permitting can be a dreaded phase of renovation projects. Submitting to the permit process can sometimes lead to unintended upgrades, and incur unplanned costs. But the alternative also has risks, both near and far.

Apartments are a long-term investment. They often reach their most lucrative phase of life around fifteen-years after purchase. The loan is paid, the value of the property far exceeds the purchased price, and rents are phenomenally higher than they were at the outset. But this is also the time in a building’s life where major systems may require replacement or major repair. These can be deferred, but the consequence is a slow ebb of rental rates and building value.

Certain improvements are exempt from permitting. These include modifications to interior finishes such as paint, floor tile, cabinets,

and carpet. Certain sidewalks, driveways, and awning repairs are also exempt. It’s important to note, exemption from permitting does not mean exemption from compliance with the current building code. Even exempted items are required to meet the code. For the above examples these can include volatile organic compound (VOC) standards, trip-hazards, ADA accessibility, non-slip floor tile, and flamespread standards. To ensure compliance, it is advantageous to have a knowledgeable designer on hand, and a competent licensed contractor. Another way to manage risk is by purchasing approved products from CA based building supply houses. Cheaper materials from out-of-state or out-of-country sources may not be worth the savings.

But where an item is part of an engineered system, is a component of the egress system, impacts life-safety, modifies the envelope… these will require

permitting. The general rule of thumb is: If you touch it, you upgrade it. Any component of the building that is modified will need to be brought into compliance with today’s code.

There are also risk-prone issues that are outside of the jurisdiction of the code official. An example of this is project built in the 1970’s, when window sill could be as low as 24-inches. I was brought into a project where a child slipped out of their bed, through an open window, and fell one-story to the parking lot below. The child was killed, the owner paid a significant amount of money on the claim, and the family’s life was altered forever. The code authority did not require this window to be brought to code, because the window had never been modified.

The window was grandfathered into compliance. An unusual case, but not uncommon.

Similarly, accessibility issues for the disabled pose certain risks September 2020 socalrha.org | 23

to apartment owners. While the City may provide an economichardship waiver to bringing a project into compliance, it does not prevent a disabled person from bringing a successful lawsuit against the property owner. A waiver by the local code authority does not equate to a waiver from Federal law that enforces the ADA. Clearly, owning and managing apartments has some risk. But submitting to the permit process during improvements is an effective way to manage these risks. The local code authority is a partner to the building trades.

And can be your friend to ensuring quality, safe workmanship. For the designer, the additional reviewer of a project scope and detail is much appreciated. Sometimes an item is overlooked, and these are better addressed prior to a

contract being awarded. Many millions of dollars have been spent by Owner’s, remediating the unintended consequences of their unpermitted repairs. As a risk-mitigation consultant, I’ve seen this occur where interior renovations breached fire-rated assemblies; where waterproofing systems failed; and in the above example of an older project with significantly hazardous window.

Forgoing the permit process is like deferring maintenance, but also paying for the maintenance.

Yes, the project will have a lesser immediate cost. But whatever savings are found today, these will be paid out in the future. Whether through decreased rents as the building fades into obscurity, or having to correct work that has failed, or provide credits to a buyer. Unpermitted repairs have

long-term costs well beyond any savings.

As they say in the South: Pigs get fat, hogs get slaughtered.

This idiom has no better context than in managing and owning apartments. Yes, the longtime owner is finally reaping the reward of their investment and discipline. Enjoy that, it’s deserved. But at the same time, invest back into the property.

Through both permitting, and assessment of egregious life-safety risks. Through this process, the owner will keep the rents on an upward trajectory, and secure the safety and security of the tenants.

Maintaining the property with proper and compliant renovations will ensure its value for another thirty years.

"I grew up in this association, my mother is a member as well. I continually gain knowledge and advice from the Association.

Whether it is a class, the staff, the Rental Advisor Magazine, I am never without resources to protect my investments."

Otto Emme - Owner 24 | Southern California Rental Housing Association Rental Advisor September 2020

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September 2020 socalrha.org | 25

Getting a Handle on

COVID-19 Case Response

Ben Kollmeyer, MPH, CIH Forensic Analytical Consulting Services As more businesses reopen and the someone interfacing with your last present, and until proper number of cases of COVID-19 climb organization exhibits COVID-19 cleaning and disinfection has in the community, organizations symptoms, a positive test, or occurred. are having to navigate the has an exposure to a known or challenges, twists and turns of suspect case. This can rapidly 2. Incident Assessment. This step managing a proper response to become more complex when involves engaging an informed a known or suspected case. In trying to sort out if symptoms are individual, typically a member of this discussion we talk about the COVID-19 related or not, if testing your COVID-19 response team or fundamentals of case response in is reliable, or if a “close contact� expert partner, to take a closer non-healthcare settings and some exposure has occurred. From a look at the reported incident. of the lessons learned from the protocol standpoint, the critical The assessment tackles three front line which can inform the piece is providing simple direction issues: 1) confirming that the development of an effective and (erring on the side of caution) subject person meets the criteria efficient response protocol. to encourage the reporting of of being a known/suspected case potential cases and exposures. At or the criteria for a close-contact Case Response Fundamentals the time of reporting, immediate exposure, 2) identifying who has A COVID-19 case response protocol actions should be taken to isolate had a close contact exposure can be broken down into five basic suspected cases and potentially to the subject person, and 3) steps: exposed persons pending a more determining what areas/surfaces in-depth assessment. In addition, in the environment have been 1. Identification & Reporting. potentially impacted areas should impacted.

What triggers a case response be closed to all personnel for at action? The short answer is when least 24 hours after the case was

26 | Southern California Rental Housing Association Rental Advisor September 2020

© Martinmark | Dreamstime.com

4. Cleaning & Disinfection.

The next step is to clean and disinfect the impacted areas/ surfaces identified in the incident assessment, or to ensure they are closed for a minimum of 7 days.

Care should be taken to document that the proper areas/surfaces were addressed, that disinfectants approved by EPA for the SARSCoV-2 virus were used, and that use was in accordance with label instructions. A period of enhanced routine cleaning/disinfection may also be prudent.

3. Notification & Communication.

This step involves informing the subject person and subsequent potentially exposed persons of the incident and the next steps to be taken. For employees, this includes how long they must remain out of the workplace, criteria for their return, and any support and benefits available.

For third party customers and other stakeholders, this can be more complex. In the interest of slowing the spread of the virus and protecting people, informing potentially affected third parties is encouraged. When sharing case response information, it is also important that the privacy of individual medical information be preserved.

5. Monitoring & Closure.

Communication with the subject case and exposed persons should be maintained during their isolation period (typically about 14 days) so that a proper determination can be made about when they can return. After the proper criteria have been met for ending isolation, the subject people can return, the case response protocol is concluded, and documentation is archived.

Lessons Learned Experience in addressing case response activities has highlighted a few practice pointers to keep in mind: 1. Ensure employees and other stakeholders know what to report and to report it immediately.

Delays in reporting symptoms, test results, and potential exposures can result in others being exposed and lead to further spread of the virus.

communication of information, and diligently addressing stakeholder concerns can help to minimize the disruption to people and the organization.

3. Be sure to continuously reinforce safe work practices.

Properly developed and diligently implemented practices help to ensure that even when a COVID-19 case is present, risks of exposure and virus transmission are minimized.

Proper case response not only helps protect an organization’s people, resources, and reputation, but also plays a critical role in slowing the spread of the virus and helping the broader public health battle against COVID-19.

Additional Resources Some key guidance from the CDC on these issues can be found at: • https://wwwn.cdc.gov/ nndss/conditions/coronavirusdisease-2019-covid-19/casedefinition/2020/ • https://www.cdc.gov/ coronavirus/2019-ncov/php/ public-health-recommendations. html • https://www.cdc.gov/ coronavirus/2019-ncov/php/ contact-tracing/contact-tracingplan/appendix.html#contact.

