Celebrating Fair Housing Month!

Transcription

1 RentalOwner April 2016 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 Celebrating Fair Housing Month! SDCAA 5675 Ruffin Road, Suite 310 San Diego, CA Property Managers Guide Property Value Trends Part 2 Selecting a Property Management Company Fair Housing & Leasing For a list of SDCAA supplier members turn to page 53. Use an SDCAA member first!

2 Count on us for the products you count on. The brand name products you need, when you need them. We ve spent over 60 years perfecting our process and product offerings, while building a coast to coast supply chain that ensures we get our customers what they need, when they need it. It s why we re focusing those resources and expertise to become your trusted property and facilities maintenance partner. Let us send you our latest Facilities Supply Catalog today Ferguson Enterprises, Inc. 42 locations in Southern California to serve you ferguson.com (888)

3 Contents page Property Manager's Guide Need a professional to manage your property? The 2016 SDCAA directory lists all of our property management members. page How to Select the Right Property Manager Anyone can claim to be a property manager, but you need to protect your rental investment. This article details the important aspects that an investor needs to look for when selecting a property manager, whether you own one unit, or a thousand. Fair Housing The Ultimate Leasing Tool Fair housing and leasing go hand in hand, and how fair housing can improve your leasing presentation and help close the deal. Focus on Your Success in City Heights & College area The author covers value trends in a series of articles in the most popular zip codes. Past President's Column SDCAA Past President covers the importance of being Fair Housing compliant. What is a CASp Report? In the age of drive by lawsuits involving ADA claims, the author explains how Certified Accessibility Specialist Program reports benefit a property and help reduce liability. Inside your association Education & Events Calendar 26 NALP 27 Mark of Excellence Nominations Form 28 EXPO 30 Honor Roll/Welcome New Members Columns 3 President s Message 4 Executive Director's Message 17 Local Legislative Update 21 State Legislative Update 50 Legal Q & A 52 SDCAA Travel Program page 48

4 SDCAA Officers President Jeff Hickox, CPM, RG Investment Real Estate Services, Inc. President Elect Christine La Marca, The Kevane Company Inc. Vice President Christian Davis, Pinnacle Management Secretary Scott Cook, CPM, Sperry Van Ness Asset Advisory Group Treasurer Nicole Lawhon, For Rent Media Solutions Legislative Steering Committee Chair Kendra Morris Bork, Cambridge Management Group, Inc. Immediate Past President Robert Nida, Independent Owner SDCAA Directors Ana Alarcon Morris, FBS Property Management Carol Crossman, Independent Owner Melissa Deen, Sunrise Management Company, AMO Paulette Green, Fairfield Residential Company Mark Feinberg, Attorney John Modlin, Independent Owner Jack Nooren, NAI Rick Snyder, RA Snyder Kristy Blair, Chase Commercial Term Lending Craige Walker, Independent Owner Carroll Whaler, CPM, H. G. Fenton Company Gail Scott, Lincoln Military Housing Abigail Rex, Capital Growth Properties Athan Ranglas, R & V Managment SDCAA Advisors Linda Morris, ARM, Cambridge Management Group, Inc. Lucinda Lilley, CPM, FBS Property Management Pam Neillo, FBS Property Management Crystal Poggi, H. G. Fenton Company Pete Ceccherini, RG Investment Real Estate Services, Inc Jay Lopman, HD Supply Melissa De Marco, Fjellestad Properties, Inc Stacy Wells, R & V Management Honorary Life Advisor G. Wesley Harker 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 - Chair Ana Alarcon Morris, CAM, ARM, FBS Property Management Pete Ceccherini, RG Investment Real Estate Services, Inc. Kendra Morris Bork, Cambridge Management Group, Inc. Susan Adams, ASAP Drain Guys & Plumbing J. Kathleen Belville, Independent Owner-Vice-Chair Michael McNally, Pacific Commercial Management Inc. 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 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 Mike Nagy, Public Affairs Manager mnagy@sdcaa.com Kelly Puppione: Education Manager kpuppione@sdcaa.com Courtney Norton, Events cnorton@sdcaa.com Olivia Galvez, Director of Publications ogalvez@sdcaa.com Our Address 5675 Ruffin Road, Suite 310, San Diego, CA SDCAA Office San Diego: Toll Free: Fax:

