November Industry Achievement Award Winner. For a list of SDCAA supplier members. Use an SDCAA member first! turn to page 53.

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1 RentalOwner November 2015 Magazine t h e v o i c e o f t h e r e n t a l h o u s i n g i n d u s t r y 2015 Industry Achievement Award Winner SDCAA 5675 Ruffin Road, Suite 310 San Diego, CA Use an SDCAA member first! For a list of SDCAA supplier members turn to page 53.

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3 Contents page The Key to Safety, Security and Reduced Liability The author reviews Key Security and reducing liability when changing and/or replacing locks in a unit or house. Past Presidents Column New realities challenge traditional concepts and make room for creating solutions that are better equipped to answer and take on challenges. Mark of Excellence 2015 Industry Achievement Award Winner Meet this year's winner Linda Morris, Cambridge Management Group and Past SDCAA president. The award is presented to individuals that demonstrate excellence in leadership and recognizes significant achievements within the industry. Presidents Award Nominees The President s Award is presented to an SDCAA member who is a key volunteer and contributes leadership, resources, time and ideas and otherwise supports the San Diego County Apartment Association as a volunteer. Is Solar Still a Good Value Proposition? With the hundreds of companies now offering solar deals the Center for Sustainable Energey demystifies the benefits of solar rebates, tax credits available and net metering. What does Zero Waste Mean? Educating residents is no easy task when it comes to recycling, the author covers what zero waste is and how to educate residents to comply with recycling laws. Inside your association 24 November/December Calendar 26 In-Person Learning 27 Online Learning 28 El Niño Preparedness 29 Mark of Excellence Awards 30 Honor Roll/Welcome New Members 31 Bookstore Order Form Columns page 7 3 President s Message 4 Executive Director's Message 16 Local Legislative Update 19 State Legislative Update 36 National Legislative Update 50 SDCAA Travel Program

4 SDCAA Officers President Robert Nida, Independent Owner President Elect Jeff Hickox, CPM, RG Investment Real Estate Services, Inc. Vice President Lucinda Lilley, CPM, Fjellestad, Barrett & Short Secretary Carroll Whaler, H. G. Fenton Company Treasurer Scott Cook, CPM, Sperry Van Ness Asset Advisory Group RentalOwner Magazine Magazine Staff Publisher Alan Pentico, CAE, Executive Director Design & Layout Olivia Galvez, Director of Publications SDCAA RentalOwner Advisory Board Kerry Webster-Humphreys, Humphreys Residential - Vice Chair Ana Alarcon Morris, CAM, ARM, Fjellestad, Barrett & Short Pete Ceccherini, RG Investment Real Estate Services, Inc. Kendra Morris Bork, Cambridge Management Group, Inc. Susan Adams, ASAP Drain Guys & Plumbing Legislative Steering Committee Chair Christine La Marca, The Kevane Company Inc. Immediate Past President Stacy Wells, NCP-E, CRM, R & V Management SDCAA Directors Carol Crossman, Independent Owner Christian Davis, Pinnacle Management Jack Nooren, NAI John Modlin, Independent Owner Nicole Lawhon, For Rent Media Rick Snyder, RA Snyder Kristy Blair, Chase Commercial Term Lending Theresa Cordero, Sunrise Management Company Mark Feinberg, Attorney Matt Giacalone, ENG Properties Dan Murphy, Lincoln Military Housing Kurt Sullivan, Douglas Allred Company RentalOwner Magazine is published by the San Diego Multi-Housing Corporation (SDMHC) a wholly owned subsidiary of the San Diego County Apartment Association (SDCAA). The magazine is published monthly and is provided to SDCAA members only. The views expressed in these articles are the authors's and do not necessarily represent those of the SDCAA or SDMHC. All Rights Reserved Materials may not be reproduced or translated without prior written permission by the publisher. For more information on the SDCAA or rental management information contact the SDCAA at or visit Advertisers These firms are as anxious to please you as you are to patronize them. 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. SDCAA Ex-Officio Advisors Linda Morris, ARM, Cambridge Management Group, Inc. Kendra Morris Bork, Cambridge Management Group, Inc. Honorary Life Advisor G. Wesley Harker SDCAA Staff Alan Pentico, CAE, Executive Director apentico@sdcaa.com William H. (Bill) Fredericks, Controller wfredericks@sdcaa.com Nancy Robertson, Director of Member Services nrobertson@sdcaa.com Lisa McCollough, Membership Development and Sales lmccollough@sdcaa.com Molly Kirkland, Director of Public Affairs mkirkland@sdcaa.com Olivia Galvez, Director of Publications ogalvez@sdcaa.com Mike Nagy, Public Affairs Manager mnagy@sdcaa.com Kelly Puppione: Education Manager kpuppione@sdcaa.com Courtney Norton, Events cnorton@sdcaa.com Clinton Burley, Membership Retention Representative cburley@sdcaa.com Our Address 5675 Ruffin Road, Suite 310, San Diego, CA SDCAA Office San Diego: Toll Free: Fax:

5 Robert Nida, Independent Owner 2015 SDCAA President I n my October column, I focused on the SDCAA s neverending fight to defeat or support legislation that impact the rental housing industry. At the time I wrote the October column, the Legislature approved and forwarded two bills to Governor Jerry Brown for his signature or veto that were closely followed by the SDCAA the bills were AB 1448 and SB 655. The SDCAA had a neutral position on AB 1448, and strongly opposed SB 655. The bills are indicative why we must, and continue, to fight as an industry but also, the SDCAA in the coming months will provide owners, managers, and suppliers the information they need to comply with these new laws. For better or worse, the governor signed bills AB 1448 and SB 655 into law just before the October 11 deadline. These bills, to lesser or greater extent, will impact how rental property owners manage their properties and residents in the future. AB 1448 (Lopez) will allow residents to install clotheslines on a rental property with the rental owner s permission with certain conditions. SB 655 (Mitchell) will add mold to the list of items that makes housing substandard and the mere presence of any mold in your rental unit means it can be deemed uninhabitable. we don t anticipate a flood of these types of requests, we want to make sure that you have the resources needed if you are faced with the question. SB 655 will indeed have implications for rental properties. The SDCAA opposed SB 655 because it makes housing substandard if ANY amount of visible mold is detected. While there are experts who can identify mold and determine if the mold is harmful, the bills relies on code enforcement and/or health officers who are unlikely to have adequate training. SB 655 does not take into account if a resident s bad hygiene or the owner s willfulness not to repair leaks is the source of the mold. A rental owner or manager could be charged with a criminal misdemeanor and face further litigation. The association plans on creating a tracking system so that members impacted by this law can share the details with SDCAA, who in turn, can report back to the legislature and perhaps offer a legislative fix. The SDCAA thanks everyone who contacted the Governor s office asking him to veto this bill. Be assured, our fight with SB 655 isn t over - expect the SDCAA to provide its members more information, forms, and seminars about SB 655 and other new laws and regulations in the coming year. Read the California Capitol News on Page 19. Bob Nida The passage of AB 1448 means that if a resident requests a clothesline in an area specified as allowed by law, rental owners and managers will need to consider that request and make a decision that is best for them and their property. SDCAA is in the process of creating a form for this scenario that will outline the requirements of a resident who is granted permission to place a clothesline at their unit. While RentalOwner November

6 Alan Pentico, CAE From the SDCAA Executive Director Cost Effective management trends and tricks to keep you on the top of your game The SDCAA is all about providing its members helpful information to manage their properties efficiently, being cost-effective, and informing them on emerging trends in the rental housing industry. Looking and thinking ahead doesn t mean seeing a few weeks or a few months into the future, but adequate planning requires observing current trends and identifying the trends to come in 2016 and beyond. Looking and thinking ahead will help prepare members for the good and not so good. I understand there are many things that occupy and preoccupy us, and most of the time, those things require our immediate attention - yes, the holiday season is almost upon us. But, the SDCAA is here for you, and the staff is already looking far into next year. If members spend a few minutes a week to read our print and electronic publications, look at our events calendar for seminars and classes, and use our many other services and products, they will be better prepared for what s ahead. We already know there are big changes in store for rental housing with new rules regarding organic waste recycling, clotheslines, and mold, among other issues you will also see 4 RentalOwner November 2015 new electricity rates, very likely higher water bills, and 2016 is an election year. You ll see it requires much less effort and time to get prepared if you use the SDCAA as a resource. The article, the Key to Safety, Security and Reduced Liability is... by Julie Kern on page 6 talks about the importance of having a lock and key policy for your rental property. Having an effective key and lock policy will promote tenant safety, reduce your liability, and save time and money. The article, Is Solar Still a Good Value Proposition, from the California Center for Sustainable Energy talks about the types of solar systems you can install on your rental property, the benefits of having solar system on your property, and the rebates and tax credits you could qualify for. Now that the Governor signed SB 350, requiring that California generates 50 percent of electricity from renewable energy sources and double energy efficiency standards for all buildings by 2030, it could be in your best your interest to have solar on your buildings. Don t forget to read our local and state legislative updates on page 16 you may always visit the SDCAA website for legislative updates and white papers. Mark of Excellence Awards Don t miss the opportunity to attend 22nd Annual Mark of Excellence (MOE) Awards Dinner at the Hilton Bayfront on Friday, November 20 if you haven t registered, you better sign up now. The MOE is the largest event in the rental housing industry in Southern California that recognizes individuals and companies for their outstanding achievement spend the evening with us and support your friends and colleagues. Holiday Open House Save the date for the SDCAA s Holiday Open House on December 11 - visit the SDCAA events webpage to view our events calendar. Contact us Please contact us or visit our website if you need assistance. We always look forward to your feedback on SDCAA products, seminars, and services. Article Legend Coding: Owners Property Managers Executives Leasing Maintenance Suppliers

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8 The Key to Safety, Security and Reduced Liability is... By Julie Kern, Mr Rekey Locksmith 6 RentalOwner November 2015 Tan510jomast Dreamstime.com

9 A New Key! As an owner or manager of rental property, you are naturally concerned with the security of the property, the safety of your tenants, reducing your liability, all while remaining in budget. All of this can be accomplished by changing the locks between tenants. When you don t change locks between tenants, you re potentially leaving countless numbers of keys in the hands of past tenants who could return to the residence to commit theft or other crimes against current tenants, opening the property owner and the property manager up to potential lawsuits for not providing a safe living environment. While California does not require landlords to change the locks between tenants as some states do, it s much more a question of providing a safe living environment for tenants and managing your liability. Many prudent property managers incorporate the practice of changing the keys into their tenant-turnover routine as a matter of fact. This article will consider some of the more economical options in providing this overall measure of security. Changing Hardware Purchasing new knobs and deadbolts is a nice aesthetic upgrade for your property. The tenant gets new keys and you have a receipt to show the locks are new. Changing hardware can be expensive, especially if there are multiple points of entry on the property. It may also result in each door having a different key, leading to a heavy key ring and confusion as to which key opens which door. Whether you pay someone to install or install yourself, this is another cost to consider. Swapping Hardware Accumulating a cache of knobs and deadbolts is another option. Your investment includes the initial purchase, storage space, time to remove and replace the hardware and to track the keys. These resources will also be called on to maintain the easthetics of the rental unit while you match the finish of the hardware (brushed nickel vs. bright brass) on each door. As far as liability is concerned, the likelihood of prior tenants finding another property you manage with the lock that fits their old key is slim. Rekeying Rekeying is another method of securing your property while reducing your liability. It is less costly than purchasing new hardware, requires no inventory and no storage space. Rekeying involves removing the pins from the lock cylinder, replacing them with new pins, and cutting a key blank to fit those pins. No hardware is removed, just the cylinders, so there s less labor and time involved. This can be accomplished by removing the locks from the doors, taking them to a locksmith shop or kiosk to be re-pinned, and then reinstalling the locks on the doors. Another option is to call a mobile Locksmith to the property to change the locks on the spot. A Framework for Success Article When choosing a locksmith, ask some trusted colleagues for a referral. When calling for an appointment, ask the locksmith for an estimated price over the phone. Let them know how many keyholes there are to change and obtain a quote for a service call plus the fee to rekey each lock. The locksmith invoice is evidence that the locks were all changed, and the resulting peace of mind for the new tenant, for the property owner and property manager is well worth the cost. So which option is best for you? It all depends on your budget, how you value your time, and what level of liability protection gives you peace of mind. Changing your locks or rekeying is probably your most economical and secure option. Hiring a professional locksmith provides an added layer of liability protection as they are a third-party doing the work, and not yourself. Ahhh! Those locks are changed, the property is secured, the tenants are safe and your liability meter has plummeted. But, wait! Don t forget to secure your copy of those new keys! Key Management Undoubtedly, the stash of spare and master keys to your properties should be guarded RentalOwner November

10 like gold. If those keys are lost or stolen, you ll spend a bank vault of profit dollars hiring a whole team of locksmiths to work overtime in order to secure your tenants before something tragic happens. There are as many options for securing those keys as there are door knobs. Key management, key systems, key control, key cabinets, key vaults...where to start? Again with the most economical & practical options. First, the keys should be stored out of plain view of the casual visitor to your office. Perhaps in a back office in a locked cabinet, that is mounted in a closet that remains locked. If you have staff, limited access is still in order. Keys should be available only to staff with a specific need and who have passed a background check. The key vaults or cabinets should be of sturdy construction that cannot be pried off the wall with a crowbar, and have a locking mechanism that cannot be easily pried open with a screwdriver. A wall or floor safe may be a practical option for an independent rental owner or a small property management office. Keys should be identified in a way that makes sense to you but not to the common thief. Tagging the key with the property address is not secure, no matter where you store them. Consider a numbering system on the key tag that relates to a code in the property file that is stored in a locked filing cabinet or in your electronic files. Space for these keys can also be an issue. Changing or swapping locks yourself may result in a different key for each point of entry on the home, resulting in multiple keys for each property, thus requiring larger storage space and more cost. Having a locksmith key each lock to the same key saves you & your tenant time and space, both of which equate to dollars. About the author: Julie Kern is Business Manager and Co-Owner of Mr. Rekey Locksmith, San Diego. Mr. Rekey makes it easy for Property Managers by offering up-front pricing, billing accounts and a proprietary key system to their Property Managers clients at no charge. Mr. Rekey has been Thinking Outside The Locks for the real estate industry since RentalOwner November 2015

11 The Smarter Way to Screen Tenants! Helping you turn qualified applicants into residents Starting at only $14.55 Why use InfoLink? Easy Fast Accurate & Secure Simple Risk Assessment Tool (Low, Medium, High Risk Scoring), or Comprehensive Reports Features TransUnion Credit Checks Quick Setup Friendly & Knowledgeable Staff With InfoLink Resident Screening you can verify... Tenant Identity Income Evictions Criminal Background Checks National Criminal Database Specially Designated Nationals Search (OFAC) InfoLink Self-Populating forms Online Application Available Available your way: Online (24 hrs/365 days) Phone Fax You also receive: InfoLink Self-Populating forms Online Rental Application Available An SDCAA product powered by MOCO RentalOwner November