This article is published with permission.

2. When addressing a case response incident, potentially exposed parties may experience significant concern over the events and their personal risk.

Ensuring prompt action, thorough September 2020 socalrha.org | 27

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Earthquake Warning System to Alert San Diego of Immediate Threats

Seismic Retrofits Are Key to Protecting Lives and Property In Advance Ali Sahabi, Optimum Seismic, Inc. In the midst of a global pandemic, the County of San Diego is bracing itself against disaster of all kinds.

A $6.4 billion budget recommended for fiscal year 202021 had $100 million dedicated to testing, medical supplies, food distribution and other needs related to the COVID-19 health crisis, and also called for $21 million that included implementation of an earthquake early warning system pilot program.

The system, as noted in the Chief Administrative Officer Helen Robbins-Meyer’s report, would alert affected populations when shaking from an earthquake is imminent. And, it would be integrated into the existing SD Emergency mobile application.

(Sign up for the alert at ReadySanDiego.org.)

Last year, the county conducted a test of the California Earthquake Early Warning System, also known as ShakeAlert. All residents were asked to log into ShakeAlertSD.org to verify whether they received the notification, and when.

That helped provide important information in developing the system so that all cell phones might receive the alert.

There are 45 ground sensors in San Diego County that will detect movement and send the information to an alert center for notification.

“Having a big earthquake here is a realistic possibility that all San Diegans should be prepared for,” County Supervisor Greg Cox said in a County news post. “If we could notify you to duck, to cover, and to hold on before the shaking starts, that could protect a lot of people.”

The system will allow time to stop elevators, slow mass transit and avoid activities that could pose problems in an earthquake.

Good Leadership Some of society’s smartest safety innovations have come from leaders who had the foresight and courage to assess risks with open eyes, and do what they could to eliminate them.

We now benefit from traffic controls that reduce accidents; regulatory oversight to prevent harmful pollution and ensure safety of food and medications; and building codes to keep our communities safe.

But structures built decades ago – under the codes existing at that time – are not as likely to withstand an earthquake as modern construction is. That’s because, over the years, scientists

September 2020 socalrha.org | 31

and engineers have learned a lot about ground movements during earthquakes and their impact on different types of construction.

(I’ve written about the shake table experiments at UCSD, which simulate the affects of earthquakes on life-size buildings. You can check them out at nheri.ucsd.edu.)

Risks for San Diego County officials are clearly aware of San Diego’s risk of a major earthquake. That’s why they are taking steps to establish an early warning system.

Seismologists agree that San Diego’s Rose Canyon Fault, while relatively inactive, has the capacity for a 7.0-magnitude quake similar to those experienced last year in Ridgecrest. And when it does strike, the damage caused could be colossal: at between $124 million and $13 billion.

In fact, the California Geological Survey ranks San Diego as one of the state’s top 10 areas for projected loss from an earthquake

infrastructure from damage from a quake.

That’s because the San Diego is more heavily populated than Ridgecrest – and a large portion of its buildings were constructed based on outdated and less effective codes.

If your apartment building is the type at risk of failure in an earthquake, have it evaluated to know precisely what risks and liabilities you are facing. Only then can you be assured that your assets are protected, along with the lives of those who live in your building.

The Rose Canyon Fault runs right through the middle of the city — from the Silver Strand to La Jolla — snaking its way under lofty high-rises, commercial districts and apartment buildings that draw tens of thousands of people each day.

The risk of an earthquake disaster in San Diego is real. The County’s early warning system may help to save lives, but it will do nothing to protect buildings and

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32 | Southern California Rental Housing Association Rental Advisor September 2020

Only seismic retrofits can do that.

Ali Sahabi, a licensed General Engineering Contractor (GEC), is an expert in seismic resilience and sustainability. He is Chief Operating Officer of Optimum Seismic, Inc., which has completed more than 3,500 seismic retrofitting and adaptive reuse projects for multifamily residential, commercial, and industrial buildings throughout California.

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By QSR Magazine Filta Environmental Kitchen Solutions, a restaurant and hospitality leader in active kitchen management and environmental sustainability, launched FiltaShield, a new sanitizing service and thermal temperature screening to help restore consumer confidence as businesses reopen across the U.S. and stay-at-home orders are lifted due to the COVID-19 pandemic. The Coronavirus has changed the way we operate and made us all think differently.

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Before deploying FiltaShield, Filta completes a detailed threat analysis to determine the level of cleaning, sanitization and any additional steps necessary, to protect against harmful bacteria, germs, and viruses. Filta technicians are specially trained in identifying at-risk areas and will pay particular attention to any specific high-touch areas. Finally, the Filta technician educates staff on how to keep businesses clean while maintaining high sanitization standards.

September 2020 socalrha.org | 33

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Recognizing the need for the increased assessment of customer and employee temperatures, Filta has also developed a series of thermographic cameras that can be rapidly deployed as freestanding elevated temperature screening stations. They are quickly installed, easy to operate, and require minimal intervention.

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34 | Southern California Rental Housing Association Rental Advisor September 2020

BREAKING DOWN $1 DOLLAR OF RENT There exists a misconception that rental housing owners enjoy large margins and can continue operating in the absence of rent payments.

With so much discussion around rent payments during COVID-19, the rental housing industry would like to explain the breakdown of $1 dollar of rent.

Only 9 cents of every $1 are returned to owners, including the many apartment owners who are themselves small businesses and rely on this revenue to make ends meet, and investors, which include public pensions and 401ks, on which many Americans rely—whether or not they reside in rental housing.

Approximately 39 cents of every $1 pays for the mortgage on the property.

Roughly two-thirds of the apartment industry has private lenders and are ineligible for federal mortgage forbearance via the CARES Act. This is a critical expense, as mortgage foreclosures put all residents at risk of losing their housing.

10 cents of every $1 is spent

on capital expenditures, including roof and HVAC replacement and other important repairs that help ensure quality housing for America’s 40 million rental housing residents.

27 cents of every $1 covers payroll expenses, including paying employees who operate and maintain the property, ongoing maintenance, utilities, insurance and the like.

14 cents of every $1 goes to property taxes, which in turn supports the community through financing for schools, teachers, emergency services and other important local needs.

Between mortgage payments and investor returns, which help support many Americans’ retirement plans, and dollars put back into the apartment community to ensure quality living for residents, a rent payment is much more important than one might otherwise realize.

Source: National Apartment Association 2019 Survey of Operating Income & Expenses in Rental Apartment Communities; U.S. Census Bureau 2015 Rental Housing Finance Survey; Real Capital Analytics; Redstone Residential Note: Figures based on averages and approximations; because apartment community spends vary based on size and location, among other factors, one cent remains that can fall into any of the listed categories.

September 2020 socalrha.org | 35

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AB 2219 Accepting Rent from Third Parties AB 2219, which took effect on August 28, 2018, amends California Civil Code §1947.3 which require landlords to accept payments for rent or other charges from a third party under certain circumstances.

However, the payor must provide a signed agreement stating that they are not currently a tenant of the rental unit and acknowledge they are not establishing a new tenancy as the third party. If the third party fails to provide the acknowledgement, the landlord is not obligated to accept payment for rent or for other charges from the third party.1 The landlord is not required but can if they choose to provide an acknowledgment form to the third party - SCRHA Members should use Rental Form 207 – Third Party Rental Agreement if a third party wants to make a payment on behalf of a resident. Form 207 sets the terms and conditions when a payment(s) is made by the third party.