5 Jeff Hickox RG Investment Real Estate Services, Inc SDCAA President April is Fair Housing month and it reminds us that access to housing free from discrimination is a protected Civil Right. But when I read articles in the SDCAA Friday Updates about how California s high cost of housing is pushing home prices and rents higher in our cities, we not only must fight to protect access to housing, but we also must work as a community to create more housing for residents living and working in the region. Although residential construction has improved considerably since the recent recession, the San Diego region still has an ongoing housing shortage and it will need to build housing in much greater numbers. The San Diego Association of Governments (SANDAG) 2050 Forecast says the region must produce approximately 12,000 new dwelling units (DU) a year to meet our current population growth, but the San Diego region hasn t reached those numbers since the 1980s. According to MarketPointe Realty, the region averaged around 6,300 new DUs between 2000 and 2006; the region is expecting approximately 2,100 new DUs in The region s current housing shortage took years to happen and now we re seeing the consequences. In the past year, Point Loma Nazarene University concluded that regulations and time constraints pushed housing costs about 40 percent higher, the State s Legislative Analyst Office (LAO) concluded that legal and regulatory constraints and NIMBYism (Not In My Back Yard) from community groups opposed to new housing were responsible for high housing costs. Most recently, a San Diego Housing Commission report provided 11 policy recommendations to decrease the cost of housing. But not everyone agrees that incentives to produce more housing are needed, and NIMBYism is still prevalent in the region. Some legislators and groups still believe more regulations and higher fees are the answer to the region s, and California s, housing shortage; and, there are still people who will oppose any proposed projects, particularly multifamily, that will be built close to their neighborhoods. There is an online petition asking the City of San Diego to impose some form of rent control. A group of Del Mar City residents said that it will gather signatures to place a ballot measure to force a proposed 48-unit multifamily project to a public vote. And, the City of Encinitas may be again sued for not complying with state housing laws. These actions will not solve the region s housing shortage, but only discourage new residential construction and make rental owners less likely to rent units to prospective tenants pushing rents and home prices even higher. If we accept the current status quo, more San Diegans will be pushed out of the region forcing them to commute straining our environment and infrastructure, or they will move to competitor cities and place our businesses at a serious competitive disadvantage. These actions will only undermine local initiatives to house homeless veterans and the chronic homeless. In honor of fair housing, it is imperative that we fight to provide more housing opportunities and convince groups with views counter to ours that more housing we will create more jobs, improve the economy, and house more San Diegans, and enhance quality of life. Jeff Hickox,CPM,President San Diego County Apartment Association RentalOwner April