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13 Past President's Column By Neil Fjellestad, President, Fjellestad Properties, Inc. As a rental business operator our company divides our region into neighborhoods and zip codes. We operate rentals in 69 zip codes and our reporting is transparent and timely. Our performance metrics are measured, reported, and evaluated against our best practices so improvement needs can be identified and satisfied. Believe me when I say that keeping up with our business requires retaining talented people, following specialized business systems, and fully utilizing emerging technologies. However, as a real estate economic advisor I look at our region as one large unique parcel; from 30,000 feet if you will. Value is determined by scarcity and utility. While natural borders create scarcity for this parcel and if the utility never changes then value can only be driven by perceived and/or real changes to scarcity. We ve traditionally defined San Diego real estate value this way. But what if the utilization of the parcel is evolving into something different? Say for instance, that our region during this century is transforming into an international economic hub? If correct, it will re-set all assumptions of value. New Realities Are Challenging Traditional Concepts There are less than a dozen megaregions in North America. A megaregion dominates commerce; employment and lifestyle attractiveness in a central way and therefore, is becoming an international standard for the assignment of financial investment and RentalOwner November

14 economic resources due to the comparatively unique strategic value to the whole. I have invested much of my career observing, monitoring and interpreting these economies and specifically their short and longterm effect on real estate related businesses. Currently, San Diego is the southern piece of the Los Angeles centric So-Cal Megaregion. However, changes within the last 10 years and during the next 15 will likely make San Diego the centerpiece of a new Cali Baja Bi-National Megaregion. There are no less than ten 21st century economic drivers that are and will continue to redefine our destiny. This is due in part to the following: proliferation of Science, Technology, Engineering and Mathematics (STEM) technologies and industries, generational proficiencies and preferences, and a geographically one-of-a-kind location. The interaction between these factors will create a diverse employment (multi-generational & multi-cultural), attract international notoriety, and drive financial investment at sustained levels never before experienced. Illustrations abound: the premier desalinization plant on the west coast (privately funded and operated) is only a single example of our dynamic blue economy ; the only U.S. city and one of four worldwide to be showcased in a National Geographic documentary World s Smart Cities ; a growing biomed cluster that cannot be duplicated and enjoys the attention of the U.S as well as other leading world governments; the same is true for cyber security and the privatization of space transportation ; emerging energy sources including acres of wind-turbines constructed with parts supplied throughout the international community, constructed in Mexico and plugged into the California power grid. In addition to 21st century trends there are also generational tipping points being experienced that will likely change the composition of traditional real estate demand. We can use metrics to know exactly how we re doing. Our regional economic dashboard uses 20 different metrics to track the region s standing among the 25 most populous U.S. metropolitan areas. This transparent feedback will be conducive to a more strategic approach to economic growth. Building and Preserving Legacy Wealth Hundreds of SDCAA members have trusted and benefited from TERRY MOORE, CCIM Only broker to have earned Triple Crown of Income Property Excellence: Transaction of the Year, Deal Maker of the Year & CCIM of the Year. Learn why other owners refer friends to TERRY, MOORE, CCIM. Finally an honest broker Alan Nevin A professional who aims to live by Christian standards Ann Block, CCIM San Diego Daily Transcript Top Influential and Trusted Adviser SanDiegoApartmentBroker.com tmoore1031@gmail.com 12 RentalOwner November 2015

15 Tipping Points Create Permanent Change Understanding investor mentality in order to create and/or modify the strategy for owners of local rental property is a separate challenge. Why own; to what end; and how to change outcomes? A tipping point is that we have an entire generation that could retire without self-sustaining resources. Baby boomers are realizing they can t get there from now with their current investments and/or the traditional financial strategies available. Investment alternatives are expanding to include the power, protections and flexibility of independently owning local single homes, individual condos, small apartment and commercial properties held long term as rentals to build wealth and provide retirement income. Another tipping point - It is no longer uncommon that millennials will buy to own an investment while remaining renters themselves. Rent securitization, steady low interest rates, expanded 1031 exchange utilization, transaction crowdfunding, reverse and/or shared equity mortgages, and Self-Directed IRAs are all part of this 21st century alternative investment surge. If millennials don t prioritize to become real estate owners through these alternative means they likely will stay renters by choice. Such choice by many of this generation will be seen as a logical reflection of the times and their priorities. In 5-10 years millennials (Y & Z gens) will occupy 75% of both local rentals and jobs. They are more educated, connected, collaborative and demanding as employees and customers than any generation before them. They believe in the integration of work, play and family; not bogged down with having it all or plagued with achieving balance. They are accustomed to freedom of space and connectedness. They were raised to be a preferred customer especially about housing. For the first time we have 5 generations (separating millennials into Y & Z) in the workplace along with at least as many generations of technological communication. Properly acknowledging the uniqueness of various generational individuals while raising group emotional IQ is a new leadership mandate. Keeping everyone on the same page but in their own lane is a 21st century management challenge. We need to listen to a millennial generation that would have us be more collaborative and connected. We can be in step with the changes all around us though RentalOwner November

16 we must be educated and proactive. Though there are some technologies that we remember this new generation doesn t even call any of it technology. To them it is life as they know it and they can t understand why the way we do things at work is as different from real life as they know it. Take a different look at how others view things. But enjoy history and what it has given you. Change is a good thing especially for those of us old enough to appreciate a good thing. Change is Upon Us Before We d Like San Diego has a deep housing problem because we refuse to provide new housing within the region the way we use it; about half of us rent. We cannot change the supply significantly until we change our paradigm and 14 RentalOwner November 2015 unless we dramatically change the process right now. To predict outcomes here in the SD Region we cannot focus on our history but rather need to study comparable situations elsewhere to see the free market reaction to bad planning. There are less affordable areas in which I have detailed real estate business experience. Examples include: NYC metro plus adjacent NJ corridor; Boston metro and the SF-SJ Peninsula. Each has useful comparable elements with our region. Each is a centerpiece of socio-economic change that fosters educational opportunity, lifestyle diversity and international investment. A high barrier for residential development especially rentals hinders a steady housing supply. Each produces significant annual employment totaling at least 3 times their annual new housing starts. All of these conditions have existed for multiple years. The real estate results are knowable. Comparable for sale housing prices are up to 5 times the national median and rental rates are up to 3 times the national median with imbalances growing worse with the economic recovery. This is our future. There should be no doubt that anyone owning San Diego rental property without debt and performing within industry best practices will enjoy a financial future similar to other successful small business ownerships. By the way, nationwide four out of ten rental properties are single homes or individual condos and especially in this region perhaps the best way to own rentals. We must see ourselves as essential housing providers and take pride in that stewardship. Take a look at San Diego in a different light. I have spent much of my life leaving my hometown for business and family adventures. Certainly, my San Diego has changed a lot over the years and I have always enjoyed coming back home to see it with fresh eyes. After high school I moved in with my grandmother since my grandfather had suddenly passed away. From their beautiful home that he designed, engineered and built on the south rim of Mission Valley I watched a brand new stadium constructed. Great memories but I would enjoy seeing that stadium re-thought and replaced with a new century solution. Problems keep us creating solutions; the bigger the problem, the better the solution. One thing for sure, in 5 years (2020) everyone will see things more clearly, right? Unfortunately we can t wait to watch everything happen before we make it happen.

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18 Local Update Legislative Water Districts adopt more increases, San Diego City Council to vote on proposed increase this month Cities prepare for state-mandated Organic Recycling Program (AB 1826), are you prepared? Habitability Issues Water Districts adopt more increases, San Diego City Council to vote on proposed increase this month Water districts across the San Diego region continue to approve new increases on water rates. Districts say the rate increases are necessary with the cost of water anticipated to rise and shrinking revenues because residents and businesses are cutting back on their water use. Last month, the Helix Water District approved an increase of its water rates; the district covers the cities of La Mesa, El Cajon, Lemon Grove, and Spring Valley, and parts of east county San Diego. The plan will raise water rates over the next five consecutive years. Customers, that pay an average of $142 every two months for 26 units of water, will see their bill 16 RentalOwner November 2015 increase to $155 in , $173 in , $194 in , $208 in , and $223 in The Santa Fe Irrigation and Sweetwater Districts raised their rates back in September. The Carlsbad Municipal Water district is proposing a 5.1 percent increase for drinking water and 6.84 percent increase in wastewater fees; the City Council will vote on the plan on December 1, which will go into effect January 1. The San Diego City Council will vote on a proposed water rate increase on November 17. If adopted, the proposed plan will increase rates 9.8 percent beginning January 2016 and 6.9 percent in July San Diego s water rates could increase an additional 6.9 percent in July 2017, 5 percent in July 2018, and another 7 percent in July By the time the final increase takes effect in 2019, water rates will

19 have increased almost 41 percent from the present rate. The City s Public Utilities Department says the proposal is necessary to pay for the rising cost of imported water, sagging revenues because customers are using less water, and to pay/finance current and future water projects that will expand the city s drinking water supply. Public notices were mailed to all city customers in late September providing the plan s details and instructions on how customers can protest the proposed increase. The City s department also conducted public presentations across the city to solicit feedback from customers. recycle or compost green waste, landscape and pruning waste, and nonhazardous wood waste. Multifamily dwellings of five units or more will not be required to recycle food waste, which includes food-soiled paper mixed with food waste. Multifamily complexes that are 4 units or less will be exempt. However, if the state cannot meet percentage reduction mandate by 2019, the state could eliminate any or all exemptions. The SDCAA urges property managers and owners to contact their city or waste hauler to learn more about the programs. Cities, such as San Diego and Chula Vista, are holding workshops and sharing information with businesses and multifamily properties on how they can lower the amount of Cities prepare for statemandated Organic Recycling Program (AB 1826), are you prepared? Beginning next year, local governments, commercial, and multifamily properties with 5 or more dwelling units that generate solid waste must recycle or divert their organic waste. Cities and Counties are required to have an organic waste recycling program, and must educate businesses that produce solid waste about how to recycle it by January 1, Multifamily properties that generate 8 cubic yards or more of non-food organic waste also will be responsible for recycling or diverting organic waste by April 1, Multifamily dwellings that generate 4 cubic yards or more of non-food organic waste must arrange for organic waste recycling by January 1, Multi-family properties must 36 Years RentalOwner November

20 waste they produce, recycle, and even compost to comply with state rules. For more information about AB 1826, log into the SDCAA s website at and look for our White Paper, Assembly Bill (AB) 1826 Mandatory Commercial Organics Recycling (MORe), in the White Papers Member BBB Complete Electrical Service and Installation Apartment Property Specialists webpage. Habitability Issues Last month, local media aired several stories about landlords accused by their tenants of providing substandard housing. The tenants living on those properties contend that they have been asking the property owner for months to fix various problems Bonita DISCOUNT CARPET FREE IN HOME ESTIMATES Al McDuffie Lic.# Carpet Vinyl Harwood Laminate Ceramic Tile Special Discount For Seniors 55+ Military (Active/Retired) Rental Property Repair and Installation Cell: (619) (25 Years of Business) Phone: (619) Fax: (619) No job is too small... No problem is too large! like plumbing and roof leaks, removing pests, and remedying other code violations, but the problems remain uncorrected. In both situations, the tenants held rallies, contacted local media outlets to share their story, and refused to pay rent. Now a local tenants rights group is calling upon city and county governments to enforce and prosecute property owners who violate habitability laws. The SDCAA urges all property managers and owners to comply with local and state law, and identify and correct any habitability issues at properties as soon as possible. If a property owner or manager receives a violation, it is vital that they contact the municipality as soon as possible and work out a solution before they become subject to penalties or even criminal prosecution. Visit the SDCAA s White Paper Webpage and read our White Paper, Code Enforcement Issues for Rental Properties - Top Ten Code Violations, on spotting common code violations and what to do if your property receives a notice of violation. Experienced Professionals Competitive Prices Bonded & Insured Swift Response To reach us please call: (Coastal) (Inland) Address: kennedyelectric@cox.net Web Address: License #: C Take advantage of our monthly lighting and boom truck service. 18 RentalOwner November 2015

21 When the legislative year ended, the Governor had 30-days to sign or veto legislation presented to him. That date, October 11, 2015, having just passed, we now know what new laws will be taking effect on January 1, 2016 that will impact SDCAA members. It was another long interesting year with many hard fought battles with SDCAA coming out on the winning side most of the time. When the Legislature reconvenes on January 4, 2016, SDCAA will again be in the middle of the action; protecting the rights of rental property owners not only in San Diego, but throughout California. California CAPITOL NEWS By Aaron Read & Associates, LLC An insiders view to California Rental Housing Industry Politics and Government legislative year including summaries of important rentalhousing related legislation and their dispositions. Bills of Significance SB 364 (D - Leno) Ellis Act - SB 364 would allow San Francisco to prohibit, by ordinance or ballot measure, a rental housing owner from removing a building from the market pursuant to the Ellis Act unless all owners in the rental property have held their ownership interest for at least five-years. The second round of Leno and the Ellis Act ended the same way it did last session. SDCAA, and others, opposed SB 364 when it was heard in Senate Transportation and Housing Committee, where it fell one vote short of passage. As the bill deadline approached, it became evident that none of the NO votes were going to change their votes forcing Senator Leno to table SB 364. Senator Mark Leno then announced that he was abandoning efforts this year to take on greedy speculators who he says are gobbling up San Francisco s limited rent controlled housing supply. Aaron Read & Associates Before we get to the year-end recap, we thought we would share some statistics with you. This year, Governor Brown considered 941 bills, the third lowest number he has considered since beginning his third term. Of those, Governor Brown vetoed 133 bills; his second highest percentage of bills vetoed (14.13%) since returning to office in 2010, and signed 808 of the bills sent to him for consideration. Below is a recap of the 2015 Aaron Read Terrance McHale Jennifer Tannehill Pat Moran RentalOwner November