The landlord can require a third party to sign an acknowledgement form for each rental payment

By Southern California Rental Housing Association made, or the landlord and third the rental unit. If the Payor party can arrange an agreement, is a Guarantor of the Rental so the third party can make Agreement, the agreement does payments ongoing or for a specific not nullify or limit the Guarantor period of time. The resident(s) are Agreement. still responsible for paying for rent or other charges when due.

Rent and other payments are to be made as specified on the Rental Payment(s) by the third party Agreement, the owner or agent does not extend the due date for only needs to accept the forms of when rental payment are due. The payment as specified in the Rental owner or agent is not required to Agreement. accept rent payment beyond the expiration of the period stated in IMPORTANT: The Agent/ paragraph (2) of Section 1161 of Owner cannot hold the Third the Code of Civil Procedure, and Party (Payor) responsible or rental payment(s) made by the notice the payor for lost rent or third party the does not create a damages. grace period. However, the AB 2219 does not require landlords to enter into a contract with a housing assistance program or housing authority if third party payment is in connection with a housing assistance program or agency.

Payment made by a third party does not render the third-party a beneficiary and does not grant the third party a new tenancy, the right to occupy or possess

1 Text of AB 2219 Landlord-Tenant: 3rdParty Payment , California Legislative Information, https://leginfo.legislature. ca.gov/faces/billTextClient.xhtml?bill_ id=201720180AB2219 This White paper is ©2019 by the Southern California Rental Housing Association (SCRHA). If you are not a member and have received a copy of this article, join today at https://socalrha.org to access a growing library of more than 70 white papers and California compliant rental forms, access to these papers is one of the many benefits available to our members.

September 2020 socalrha.org | 37

S O U T H E R N C A L I F O R N I A R E N T A L H O U S I N G A S S O C I A T I O N

VIRTUAL AWARDS CEREMONY OCTOBER 30, 2020

SOCALRHA.ORG

38 | Southern California Rental Housing Association Rental Advisor September 2020

Preferred Partners As a member of Southern California Rental Housing Association, you have access to discounts on the products and services provided by our Preferred Partners. Visit socalrha.org/become-a-member/member-discounts for details!

socalrha.org September 2020 socalrha.org | 39

401(K) PLANS DENTAL INSURANCE MEDICAL INSURANCE WORKERS COMPENSATION LIABILITY BENEFITS VOLUNTARY BENEFITS LIFE INSURANCE DESIGNED FOR SCRHA MEMBERS BY SUCCESSFUL SOLUTIONS, LLC. CA INSURANCE LICENSE #0D73873

(619) 460-9433 socalrha.org 40 | Southern California Rental Housing Association Rental Advisor September 2020

Welcome New Members INDEPENDENT OWNERS Allison Vosskuhler Anastasia Kramsky C2D Property Rentals Deahn Johnson Dennis and Jane Herrick Diane Bliss Helene Milman HNL LLC

John Diaz John Watson Lainie and Geno Carswell SD Bluebird Rentals Susan Hicks Watson Properties William Herbst

SUPPLIERS Abode Services Network, LLC Nodard Investments Inc

PROPERTY MANAGERS Purl Apartments | Sudberry

September 2020 socalrha.org | 41

CELEBRATED 1967 Edwin Freno 1968 Griswold Real Estate Mgmt., Inc. 1968 Clark Commercial Investments 1971 J. C. Jensen 1972 John Souza 1973 Barbara Strong 1973 Leon Edmonds 1973 Sherry Ann Hackett 1975 William Hilsdorf 1975 Ocean Realty 1975 Team Bourda Incorporated 1976 Donald & Adla Tessier 1976 Ruben Ascanio 1977 Bonnell Goycochea 1978 Seapoint Properties, Inc. 1978 Gerald and Judy Schultheis 1978 Hoppe Casa Del Sol, LLC 1978 Larry M. Kelly 1979 Thomas Lowe 1980 Eucalyptus Apartments 1980 William Cox 1982 William Hagerty 1983 Marsha Reece 1984 Celeste Taylor 1986 Cox 1986 RentPath 1987 Joanne Freitas 1987 Kevin Dean 1987 Mike D'Angelico 1988 David Anderson 1988 James and Nancy Essery 1989 Henry Cagle 1990 Debbie Postlethwaite 1992 Jeff Herriman 1993 Duane Lucca 1993 Daniel Stoll & John Stoll 1993 Hector Lopez 1993 Louisa Golden 1993 Sycamore Properties 1993 William Hancock 1994 Harprop, Inc. 1994 Finch Management Corporation 1994 Richard Lesser and Don Taylor 1994 Small Properties, LLC 1995 Doris Erenea 1995 MCM Enterprises 1996 Eva and Shauna Aiken 1996 Rutledge Kent Trust 1996 Thatcher Properties, Inc. 1997 Investors Property Management Group 1997 Georgette Gavin 1997 Life Deck Coating Installations 1997 Robson Associates 1998 Albemarle, LLC 1998 Philip and Joanna Pieper 1999 Earnel and June Durden 2000 Admiral Hartman 2000 Bayview Hills 2000 Beech Street Knolls 2000 Bonita Bluffs 2000 Delevan Lisk 2000 Hilleary Park 2000 Home Terrace 2000 John T. McCartney 2000 La Mesa Park

an ANNIVERSARY in August

10+ years of membership

2000 Lincoln Military Housing 2000 Miramar Capeharts 2000 Miramar Milcon 2000 Miramar PQ & Orion 2000 Miramar Townhomes 2000 Paradise Gardens 2000 Park Summit 2000 Pomerado Terrace| Pomerado District 2000 Prospect View 2000 Ramona Vista 2000 Rasor Properties 2000 Roger Brown 2000 Silver Strand II 2000 Tellervo Luostarinen 2000 The Helm Management 2000 Vista Ridge 2000 Woodlake 2001 Canyon Rim| Fairfield Residential 2001 Vista Del Mar Investments| Oceanview Terrace Apts.

2002 America's Finest Carpet Company 2002 Arnold Baynard 2002 Phil Kasavage 2002 Ray & Susie Mathews 2002 Robert & Ann Blakemore 2002 South Bay Community Services 2003 Gateway Village 2003 Marlyn McDonald 2004 Robert Wilson 2005 Arturo Hoffman 2005 Glenn Hom and Rosemarie Lim 2005 Mike Urbano 2006 Mira Mesa Ridge 2006 Aero Ridge 2006 Canyon View 2006 Chesterton 2006 Chesterton Townhomes 2006 Chollas Heights & Historical 2006 Eucalyptus Ridge 2006 Frank Real 2006 Howard Gilmore Terrace 2006 Lofgren Terrace 2006 Orleck Heights 2006 River Place 2006 Santo Terrace 2006 Silver Strand I 2006 Terrace View Villas 2006 Village at NTC 2006 Village at Serra Mesa 2007 Barbara Brooks 2007 Ben Zanin 2007 Conservice Utility Billing & Mgmt 2007 Gary Francisco 2007 Laura Middlebrook 2007 Phillips Investment Corporation of California 2007 Phillips Realty & Management Inc. 2007 Roger Paarman 2007 Sholeh Mahmoudian 2008 Mike Fogarty & Laura Shoemehl 2008 Randi Osen 2008 Robert O'Dwyer 2009 355 Dodson LLC 2009 Charles Been 2009 James S. Dunlop 2009 Rolando Bugay 2010 Draper LLC

42 | Southern California Rental Housing Association Rental Advisor September 2020

CELEBRATING

1964 1967 1974 1977 1977 1979 1980 1981 1981 1982 1982 1983 1983 1983 1984 1988 1989 1990 1991 1993 1994 1995 1995 1995 1995 1996 1996 1996 1997 1997 1997 1997