6 Alan Pentico, CAE From the SDCAA Executive Director Is Rent Control Around the Corner for San Diego? Let s get to the point Rent control. Yes, I said it The most dreaded and despised two-word phrase to the rental housing industry. We don t like to acknowledge it or accept that it exists, but rent control does exist and we have to confront it and meet it head on again. It seems every decade or so, we have to address the bane of rent control. Like the Boogie Man or a bad reboot of some 1980s horror movie, it s an issue that never seems to die. Why does rent control come back to haunt us? The answer is easy, it s because the region, for decades, has failed adequately to address the issue of housing opportunity and affordability. The SDCAA has long advocated that local governments adopt policies that help increase housing production. While some decision makers accept our point of view, there are others who do not. Over the years, there are dozens of instances where decision-makers scale down or stop multifamily projects and impose onerous regulations or fee hikes that increase the cost of doing business. When there is already little supply of homes for rent and for sale, lots of pent up demand, and inability of most property owners or managers to absorb increasing costs, naturally rental rates will go up. People 4 RentalOwner April 2016 begin complaining that rents are too high, and again the calls for rent control return like the undead. If people think rent control can work, why does San Francisco remain one of the most expensive and least accessible rental markets in the United States? Rent control will intensify our region s housing affordability and opportunity problems. As it is our mission to help our members be successful providing them the latest market trends, best management practices, and legislative updates concerning the rental housing industry, it is important to remind members that we may need your help to be vigilant and not give away any ground to threats such as rent control. As long as housing affordability and opportunity is not effectively addressed, the sad reality is that rent control will never go away. In this month s issue, read the state legislative update on page 21. Read the article answering some common tenant issues on page 50, and the local legislative update on page 17. Be on the lookout for our upcoming events on our calendar on page 24. We are just days away from the 2016 Education Conference and EXPO on April 19, register now to attend. Maximize Your Membership with: April Property Management Forum Education Conference & EXPO July Reverse Tradeshow September The Annual Charity Golf Tournament November Mark of Excellence Awards Year Round Membership Luncheons and Breakfasts Networking Events 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

7 2016 Property Managers Buyer s Guide The 2016 Property Managers Buyer s Guide lists the top property management companies in the county.

8 # 899 Kettner...Units: 12 Kelly Larson 655 W. Broadway San Diego, CA Phone: (619) A ADD Realty, Inc... Units: 188 Alec D Deaton th Ave. San Diego, CA Phone: (619) Fax: (619) : addrlty@aol.com All Points Real Estate... Units: 169 Deborah Cook 4452 Park Blvd., Suite 213 San Diego, CA Phone: (619) Fax: (619) debbie@allpointsrealestate.com Alliance Investment Corp...Units: 1,200 Wayne Green 4330 La Jolla Village Dr. #240 San Diego, CA Phone: (858) Fax: (858) kpetersen@aicpm.com AMG Props... Units: 125 Amanda Gresiak 5694 Mission Center Road # San Diego, CA Phone: (619) Fax: (619) amanda@amgprops.com Website:: Antelope Ridge (Sentinel Real Estate) Units: 248 Shaye McCoy Aspel Road Menifee, CA Phone: Website: Aquity Real Estate... Units: 85 Thomas Coffman 3755 Avocado Blvd #243 La Mesa, CA Phone: (619) Fax: (619) thomasjcoffmanbroker@yahoo.com Arbor Terrace... Units: 71 Vanessa 3741 Florida Street San Diego, CA Phone: (619) arborterrace@westlakehousing.com Arbors at California Oaks Apartment Homes... Units: 460 Corinna Sosa Jackson Ave Murrieta, CA Phone: (951) arborsatcaoaksmgr@jrk.com Ascent Real Estate... Units: 100 Christian Spicer 7855 Fay Avenue Suite 100 La Jolla, CA Phone: (858) cspicer@ascentrealestate.net Website: ASPM-San Diego...Units: 15 Samantha Scheel 9340 Hazard Way #B2 San Diego, CA Phone: (858) Fax: Helping You Make the Most Important Financial Choice of your Next Decade You ve built your wealth over a life time. Select wise counsel to shepherd it. What is your property worth? Is your equity working hard or hardily working? If you have not seriously evaluated your equity position in the five years, then it is time to check it out. When do other types of income property makes sense? How can you ensure that you obtain best value with you equity? These questions, and others, have been answered when SDCAA tmoore1031@gmail.com or SanDiegoApartmentBroker.com 6 RentalOwner April 2016