22 Senator Leno is a formidable legislator and he will no doubt take the bill up in January of next year for round three. SB 655 (D-Mitchell) Mold - This bill makes housing substandard if, in the judgment of a code enforcement officer, there is any visible mold growth, excluding the presence of mold that is minor and found on surfaces that can accumulate moisture as part of their properly functioning and intended use. As initially introduced, SB 655 would have added mold to the conditions that make housing substandard. The bill was later amended to make clear that a health officer or a code enforcement officer must be involved to declare any mold a health and safety risk to the occupants and to declare that it was not found on surfaces that can accumulate moisture as part of their properly functioning and intended use, such as shower stalls. As a result of these amendments, CAA removed its opposition to the bill. BILL HOWE Plumbing, Heating & Air Conditioning, Inc. Bill Howe Plumbing We Know Howe! 20 RentalOwner November 2015 However, SDCAA informed the author and Legislature that while we support proven and scientifically sound approaches to help ensure safe housing while encouraging property owners, managers and occupants to follow best practices for controlling excess moisture and mold in buildings, SB 655 still did not address our concerns. SDCAA vigorously opposed SB 655 in committee and on both the Senate and Assembly floors. Despite our aggressive opposition, SB 655 passed and was sent to the Governor for his consideration. As a result, we met and discussed the shortcoming of SB 655 with the Governor s staff and provided them with additional background information buttressing SDCAA s arguments in opposition to the bill. Since SB 655 establishes a dire policy precedent by forcing a vague definition of mold, checked by untrained and ill-equipped personnel, increased liability, all when strong programs exist Our Kitchen & Tub Drains Start at Only Commercial & Residential Jetter Service Sewer Camera Service Repairs Re-Pipes New Installation Toilets Faucets Water Heaters Slab Leaks $65.00 Sewer Pipe Lining Pipe & Leak Location Back Flow Certification Bill Howe in other states as models for a more scientifically-sound and professionally-implemented approach, we requested that the Governor veto SB 655 because it does not address fundamental problems SDCAA has with the bill, including; A Definition Without Meaning. The bill is overly broad in defining any amount of any mold as a substandard housing condition. Mold is present nearly everywhere and widely-accepted governmental guidelines state that not all mold conditions present unacceptable risk and that small areas of visible mold can safely be addressed by occupants regardless of the cause. Inspections by Untrained Individuals. The bill relies on building inspectors without proper training or equipment for inspecting, testing, or remediating mold. SDCAA supports proven and scientifically sound approaches to help ensure safe housing while encouraging property owners, managers, and occupants to follow best practices for controlling excess moisture and mold in buildings. SB 655 does not do this. Increased Liability. Mold as a substandard housing condition will lead to abusive litigation practices, as SB 655 applies to all 300,000 species of mold that exist in the world without distinguishing between harmful molds or harmful levels of molds, and would criminalize violations of these provisions. Why Ignore Proven Solutions? Other states have enacted laws for the licensing of mold contractors

23 in order to ensure the proper assessment and remediation of mold. Provisions have also been adopted providing liability protection for property owners and managers who use licensed contractors to correct mold problems. These programs ensure that mold is properly identified and removed, as well as provide tenants and housing providers assurances that the issue has been resolved. The Governor, on the second to the last day of his deadline to act on legislation, signed SB 655 (Chapter 720, statutes of 2015). As with all difficult decisions, the decision on SB 655 was left to the end. SDCAA members and staff put up a valiant effort in an attempt to garner a veto. We want to thank all of SDCAA members who responded to SDCAA s call to action and sent letters to the Governor s office requesting he veto SB 655. AB 396 (D-Jones- Sawyer) - Rental housing discrimination: applications: criminal records - As introduced, and subsequently amended, the bill limited when a landlord may inquire about a prospective tenant's criminal record. SDCAA successfully argued that criminal background checks are an important tool to assist rental property owners in determining whether applicants pose a risk to tenants and to the property based on relevant prior conduct. That AB 396 will impose significant costs on rental property owners, will put existing tenants at risk, and will be unfair financially and otherwise to individuals with a criminal history. The bill requires owners to adopt a cumbersome, time-consuming, multiple-step process of evaluating prospective renters and which prevents them from completing their necessary pre-rental due diligence. It will be financially burdensome on property owners to wait 14 days after giving an applicant a tentative denial, as well as unfair to other applicants who are waiting for decisions on their applications. Also, we are now asking owners and managers to Family Owned and Operated Bonded & Insured determine whether an applicant has an unacceptable criminal record and could face significant liability if they make the wrong decision, and would likely be forced to consult with their attorneys every time an applicant with a criminal record applies for housing. SDCAA opposed the bill and it was held in the Assembly Appropriations Committee. This may be an issue we will see again With Window Solutions you get excellent pricing! Replacement Specialsts of Vinyl Windows and Doors Reduce Outside Noise Increase Security No Stucco Damage FREE Estimates New Construction or Replacement Customer Satisfaction Guaranteed Trained and Certified Installers Visit our Web site at Condo and apartment buildings No apartment building too small Call for references Serving San Diego County With offices in Santee & Escondido All competitors prices will be beaten! RentalOwner November

24 in AB 1448 (D-Lopez) Clotheslines AB 1448 will require a tenant to obtain permission from the landlord prior to using a clothesline on the exterior of the building. Let us repeat that, AB 1448 will require a tenant to obtain permission from the landlord prior to using a clothesline on the exterior of the building. As initially introduced, AB 1448 would have prohibited lease provisions that restrict the use of clotheslines by tenants at a property. The bill was later amended, as a result of SDCAA s opposition to the bill, along with other apartment associations, to require approval from the landlord. The sponsors and the author knew the bill would be killed and approached us regarding amendments that would remove our opposition. We told them that landlord approval prior to using a clothesline was a requirement for SDCAA to remove its opposition. They submitted language to us that met our demands and SDCAA s, and others, removed opposition and the bill sailed through the Assembly. Well, no good deed goes unpunished, so in the Senate Judiciary Committee the author agreed to amendments removing the requirement that a tenant obtain permission from a landlord prior to using a clothesline on the exterior of a building. She and the sponsors undid the agreement they reached with us in the Assembly. SDCAA immediately sent a letter of opposition demanding that our agreement be honored. We participated in a conference call and demanded the same. No new amendments honor the agreement you made. 22 RentalOwner November 2015 Finally, the author, on the last day to amend bills agreed to honor her commitment and amend the bill back to reflect the agreement reached in the Assembly. The bill, once

25 amended, passed easily and the Governor signed it, Chapter 602, Statutes of You may have seen articles referring to the bill as the clothesline freedom act or something to that effect. What they all fail to mention is that a tenant must obtain permission from the landlord prior to using a clothesline on the exterior of the building. SDCAA successfully had the language requiring landlord approval put back in the bill. AB 551 (Nazarian) - bed bugs - AB 551, establishes protocols and duties for rental property owners and tenants to follow when bed bugs are identified in a rental unit. SDCAA took an oppose unless amended position on the legislation. We were concerned that it would require landlords to purchase bud bug management plans from pest control operators every time a landlord had a bed bug infestation issue. We felt it was unnecessary to require a landlord to purchase a management plan every time a bed bug issue occurred. With that, we engaged the author and sponsors and worked diligently on the legislation. We were very close to reaching agreement, however, more work remains and Assembly Member Nazarian, unlike Senator Wolk in SB 7, agreed to make AB 551 a two-year bill. SDCAA thanks the Assembly Member for not forcing the issue and allowing all interested parties to work on amendments until we are all content with the final bill language. We will continue to work with the author and the sponsors on AB 551. SB 7 (Wolk) submetering - As you may recall, SB 7 was introduced as a simple water submetering bill. The bill, among other things, requires the installation of water submeters in new apartment units on or after Jan. 1, It specifically authorizes the imposition of an administrative fee by property owners or third-party billing companies when they read and bill tenants for their water use. It authorizes fees on tenants who pay their bills late and allows for additional enforcement for unpaid bills. It specifically leaves in place ratio utility billing systems (RUBS) used by owners at existing properties and exempts cities where they have a local water submetering ordinance. After months of negotiations on this bill, we thought we had reached agreement with all parties involved. However, when the bill was heard in Assembly Water, Parks and Wildlife Committee, last minute amendments were accepted by the author, amendments that were not shared prior to the hearing or listed in the analysis, requiring installation and maintenance of submeters shall be provided by licensed plumbing contractors using workers who have graduated from a state approved apprenticeship program. Considering this would, in SDCAA s opinion, slow the installation of submeters due to lack of installers, and the fact that it disallows current certified installers to install submeters (because they haven t graduated from a state approved apprenticeship program), and because the amendments were not shared per our previous agreement with the author s office before any amendments were accepted, SDCAA opposed the bill. We met with the author s office and voiced our opposition. The author, after several requests, Article continued on page 33 RentalOwner November

26 Events & Education calendar All education classes are held at the SDCAA office, unless otherwise noted. SDCAA North County Membership Luncheons are located at St. Mark Golf Club. Classes, dates and times are subject to change. Please visit com for the latest offerings. November 6 Mark of Excellence Presenter Rehersal 8:30AM-10:30AM 10 IROC-Legislative Update 9AM-10:30AM 20 Mark of Excellence Awards 4PM-10PM December 1 NALP Presentations 8:00AM-10:30AM 11 Holiday Open House (MNI) 3:30pm-6:00pm Office Closed November 26 and 27 December 24 and 25 register online at cale 24 RentalOwner November 2015

27 Committee Meetings member involvement SDCAA's committees help plan most of the programs and activities hosted each year, by the SDCAA. These committees have always been a place for innovative ideas, energy and flexibility that help the industry move forward. Your skills, interests, talents and contacts have helped make this association and industry strong. Please help us move forward. Join a committee today! November 4 Executive Supplier Council Committee 9:00AM-10:30AM 5 Mark of Excellence Committee 8:30AM-10:30AM 11 Editorial Advisory Board 9:00AM-10:30AM 13 Membership Committee 9:00AM-10:30AM 17 Education Committee 8:30AM-10:00AM December 1 Mark of Excellence Committee 8:30AM-10:30AM 2 Executive Supplier Council Committee 9:00AM-10:30AM 9 Editorial Advisory Board 9:00AM-10:30AM 11 Membership Committee 9:00AM-10:30AM 15 Education Committee 8:30AM-10:00AM For more information on the different committees, visit or contact the SDCAA at info@sdcaa. com or call October MNI at the Verge get involved, join a committee! ndar RentalOwner November

28 Why take risks, learn the rules...get educated! In-Person Learning November S M T W T F S IROC Legislative Update Date: November 10th Time: 9:00am 11:00am Location: SDCAA Offices This informative meeting will provide updates in recent and forthcoming changes to legislation impacting the rental housing industry. By making informed risk management choices, you may be able to avoid the unnecessary expenditure of time and money. Come hear what 2016 has in store for you! North County Luncheon: Preparing for upcoming El Niño storm Date: November 18 Time: 11:30am-1:30pm Location: St Mark Golf Club In anticipation of an El Niño, Register: Online at San Diego County residents are encouraged to take steps to prepare for higher-than-normal levels of rain this fall/winter. Come to this informative meeting to learn how to prepare yourself and your property for El Niño. Early Bird online registration InfoLink Rental Forms InfoLink Rental Forms: Reviewed by California Attorneys Updated annually to current regulations Easy to use Available three ways: Online--Free to members Online--through InfoLink Resident Screening At the bookstore sdcaa.com or call or info@sdcaa.com Seminar Locations: For the 2016 Class and Seminar Schedule visit the education pages at Central San Diego St Mark Golf Club SDCAA Seminar Room 1025 La Bonita Dr Ruffin Road, Suite 310 San Marcos, CA San Diego, CA or unless otherwise noted on event flyer. 26 RentalOwner November 2015

29 Online Learning Get up-to-date information through the convenience of learning on the Internet while providing the opportunity and benefits of peer-to-peer interaction through the Webinar Wednesday series or the NAAEI webinars. November Nov. 4, Social Media, What have you done for me lately. Nov. 18, The Resident is not the Problem- How to overcome Resident Problems and Problem Residents...and Know the difference. December Webinars More information on cost and registration is available on Dec. 2, Escaping the Echo Chamber-Tech and Marketing Tips from Outside of the Multifamily Dec. 16, Your 2016 Marketing Playbook Online Classes Seminars Take online courses or recorded webinars 24 hours a day. Over 80 courses are available in English and Spanish. View the brochure at Here is one of the available seminars: ONLINE: A Property Managers Disater Guide Natural catastrophes and man-made disasters caused a worldwide economic loss of $218 billion in With so much of your property assets at stake, understanding and conveying your disaster plan is vital in being a successful apartment manager. Gary A. Pudles, President and CEO of AnswerNet, will navigate you through the development of a successful property disaster plan. This webinar will include the best processes to identifying risks and hazards, constructing and implementing a plan, how to effectively communicate that plan to your tenants and stakeholders. TARGET AUDIENCE: Owners and Managers of multifamily properties. Cost: $19 Register at naahq.org Have your login information ready. Forgot your login? Contact NAA Monday through Friday between 8am and 5pm Professional Certifications and Designations Post a job online View resumes online Take your career to the next level with the National Apartment Association Education Institute (NAAEI) Professional Certifications and/or Designations. Vist These Programs are available online at Postings at no cost to members RentalOwner November

30 28 RentalOwner November 2015

31 22 nd Annual Mark of Excellence Awards Ceremony November 20, 2015 Venue Hilton San Diego Bayfront, 1 Park Boulevard, San Diego, CA Attire Business/Cocktail Schedule 4:30pm Registration and Reception 5:30pm Dinner 7pm 9:30pm Ceremony Tickets and Sponsorship Opportunities More information or events@sdcaa.com Title Sponsor RentalOwner November

32 Honor Roll Celebrating 10+ years of membership in SDCAA anniversary month John F. Cihak 1969 Betty Kern 1970 Vaclav Koci 1974 Brigitte Colzani 1975 David J. Hay 1975 Irene Jackson 1975 NB Properties, Inc Deborah Gerlach 1976 Cameron Brothers Corporation 1977 Diamond Apartments 1977 Loraine Wininger 1977 Lyon & Lyon, Inc Mesa Palms Apartments 1977 Susie and Jim Uribe, Owners 1977 Hans Iliew 1978 Janice Zamudio 1978 R & V Management Corporation 1980 Rohn Properties Management 1980 CAM Properties 1981 Oaklawn Villas, LLC 1984 The Woodrose Yuko & Robert Burkett, Owners 1984 Fashion Furniture Rental, Inc G & Y Properties LLC 1985 La Paloma Apts Randall Leavitt 1986 Rodney and Robin Smith 1986 Fred and Jan Fogerty 1987 Wood/Saukkonen 1987 Mary Jane Dunn 1989 Blossom Court Apartment 1991 Dean Freeman 1991 Matthew and Sheila Gleason 1991 Pedro Ferreira 1991 Pacific Shores 1992 Cassidy & Associates Real Estate Inc Michael Boardman 1993 Montecito Village Prime Administration LLC 1994 Washtek, Inc Stefan Hoffer 1995 John M. Neill 1996 Robert and Linda Lofgren 1996 D.L.B. Realty, Inc St. Vincent de Paul A/P 1996 Patrick F. McMillin 1997 S & D Property Management, Inc Simplicio C. Villanueva 1998 Herbert Baker Jr Villa Pacific Properties 1999 Steve Schmidt & Company 1999 Joyce Peterson 1999 Baldwin Moore Realty 2000 Jean Ready-Froning 2000 Mike Spears 2000 Frances Harvey 2001 John Alioto 2002 AJ Properties 2002 Robert Harting 2003 Jo Lancaster 2004 Turnover Cleaning and Carpet Care 2005 Robert Nees 2005 John B. Harris 2005 SDCAA members Owners Property Managers Hurblut Apts Noah Realty Hyatt Street Waterleaf Rick Klune Westdale Real Estate Investment & Management Alllyn Kreisel Andrea and Noble Robinson B&P florence Street LLC Suppliers Elizabeth R. Blane Client Benefit Insurance Service Ted Goldberg Urban Renovation and Helen Allread Construction West, Inc Patricia Millan Best Choice Drains and Qarterage LLC Plumbing Piazza D' Oro Drawer Depot Sardo Properties J Co Mailboxes Tracy Wells 30 RentalOwner November 2015 Members