Gail Greer BWY Development Company Sara E Siebrand Dick Martin Stephen and Janice Boner Sunrise Management Company AMO Sully-Jones Roofing-Tina S Taylor Alberts & Associates, Inc. Joseph Greeno Cheryl Rains Gunter and Christa Zittel Marilyn Mehr Charles Robinson Nick D'Angelo Consulting Co. Robert Bell Morita Realty Gregory West Brian Smith Teh-Mei Cheng William Koenig, Owner William Howland & Assoc., Inc. Christianson Exempt Trust B Progress Management Co. Centre City Apartments Mike Harness Elizabeth Dreisbach More Property Management Robert Lubach Gaines St. Apts., LLC Chicano Federation John Veskerna William Bogart

an ANNIVERSARY This Month

10+ years of membership

1998 Barclay Trust | CFI-Capital Growth, Inc. 1999 Douglas Jedlicka 1999 Karl H. Nester 2000 Belvue Terrace 2000 Betty, John & Andrew McLintock 2000 Gloria J. Duquette 2000 Lia Shen 2000 Otto Emme 2000 Pacific Rim Investment 2000 Perez McCall Trust 2000 Veuger-Bissonnette 2001 Janecek Family Trust 2001 Susan McDonald Nance 2002 C & A Properties 2002 Isabel Hall 2003 Stephan Hegyi 2004 James Lybarger 2004 Janet Backer 2004 Oscar and Catharina Herrera 2004 Scott and Russell Murfey 2004 Steve Veach/Louise Torio 2007 Robert Hansen, Owner 2008 Bill Little 2008 Matt Andersen and Brett Andersen 2008 Turnkey Investment Properties, LLC 2008 W. Joe and Marianne McLean 2009 BNM Investments LLC 2009 Eric Lunde 2009 Steve Leiserson 2010 Carolyn E. Scheidel 2010 Robert and Marilyn Kingsley

September 2020 socalrha.org | 43

CALENDAR Register at socalrha.org Register for events and classes online or call 858.278.8070.

Contact the Events Team at 858.278.8070 or events@socalrha.org for more information.

10 SEP

10:00a-11:00a

16 SEP

10:00a-12:00p

21 SEP

11:00a-12:00p

AB 1482 & AB 3088 The Tenant & Landlord Protection Acts

IROC: Fair Housing

Supplier Council: Creating Your Personal Brand Online

24 SEP

2 OCT

7 OCT

8:00a-4:00p

12:00p-1:00p

9:00a-11:00a

Fair Housing: Two-Part Series

City of San Diego Mayoral Candidate Forum

IROC: Ask an Attorney

14 OCT

14 OCT

30 OCT

10:00a-12:00p

IROC: Noticing Tenants

ICON KEY

4:00p-6:00p

Member Orientation

Independent Property Owners

Mark of Excellence Virtual Awards Ceremony

Property Managers

44 | Southern California Rental Housing Association Rental Advisor September 2020

0:00p-0:00p

Suppliers

Featured Event

Online Classes

Mark of Excellence Virtual Awards Ceremony October 30, 2020

Take online educational classes at your own pace! Visit the Visto Education Catalog at naahq.org

Celebrate the essential workers of the rental housing industry during the Mark of Excellence Virtual Awards Ceremony. Visit socalrha.org for details!

7 OCT

TBD

9 OCT

12:00p-1:00p

Meeting of The Membership

The 30th Annual San Diego County Apartment Perspective

12 NOV

16 NOV

9:00a-11:00a

Active Shooter on the Property with Sergeant Joshua Dafoe

13 OCT

2:00p-3:00p

Legacy Planning

8:00a-5:00p

Certified Apartment Portfolio Supervisor (CAPS)

Save Your Seat!

September 2020 socalrha.org | 45

ASSOCIATION SPONSORS Thank You for Your Support PLATINUM SPONSORS

GOLD SPONSORS

SILVER SPONSORS

Generation Contracting and Emergency Services Inc. Paul Davis Emergency Services of Temecula BRONZE SPONSORS

Chase Bank-Kristy Blair Team

socalrha.org 46 | Southern California Rental Housing Association Rental Advisor September 2020

Members of the Southern California Rental Housing Association can save on resident screenings from InfoLink. As a valued partner with the Association, InfoLink provides our members with simple risk assessments and comprehensive full credit reports at member pricing. Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

Please note the maximum amount you can charge for a resident screening report is $52.46.

Screening Packages Custom-Formatted Credit Profile

Specially Designated Nationals Search (OFAC)

Social Security Verification

Eviction/Civil Record Search

National Criminal Database*

Rental Verification

Employment Verification

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Fax: $19.88

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Basic with Criminal Web: $34.02

Fax: $35.91

Phone: $43.36

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Complete Web: $41.67

Fax: $43.38

Complete with Criminal Web $47.68

Fax $48.33

Pre-Employment Web: $34.10

Fax: $33.42

Phone: $47.91

Additional Services County-Level Criminal Search (One County/One Name)

$16.00

Risk Assessment (Available to users receiving the full credit report who would like to receive the assesment) On-line Application Fee

$3.40 $2.40

Report Mailing

$4.20

Report Format Change (To receive report in a different format than initial request)

$4.20

Visit bit.ly/infolinkreports or call 866.239.5831 for more information.

September 2020 socalrha.org | 47

“SDRentPros truly values being a member of Southern California Rental Housing Association. The professional resources it provides are unmatched by any other organization. The resource of its members and education in all aspects of rental housing assists our company with many different needs. We proudly support their staff and their leadership in providing Legislative Advocacy and support for our industry. We strongly suggest to all of our affiliate Brokers and owners to be a member of this association.�

Colleen McDade, SDRentPros Email publications@socalrha.org to share your testimonial.

"I have remained a member of the Southern California Rental Housing Association for the education and networking opportunities and - it's comforting to know there is a smart group of people at work every day to ensure my industry has a voice in this turbulent legislative and political environment."

Doug Taber, CCIM Apartment Consultants, Inc.

SCRHA Ad - 04-24-19.pdf 1 4/24/2019 4:43:16 PM

"Years ago, young and both working, we tried to live on one working income. Soon we could afford living in our duplex, renting the other half.

The rental duplex then bought us to a small home for our new family. The rents were aiding us as Mom now was not working.

10% Discount For SCRHA Members!

Next, a larger home was bought -- now for four children. Then rents from the duplex and small home later paid for four college educations after Mom returned to work.

Now elderly and retired, we have sold the larger home and movmed back to the smaller one, using those added funds, plus duplex rents, to live on.

SDIAA

Now you can see why rental ownership is impotant."

Independent Owners in San Diego County

48 | Southern California Rental Housing Association Rental Advisor September 2020

New to property management? Learn how to be a success!

Property Management 101 Certification

The Southern California Rental Housing Association is recommending a series of six (6) online Visto courses to earn the Property Management 101 certification through SCRHA. In order to receive certification, you must complete all six (6) Visto classes in the series and the eight-hour Fair Housing course offered by the SCRHA. All classes must be completed within a twelve (12) month period.

Register at www.naahq.org/education-careers/online-learning You must select the Southern California Rental Housing Association when registering and notify us when you enroll in your first class and complete the last one in the series.

Advanced Closing Techniques: Are you closing 100% of the customers who visit your community? In this course, you will grow your skill set as you master fundamental and advanced closing techniques. Learn how body language, storytelling, and follow up techniques are crucial to a successful close.

Customer Relationship Management: Customer Relationship Management is a customer-focused business philosophy that emphasizes personalized service to inspire customer loyalty. In this course, you will explore the development, characteristics, and considerations of this philosophy.