9 Website: Asset Property Management.. Units: 200 George Burkos 7969 Engineer Rd. #108 San Diego, CA Phone: (858) Fax: (858) Asset Signature Management Units: 135 Joanne Franco 7040 Avenida Encinas, Suite 104/PMB #174 Carlsbad, CA Phone: (760) Fax: (760) Website: B B&P Florence Street LLC... Units: 29 Denise Lago 1804 Garnet Ave., STE 336 San Diego, CA Phone: (619) denise_lago@yahoo.com Barone Galasso & Associates, Inc Units: 77 Laith Hurmiz 1528 India Street San Diego, CA Phone: (619) Fax: (619) lhurmiz@baronegalasso.com Website: Benson Properties... Units: 16 June H Benson 4079 Governor Dr. Ste. 322 San Diego, CA Phone: (619) Fax: (619) june@bensonproperties.net Bob Cota Realty... Units: 121 Robert E Cota 8900 Grossmont Blvd., #3 La Mesa, CA Phone: (619) Fax: (619) info@bobcotarealty.com Brentwood Management Co.. Units: 236 Nancy Dandrea 8885 Rio San Diego Dr. #260 San Diego, CA Phone: (619) Fax: (619) nancy@brentwoodmgmt.net Bridge Property Management Units: 264 Presidio 5295 Commerce Drive Salt Lake City, UT Phone: nvictorio@bridgepm.com Website: Brycorp, Inc... Units: 114 Samuel Bryan Williams 3830 Valley Center Dr. Ste. 705 PMB 659 San Diego, CA Phone: (619) Fax: (619) samuel.williams@brycorp.com C Cambridge Management Group, Inc Units: 511 Linda Morris th Ave San Diego, CA Phone: (760) Fax: (619) linda@cambridgemgi.com Website: Member BBB Capital Growth Properties, Inc Units: 834 Renée Savage 1120 Silverado Street La Jolla, CA Phone: (858) Fax: (858) rsavage@cgpinc.com Website: Centre City Property Management Company... Units: 42 David Freitas 4540 Kearny Villa Rd. Suite 210 San Diego, CA Phone: (619) Fax: (619) ccpmdavid@gmail.com Website: CENTURY 21 Award Property Mgmt Units: 230 Melissa Pires 7676 Hazard Center Dr #300 San Diego, CA Phone: (619) Fax: (619) mpires@century21award.com Website: Chartline, LLC... Units: 2 Julie Freelove-Charton 7040 Avenida Encinas, Ste Carlsbad, CA Phone: (760) julie.chartline@gmail.com Bonita DISCOUNT CARPET & ALL Flooring 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) RentalOwner April

10 Chase Pacific Property Management and Real Estate Services......Units: 65 Cheryl Chase-Berkson 9968 Hibert Street Suit 105 San Diego, CA Phone: (858) Fax: (858) Website: Choice Properties / Point Loma Real Estate...Units: 27 David Pitta 1050 Rosecrans St. #5A San Diego, CA Phone: (619) Fax: (619) dpitta@cox.net Website: City of San Marcos... Units: 20 Ellen Hegarty 1 Civic Center Dr San Marcos, CA Phone: (760) Fax: (760) ehegarty@san-marcos.net Community Research Foundation, Inc Units: 48 Ronda Gibbs 1202 Morena Blvd. #300 San Diego, CA Phone: (619) Fax: (619) rgibbs@comresearch.org Complete Electrical Service and Installation Apartment Property Specialists Experienced Professionals Competitive Prices Bonded & Insured Swift Response License #: C RentalOwner April 2016 Website: D Dakota Fairfield Residential... Units: 174 Mario Novoa Pourroy Rd Winchester, CA Phone: (951) Fax: (951) mnovoa@ffres.com Delta Property Management Units: 1,117 Birt DeWitt 8341 Lemon Ave. #B La Mesa, CA Phone: (619) Fax: (619) birt@deltasd.com Douglas Allred Company... Units: 486 Kurt Sullivan CSM El Camino Real Ste 200 San Diego, CA Phone: (858) Fax: (858) ksullivan@douglasallredco.com Website: E East County Transitional Living Center, Inc...Units: 48 Ivan Andujar Jr East Main St El Cajon, CA Phone: (619) Fax: (619) No job is too small... No problem is too large! To reach us please call: (Coastal) (Inland) Address: kennedyelectric@cox.net Web Address: Take advantage of our monthly lighting and boom truck service. iandujar@ectlc.org Eastman Investment... Units: 162 Don Ballantyne P.O. Box San Diego, CA Phone: (858) Fax: (858) obsllc@sbcglobal.net Essel Manager, Inc... Units: 804 Kathy O'Mara 619 Kettner Boulevard Suite A San Diego, CA Phone: (619) Fax: (619) kathyo@esselmanagerinc.com Eucalyptus Apartments... Units: 26 Karen Lindberg 1234 N Santa Fe, Ste 111 PMB 324 Vista, CA Phone: (760) Fax: (760) klind2@cox.net Euston Management... Units: 308 Debbie Thomas 910 Camino Del Mar, STE A Del Mar, CA Phone: (858) Fax: (858) dthomas1503@hotmail.com Website: EV Lofts... Units: 208 Kristina Homer th Street San Diego, CA Phone: (619) kiristina.homer@monogramres.com F Fairfield Residential Copany LLC Units: 1,205 Linda Abbott 5510 Morehouse Dr Ste 200 San Diego, CA Phone: (858) Fax: (858) labbott@ffres.com Website: FDC Management, Inc... Units: 116 Dana Zini P.O.Box Anaheim Hills, CA Phone:

11 Fax: Fjellestad Properties, Inc (dba FBS Property)... Units: 113 Lucinda Lilley CPM, GRI 6398 Del Cerro Blvd Ste. 8 San Diego, CA Phone: (619) Fax: (619) lucinda@fbs-pm.com Website: PM.com G Gables Residential Corporate......Units: 1,030 Ms. Helen McFadden CAM 9909 Mira Mesa Blvd, #350 San Diego, CA Phone: (858) hmcfadden@gables.com Website: Golden Girls at MPM Realty... Units: 19 Lynett Mejia 1730 Peerless Drive El Cajon, CA Phone: (619) Fax: (619) goldengirls@mpm.sdcoxmail.com Griswold Real Estate Mgmt., Inc Units: 248 Robert S Griswold 5703 Oberlin Drive, Suite 300 San Diego, CA Phone: (858) Fax: (858) rgriswold@griswoldremgmt.com Website: H H.G. Fenton Company... Units: 3,166 Carroll Whaler CPM 7577 Mission Valley Rd Ste 200 San Diego, CA Phone: (619) Fax: (619) cwhaler@hgfenton.com Website: Hammer Real Estate... Units: 50 Janet L Hammer 2913 Canon St. San Diego, CA Phone: (619) Fax: (619) janet@hammer-realestate.com Website: Hanken, Cono, Assad & Co...Units: 3188 Al Assad Jr Baltimore Dr Ste 200 La Mesa, CA Phone: (619) Fax: (619) Website: Harprop, Inc... Units: 140 Gary Leith 105 Fremont Ave #B Los Altos, CA Phone: (650) Fax: (650) gary@harprop.com Heartland Associates... Units: 150 Lisa Kerrigan 8580 La Mesa Blvd., Suite 105 La Mesa, CA Phone: (619) Fax: (619) Hillside Terrace... Units: 168 Beverly Lane Consul 3262 College Place Lemon Grove, CA Phone: (619) Fax: (619) hillside@amcllc.net Website: Homes Management, ATS Homes, Inc Units: 224 Alan Sargent PO Box 1386 Escondido, CA Phone: (760) Fax: (760) alan@homesmanagement.net Website: HomeTeam Property Management Units: 251 Shun Wakita 821 Bowsprit Road Chula Vista, CA Phone: (619) Fax: (619) shun@hometeampm.com Website: Horizon Properties Management Service...Units: 21 Diane Smith 4364 Bonita Road, PMB 448 Bonita, CA Phone: (619) owen6@cox.net Humphreys Residential... Units: 4 Kerry A Webster-Humphreys 3714 Amaryllis Drive San Diego, CA Phone: (619) kerry@humphreysresidential.com Website: Hunt Pacific Management... Units: 235 Dan Weber S.W. Birch Street, #150 Newport Beach, CA Phone: (949) Fax: (949) dweber@huntpacific.com InfoLink Rental Forms Available Your SDCAA.com (Fillable InfoLink Resident Screening* SDCAA Bookstore (Call SDCAA or use the order form on page 31) * To use the autopopulating forms, user must be signed up to screen with InfoLink Resident Screening. NO COST TO SIGN UP! RentalOwner April