33 San Diego Multi Housing Corp. Forms and Books Order Form Tel Fax Adrs 5675 Ruffin Road, Ste 310, San Diego, CA Form Name Item # Revised Issue Qty Mbr $ Retail Total Pre Tenancy/Screening Forms Series 100 Creating Rental Criteria Worksheet 100 Jan 12 Pack of 25 $9.00 $19.00 Application to Rent 110 Oct 11 Pack of 25 $9.00 $19.00 Receipt For Screening and/or Credit Checking Fees 120 Oct 11 Pack of 25 $9.00 $19.00 Verification of Employment 130 Nov 12 Pack of 25 $9.00 $19.00 Reference Form for Rental Applicants 140 May 12 Pack of 25 $9.00 $19.00 Offer to Rent and/or Holding Deposit Receipt 150 Nov 12 Pack of 25 $9.00 $19.00 Notice of Adverse Action 160 Jan 12 Pack of 25 $9.00 $19.00 Establishing a New Tenancy Series 200 Agreement to Rent/Lease 200 Nov 12 Pack of 25 $9.00 $19.00 New Tenant Addendum Checklist 203 Dec 12 Pack of 25 $9.00 $19.00 Guarantee of Rental Agreement 206 May 12 Pack of 25 $9.00 $19.00 Security Deposit Addendum 209 Aug 11 Pack of 25 $9.00 $19.00 Covenants, Conditions & Restrictions ("CC&Rs") Addendum 212 Oct 11 Pack of 25 $9.00 $19.00 Proration Table 213 Jul 13 Pack of 25 $9.00 $19.00 Key and Access Device Agreement 214 Nov 13 Pack of 25 $9.00 $19.00 No Attorneys Fee and Court Costs Addendum 215 Apr 12 Pack of 25 $9.00 $19.00 Rental Agreement Addendum 218 Nov 12 Pack of 25 $9.00 $19.00 Lead Based Paint Addendum (pre 1978 construction) 221 Nov 12 Pack of 25 $9.00 $19.00 Asbestos Addendum (pre 1981 construction) 224 Oct 11 Pack of 25 $9.00 $19.00 Acknowledgement of Receipt of Pest Control Notice 227 Nov 11 Pack of 25 $9.00 $19.00 Smoke Detection Device Addendum 230 Nov 11 Pack of 25 $9.00 $19.00 Carbon Monoxide Detection Device Addendum 233 Oct 11 Pack of 25 $9.00 $19.00 Garage Storage Agreement 234 Nov 13 Pack of 25 $9.00 $19.00 Satellite Dish and/or Antenna Agreement 236 Nov 12 Pack of 25 $9.00 $19.00 Family Child Care Agreement 239 Nov 12 Pack of 25 $9.00 $19.00 Waterbed and or Liquid Filled Furniture Agreement 242 Nov 11 Pack of 25 $9.00 $19.00 Recycling Rules Addendum City of San Diego 245 Jul 13 Pack of 25 $9.00 $19.00 Open Flame and Cooking Device Addendum 248 Jan 11 Pack of 25 $9.00 $19.00 Tobacco Non Smoking Areas Addendum 251 Oct 11 Pack of 25 $9.00 $19.00 Anti Crime Housing Addendum 254 Oct 11 Pack of 25 $9.00 $19.00 Apartment Rules and Regulations 257 Nov 12 Pack of 25 $9.00 $19.00 Pool Rules 260 Nov 11 Pack of 25 $9.00 $19.00 Companion Animal 262 Nov 14 Pack of 25 $9.00 $19.00 Pet Agreement 263 Nov 12 Pack of 25 $9.00 $19.00 Bedbug Addendum 266 Nov 11 Pack of 25 $9.00 $19.00 Mold and Mildew Addendum 269 Jan 12 Pack of 25 $9.00 $19.00 Move In Out Statement of Condition 272 Jan 11 Pack of 25 $9.00 $19.00 Furniture Inspection and Inventory 275 Nov 11 Pack of 25 $9.00 $19.00 Insurance Information for Residents 278 Nov 12 Pack of 25 $9.00 $19.00 Disclosure Notice of Default Foreclosure 281 Nov 12 Pack of 25 $9.00 $19.00 Duration of Tenancy Series 300 Notice to Enter Dwelling Unit 300 Oct 11 Pack of 25 $9.00 $19.00 Notice of Dwelling Unit Entry 310 Nov 12 Pack of 25 $9.00 $19.00 Service/Maintenance Request 320 Nov 12 Pack of 25 $9.00 $19.00 Notice of Change of Terms of Tenancy 350 Nov 12 Pack of 25 $9.00 $19.00 Notice of Cash Demand 360 Nov 12 Pack of 25 $9.00 $19.00 Notice and Demand Regarding Dishonored Check 370 Nov 11 Pack of 25 $9.00 $19.00 Payment Plan 380 Nov 12 Pack of 25 $9.00 $19.00 Resident's Certification of Terms Estoppel Contract 390 Jan 11 Pack of 25 $9.00 $19.00 Terminating the Tenancy Series 400 Three Day Notice to Pay Rent or Quit 400 Nov 12 Pack of 25 $9.00 $19.00 Three Day Notice to Quit 405 Nov 11 Pack of 25 $9.00 $19.00 Three Day Notice to Perform Conditions and or Covenants or Quit 410 Oct 11 Pack of 25 $9.00 $ Day Notice of Termination of Tenancy City of San Diego 420 Apr 04 Pack of 25 $9.00 $ Day Notice to Quit Foreclosure 425 Nov 12 Pack of 25 $9.00 $ Day Notice of Termination of Tenancy 430 Nov 12 Pack of 25 $9.00 $19.00 Tenants Notice of Intent to Vacate 435 Nov 11 Pack of 25 $9.00 $19.00 Page 1 Total $ RentalOwner November

34 San Diego Multi Housing Corp. Forms and Books Order Form Tel Fax Adrs 5675 Ruffin Road, Ste 310, San Diego, CA Terminating the Tenancy Series 400 Continued Acknowledgement of Residents Notice of Intent to Vacate 440 Nov 11 Pack of 25 $9.00 $19.00 Notice of Resident's Right to Request Pre Move Out Inspection 445 Nov 12 Pack of 25 $9.00 $19.00 Declaration of Service Notice to Resident 455 Nov 11 Pack of 25 $9.00 $ Day Notice of Termination of Tenancy Domestic Violence Dec Pack of 25 $9.00 $19.00 Notice of Non Renewal of Lease Dec Pack of 25 $9.00 $ part Form Series Day Notice of Termination of Tenancy 430C Pack of 25 $12.00 $22.00 Three Day Notice to Pay Rent or Surrender Possession 400C Pack of 25 $12.00 $22.00 Three Day Notice to Perform Conditions/Covenants or Quit 410C Pack of 25 $12.00 $22.00 Three Day Notice to Surrender Possession 405C Pack of 25 $12.00 $22.00 Finalizing the Termination Series 600 Security Deposit Deduction Documentation Waiver 600 Nov 12 Pack of 25 $9.00 $19.00 Itemization of Security Deposit 610 Dec 12 Pack of 25 $9.00 $19.00 Notice of Belief of Abandonment of Real Property 620 Dec 11 Pack of 26 $9.00 $19.00 Notice of Right to Reclaim Abandoned Property 630 Nov 11 Pack of 25 $9.00 $19.00 Management Forms Series 700 Employee Agreement with Required Addendums 700 Nov 12 Pack of 25 $9.00 $19.00 Report of Hours Worked 710 Nov 12 Pack of 25 $9.00 $19.00 Mutual Agreement to Arbitrate Claims 730 Nov 12 Pack of 25 $9.00 $19.00 Employee Job Description 740 Nov 12 Pack of 25 $9.00 $19.00 Addendum to Housing Allowance Agreement Insurance 750 Nov 12 Pack of 25 $9.00 $19.00 Addendum to Housing Allowance Agreement Re Permitted Occupants 760 Nov 12 Pack of 25 $9.00 $19.00 Signs, Brochures & Other Products Forms Starter Pack (top 20 used forms)not available online FSP 1 14 Feb Pack of 1 $15.00 $30.00 Proposition 65 Signs 1010 Sign $5.00 $6.75 Caretaker / Manager Signs 1030 Sign $9.50 $19.50 Lead Pamphlets (1978) PMO 1 Single $1.25 $2.00 Lead Pamphlets (1978) (Bundle of 10) PMO 10 Pack of 10 $7.50 $10.00 Lead Pamphlets (Renovate Right) PMO 4M Single $1.25 $2.00 Rent Receipt Book 907 Book $17.00 $20.00 Page 2 Total $ All sales are FINAL. Please make your selections accordingly. Company Name/Ordered By Mbr # Address Phone City State Zip Fax Ship to Above Address Pick Up Order Payment Type: Cash Check# VISA/MC/AMEX/DISC Bill to Account Page 1 Total Page 2 Total Subtotal 8% Sales Tax* Shipping & Handling* Credit Card No. Expiration Date: / Total *CA sales tax along with shipping and Security Code: Name on Credit Card: handling costs will be added to every order. Please call the bookstore to confirm shipping and handling costs, if necessary. Signature: Members can visit to download, fill in and print forms at no charge! For more information please call (858) v RentalOwner November 2015

35 Article continued from page 23 refused to address our last remaining issue. The author was offered an opportunity to return the bill to committee and amend it or press forward. She decided to press forward thus forcing SDCAA and others to engage full force in opposing the bill. After several days of constant lobbying, Senator Wolk presented her bill on the Assembly floor where it garnered no more than 30 votes (29-28), falling well short of the 41 needed for passage. The bill is not dead. It is a twoyear bill and Senator Wolk will undoubtedly try again when the Legislature returns in January. In the interim, SDCAA and other interested parties will need to assess whether or not to move forward with our own water submeter bill, one that we can control. SB 328 (D-Hueso) Pesticide Use SB 328 requires a landlord or the landlord s agent who applies pesticides at the property to provide the affected tenants with a written notice. For some time, California law has required notification requirements of pest control companies when they apply pesticides at residential properties. This year, Senator Hueso introduced a bill attempting to extend these same requirements to landlords when they apply pesticides inside tenants residences (at their request) and to common areas. So, when a tenant notifies a landlord s/he has ants, etc. and requests a landlord apply pesticides to eradicate said pest, prior to applying the pesticide, the landlord must tell tenants in writing the pest or pests being targeted, the name or brand of the product being used, and a specific notice like that required of pest control operators. We met repeatedly with the author and his staff to negotiate amendments to a bill that, when introduced, was so onerous as to be unworkable. After months of discussion, AB 328 was amended into its final form and passed by the legislature and signed by the Governor. Legislation Signed by Governor Brown AB 418 (D-Chiu) Domestic Violence; Intent to Vacate AB 418 reduces the time limit for a tenant who is a victim of domestic violence, to give a notice of intent to vacate to the landlord from 30-days to 14-days. When the bill was first introduced, SDCAA took a support if amended position on the bill because the bill required the property owner to return the security deposit within the same 14-day timeframe as the notice of intent to vacate. SDCAA, while supportive of the bills intent, informed the author of the bill as to the difficulty of complying with the security deposit issue. Once the author removed the language from the bill, SDCAA was glad to support the bill. Signed by Governor, Chapter 70, Statutes of 2015 AB 447 (R-Maienschein) Insurance Discrimination AB 447 will prohibit insurers from discriminating against rental property owners who offer housing for tenants with Section 8 vouchers or other low-income programs. Some insurers have discriminated against property owners who participate in housing assistance programs, treating similarly situated properties differently, or refusing to offer or renew policies, simply because of the presence of tenants who have availed themselves of legitimate government benefits. They argue this serves as a disincentive for property owners to participate in these important affordable housing programs, particularly Why Hire One Person, When You Can Have a Team of Professionals? Simplify Bookkeeping Payroll Benefits Offering & Admin Payroll & HR Resources Co-Employer Tax Planning & Preparation Outsource Your Business Operations & Let Us Worry About the Details RentalOwner November

36 in high-cost California. AB 447 will hopefully address this situation. refused to address our last remaining issue. Signed by Governor, Chapter 432, Statutes of 2015 SB 600 (D-Pan) Discrimination: Immigration Status SB 600 amends the Unruh Civil Rights Act to prohibit discrimination on the basis of citizenship, immigration status, and primary language. Under this bill, a landlord who asks a prospective tenant to verify his/her immigration status will not constitute a violation of this law. Also, the bill clarifies that landlords need not provide documents in a language other than English unless the landlord negotiates contracts in another language (as already required by existing law). Signed by Governor, Chapter 282, Statutes of Bills Vetoed by the Governor AB 35 (D-Chiu) Affordable Housing Tax Credits AB 35 would have increased California s Low Income Housing Tax Credit by $300 million for the construction and rehabilitation of affordable housing units across the state. As you may recall, this was one of Speaker Atkins four bill package related to low income housing. SDCAA reviewed the four bill package and discussed several of the bills with the Speaker when SDCAA leadership met with her earlier in the year. When presented to the Governor, he vetoed the bill. Governor s Veto Message To the Members of the California State Assembly I am returning the following nine bills without my signature: Assembly Bill 35,Assembly Bill 88,Assembly Bill 99, Assembly Bill 428, Assembly Bill 437, Assembly Bill 515, Assembly Bill 931, Senate Bill 251, Senate Bill 377 Each of these bills creates a new tax credit or expands an existing tax credit. Despite strong revenue performance over the past few years, the state' s budget has remained precariously balanced due to unexpected costs and the provision of new services. Now, without the extension of the managed care organization tax $975 THIS KITCHEN* *Cabinets Only The Highest Quality at Affordable Prices Call for a free consultation Multi-unit Renovation Specialists Kitchen and Bath Design Cabinetry Countertops In stock! Licensed Bonded Insured 22 Years in Business Compliance Depot Registered Grand Design Kitchens Lic Grand Design Kitchens Showroom: 106 5th Street, Ramona CA P: RentalOwner November 2015