Advanced Leasing: Whether you have leased ten or ten thousand apartment homes, we know you will benefit from the real-life leasing lessons included in this course.

Successful completion of this course will help you to expand and enhance your leasing skills and become a Leasing Leader.

Leasing 101: This course is intended as an introduction to the apartment industry for new leasing professionals as well as those individuals looking to learn more about the industry as a career.

In this course, you will learn the characteristics of a Leasing Leader, including dress code guidelines, presentation techniques, overcoming objections, and continued learning.

Assistance Animals in Multifamily Housing: Reasonable accommodation requests for assistance animals– including emotional support animals–create challenges for many apartment owners. They affect an owner’s ability to assess pet deposits and fees and to apply rules and policies to the requesting resident’s animal.

Additionally, they expose owners to possible fair housing complaints.

This course will address those issues; specifically, what the implementation of federal policies looks like in practice.

Preventive Maintenance: All apartment communities, regardless of the style or location, have certain maintenance requirements in common. Without the proper attention to those maintenance requirements, a community will quickly fall into disrepair. Preventative maintenance helps keep that from happening. The goal of this course is to help you design, implement, and maintain an effective Preventative Maintenance Program so that you may protect the life and value of your community and ensure a satisfactory living experience for your residents.

Fair Housing: A staple in the property management industry, this two-part series provides an in-depth look for individuals looking for refresher training or for a company looking to train new and seasoned employees. This twopart series will be held in person at Southern California Rental Housing Association.

September 2020 socalrha.org | 49

Connect Archives Missed an important article? Visit bit.ly/rentaladvisor to browse past issues of Rental Advisor Magazine.

Newsletters Our Weekly Update is delivered to your inbox every Wednesday.

The email contains critical legislative updates, and current events happening at the Association. Sign up at socalrha.org.

Visit socalrha.org to find online resources for members. Whether you want to register for upcoming classes and events, download rental forms, or search our directory for new vendors, you'll find everything you need on our website.

Be sure to log in to your account to access members-only resources.

Call 858.278.8070 to reset your login credentials.

socalrha.org 50 | Southern California Rental Housing Association Rental Advisor September 2020

Follow Us Keep up with the Association on your favorite social media platform. Our Twitter feed (@ SoCalRHA) is where you can follow breaking news and our Instagram feed (@SoCalRHA) chronicles our classes and events. Like us on Facebook (facebook.com/ and LinkedIn for event updates and breaking news. Use #socalrha to share your content with us!

Keep in Touch Send us your insights on the rental housing industry or involvement with the Association.

Email publications@socalrha.org with "Letters to the Editor" in the subject line.

Mail Southern California Rental Housing Association 5675 Ruffin Road, Suite 310, San Diego, CA 92123

Business Directory

PROPERTY MANAGEMENT COMPANIES # 5150 Baltimore Dr at the Crossroads.................... ........................................................(858) 793-8899 655 WB Operating LLC............ (619) 702-0655 A ADD Realty, Inc..............................(619) 232-6811 All Points Real Estate................. (619) 298-7724 Alliance Investment Corp.........(858) 597-4900 Alliance Residential Company.(760) 759-0025 American Assets Trust..............(858) 350-2564 Antelope Ridge (Sentinel Real Estate).................. ...........................................................(951) 672-8181 APSA Investments Corp.............(858) 610-2154 Arbor Terrace................................(619) 293-3612 Arbors at California Oaks Apartment Homes..... ..........................................................(951) 461-3264 Ascent Real Estate..................... (858) 551-9600 Avenue 5......................................(206) 582-3333 B Barone Galasso & Associates, Inc..................... ........................................................ (619) 855-5241 Berkshire Communities........... (408) 614-5587 Bob Cota Realty......................... (619) 465-9934 Brentwood Management Co..(619) 220-8595 Brycorp, Inc...................................(619) 920-7174 Buchanan Property Management Corp........... ....................................................... (619) 269-0276 C Cambridge Management Group, Inc.................... .......................................................... (619) 497-0771 Canyonwood | MRoland Management................. ..........................................................(619) 501-2838 CBRE Multifamily..........................(619) 572-7727 CFI-Capital Growth, Inc............. (858) 454-8857 Chase Pacific Property Management and Real Estate Services............................. (858) 271-8841 Choice Properties / Point Loma Real Estate....... .........................................................(619) 223-4075 Cirrus Asset Management, Inc..(818) 222-4840 City View Apartments|Greystar.(619) 234-0134 Community Research Foundation, Inc................. .........................................................(619) 275-0822 Core Property Group.................. (619) 399-7279 CPQH - Camp Pendleton & Quantico Housing . .........................................................(760) 400-8179

Crestmont Property Management Inc.................. ......................................................... (619) 522-0377 D Delta Property Management... (619) 465-5851 Douglas Allred Company....... (858) 793-0202 E Eagle Glen Apartments | Greystar......................... ..........................................................(951) 461-4565 Elevate SD Properties..................(619) 535-8112 Essel Manager, Inc......................(619) 239-4300 Euston Management.................(858) 793-8899 EV Lofts | Greystar.......................(619) 452-2892 F Fairfield Residential Company LLC................... ........................................................(858) 457-2123 FBS Property, AMO .................. (619) 286-4721 FDC Management, Inc............. (714) 685-7000 Foothills at Old Town................(951) 676-7545 G Gables Oak Creek.....................(951) 600-9696 Gables Point Loma.....................(619) 223-6577 Greystar Real Estate Partners.(602) 522-1200 Griswold Real Estate Mgmt., Inc......................... ....................................................... (858) 597-6100 H H.G. Fenton Company............... (619) 400-0120 Hanken, Cono, Assad & Co...... (619) 698-4770 Harprop, Inc................................. (650) 941-6900 Heartland Associates................ (619) 462-2082 HeetWave Properties................ (888) 557-4338 Homes Management, ATS Homes, Inc................ ........................................................ (760) 432-4663 HomeTeam Property Management....................... ......................................................... (619) 872-7368 Horizon Properties Management Service........... .........................................................(619) 482-3054 Humphreys Residential............ (619) 865-0389 I IMT Sorrento Valley..................(858) 530-2100 Income Property Advisors Inc..(619) 302-0363 Integrity Plus Property Management................ ....................................................... (619) 546-4999 Interfaith Housing Assistance Corporation..... ........................................................ (619) 668-1532 Investors Property Management Group........... .......................................................(760) 967-4764 IPI Property Management.......(858) 277-2700 ISG Real Estate..........................(619) 500-5860 J Jensen Properties.....................(858) 449-7294 JHB California Properties, LLC.(760) 722-6421

Johnston Property Management, Inc................ ...................................................... (760) 944-0703 JPI Development, LLC............. (858) 299-4768 K Kevin Robinson.......................... (619) 265-5859 KFR STAR Realty ........................(619) 293-7653 Kleege Enterprises...................... (858) 481-3081 L L.E.W. Management................... (619) 440-8915 Land Trek Property Management...................... ...................................................... (760) 758-6000 Lincoln Military Housing.......... (858) 874-8100 LMC (Lennar Multifamily Communities)............ ....................................................... (619) 376-2208 Logan Property Management.(619) 260-5562 Lyon Living...................................(949) 838-1274 M Margarita Summit | Euston Management......... ......................................................... (951) 676-1921 Maya Linda Apartments..........(858) 566-5350 Melroy Asset Management....... (858) 483-5111 MG Properties...........................(858) 658-0500 Mira Bella Apartments | Simpson Property Group...........................................(858) 560-5720 More Property Management... (858) 514-8201 N Noah Realty................................(858) 504-0416 O Ocean Breeze Apartments|Greystar................. ....................................................... (619) 428-3369 Olympus Property..................... (817) 795-4900 P Pacific Commercial Management, Inc.............. ......................................................(858) 450-6886 Pacifica SD Management........(619) 296-9000 Parkdale Apartments | Norco Mgmt. Corp...... ........................................................ (760) 737-9017 Pasas Properties, Inc................ (619) 607-7560 People Helping Others Prop. Mgmt.................. .......................................................(619) 282-5400 Pierside South | Greystar........ (760) 433-3500 Pinnacle Property Management Services, LLC ...................................................... (949) 224-2929 Premier Real Estate Management, Inc............. ....................................................... (619) 354-8404 Prime Group Residential......................................