12 I Income Property Advisors Inc..Units: 120 Robert MacGuire P.O. Box San Diego, CA Phone: Fax: Website: Integrated Housing Solutions Inc......Units: 51 Joe Wagner 100 E San Marcos Blvd Suite 400 San Marcos, CA Phone: (760) josephwendellwagner@gmail.com Website: Interfaith Housing Assistance Corporation...Units: 1,139 Doris Snashall CPM 7956 Lester Ave. Lemon Grove, CA Phone: (619) Fax: (619) snashall@sdihf.org Website: The Highest Quality at Affordable Prices Call for a free consultation Grand Design Kitchens Lic Grand Design Kitchens Showroom: 106 5th Street, Ramona CA P: RentalOwner April 2016 $975 THIS KITCHEN* *Cabinets Only Multi-unit Renovation Specialists Kitchen and Bath Design Cabinetry Countertops In stock! Licensed Bonded Insured 22 Years in Business Compliance Depot Registered Investors Property Management Group.....Units: 34 Janice Hoople 2181 El Camino Real Ste 206 Oceanside, CA Phone: (760) Fax: (760) jhoople@ipmgsd.com Website: J JHB California Properties, LLC Units: 100 Joyce Chilingirian 2502 Oceanside Blvd Oceanside, CA Phone: (760) Fax: (760) joycechilin@hotmail.com Website: Johnston Property Management, Inc......Units: 43 Ken Johnston 350 N El Camino Real #A Encinitas, CA Phone: (760) Fax: (760) ken@johnstonpm.com K Kevin Robinson... Units: Federal Blvd Lemon Grove, CA Phone: (619) Fax: (619) goldenage@cox.net KFRSTAR Realty... Units: 175 Roberta Joseph th Street San Diego, CA Phone: (619) Fax: (619) robertaj@kfrstar.com Website: Kleege Enterprises... Units: 300 George Gregory High Bluff Dr. #310 San Diego, CA Phone: (858) Fax: (858) george@kleege.com Website: L L.E.W. Management... Units: 110 Tatiana Castro 772 Jamacha Rd. #140 Villa grande 1360 E Madison Ave El Cajon, CA Phone: (619) Fax: (619) lewmanagement@gmail.com La Haye Enterprises, Inc... Units: 60 Sharron La Haye 772 Jamacha Road #301 El Cajon, CA Phone: (619) sharron@amcpanther.com Land Trek Property Management Units: 256 Thomas Reilly 901 Hacienda Drive Vista, CA Phone: (760) Fax: (760) landtrk6@pacbell.net Website: LBK Management Services (Rancho Hills Apts.)... Units: 147 Adrienne Gosselin 915 Brooktree Ln #115 Vista, CA 92081