37 that I called for in special session, next year's budget faces the prospect of over $1 billion in cuts. Given these financial uncertainties, I cannot support providing additional tax credits that will make balancing the state's budget even more difficult. Tax credits, like new spending on programs, need to be considered comprehensively as part of the budget deliberations. AB 428 (D-Nazarian) Seismic Retrofit: Tax Credits The bill would have allowed a tax credit in an amount equal to 30 percent of the qualified costs paid or incurred by a qualified taxpayer for any seismic retrofit construction on a qualified building. Seismic retrofitting of rental housing seems to be coming to the forefront especially in the Los Angeles and San Francisco and will undoubtedly become an issue for others. AB 428 was an attempt to help pay for the costs of the retrofitting. Unfortunately, the Governor vetoed the bill. His reasons are spelled out in the veto message above (AB 35). has corrected the accessibility violations within 15 days of receiving legal notice of the claim. The bill also protects small businesses from liability for minimum legal damages if the owner receives an accessibility legal claim within 120 days after the business owner obtains an inspection of its premises by a certified accessibility inspector. The bill also creates tax incentives for businesses to correct violations, and requires the State Architect and the California Commission on Disability Compliance to post specified information to their respective Web sites for the purpose of educating the public on disability access laws. The Governor vetoed the bill for the same reason he vetoed AB 428 and AB 35. In vetoing these three bill (and others), it seems the Governor was making a point as to what his policy priorities are and sending a message to legislators with his veto messages.. The Legislature reconvenes for the second year of the legislative session on January 4, All bills introduced in 2015 still in their house of origin must pass out of their house of origin (i.e., Assembly bills introduced in 2015 must pass out of the Assembly by January 31, 2016) or they are dead bills. We will see thousands of new bills introduced, many of which will be bills of interest to SDCAA. We will also continue to engage on two-year bills like SB 7 and AB 551 in the hopes of reaching agreement on amendments. SB 251 (D-Roth) Disability Access: Lawsuits SB 251, among other things, establishes a presumption that certain technical violations are presumed to not cause a person difficulty, discomfort or embarrassment for the purpose of an award of minimum legal damages in a constructionrelated accessibility claim. The bill applies in those cases where the building or business owner is a small business and 伀甀爀匀攀爀瘀椀挀攀猀㨀 䄀猀瀀栀愀氀琀刀攀瀀愀椀爀 Ⰰ 倀愀琀挀栀椀渀最 䌀爀愀挀欀昀椀氀氀 䄀猀瀀栀愀氀琀刀攀洀漀瘀愀氀 刀攀瀀氀愀挀攀洀攀渀琀 䄀氀氀琀礀瀀攀猀漀昀匀氀甀爀爀礀匀攀愀氀猀 Ⰰ 倀愀瘀攀洀攀渀琀䌀漀愀琀椀渀最猀 匀琀爀椀瀀椀渀最 䄀䐀䄀䌀漀洀瀀氀椀愀渀挀攀 匀攀爀瘀椀渀最愀氀氀漀昀匀漀甀琀栀攀爀渀䌀愀氀椀昀漀爀渀椀愀猀椀渀挀攀㤀㠀 㠀㔀㠀 㠀㠀 㘀アハ ートアハ ート 愀洀猀瀀愀瘀椀渀最 挀漀洀 䰀椀挀攀渀猀攀 㐀㔀㐀アハ ート㘀 RentalOwner November

38 THE By Greg Brown, Vice President of Government Affairs, NAA All of us at one time or another had a job that was, let s say, less than fulfilling and that we dreamed of quitting. Hand-in-hand with that of course is how we would quit, thus inspiring many fantasies about telling off the boss, co-workers or interminable clients. Hollywood has provided great fodder for this Jennifer Aniston in Office Space, Bill Murray in Stripes or Tom Cruise in Jerry McGuire. One wonders if Speaker of the 36 RentalOwner November 2015 House John Boehner (R-Ohio-8) had similar whimsies last month as he announced his resignation both as Speaker and from his seat in Congress effective at the end of October. Likely not, as his announcement was characteristic of his usual professionalism and desire to put the institution he loves in front of his own needs. He seemed more inspired by the visit of Pope Francis than by visions of verbal comeuppance for those who made his life so difficult for the past several years. As expected, Mr. Boehner s resignation has created a chaotic environment as Republicans seek to fill the vacuum he will leave. The words had barely escaped the Speaker s mouth when the jockeying began in earnest. (There were some signs it had begun even before). Initially, things played out as one would expect - nearly all of those currently in GOP leadership positions quickly announced their intention to move up the ladder. Kevin McCarthy (R-Calif.-23), the current Majority Leader was running for Speaker; Steve Scalise (R-La.-01), the current Whip was running for Majority Leader, and Patrick McHenry (R-N.C.-10), the current Deputy Whip was running for Whip. Cathy McMorris Rodgers (R-Wash.-05), the current GOP Conference Chair and Luke Messer (R-Ind.-06) the current Policy Committee Chairman ultimately chose to remain in their respective positions. There were challengers outside of leadership for all of these positions, but at least in McCarthy s case, the odds seemed to be in his favor. Then, just one day before the vote to nominate the party s candidate for Speaker, the ground shifted as the House Freedom Caucus (HFC), a group of about 40 very conservative members long displeased with existing leadership, announced their support not for Rep. McCarthy but for Rep. Daniel Webster (R-Fla.-10), a freshman and favorite of the conservative wing of the Republican Party. While this was certainly not good news for Rep. McCarthy, no one including members of the HFC thought this would ultimately stop him from securing the Speakership. Apparently, Mr. McCarthy did not have that same confidence and he announced during the nominating meeting that he would not seek that office and would instead remain Majority Leader. He reportedly said that he was not

39 the man to be the face of the party and wanted unified support within the party for whoever was the Speaker. In the words of the Rep. Mark Sanford (R-S.C.-1), Mr. McCarthy s announcement created mayhem in the caucus meeting. The news was apparently a surprise to literally everyone in the room, included Speaker Boehner who reportedly immediately postponed the Speaker nomination vote and left the room in a hurry. Since Mr. McCarthy is keeping his Majority Leader position, that freezes Rep. Scalise and Rep. McHenry in their current respective positions. It also ends the campaigns of all those members who were challenging them. Perhaps more importantly, it creates a free-forall in selecting a new Speaker of the House. In addition to Rep. Webster, Rep. Jason Chaffetz (R-Utah-3), chairman of the House Oversight and Government Reform Committee, is also a candidate for Speaker. Whatever the odds were that either of them would win the nomination before, they have changed radically now. It s almost certain that other candidates will enter the election, but there are also discussions within the caucus of a caretaker Speaker to take the party through the end of the year. For his part, Speaker Boehner has committed to remaining Speaker until the party finds a replacement for him. No one was prepared for both Mr. Boehner and Mr. McCarthy to take themselves out. Mr. Boehner s departure compiled with these latebreaking developments has serious implications for the legislative calendar this fall. In his last month on the job, Mr. Boehner pledged to clean out the barn for his successor. And since he no longer has to care about reelection to Congress or the Speakership, he can make deals with whomever he wants. In fact, negotiations are already underway on a two-year budget deal that could eliminate the prospect of government shutdowns until Further, the Treasury Department updated its forecast for the debt limit, now reaching it on November 5 which means a deal could and probably should be made while Mr. Boehner still holds the gavel and can negotiate with Democrats and the Administration more freely. Look for deals on both of those items before Boehner departs. Other outstanding legislative items remain but will not be solved this month. A highway bill and tax extenders are two at the top of the list and must see some kind of action before Congress adjourns for the year. As usual, these will come down to dollars and cents. The least common denominator is likely in both cases. One legislative issue high on NAA s priority list is nearly complete negotiations over the National Defense Authorization Act (NDAA) and specifically the funding for the Basic Allowance for Housing (BAH). Recall that this subsidy for the housing costs of military personnel is critical to those NAA members who are partners in the Military Housing Privatization Initiative. Once again we managed to stave off deep cuts to the BAH and instead will see only a modest 1 percent reduction. This is not a perfect outcome but at least minimizes the damage. The x-factor with the NDAA is the President. He has stated that he will veto the bill as currently drafted. The Senate passed the compromise legislation with enough votes to override any veto, but it is unclear if the House has the votes to do the same. If the President does veto the bill and the Congress cannot override that veto then the bill will have to be changed. How the BAH fares under those circumstances is unclear. The great advocacy work of the NAA Privatized Military Committee members to get us to this point may be required again. RentalOwner November

40 Linda Morris 2015 Industry Achievement Award Winner...as a 3rd Generation Escondido resident, this photo was taken in front of Escondido City Hall 1. When and why did you get involved in Property Management? After I had my two children, I decided not to go back to work and stayed home until they were just going into junior high. I didn t want to go back to my previous career (in an Oral Surgery Residency Program as an assistant to the director of the program) so I looked into temporary work. My first job was with Royce Asset Management Group, a wholly owned subsidiary of Great Western Bank. The company was created to manage all of Great Western Bank s foreclosed properties in their portfolio until sale. I started as a receptionist and, after 6 months, a permanent position was created for me. I 38 RentalOwner November 2015 was there three years and was promoted several times. By the time I left the company, I was a property manager. From the moment I started working in property management, I found it fascinating; the people and the experiences were interesting, and there was never a dull moment. After all these years I still love what I do, and everyday I look forward to coming to work and seeing what the day will bring. It s like an addiction. 2. Where do you see the industry in the next year? Next five years? I wish I had a crystal ball! However, what I would like to see is a focus on getting not only our members, but also more importantly our independent owners to be more active legislatively. I think it is important that they understand how effective their voice is to our legislators. They are the voting constituents and legislators do care about what they say. I envision a more cohesive and organized grass roots system where we empower and call on our owners to help fight specific, harmful bills at the local, state, and national level. More than ever, our ability to mobilize our membership is important. The number of bills that we see each year that are harmful to our industry is continually increasing. 3. Where do you see Cambridge Management going in the years to come? That is a good question. Kendra, Kayla, and I have this discussion often. I would like Cambridge to continue to grow, however, I don t want to grow to a point where we lose our core values and boutique feel. I would love to see Cambridge more involved in community service and more politically active. 4. Who are some of your peers in the industry that you admire or have helped you grow? Ann Block, Robert Vallera, Carroll Whaler, Kathy Bellville, Rick Snyder, and Eddie Goldberg are just a few of the leaders in our industry that I respect and

41 admire. Each person has their own special qualities they bring to the industry; however, the one they all share is their continued involvement and dedication to SDCAA and the rental housing industry. 5. Tell me some of the things that drive you in this industry, and that keep you coming back every day to do more for the industry? It s the feeling that, in my own small way, I try to make a difference for our owners, our residents and for the industry as a whole. What I love most is to take a property that an owner has just purchased (one that has lots of issues, i.e. drug activity, gangs, lots of needed repairs and/or renovation, etc.) and turn it into a community that the residents love and where they are proud to live. as secretary. I have served on the North Park Business District Board of Directors for two years and was appointed to serve on the North Park Planning Committee Advisory Committee. 7. What are some of your accomplishments? I started M.S. Browar Development Group, Inc. and grew the business from two employees to 35 before I left after 13 years. My two daughters and I started Cambridge Management Group, Inc. almost 10 years ago and have grown our company to 31 employees. Recently, I graduated from the San Diego Public Leadership Institute, which grooms you to run for office or serve on a board or commission. I have also been involved in helping to organize the state rental housing association, the CALRHA (California Rental Housing Association), which was created a year ago. 8. What do you see as the three biggest challenges facing the rental housing industry this year and what can be done to meet these challenges? I am very concerned about the lack of affordable housing and the impact that it has on people who want to live in San Diego County. Lack of 6. Tell us about your leadership in the industry? I have served as an SDCAA board member and executive board member, as well as two back-to-back terms as President. I was on the CAA board and served as secretary/treasurer on the executive board. I am currently serving on the California Rental Housing Association board Kendra Bork, Linda Morris and Kayla Röeder RentalOwner November

42 housing drives up the demand as well as the rent. The amount of time and the cost to develop and build apartments drives up the cost of rents as well. I believe we need to look at other cities in the U.S. that are able to build new buildings more efficiently and less expensively, thus keeping the cost of housing more affordable, and negating the need for rent control. 9. Where do you see the San Diego County Apartment Association going in the next few years? My vision would be for the majority of our members to be more active legislatively, both locally and at the state level. It is going to take all of us at a grass roots level to connect with our legislators and fight the poorly written bills that impact our industry. 10. What advice would you give to someone that wants to get more involved? Determine where your interests are and volunteer to be on a committee. You will connect with so many people who will become a part of your circle, and it can lead to leadership opportunities and growth beyond your wildest imagination. Of a more Personal Nature 1. Where are you from and how long have you lived in San Diego? I am a third generation Escondidoan. I did leave CA for almost 20 years when I lived in Austin, TX. Part of my heart is still there with dear friends, my four Godchildren, their spouses, and their children. 2. What do you do when you are not working? I love to garden, read and travel as much as I can. 3. What are your favorite books? Unbroken, Boys on the Boat and Lone Survivor 4. What is your favorite place to travel? What makes it special? Africa. It is like a spiritual reawakening. Beauty beyond your imagination and the animals are magnificent. Being on a game drive and seeing the animals living their lives is the most amazing experience. And to confirm how much I love Africa, I am going to visit three new countries next April. 11. You re joining a distinct group of people with this award, how does it make you feel? I love this industry and I have enjoyed every minute of my involvement so it is hard for me to realize that others think I am worthy of joining those who have already won this award. I am honored. For tickets and more information turn to page 29 or visit us online at 40 RentalOwner November 2015

43 2015 President's Award Nominees Ana Alarcon-Morris, FBS Property Management Ana Alarcon-Morris has spent more than 20 years making a career in property management. Change, friendship, growth and creating a positive foundation are just some of the words that best describe Ana. She is known for making people smile, laugh and always making a situation fun or at least funny long enough for you to forget why a situation was difficult. Ana works with rental property owners and is an independent property owner herself, helping her understand and serve the needs of the independent owner. Most importantly, Ana strives to provide education and make a difference through her volunteer efforts in her private life and in her career. Volunteering at several organizations including, the Center for Community Solutions as a victim advocate and counselor. She also teaches ESL to African Refugees (speaks Zoolu, Swahili and Sudanese,) and volunteers her time with Emerald City Rescue a pet rescue organization and at the Rock to name a few. Ana is dedicated to volunteering her time and effort in the industry; she loves, as well with the San Diego County Apartment Association. At the Association Ana shares her time in several committees; the Mark of Excellence Committee, EXPO Committee and Editorial Advisory Board. Through her 11 years as a member and volunteer with the SDCAA, Alarcon-Morris served as an EX- Officio on the board of directors, authored many articles and has spoken, consulted and taught many seminars to both owners, property managers and their staff including many of the seminars that comprise the Certified Apartment Manager designation courses. Todd A Brisco, Todd A Brisco & Associates, APC Todd Brisco has been practicing law for over 20 years and is president of Todd A. Brisco & Associates. He received his law degree from the University of La Verne, College of Law and received his undergraduate degree from University of Southern California. He is a member of the California and the Federal Central and Southern District Bars. He currently serves as a Special Master on behalf of the State Bar for the County of Orange. He was honored with admission to the United States Supreme Court in Mr. Brisco is a past President and current board member of the Apartment Association of California Southern Cities. He is a Department of Real Estate approved instructor and continues to teach legal aspects, fair housing classes and landlord tenant related subjects on behalf of the Apartment Association of Orange County, Apartment Association of Southern Cities, and San Diego County Apartment Association. His primary expertise is in the areas of business litigation and landlord/tenant law. Mr. Brisco represents commercial and residential landlords throughout the State of California. Phyllis Capossere, For Rent Media Solutions Phyllis has a rich 20-year career serving the multifamily industry, 15 of those serving as a marketing consultant to hundreds of property management professionals with For Rent Media Solutions. She has experienced both facets of the industry as an industry partner and the property management segment. Her dedication and passion for the SDCAA goes beyond her participation and attendance to all association events. Her support RentalOwner November