Professional Real Estate Management............. ........................................................(619) 297-7736 Providence Real Estate Management Corporation................................ (760) 525-8705

September 2020 socalrha.org | 51

R R & V Management ..................... (619) 285-5500 R. A. Snyder Properties, Inc........ (619) 297-0274 REC Properties| Peñasquitos Point Apts.............. .......................................................... (858) 484-5047 Rehmann Realty Group...............(619) 440-5669 Reliable Realty.............................. (951) 696-9090 RG Investment Real Estate Services Inc.............. ......................................................... (858) 268-5004 Richman Property Services.........(813) 262-0401 River Bank Village | Winn Residential................... ........................................................... (951) 695-0120 River Oaks | Waterton Residential ........................ ........................................................... (760) 721-8585 Rohn Properties Management... (619) 990-7433 Rolling Hills Gardens | Greystar.(619) 482-7583 S San Diego Housing Commission........................... .......................................................... (619) 578-7531 San Diego Realty Services.......... (619) 713-1044 Sardo Properties...........................(619) 405-9418 Scott Management Company..(310) 370-2696 ScottWay Capital.........................(619) 209-3544 SD Rent Pros............................... (619) 884-0906 Seapoint Properties, Inc.......... (858) 866-5636 Seventh & G|Greystar................ (619) 696-8096 Shapell Properties, Inc..............(323) 988-7590 Shore Managememnt...............(858) 274-3500 Solaire | Greystar........................(949) 945-3499 South Bay Community Services............................. ........................................................ (619) 420-3620

Stafford Property Group............ (619) 957-7326 Strat Prop Management, Inc.......(619) 295-2211 Strata Equity Group.................. (858) 546-0900 Sun An Sea Property Mgmt.......(619) 298-4160 SunRidge Properties, Inc..........(858) 578-3600 Sunrise Management Company AMO.................. .......................................................... (858) 751-1768

W West Park Apartments | Sudberry...................... ........................................................ (619) 223-7777 Whispering Oaks Apartments | Greystar.......... .........................................................(760) 471-1262 Willin Properties.........................(619) 298-0500 Winn Residential........................(559) 435-3434

T Team Bourda Incorporated... (858) 279-6265 Thatcher Properties, Inc..........(619) 286-4250 The Apartment Company....... (858) 688-9307 The Hanover Company.............(713) 267-2100 The Helm Management...........(619) 589-6222 The Legacy Real Estate Company..................... ........................................................(619) 980-7467 The Premiere Residential , LLC.(858) 455-7711 The Terraces...............................(760) 735-5140 Torrey Pines Property Management................. ...................................................... (858) 454-4200 Trilar Management Group...... (760) 929-4940 Tuscany Hills Apartments | Euston Management..............................(760) 744-9339 Tyco Property Management .... (619) 425-1017

Z Zimmerman Property Management.................. ........................................................ (619) 546-5361

U UDR, Inc....................................... (720) 283-6120 V Valor Property Management................................... ...........................................................(619) 415-7616

“Property management is a risky business. Our SCRHA membership is our primary risk management tool. The SCRHA forms, specialized training, and whitepapers are priceless.

If we need help, [the staff] is always ready to assist. Simply stated, our membership with [The Southern California Renal Housing Association] helps me sleep better.”

Erik Collins - JDI Management Company

SECURE RENTAL FORMS

BlueInk BlueInk has extended the discount for their annual subscription to $75 per year for all new subscribers.

This gives you access to SCRHA forms in a digital format with electronic signature capabilities.

InfoLink Resident Screening Offers comprehensive, timely, and accurate information about your applicant, while keeping you compliant with all legal requirements.

socalrha.org 52 | Southern California Rental Housing Association Rental Advisor September 2020

© Sunan Panyo | Dreamstime.com

Worried about signing rental documents when you can't meet in person? SCRHA has several ways to electronically share and sign our forms.

Business Directory

SUPPLIER MEMBERS 1031 Exchange Services, & Trust Services

Exchange Resources, Inc....................... (619) 528-1031 Kay Properties & Investments............ (855) 899-4597

Advertising & Marketing

Apartments.com.................................... (888) 658-7368 Conversion Logix ★●▲......................... (866) 297-4914 RentPath...................................................(858) 220-8521 Zillow Group............................................(206) 757-4830

Air Conditioning

Air Temperature Specialists................(888) 588-1602

Apartment Brokerage/Sales

Doug Taber, CCIM - Apartment Broker........................... ...................................................................... (619) 483-1031

Apartment Marketing

Market Apartments................................. (801) 676-1684

Appliance Leasing

Appliance Warehouse of America..... (619) 750-9533

Appliance Parts & Repair

Appliance Parts Company.................. (480) 755-5540

Appliance Sales

Boiler Repair

Air Temperature Specialists................(888) 588-1602

Brokerage

Doug Taber - Real Estate Broker......... (619) 483-1031

Cabinet and Countertops

Dixieline..................................................... (619) 358-8188 Grand Design Kitchens........................ (760) 789-0992 SD Wood Cabinet..................................(858) 450-6090

Cable Television

Cox............................................................ (858) 836-7582

Carpet Cleaning

Bonded Inc.............................................. (858) 576-8400 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532

Carpet Sales & Flooring

America's Finest Carpet Company....(800) 888-1568 Bonded Inc.............................................. (858) 576-8400 G. B. Sales................................................ (858) 571-3600 Interior Logic Group..............................(858) 496-5222 J & C Carpet Company.......................... (619) 498-1424 Sid's Carpet Barn, Inc.............................(619) 477-7000

Cleaning & Janitorial Services

Atlas Property Service......................... (858) 386-4578 Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 Pacific Coast Cleaning, Inc..................(858) 565-1603 Sunset Commercial Services...............(877) 536-2777

Coin-Operated Laundry Equipment

All Valley Washer Service..................... (800) 247-1100 WASH Multifamily Laundry Systems..(858) 279-1234 Washtek, Inc............................................(760) 735-2495

Expressions Home Gallery................ (800) 550-4227 R & B Wholesale Distributors, Inc... (909) 230-5400

Collections

Asphalt & Asphalt Maintenance

Construction and Remodeling

AMS Paving, Inc...................................... (858) 880-6133 Aztec Paving, Inc.................................... (619) 465-9813

Attorneys-At-Law

Heinz & Feinberg.................................. (619) 238-5454 Kimball, Tirey & St. John LLP............... (619) 234-1690 Todd A. Brisco & Associates, APC...... (714) 634-2814

Backflow Testing

Pacific Backflow Company, Inc..........(760) 639-4000 San Diego Backflow Testing, Inc....... (877) 363-8378

Banks

Chase Commercial Term Lending..... (619) 464-0573 HomeStreet Bank..................................(858) 223-2900 Opus Bank...............................................(949) 251-8250

Kimball, Tirey & St. John LLP................ (619) 234-1690 Larry O'Dell Construction......................(619) 501-5252 Matrix Construction Services...............(951) 493-0100 McMillin Contracting Services.............(619) 401-7000 PrimeCo ●▲............................................. (800) 881-8067 Workright Property Services Inc.......... (858) 751-6312

Construction Management

Southern Cross Property Consultants............................. .................................................................. (858) 395-8657 XPERA Group.......................................... (858) 284-4710

Courtesy Patrol

City Wide Protection Services, Inc.... (619) 938-2333

Employment Agency

The Phoenix Staffing............................ (858) 799-0665

Environmental: Asbestos/Lead/ Mold

American Technologies Inc ★●▲....... (619) 458-5979 FACS ★●▲................................................(510) 266-4600

Evictions

Kimball, Tirey & St. John LLP............... (619) 234-1690

Exterminators

Innovative Pest Solutions..................... (800) 871-9878 Lloyd Pest Control................................. (800) 570-2847

Financial Services

1031 Capital Solutions...........................(949) 887-4627 Chase Commercial Term Lending..... (619) 464-0573 MyPoint Credit Union.............................(858) 243-7471

Fire Equipment Sales & Service

Symons Fire Protection........................ (619) 588-6364 Telgian Corporation ★●▲....................(877) 835-4426

Fitness Equipment & Sales

Advanced Exercise ..............................(858) 205-5800 Fitness Machine Technicians............. (760) 600-9575 Opti-Fit.......................................................(619) 822-7370

Flood Damage

Citiwide Restoration............................... (858) 231-2801 Generation Contracting & Emergency Services, Inc... ................................................................... (858) 679-9928

Floor Coverings

Bonded Inc.............................................. (858) 576-8400 Capitol Carpet Floors ★●▲...................(818) 464-6637 Redi Carpet Sales of California , LLC.(858) 576-8400 Urban Surfaces........................................ (951) 738-9301

Furniture Rentals

Cort Furniture Rental............................(858) 549-0800

Gates

Controlled Entry Specialists, Inc......... (619) 670-8100

General Contractors

Camp Construction Services.................(713) 413-2267 FSI Construction.......................................(972) 880-5171 Har-Bro Emergency Services & Restoration.................. ....................................................................(619) 398-0200 Larry O'Dell Construction......................(619) 501-5252 M. C. Contracting Service.................... (619) 282-3083 McMillin Contracting Services.............(619) 401-7000

Heating & Air Conditioning

Deck Coating

Life Deck/Pacific Pebbles....................(619) 262-8600 Medrano Co..............................................(619) 264-3434

Air Temperature Specialists..................888-588-1602 Bill Howe Plumbing, Inc....................... (619) 286-6348 Sam's Heating and Air Conditioning, Inc...................... . .................................................................... (619) 697-9824

American Bathtub Refinishers.......... (619) 265-9200 Citiwide Restoration............................... (858) 231-2801 Pacific Bathtub Refinishers Inc............(619) 772-2535

Drain & Sewer Cleaning

Human Resources

Bathroom Remodeling & Refinishing

Education

Bathroom Refinishing

American Bathtub Refinishers............(619) 265-9200 Bill Howe Plumbing, Inc........................ (619) 286-6348

Bathtub Liners

American Bathtub Refinishers.......... (619) 265-9200

Bed Bug Services

Innovative Pest Solutions..................... (800) 871-9878

Bee Removal

Innovative Pest Solutions..................... (800) 871-9878

Blinds

America's Finest Carpet Company... (800) 888-1568 Bonded Inc............................................. (858) 576-8400

Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348

San Diego Employers Assoc ★........ (858) 505-0024

Insurance

Kennedy Electric.................................... (619) 582-6568

Farmers Insurance McWhirter Agency............................ .................................................................... (619) 463-7320 Renters Legal Liability............................ (801) 928-7015 Snapp & Associates Insurance Services, Inc................. .....................................................................(619) 908-3100

Electronic Key Access

Internet Advertising Service

Emergency Service Flood/Fire

Internet Service Provider

Grace Hill, Inc......................................... (404) 895-9570

Electrical Contractors

KeyTrak, Inc............................................ (888) 539-8725

American Technologies Inc ★●▲....... (619) 458-5979 Bonded Inc.............................................. (858) 576-8400 Commercial Restoration Company ★●▲........................ ....................................................................(720) 427-2932 Paul Davis Emergency Services..........(951) 444-8794 Pinnacle Emergency Services............(877) 673-9059

Apartments.com................................... (888) 658-7368 WebListers LLC...................................... (800) 784-2155 Cox ........................................................... (858) 836-7582

Janitorial Services

Atlas Property Service......................... (858) 386-4578 Aztec Landscaping Inc.......................... (619) 464-3303

September 2020 socalrha.org | 53

Cleanology Housekeeping Personnel Service............. ..................................................................... (619) 281-2532 DAPA Services, Inc. "Customized Cleaning Solutions"...........................................................(619) 221-9292

Pest Control

Kitchen Remodeling

Plumbing

McMillin Contracting Services............ (619) 401-7000

Landscape Maintenance & Service

BrightView............................................... (858) 208-6394 LaBahn's Landscaping............................ (619) 579-9151 Landsystems - A Monarch Landscape Company......... ..................................................................... (213) 369-2414 M. C. Contracting Service.................... (619) 282-3083 MSE Landscape Professionals, Inc..... (760) 743-4127 New Way Landscape and Tree Service.......................... ...................................................................(858) 505-8300 Pacific Green Landscape, Inc..............(619) 390-9962

Corky's Pest Control................................(800) 901-1102 Innovative Pest Solutions .................... (800) 871-9878 Lloyd Pest Control................................. (800) 570-2847 Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348 Pacific Drain and Plumbing................. (760) 436-8600 Workright Property Services Inc.......... (858) 751-6312

Property Management

Wakeland Housing & Development. (619) 235-2296

Property Management Personnel

Security Guard Patrol

Bastion Security..................................... (800) 783-5700 Brothers in Arms Security..................... (844) 458-1021 City Wide Protection Services, Inc..... (619) 938-2333 Security First............................................ (619) 243-3992 Signal 88 Security of San Diego.........(619) 363-7233

Security Services

Bastion Security..................................... (800) 783-5700 California Safety Agency.....................(866) 996-6990 City Wide Protection Services, Inc..... (619) 938-2333 JDS Security............................................. (619) 781-8694

Seismic Retrofit

Optimum Seismic..................................(323) 605-0000

BG Multifamily...........................................(619) 785-3164 Career Strategies ★●▲.........................(619) 640-2250 Go-Staff, Inc............................................(858) 292-8562 Link Staffing Services............................(858) 874-3334 NPM Staffing an InterSolutions Company ★●▲............ .................................................................... (619) 804-2554 The Phoenix Staffing............................ (858) 799-0665

Sewer & Drain Line Video

Arbor Realty Trust, Inc......................... (503) 939-0837 Banc of California...................................(858) 221-0895 Chase Commercial Term Lending.... (619) 464-0573 Luther Burbank Savings....................... (619) 405-9961

Property Management Software

Smart Technology

Locksmith

Buyers Access.........................................(800) 445-9169

Leak Detection

Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Lenders

Kern Key Services ●............................... (619) 341-3505

Maintenance & Repair

Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928 Larry O'Dell Construction..................... (619) 501-5252 PCC Trip Hazard Removal ●▲............. (760) 658-6116

Maintenance Supply

AppFolio.................................................. (866) 648-1536 Yardi Systems...................................... (805) 699-2040

Purchasing

Ratio Utility Billing Systems

Livable ★●▲............................................. (877) 789-6027

Real Estate

ACI Apartments...................................... (619) 299-3000 Nodard Investments Inc....................... (619) 742-9269 Voit Real Estate Services................... (858) 453-0505

HD Supply Facilities Maintenance..... (760) 809-1470 Wilmar.......................................................(909) 203-9801