44 for the association has been established through volunteer efforts on various committees such as Golf, EXPO, Mark of Excellence and Membership. She has helped shape the success of stellar flagship programs including gaining sponsorships, driving memberships and increasing attendance by personally conducting field blitzing events. This past year Phyllis was extremely instrumental in the outreach efforts to colleges and trade schools to increase student awareness and attendance to the educational conference & expo with quantified results. Phyllis has also served as a Board of Director s member and supported the legislative and PAC actions by joining in the lobbying efforts in Sacramento. Described by her peers, industry partners and clients, Phyllis has built longstanding marketing partnerships, a superior level of trust, invaluable and highly coveted relationships throughout all facets of the industry in which she loyally serves and represents. As a result, in 2010, For Rent Media Solutions awarded her with their President s Club Award recognizing her for her outstanding achievements. Phyllis is very honored and humbled to have been nominated for this prestigious Presidents Award from the San Diego County Apartment Association. Pete Ceccherini, RG Investment Real Estate Service, Inc Pete is president of RG Investment Real Estate Services Inc. He has over 28 years of experience which includes management of Hotels, Apartments, Retail, Office and Industrial properties. Pete is also involved with brokerage of investment properties of all types. Pete s involvement with property management extends back to his childhood, assisting with family rental properties. During college he took a job with Grizzly Bear Property Management where he started as a receptionist and worked his way up to a partnership position with the company. Pete then arranged the acquisition of Grizzly Bear by Radelow/ Gittins Real Property Management Corporation, where he eventually became a partner. Radelow/ Gittins has since been rebranded as RG Investment Real Estate Services, Inc. 42 RentalOwner November 2015 Pete is proud to say that he has managed properties for several of his clients from his first day in the business until present. He maintains a portfolio of assets valued in excess of $200 million dollars and controls budgets including revenues of over $10 million dollars. He is a California real estate broker and a member of the San Diego Board of Realtors as well as the San Diego County Apartment Association through RG Investment Real Estate Services Inc. He has taught property management courses for the Apartment Association for several years. He currently serves on the SDCCA Rental Owner Magazine committee and is vice chair of the membership committee. When not at work, he enjoys time with his family. On weekends you can usually find a paint brush or a hammer in his hands. Melissa DeMarco, FBS Property Management Melissa DeMarco has been with FBS for 8 years. Her role is to uphold FBS standards in regards to: leasing, marketing, employee training, customer care, client relations, and internal operations. She is responsible for all company media including: FBS website, blog site, video promotion, social media, print advertising and all community events in which FBS participates. During her tenure at the company she has acted in the capacity of operations and marketing, executive utility player; serving as a property supervisor and property coordinator as circumstances required. She has also been a leasing and new account specialist. She has even served as a teaching assistant (TA) for Neil Fjellestad working together to bring a fully accredited Principles of Residential Property Management to San Diego State University College of Business Administration in Melissa has helped grow FBS through involvement in the Better Business Bureau (BBB) and local Chambers including being a facilitator for Ethics in Business within the East County Chamber. Melissa has continued her industry experience by participating in National Association of Residential Property Manager meetings and conferences. Melissa has also stayed very active at the San Diego

45 County Apartment Association: sitting on the Golf Committee, Editorial Advisory Committee and Co- Chairing the 2015 Education Conference and Expo. Melissa, a Patrick Henry High School standout, was recruited to play softball at Long Beach State. While at Long Beach State, she occupied a seat on the Student Athlete Advisory Committee (SAAC). She was also named a Scholar Athlete. Melissa finished her college career locally at California State University San Marcos, graduating with a Psychology degree. She also recently sat on the Board for the Lake Murray Playground Project, helping raise money and completing the three-year dream to rebuild her neighborhood playground. Lynn Dover, Kimball, Tirey & St. John, LLP Lynn Dover entered the practice of law in 1987, in the field of commercial landlordtenant litigation. In 1989, she began working exclusively in the field of residential landlord-tenant law and was a trial attorney from Lynn is currently the managing partner of the Fair Housing Practice Group at Kimball, Tirey & St. John LLP, where she assists clients with fair housing legal issues and fair housing reviews of leasing documents. She also provides fair housing trainings for industry personnel, SDCAA and other industry organizations throughout the state of California. Lynn is a current member of the SDCAA Legislative Steering Committee and was a member and previous Vice-Chair of that committee from She appreciates the opportunities provided by SDCAA to provide fair housing training for members and to work with the organization s Director of Government Affairs and other Legislative Steering Committee Members on government issues that affect the rental housing industry. Jay Lopeman, HD Supply Jay Lopeman is Director of Strategic Accounts for HD Supply. Jay holds a Certified Apartment Supplier (CAS) designation and is an active member in both the San Diego County Apartment Association and the National Apartment Association. For the San Diego County Apartment Association, Jay is a member of the Supplier Council and is part of the Executive Supplier Council leadership team. He also participates as a member of the Expo and Golf Committees. On a national level, Jay is an active member of the National Supplier Council and serves as the Region X Liaison to that group. He is also deeply involved in the NAA Next GEN Leadership Committee that focuses on the ongoing recruitment and development of future leaders at the national level. He continues to champion the areas of Maintenance, Repair and Operations functions of the apartment industry and looks to bring value, education and solutions to industry maintenance professionals. Caroline Nicol, NPM Staffing Caroline has over eight years in the Property Management Industry. She spent three and half years with Equity Residential in the San Diego Region, before joining APT Companies, and now NPM Staffing. Caroline started her career as a leasing consultant and quickly was promoted to Assistant Manager, Property Manager and Regional Training positions within the Equity Residential Portfolio. She was with APT Companies from 2008 through early 2014 as their Senior VP of Operations, before joining NPM Staffing in that same role. Caroline has played a very active role within the San Diego County Apartment Association, serving on many committees including, Golf, Mark of Excellence, Education Conference & EXPO and the Supplier Council. She has been the sub-committee chair of the hugely successful Maintenance Mania program in past years. Caroline is valued as a committee participant and volunteer because she is reliable, hard-working and always gets the work done. In 2007 she was the recipient of the Equity Regional Award of Excellence and received a second place award at the 2009 Mark of Excellence in the Industry Partner of the Year Individual category. RentalOwner November

46 Robert Preciado, Star Towing Robert Preciado is business development director at Star Towing in San Diego. He brings more than 16 years of local sales and leadership spanning multifamily and commercial to Star Towing. Preciado is a veteran in the multifamily industry and has held key leadership roles in sales, general management, marketing and operations. Preciado is actively involved with the SDCAA including the Golf, Expo, New Members and Mark of Excellence committees; he is also one of the members on the Supplier Council as well. Wanting to grow and learn more about his clients this year attended Legislative Day in Sacramento as well as successfully taken all his courses to become CAS certified. Last year he was awarded first place for Supplier of the year with the San Diego County Apartment Association. Robert is native to San Diego County and presently resides with his wife and three kids in Chula Vista. Keeping up with their children provides plenty of excitement and exercise for the young couple. Denise Thompson, Western Towing As a native San Diegan, Denise always enjoyed living and working in San Diego. Denise has been employed at Western Towing since November Denise has been on countless committees for the SDCAA, chairing and co-chairing countless events, volunteering her time, and many sponsorships since joining in During the course of her career educating herself in the real estate industry, and most recently the classes for CAS has been very beneficial. Denise has thoroughly enjoyed working in the industry as a supplier to the rental housing industry, also as a property owner member. Denise has been given the opportunity to try to make a difference through Customer Service to her long time clients and new customers. Denise is a proud wife, and mother of one son and four step sons. Jeff Zettle, ACI Jeff is a secondgeneration San Diegan and apartment owner. He has worked within the apartment industry as a manager, owner, broker, and advocate. After high school, it was the call to serve his community that took him into emergency medical response and fire service training. Graduating from the University of Southern California in 2011, Jeff decided to return to his roots in the apartment industry after working in development consulting, affordable housing and commercial leasing. Jeff is thankful for his time as an EMT, responding to over 3,300 emergency calls with the Orange County Fire Authority. While treatment varied from Cardio Pulmonary Resuscitation (CPR) to simply holding a patient s hand through a difficult situation, those are his proudest contributions. As an apartment broker, Jeff finds satisfaction in assisting families grow their portfolio and maximize cash flow and tax shelter through multi-family and triple-net investments. Smart, sustainable development also motivates his work. Jeff is and always will be a dreamer. Those dreams include revitalizing San Diego s urban cores, creating sustainable, transit-oriented projects in existing communities while preserving open space for future generations, and making housing more affordable to San Diego residents. Friday, November 20, RentalOwner November 2015

47 RentalOwner November

48 Is Solar Still a Good Value Proposition? By C. Colgan, The Center for Sustainable Energy With the current barrage of radio ads and mailers proclaiming time is running out to get a good deal on rooftop solar energy systems, what s the real story? According to solar expert Ben Airth of the Center for Sustainable Energy (CSE), the future value proposition for commercial and multi-dwelling solar is somewhat uncertain, but it clearly will be taking a haircut as state energy regulators and utilities move forward with new policies and electricity rate structures. Airth said the current success of commercial rooftop solar in California primarily results from three main factors: rebates from the California Solar Initiative (CSI), federal investment tax credits (ITC) and a favorable utility rate structure called net energy metering (NEM). Changes in all three are making the decision to go solar more complicated and 46 RentalOwner November 2015 undercutting the solar industry s ability to say with reliability what the finances and savings of photovoltaic (PV) systems will be over their 20-year lifetime. Solar Rebates Beginning in 2006 with a $2.5 billion budget, the CSI program became the most successful solar installation program in the world. It has funded nearly 150,000 residential and commercial solar PV projects that provide nearly 2,000 megawatts of electrical power the equivalent of about 30 nonnuclear power plants in California. Set to expire in December 2016, CSI has issued reservations for all of its funding and both commercial and residential CSI rebate applications are closed in San Diego. That means if a solar contractor implies you can still qualify for a rebate, they are probably discounting the overall system cost to make it appear they are making up the difference. The good news is that the price that local contractors are offering for solar is around $4.30/watt, which is about half the cost of solar ten years ago before the solar proliferation created by the CSI program. Federal Tax Credits Currently, the federal government provides a considerable ITC allowance for solar PV systems 30% of the total installed price with no cap. For those with sufficient tax appetite this is a true windfall. The problem is that the solar ITC is set to end for residential systems and go down to 10% for commercial systems on Dec. 31, The 30% solar ITC has been the main federal policy mechanism to support solar, and depending on who might be sitting in the White House or controlling Congress going into 2017, it

49 might be extended. At a recent solar industry conference, Vice President Joe Biden proposed shifting the oil industry s $5 billion in annual tax credits to clean energy efforts to help solar and reduce overall carbon emissions while also pushing for a permanent extension of the solar distribution and meter service charge). A special type of virtual NEM allows multi-dwelling properties to allocate percentages of the output from a single PV system to individual units, resulting in a utility bill savings for each tenant. no bad time to buy because you will always be replacing dirtier, nonrenewable energy with cleaner, renewable power from the sun, Airth said. And although upcoming circumstances may make it seem like solar won t be as great of a value in the future, there are many other factors ITC. So when solar sales reps tell you the tax credit is ending, they are partially right in that for commercial property owners it will be lowered to 10%, but what may eventually happen to the credit is unknown. Net Energy Metering The third major component of solar s value proposition is even more complex net energy metering, a special billing arrangement that provides credit (at full retail rates) to solar PV customers who produce excess electricity and send it into the utility grid. Currently, NEM customers pay only for the amount of electricity used from the utility over-andabove the amount of electricity generated by their solar system (in addition to a monthly minimum customer transmission, Utilities don t like NEM as they say it isn t a fair policy while solar and sustainability advocates say it s the most transparent policy to foster clean renewable rooftop solar installations. The crux of the NEM issue for those considering solar is that the California Public Utilities Commission is currently developing new policies that will change the way solar energy overproduction is credited in the future. That s why solar companies are saying get in now and lock in the main benefit of today s NEM, selling back clean energy at full market value, for the life of the system (about 20 years). It s a fairly good strategy, especially when combined with the present ITC, Airth said, considering the value of the future NEM policy in California is uncertain. What to do Now While there are certain advantages of going solar now, there s really beyond the three outlined that hold great promise. Among them are energy storage technologies combined with solar PV systems. By storing solar energy on site in batteries that discharge their electricity during periods of peak demand, it is possible to shift energy needs from the grid to a more self-contained system, Airth explained. When solar and storage come together, it will create a source of clean, renewable energy that can reduce peak demand, help smooth the intermittent production of wind and solar, save utilities transmission and distribution costs and greatly reduce the need for fossil-fueled power plants, he said. RentalOwner November

50 What does Zero Waste Mean? Kurniawati Dreamstime.com By Jeff Morin, Global Disposal Gstudioimagen Dreamstime.com We ve all heard the buzz word by now! Zero Waste. It sounds impossible, right? ZERO Waste? In our world of drop it in a dumpster and a giant truck comes to take it all away it s easy not to get yourself too worked up about this one. How could that all go away? Here s a little bit more on the discussion and how it can relate to you world. The Planning Group of the Zero Waste International Alliance adopted the following definition: Zero Waste" means designing and managing products and processes to systematically avoid and eliminate the volume and toxicity of waste and materials, conserve and recover all resources, and not burn or bury them. So as individuals, the process really starts with what we purchase and how we use these materials. However, for most of us reading this article, we need to look at it as an end user. Your property produces waste at the end of the day no matter your intentions or feelings on waste, and you need to have a solution for it! REMOVAL! is only so much that can be done when it comes to influencing people to divert from the landfill. Possibly, the two best places to start are at the crossroads of Education and Convenience. If people know what to do and it s easy enough, there is a good chance that given time, the desired response will eventually start to develop. EDUCATION IS KEY Education of proper recycling techniques is vital for success. It s estimated that over 70% of what we use is recyclable. Did you know that the cost to haul recycling is typically less than ½ the cost of hauling trash, and sometimes it s closer to 1/3 of the cost? YES, there is a financial incentive for you to recycle! Whether it s through signage, classes, or community participation days, it s important Where to Begin As a multifamily residential property manager or owner, there that residents become educated 48 RentalOwner November 2015 on what can be recycled. Keep your staff members up to date to answer any and all questions. Also, keep it simple; use signs with photos on what can be recycled to get your point across. MAKE IT CONVENIENT We obviously can t just tell residents, we need to make it easy! The location and accessibility of your diversion resources have a huge impact on whether residents choose to utilize it or not. Commingled recycling containers need to be right next to the trash container, I don t think there is any other option. Also, make getting rid of other items just as simple. Consider onsite collection locations or having a company host events at your community for items like E-waste, Clothing, and Universal Waste. These programs can be a lot more affordable than you d think!