Remote Video Monitoring

Market Research

Renovations & Remodeling

ALN Apartment Data, Inc..................... (800) 643-6416

Marketing & Advertising

RentVision................................................ (402) 617-8368

Mold Inspections & Remediation

Best Security & Fire Products..............(760) 781-5700 Bill Howe Plumbing, Inc........................ (619) 286-6348 Larry O'Dell Construction......................(619) 501-5252 McMillin Contracting Services.............(619) 401-7000 Urban Renovation & Construction West (DBA: URC West,Inc).................................................... (760) 451-8921

Bill Howe Plumbing, Inc........................ (619) 286-6348 Cable, Pipe & Leak Detection, Inc...... (619) 873-1530

Slab Leaks

Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348 ADT Smart Communities........................(714) 858-1344 Nortek Security & Control..................... (818) 661-9937 The Property App Company...............(858) 444-7766

Solar

Current Home........................................... (951) 852-6813

Submetering / Billing Services

California Sub-Meters........................... (858) 571-8999 Conservice Utility Billing & Mgmt....... (602) 481-7440 Livable ★●▲............................................. (877) 789-6027

Telephone Services

Cox Communications-San Diego Accts.......................... ................................................................... (858) 836-7582

Tenant Screening

CIC ........................................................... (800) 288-4757 Moco Inc................................................... (800) 814-8213

Termite Control & Repair

Best Rate Repair.......................................(619) 229-0116 Truly Nolen................................................ (760) 291-1985

American Technologies Inc ★●▲....... (619) 458-5979 Bill Howe Plumbing, Inc....................... (619) 286-6348 Citiwide Restoration............................... (858) 231-2801 FACS ★●▲................................................(510) 266-4600 Generation Contracting & Emergency Services, Inc.. . ................................................................... (858) 679-9928

Rent Guarantor

Towing Services

Renters Insurance

Trauma Scene Clean Up

Mystery Shopping

Repiping

Ellis, Partners in Management Solutions......................... ....................................................................(972) 256-3767

Paint Manufacturers & Supplies

Dunn-Edwards Corporation ★●▲....... (619) 884-3866 Sherwin-Williams Co.............................(858) 496-8925

Painting

CertaPro Painters................................... (760) 580-3091 Citiwide Restoration............................... (858) 231-2801 Done-Rite Painting Inc............................(619) 977-0241 Primus Paint Workx................................ (619) 738-8022 Pro-Tech Painting Company..............(858) 527-0200

Parking Enforcement

Reliant Parking Solutions.................... (888) 977-6848

Parking Management Software

Reliant Parking Solutions.................... (888) 977-6848

Paving Maintenance

AMS Paving, Inc...................................... (858) 880-6133 Black Diamond Paving, Inc................. (760) 294-4944 Eagle Paving.......................................... (858) 486-6400

Insurent.......................................................(646) 843-1713 Assurant................................................... (760) 936-5757 ePremium Insurance............................. (949) 370-7368 Air Temperature Specialists................(888) 588-1602 Bill Howe Plumbing, Inc........................ (619) 286-6348

Reputation Management

SatisFacts Research............................. (866) 655-1490

Resident Retention

SatisFacts Research............................. (866) 655-1490

Resident Surveys

SatisFacts Research............................. (866) 655-1490

Roofing

A-1 All American Roofing Company.... (858) 537-5177 ADCO Roofing & Waterproofing ★●▲............................. ....................................................................(949) 374-4580 AMS Construction..................................(833) 267-7663 Commercial & Industrial Roofing.........(619) 465-3737 DILS Roofing & Exteriors..................... (760) 727-6000 Premium Roof Services, Inc.................(619) 239-8880 Sully-Jones Roofing..................................(800) 611-3110

Security Deposit

Assurant Specialty Property............... (760) 936-5757

54 | Southern California Rental Housing Association Rental Advisor September 2020

Western Towing..................................... (619) 297-8697 Hoarding Solutions ..................................(619) 771-1792

Tree Services

Arborwell................................................. (888) 969-8733

Water Conservation

Livable ★●▲............................................. (877) 789-6027

Water Damage Restoration

Bill Howe Plumbing, Inc........................ (619) 286-6348 Bonded Inc.............................................. (858) 576-8400 Dexcore Restoration................................(619) 993-3417 Generation Contracting & Emergency Services...........

(858) 679-9928 Resicom Building and Restoration.... (858) 227-9700 Restoration Management Company.. (858) 935-1170 Service Solutions Restoration............. (877) 339-4576 Servpro of Point Loma.......................... (619) 275-2802 Servpro of Sorrento Valley/UTC & La Mesa/Lemon Grove...........................................................(858) 527-1144

Water Heaters

Air Temperature Specialists................(888) 588-1602 ASAP Drain Guys & Plumbing ●......... (760) 721-2904 Bill Howe Plumbing, Inc........................ (619) 286-6348

Window Coverings

Bonded Inc............................................. (858) 576-8400 G. B. Sales............................................... (858) 571-3600

Specialty Apartment Supply............... (877) 630-2275

Window Washing

John's Elite Cleaning..............................(619) 851-5228

Windows

Milgard Manufacturing - Temecula.....(951) 334-1584 Newman Replacement Windows ★●▲......................... ...................................................................(760) 438-8080 Service Area Guide Please note that all businesses currently in the directory serve clients in San Diego County. Please use the following guide to finding suppliers working with clients in Imperial County or Riverside County. ★ Serving Imperial County / El Centro Area ● Serving Southern Riverside County (i.e. Temecula, Murrieta, Menifee) ▲ Serving Eastern Riverside County (i.e. Palm Springs, Palm Desert, Cathedral City)

If you have a favorite Supplier not listed in our directory, share them with our team at membership@socalrha.org.

Find products and services from trusted SCHRA Supplier members with our Business Directory.

Whether you have one rental or 5,000...

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credit profile • OFAC search • national criminal eviction/ civil records search national criminal database search social security verification • rental verification employment verification September 2020 socalrha.org | 55

ADVERTISER Index air duct cleaning IBC Kay Properties & Investments (855) 899-4597 air duct cleaning 5 Redi Carpet 800-734-6801 bathroom remodeling 21 American Bathtub Refinishers 619-265-9200 bathtub liners 21 American Bathtub Refinishers 619-265-9200 bathtub refinishing 21 American Bathtub Refinishers 619-265-9200 carpet cleaning 5 Redi Carpet 800-734-6801 carpet sales 5 Redi Carpet 800-734-6801 Cleaning 33 Filta 800-734-6801 concrete services 24 Precision Trip Hazard Removal 760-658-6116 damage restoration 12 Pacific Coast Construction 760-298-3170 deck coatings & waterproofing 12 Pacific Coast Construction & Water Proofing 760-298-3170 14 Medrano 619-264-3434 electrical contractors 14 Kennedy Electric 619-464-6568

pest control BC Corky's Pest Control 800-333-7138 IFC That Guy 844.484.2848 plumbing 48 ASAP Drain Guys and Plumbing 619-581-2127 property management software 28 Yardi 800-866-1144 real estate management 10 Griswold Real Estate Management 858-597-6100 security patrol 16 Signal 88 Security of San Diego 619-363-7233 sidewalk repair 24 Precision Trip Hazard Removal 760-658-6116 tenant screening 55 Infolink Resident Screening 888.762.7313 towing 18 Western Towing 619-297-8697 utility billing system 8 Livable 877-789-6027 water heaters 48 ASAP Drain Guys and Plumbing 619-581-2127 windows 36 Newman Replacement Windows 619-677-6511 760-764-4553

general contractors 12 Pacific Coast Construction 760-298-3170 56 | Southern California Rental Housing Association Rental Advisor September 2020

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Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed.

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