51 YOU DON T HAVE TO DO IT ALL ON YOUR OWN Consider having a waste evaluation done. Most of the time, it s free to get the ideas, and many times you save money by implementing these ideas. I can t express enough, how common it is to find avenues to reduce the overall expense through waste stream efficiency and increased recycling. be within reach. GETTING THERE Getting to a Zero Waste California maybe a little ways off in the future, but the goals to get us there are being set now. Making small steps in the right direction now will ease the process of keeping up with regulation later. Maybe you re not going to be the first zero waste apartment complex in San Diego, but give your residents every opportunity to become educated recyclers with convenient opportunities to reduce and divert waste and you should be well on your way! About the author Jeff Morin serves on the waste consulting team at Global Disposal and is also a Co-owner at Universal Waste Disposal, an Ewaste and Universal Waste company. ON THE HORIZON The overall goal of zero waste is to make a positive environmental impact by relieving the strain on our landfills. Looking toward the future, as recycling continues to gain ground, the issue of food waste is on the horizon. Much of the waste we are disposing is made up of paper and food waste. San Diego has made great strides on introducing composting to local businesses and most major waste haulers now have composting routes here. They are primarily targeting restaurants and businesses, which are producing high volumes of food waste, but residential composting programs may not be so far in our distant future. WHEN EVERYBODY WINS, WE RE HAPPY. Wawanesa renters insurance gives you peace of mind knowing your tenants are covered. Contact us today at to find out how we can provide a full onsite program to educate your tenants. Composting at home is also a way to reduce the amount of food waste going into the landfill. This task may seem impossible at a residential apartment complex, but it s not. Countries like Sweden do not have landfills because of advanced movements to reduce waste. Apartment complexes in southern Sweden have begun creating community compost bins and gardens where this compost can be used. Programs like these are paving the way to show that while goals like zero waste may seem unattainable, they really can Wawanesa Insurance is a trademark of the Wawanesa General Insurance Company. RentalOwner November

52 Member Tour - July 1-12, SDCAA Travel Program an SDCAA Partnership Solution with Stewart Tours Celebrate America: A Journey on American Queen Americanspirit Dreamstime.com Next July, rental property owners come together for a grand journey featuring the largest paddle wheeler ever built. You are invited to sail the mighty Mississippi River as we cross three states northbound to Chicago. Over the next 7 nights, we ll journey northbound onthe famed Mississippi River visiting the river towns of New Madrid, Paducah, Cape Giradeau, Chester and St. Louis. Land tours are included at all stops and features the awardwinning American Queen touring that presents all the highlights of each town visited. We ll start out in vibrant Nashville, known as Music City, and explore the history of this city that has After the river, we ll go overland become home to a very American to Springfield, Ill where, in the music form, country music. midst of the town s History Alive We ll enjoy a performance at the month, we ll experience the legendary Grand Ole Opry with a Lincoln Presidential Library, his special backstage tour behind the tomb and all the historic sites curtain. As July 4th approaches, around this city that were made we ll step back in time to visit famous by this great President. beautiful Hermitage, the historic home of Andrew Jackson, 7th We ll continue north and arrive in President of the United States. the iconic city of Chicago, perched We ll have a personal tour of the on Lake Michigan. We ll spend a plantation by a senior interpreter. few nights in the heart of the city, After a wonderful couple of days right on the scenic Chicago River. in Nashville, we ll go overland to Our touring ranges from the water Memphis, where the gleaming to the clouds as we learn about American Queen, dressed in her Chicago s history, architecture best July4th red, white and blue and people. So join us, July 1, bunting, awaits on a 12-night journey from Nashville to Chicago and Celebrate 50 RentalOwner November 2015 America s Birthday! See more details at StewartTours.com or call us at for more information, pricing and full tour brochure. Dreamstime.com Clewisleake Dreamstime.com

53 Supplier Spotlight (800) Corporate Office & Laboratory: 2211 W. Orangewood Avenue, Orange, CA Branch Offices & Laboratories: 5893 Oberlin Drive, Suite 105, San Diego, CA Whipple Road, Union City, CA Satellite Offices: Arizona: 1050 N. Fairway Drive, Building C, Suite 104, Avondale, AZ New York: 165 Court St. #272, Brooklyn, NY Connecticut: 222 Main St. #246, Farmington, CT Gettysburg Founded in 1998, ENVIROCHECK, INC. provides environmental consulting for commercial and residential properties nationwide. Our clients range from homeowners of small, single family residences, to the facilities managers of large corporate and government structures. We work directly with property-casualty insurance adjusters, emergency restoration contractors, abatement contractors, property and facilities managers, homeowners, real estate agents and many more. You can trust ENVIROCHECK to assist in the identification of many different environmental contaminants including but not limited to asbestos fibers, lead-based paint, molds, bacteria, smoke & soot contamination, and even methamphetamine residue and clandestine laboratory property damage identification. Our field technicians and laboratory staff are fully certified for on-site sampling, consulting, and laboratory analysis. For a chance to win your logo in the Spotlight attend the next Supplier Council meeting. Visit for meeting dates and times. RentalOwner November

54 Property Managers Directory A ADD Realty, Inc... (619) All Points Real Estate... (619) Alliance Investment Corp... (858) Allied Management, Inc... (909) Alta San Marcos Riverstone Residential (760) Antelope Ridge (Sentinel Real Estate) (951) Arbor Terrace... (619) Arbors at California Oaks Apartment Homes (951) Asset Property Management... (858) Asset Signature Management... (760) AVANA La Jolla... (858) B B&P Florence Street LLC...(619) Barone Galasso & Associates, Inc...(619) Benson Properties... (619) Bob Cota Realty... (619) Brentwood Management Co... (619) Bridge Property Management...(801) Brycorp, Inc... (619) C Cambridge Management Group, Inc... (760) Capital Growth Properties, Inc... (858) Centre City Property Management Company......(619) CENTURY 21 Award Property Mgmt... (619) Chase Pacific Property Management and Real Estate Services... (858) Choice Properties / Point Loma Real Estate......(619) City of San Marcos... (760) Commercial Facilities, Inc... (858) Community Research Foundation, Inc (619) D Dakota Fairfield Residential... (951) Delta Property Management... (619) Diego Homes Property Management... (619) Douglas Allred Company... (858) E East County Transitional Living Center, Inc (619) Eastman Investment... (858) Essel Manager, Inc... (619) EV Lofts F Fairfield Residential Company LLC... (858) FDC Management, Inc... (714) Fjellestad Properties, Inc (dba FBS Property) (619) G Gables Residential Corporate... (858) Gables Residential Corporate Office... (858) Gaines St. Apts., LLC... (760) Golden Girls at MPM Realty...(619) RentalOwner November 2015 Griswold Real Estate Mgmt., Inc... (858) H H.G. Fenton Company... (619) Hammer Real Estate... (619) Hanken, Cono, Assad & Co... (619) Harprop, Inc... (650) Heartland Associates... (619) Hillside Terrace... (619) Homes Management, ATS Homes, Inc (760) HomeTeam Property Management Horizon Properties Management Service (619) Humphreys Residential... (619) Hunt Pacific Management... (949) I Income Property Advisors Inc... (619) Integrated Housing Solutions Inc Interfaith Housing Assistance Corporation......(619) Investors Property Management Group (760) J JHB California Properties, LLC... (760) Johnston Property Management, Inc.. (760) K Kevin Robinson... (619) KFRSTAR Realty...(619) Kilsyth Consultants Inc...(858) L L.E.W. Management... (619) La Haye Enterprises, Inc... (619) Land Trek Property Management... (760) LBK Management Services (Rancho Hills Apts.) (760) Lee & Associates... (858) Lincoln Military Housing... (858) Lincoln Property Company... (949) LLD Property Management... (619) M Maya Linda Apartments... (858) Melroy Asset Management... (858) MG Properties... (858) Mira Bella Apartments Simpson Property Group (858) Mission Bay Realty... (858) Mission Gorge Realty, Inc... (619) More Property Management... (858) N Noah Realty...(858) O Oliver Property Management... (858) Ottman Properties BC; LTD. a British Columbia Canada Corporation... (415) P Pacific Commercial Management, Inc. (858) Parkdale Apartments Norco Mgmt. Corp... (760) Pasas Properties, Inc... (619) Pathmark Properties... (858) Pedro Ferreira... (619) People Helping Others Prop. Mgmt... (619) Pinnacle Property Management Service LLC... (949) Prime Group Coral Bay Park & Canyons... (619) Professional Real Estate Management. (619) R R & V Management Corporation... (619) R. A. Snyder Properties, Inc... (619) REC Properties Peñasquitos Point Apts (858) Red Bike Properties Red House Property Management... (858) Rehmann Realty Group... (619) RG Investment Real Estate Services Inc (858) Riverstone Residential Group... (714) Rohn Properties Management... (619) Rolling Hills Gardens... (619) S S & D Property Management, Inc... (619) S. Wilson Management... (760) San Diego Housing Commission... (619) San Diego Properties and Management (619) San Diego Realty Services... (619) Sardo Properties Seapoint Properties, Inc... (858) SHE Manages Properties, Inc... (619) Signature Real Estate... (760) Silberrad, Inc... (619) Somerset Apartment Homes... (951) South Bay Community Services... (619) Sperry Van Ness Asset Advisory Group (858) St. Vincent de Paul A/P... (619) Sterling Alvarado... (619) Strat Prop Management, Inc... (619) Sudberry Properties, Inc... (858) Sun An Sea Property Mgmt... (619) SunRidge Properties, Inc... (858) Sunrise Management Company AMO.. (858) T Team Bourda Incorporated... (858) Thatcher Properties, Inc... (619) The Equity Group... (310) The Helm Management... (619) The Premiere Residential, LLC... (858) The Summit at Point Loma... (619) The Terraces Apartments at Escondido (760) Torrey Pines Property Management... (858) U UDR, Inc... (720) V Verge Apartments Villages of Bonita Glen Vineyards at Paseo del Sol... (949) Vista Pointe Apartments (RCMI)... (951) W Waterton Residential River Oaks... (760) Westdale Real Estate Investment & Management......(214) Willin Properties... (619) Winn Residential...(559) Woodglen Vista EPMI, a Bayside Co... (559) Z Zimmerman Property Management... (619) ZVK Corporation... (619)

55 Supplier Directory Bill Howe Plumbing, Inc... (619) California Bath and Kitchen...(619) California Bath Restoration... (949) Bathtub Liners American Bathtub Refinishers...(619) Bath Fitter...(619) WIN WIN HOMES, INC... (760) Workright Property Services Inc... (858) XPERA Group Construction Experts... (858) Construction Management Southern Cross Property Consultants..(858) XPERA Group Construction Experts... (858) Accounting Melroy Asset Management... (858) Advertising & Marketing ANYONE HOME INC... (818) Apartments.com... (888) For Rent Media Solutions...(800) Realtor.com Rentals... (800) RentPath... (858) The Apartment Book... (619) Zillow Rental Network...(206) Air Conditioning Air Temperature Specialists... (888) Air Duct- Dryer Vent Cleaning SD Air Quality...(858) Apartment Directory Apartment List...(415) Aparatment Brokerage/Sales Sperry Van Ness Finest City Commercial (858) Terry Moore...(619) Tom LeDuc... (619) James Courtney...(619) Appliance Leasing Appliance WArehouse of America...(619) Appliance Sales Kiva Kitchen Bath Builders Appliance Supply......(800) R & B Wholesale Distributors, Inc... (760) Asphalt & Asphalt Maintenance AMS Paving, Inc...(858) Apache Asphalt & Seal Corp... (760) Aztec Paving, Inc... (619) George W. Weir Asphalt Const., Inc... (760) J & S Asphalt...(619) Attorneys-At-Law Aimee R. Morris, Attorney at Law... (619) Heinz & Feinberg and Law Offices of Richard C. Alter.... (619) Kimball, Tirey & St. John LLP... (619) RUZICKA & WALLACE, LLP... (949) Todd A. Brisco & Associates, APC... (714) Backflow Testing Pacific Backflow Company, Inc...(760) Banks Chase Commercial Term Lending...(619) Mission Federal Credit Union...(858) Bathroom Refinishing AAA Refinishing Corp...(800) American Bathtub Refinishers...(619) Bathroom Remodeling & Refinishing American Bathtub Refinishers... (619) in 1 Bathtub and Kitchen Refinishing Inc... (619) A Revitalized Bath and Kitchen... (619) American Bathtub Refinishers... (619) Bee Removal Bee Best Bee Removal... (619) Blinds America's Finest Carpet Company... (800) Bonded Inc...(858) Boiler Repair Air Temperature Specialists...(888) Bookkeeping Avitus Group...(858) Cabinet and Countertops Casa Cabinets...(909) Grand Design Kitchens...(760) Cabinet Refacing & Installation A Revitalized Bath and Kitchen...(619) Cable Television Cox Communications-San Diego Accts.(858) Call Center Indatus...(800) Carpet Cleaning Bonded Inc... (858) Turnover Cleaning and Carpet Care... (619) Venturi Technologies... (858) Carpet Sales & Flooring America's Finest Carpet Company... (800) Bonded Inc... (858) Criterion Brock... (858) G. B. Sales... (858) J & C Carpet Company... (619) Mohawk... (800) Sid's Carpet Barn, Inc... (619) Cleaning & Janitorial Services California Office Maintenance, Inc... (858) Cleanology Housekeeping Personnel Service......(619) Pacific Coast Cleaning, Inc... (858) Summit Commercial Cleaning Services (858) Sunset Janitorial Services... (619) Turnover Cleaning and Carpet Care... (619) Coin-Operated Laundry Equipment All Valley Washer Service... (800) Coinmach Corporation... (800) Pride Laundry Systems, Inc... (858) San Diego Laundry Equipment Co... (619) WASH Multifamily Laundry Systems... (858) Washtek, Inc... (760) Collections Kimball, Tirey & St. John LLP... (619) South West Recovery Inc...(619) Community Service Community Catalysts of California...(858) Construction and Remodeling Generation Contracting & Emergency Services, Inc......(858) Hersum Construction Inc... (858) Countertops Repair & Refinishing A Revitalized Bath and Kitchen... (619) AAA Refinishing Corp... (800) Deck Coating Life Deck/Pacific Pebbles... (619) General Coatings Corporation... (858) Developer of Apartments OliverMcMillan Foster LLC...(619) The Irving Group...(619) Dish TV Amerisat...(858) Drain & Sewer Cleaning Air Temperature Specialists... (888) ARS Plumbing of San Diego... (858) Bill Howe Plumbing, Inc... (619) Russell Plumbing & Supplies... (619) Drawer & Drawer Pulls Drawer Depot Dry Cleaning & Laundry Service SoapBox Dry Cleaning, Inc...(844) Electrical Contractors Kennedy Electric...(619) Electrical Vehicle Charging Station NRG evgo...(760) Electronic Package Lockers Parcel Pending...(310) Emergency Service Flood/Fire American Technologies... (858) BELFOR USA Group, Inc... (858) Citiwide Restoration...(858) Hersum Construction Inc... (858) ServiceMaster All Phase Restoration... (619) Employment Agency/Staffing Agency The Eastridge Group...(858) Energy Management TRC Energy Services... (916) Environmental: Asbestos/Lead/ Mold Alliance Environmental Group, Inc... (877) American Technologies... (858) Envirocheck National Econ Corporation... (714) Evictions Aimee R. Morris, Attorney at Law... (619) BestSanDiegoEviction.com... (619) Fast Eviction Service...(909) Exterminators Lloyd Pest Control...(619) Fence JB Bradford Metals...(619) RentalOwner November

56 Financial Services Pacific Southwest Realty Services Point Loma Credit Union... (858) Seacoast Commerce Bank... (619) Wells Fargo...(619) Fire Equipment Sales & Service All County Fire, Inc... (619) Farrell's Fireside Fitness Equipment & Sales Opti-Fit... (619) Flood Damage Generation Contracting & Emergency Services, Inc......(858) Hersum Construction Inc...(858) Floor Coverings GC Thomas...(858) Furniture Rentals Brook Furniture Rental... (858) Cort Furniture Rental... (858) Fashion Furniture Rental, Inc... (800) Signature Furniture Rental... (858) Gates Controlled Entry Specialists, Inc...(619) General Contractors Bodiker Contracting, Inc... (858) Generation Construction Inc... (619) Generation Contracting & Emergency Services, Inc (858) Har-Bro Construction & Consulting, Inc......(619) Hersum Construction Inc... (858) Larry O'Dell Construction... (619) M. C. Contracting Service... (619) McMillin Contracting Services... (619) R&M Construction, Inc... (858) Gifts Suzie's Gourmet Gifts...(858) Glass Kings Glass...(619) Heating & Air Conditioning Air Temperature Specialists... (888) Bill Howe Plumbing, Inc... (619) Sam's Heating and Air Conditioning, Inc (619) Hauling Clean Green Hauling... (858) Human Resources Avitus Group...(858) San Diego Employers Assoc...(858) Insurance Willis Insurance Services of California Client Benefit Insurance Services Eichman Insurance Services - Farmers Insurance (760) Farmers Insurance Pat Moore Agency FARMER'S INSURANCE, REYLLEN BANGSAL INSUR- ANCE AGENCY...(858) KM Insurance Services Inc. Dba Brouillette Insurance Services Nationwide Insurance - Richard Turner Agency Renters Legal Liability... (801) Wawanesa Insurance RentalOwner November 2015 Interior Design Parisi Portfolio...(858) Internet Advertising Service Apartments.com... (888) WebListers LLC... (800) Internet Marketing SOCI, Inc...(858) Internet Service Provider Cox Communications ) Webpass...(925) Janitorial Services Clean Earth Restorations...(619) Sol Pacific, LLC Titan Cleaning Solutions...(619) Junk Removal Clean Green Hauling...(858) Kitchen Remodeling Hersum Construction Inc...(858) Landscape Maintenance & Service Benchmark Landscape... (858) Brickman Landscape... (619) Community Landscape Specialists...(858) KR Landscape Maintenance, Inc... (760) LaBahn's Landscaping... (619) Landcare Logic... (858) LandGraphics Landscape & Arborcare Management.....(760) Landscapes USA... (858) M. C. Contracting Service... (619) New Way Landscape and Tree Service. (858) Pacific Green Landscape, Inc... (619) So Cal Tree Care & Landscape Mgmt... (888) The Brickman Group, LTD... (619) TruGreen LandCare... (858) Western Gardens Landscaping, Inc... (760) Leak Detection Bill Howe Plumbing, Inc... (619) Cable, Pipe & Leak Detection, Inc... (619) Master Plumbing and Leak Detection.. (858) Lenders Chase Bank... (858) Chase Commercial Term Lending... (619) Luther Burbank Savings... (619) Mission Federal Credit Union... (858) Locksmith Mr. Rekey Locksmith...(619) Mailboxes J Co Mailboxes Maintenance & Repair ERC Roofing & Waterproofing... (949) Generation Contracting & Emergency Services, Inc (858) Larry O'Dell Construction... (619) OneSource San Diego... (858) Maintenance Supply DirecSupply, Inc... (713) HD Supply... (760) PPG...(619) Wilmar...(909) Mold Inspections & Remediation American Technologies... (858) Bill Howe Plumbing, Inc... (619) Generation Contracting & Emergency Services, Inc......(858) Hersum Construction Inc... (858) Moving Services JRL Transportation, Inc... (858) Republic Moving & Storage... (619) Mystery Shopping Ellis, Partners in Management Solutions......(972) Odor Control Turnover Cleaning and Carpet Care...(619) Online Payment PayLease, LLC... (866) Paint Manufacturers & Supplies Dunn-Edwards Corporation... (619) Frazee Paint... (858) Glidden Professional Paint... (619) Sherwin-Williams Co... (858) Vista Paint Corporation... (619) Painting CertaPro Painters... (760) Done-Rite Painting... (619) Dynamix Painting, Inc... (760) General Coatings Corporation... (858) Jana Harris Painting Inc... (619) MSG Painting Inc... (760) Ostrowski Painting Inc... (619) Pro-Tech Painting Company... (858) Truline Painting Inc... (619) Parking Enforcement Reliant Parking Solutions...(888) Parking Management Reliant Parking Solutions...(888) Patio Furniture Eurolux Patio...(858) Paving Maintenance Eagle Paving...(858) Payroll Services Avitus Group...(858) Pest Control All Pest Pros...(800) Bed Bug Solutions... (760) Corky's Pest Control... (800) Lloyd Pest Control... (619) Mann Vs Pest Inc...(619) Pestgon Inc... (760) Pipe Lining Roto - Rooter...(800) Plumbing Air Temperature Specialists... (888) ARS Plumbing of San Diego... (858) ASAP Drain Guys & Plumbing...(619) Best Choice Drains and Plumbing Bill Howe Plumbing, Inc... (619) DrainMedic Rx Plumbing... (619) Pacific Drain and Plumbing... (760) Russell Plumbing & Supplies... (619) Workright Property Services Inc... (858) Plumbing Fixtures Ferguson Enterprises...(888) Southwest Environmental, Inc...(800) Pool Furniture Texacraft Tropic Craft...(800)

57 Pool Maintenance & Refacing Gardner Outdoor and Pool Remodeling (619) Wins Pools, Inc... (619) Power Washing Have Wash Will Travel Inc... (760) Printing Streeter Printing, Inc...(858) Property Investments Bill Totton... (408) Property Management Military Family Housing...(619) Wakeland Housing & Development...(619) Property Management Personnel Career Strategies... (619) Go-Staff, Inc... (858) LoCali Management Group, LLC...(949) NPM Staffing... (619) Property Management Software AppFolio... (866) Rainmaker...(675) ResMan... (972) Smart Housing...(385) Yardi Systems... (805) Rain Gutters Raneri & Long Roofing & Windows... (800) Real Estate ACI Apartments... (619) Apartment Realty Group (ARG)... (619) Aquity Real Estate...(619) San Diego Properties...(619) Voit Real Estate Services... (858) Recycling GreenBag Recycling...(858) Refuse Removal Global Disposal Inc... (619) Republic Services Co... (760) Valet Waste... (813) Waste Management... (619) Renovations & Remodeling A & E Construction Services... (619) Bill Howe Plumbing, Inc... (619) Hersum Construction Inc... (858) Interstate Restoration Group... (714) Larry O'Dell Construction... (619) Pro Touch Repair & Remodeling...(619) WIN WIN HOMES, INC... (760) Rental Listing Services RadPad...(858) Renters Insurance Assurant Specialty Property... (760) epremium Insurance... (949) Repiping Air Temperature Specialists... (888) Bill Howe Plumbing, Inc... (619) Reputation Management SatisFacts Research... (866) Resident Retention SatisFacts Research... (866) Resident Surveys SatisFacts Research... (866) Roofing A-1 All American Roofing Company... (858) ABC Supply Co. Inc....(503) Commercial & Industrial Roofing... (619) DILS Roofing & Exteriors... (760) Eberhard Benton Roofing Co... (619) Elite Roof Services Inc...(619) Gorman Roofing Services, Inc... (602) Malarkey Roofing Products...(619) Montross Companies... (949) Premium Roof Services, Inc... (619) Raneri & Long Roofing & Windows... (800) RSI Roofing... (858) Sully-Jones Roofing... (800) Witherow Roofing Co... (619) Security Deposit Assurant Specialty Property...(760) Security Guard Patrol Bald Eagle Security Services, Inc... (619) Bravo Three... (619) CALIFORNIA SAFETY AGENCY... (866) City Wide Protection Services, Inc... (619) Defensor Security and Protection Services Inc... (858) Legacy Protective Services, Inc... (760) Metropolitan Public Safety... (619) Oceanside Security Agency... (760) UNIFIED PROTECTIVE SERVICES, INC.. (310) Security Services Bravo Three... (619) City Wide Protection Services, Inc... (619) JDS Security... (619) Metropolitan Public Safety... (619) Rancho Del Oro Towing... (619) Security First... (619) Sewer & Drain Line Video Bill Howe Plumbing, Inc...(619) Cable, Pipe & Leak Detection, Inc...(619) Signs & Banners Art Sign Works, Inc... (951) Miramar Sign Works & Graphics... (858) Non Stop Signs...(800) Slab Leaks Air Temperature Specialists...(888) Bill Howe Plumbing, Inc...(619) Software LeaseHawk... (714) RealPage, Inc... (877) Solar Arnold Solar... (619) Center for Sustainable Energy...(858) Stairs and Railings JB Bradford Metals...(619) Storm Water Maintenance Storm Water Inspection and Maintenance Services......(949) Submetering / Billing Services AUM...(818) Conservice Utility Billing & Mgmt... (602) Minol USA...(888) Multifamily Utility Company... (800) NWP Services Corporation... (402) San Diego Gas & Electric... (858) Telephone Services AT&T Connected Communities... (619) Cox Communications... (858) T-Mobile USA... (858) Tenant Communications One Call Now...(937) Tenant Screening CoreLogic SafeRent...(415) Credit Bureau Associates... (800) InfoLink Resident Screening...(888) Moco Inc... (800) On-Site.com... 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58 Advertiser Index air duct cleaning 5 Bonded Carpet electrical contractors 18 Kennedy Electric Team Up for Success! appliance sales IFC Ferguson Enterprises, Inc banks IBC Chase Multifamily Lending bathroom remodeling 15 3 in 1 Bathtub and Kitchen Refinishing American Bathtub Refinishing bathtub liners 8 American Bathtub Refinishing bathtub refinishing 15 3 in 1 Bathtub and Kitchen Refinishing American Bathtub Refinishing blinds 34 M.B. F. Interiors bookkeeping 33 Avitus broker/real Estate 12 Terry Moore carpet cleaning 5 Bonded Carpet carpet sales 5 Bonded Carpet Bonita Discount Carpet coin operated laundry 13 Washtek San Diego Laundry Equipment drawer 14 The Drawer Depot kitchen design 34 Grand Design Kitchens kitchen refinishing 15 3 in 1 Bathtub and Kitchen Refinishing insurance 49 Wawanesa Insurance paving 35 AMS Paving pest control 45 All Pest Pros BC Corky's Pest Control plumbing 23 ASAP Drain Guys and Plulmbing Bill Howe Plumbing, Heating & Air Conditioning Inc Bill Howe Repair and Remodeling 22 Pro Touch tenant screening 9 Infolink Resident Screening towing 17 Western Towing water heaters 23 ASAP Drain Guys and Plulmbing IFC Ferguson Enterprises, Inc windows 10 Newman Replacement Windows Pro Touch Window Solutions window covering 34 M.B. F. Interiors Use an SDCAA Member 1st! Benefits of using an SDCAA Supplier Member: u SDCAA supplier members bring you the best and most innovative products and services available. u Cost effective products and services to meet your budget. u They are experts in their fields. u Care about and know the industry. They support SDCAA, your local association. 56 RentalOwner November 2015

59 With these low rates, all signs point to big savings. Lock in a low rate on your next apartment loan with Chase. There s never been a better time to purchase or refinance an apartment building with five or more units. Finance your next property with Chase and see why we are the nation s #1 multifamily lender. LOW FEES GREAT RATES STREAMLINED PROCESS Kristy Blair, CCIM SDCAA Board of Directors (619) kristy.blair@chase.com Ann Block, CCIM SDCAA President Industry Achievement Award (619) ann.block@chase.com Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2013 FDIC data JPMorgan Chase & Co. Member FDIC. All rights reserved. PA_13_462

60 Looking for a reliable pest control company? COMMERCIAL PEST MANAGEMENT TERMITE TREATMENTS FUMIGATIONS Look no further than Corky s. Tired of dealing with pest after pest? Turn to an established and experienced pest control company to service your property. Corky s knowledgeable professionals can handle any pest challenge. Since 1967, Corky s has been effectively servicing Southern California. Our business is built on providing custom pest control solutions based on each customer s needs and industry challenges. Corky s licensed technicians work with you and your tenants on-site for immediate solutions as well as long term maintenance and prevention. And unlike most pest services, we physically remove the pests and the unsightly debris. Access your account 24/7 Corky s technology delivers the best in tracking, monitoring and exterminating pests. Our commercial service utilizes custom software and bar code technology to provide our customers with account data accessible online anytime, anywhere. Go with a reliable company. Call Corky s today for a free commercial consultation and estimate. HEAT TREATMENTS SPOT TREATMENTS TERMITE REPAIR AND CONSTRUCTION GUARANTEED TERMITE PREVENTATIVE PLAN RODENT SERVICE BED BUG SERVICE COCKROACH SERVICE FLEA SERVICE BEE SERVICE BIRD SERVICE BAT SERVICE GOPHER TREATMENTS corkyspest.com Call for a FREE estimate. Mon.-Fri. 7 a.m.- 9 p.m. Sat. 8 a.m.- 5 p.m Corky s Pest Control registered trademark LANDSCAPE PLANT TREATMENTS