13 Phone: (760) Fax: (972) Website: ranchohillsapartments.com Lincoln Military Housing...Units: 9,002 Gail L Scott 3360 Murray Ridge Road San Diego, CA Phone: (858) Fax: (858) gscott@lpsi.com Website: Lincoln Property Company... Units: 427 Julie Yost 4650 Von Karman Avenue Newport Beach, CA Phone: (949) Fax: (949) jyost@lpsi.com Website: lincolnapts.com LLD Property Management...Units: 10 Linda DeLong PO Box 3907 San Diego, CA Phone: (619) Fax: (619) lldproperty@gmail.com M Maya Linda Apartments...Units: 72 Richard Tucker 9646 Carroll Canyon Road Suite C-1 San Diego, CA Phone: (858) Fax: (858) rmtucker@jamboreeol.com Website: mayalind@pacbell.net Melroy Asset Management... Units: 214 Vida Melroy 4241 Jutland Drive Suite 201 San Diego, CA Phone: (858) Fax: (858) vida@melroyproperties.com Website: MG Properties... Units: 1647 Melise Balastrieri Sorrento Valley Rd. #300 San Diego, CA Phone: (858) Fax: (858) mbalastrieri@mgproperties.com Website: Mira Bella Apartments Simpson Property Group... Units: 289 Drew Sciortino 3455 Kearny Villa Rd Ofc San Diego, CA Phone: (858) Fax: (858) drew.sciortino@simpsonhousing.com Website: Mission Bay Realty... Units: 175 James Moore 2002 Grand Ave. San Diego, CA Phone: (858) Fax: (858) missionbayrealty@san.rr.com Missions at Rancho Del Oro... Units: 284 Debbie Moses 4795 Frazee Road Oceanside, CA Phone: (760) Fax: (609) missionsrdopm@archon.net Website: More Property Management...Units: 34 Jack Chaffin 8865 Balboa Avenue, Ste. E San Diego, CA Phone: (858) Fax: (858) morepropertymgmt@yahoo.com Website: N Noah Realty...Units: 10 Kim Davis 1575 Villa Cardiff Dr. Cardiff, CA Phone: (858) Fax: (858) kim@noahrealty.net Website: O Oliver Property Management... Units: 2 Theresa Oliver 9077 Covina Street San Diego, CA Phone: Ottman Properties BC; LTD. a British Columbia Canada Corporation Units: 23 Russell Wahl 233 Sansome Street Unit 700 San Francisco, CA Phone: (415) Fax: (415) russ@wahl-company.com Website: P Pacific Commercial Management, Inc Units: 6 Michael McNally 5151 Shoreham Place, Suite 180 San Diego, CA Phone: (858) Fax: (858) PacComMgt@aol.com Website: Parkdale Apartments Norco Mgmt. Corp... Units: 47 Jeremy Smits 3035 Donee Diego Drive Escondido, CA Phone: (760) Fax: (760) jeremy111@cox.net Pasas Properties, Inc... Units: 129 Linda Pasas 1651 Rosecrans Street San Diego, CA Phone: (619) Fax: (888) sold@lindapasas.com Website: Serving all San Diego County Pathmark Properties...Units: 35 Bob Wright 8996 Miramar Rd, Suite 207 San Diego, CA Phone: (858) Fax: (858) wright99@san.rr.com Website: Pedro Ferreira...Units: Rosecrans St. Ste. # I San Diego, CA Phone: (619) Fax: (619) fpsinc91@gmail.com People Helping Others Prop. Mgmt......Units: 39 Karl Mortensen RentalOwner April

14 7710 Hazard Center Dr Ste E San Diego, CA Phone: (619) Fax: (619) Website: Pinnacle Property Management Service LLC...Units: 1,239 Christian H Davis Von Karman Ave Ste 540 Irvine, CA Phone: (949) Fax: (949) CDavis@PinnacleFamily.com Website: Prime Group Coral Bay Park & Canyons. Units: 1,764 Doug LePore 3309 Cowley Way #A San Diego, CA Phone: (619) Fax: (619) dlepore@primegrp.com Website: Professional Real Estate Management Units: 16 Lee Harvey 4305 Gesner Street, Suite 340 San Diego, CA Phone: (619) Fax: (619) lee@propmgr.us R R & V Management Corporation Units: 7,146 Paul T Anas 3444 Camino del Rio N. #202 San Diego, CA Phone: (619) Fax: panas@rvmcorp.com Website: R. A. Snyder Properties, Inc...Units: 1,654 Karen Murphy Gross 2399 Camino Del Rio S. #102 San Diego, CA Phone: (619) Fax: (619) kgross@rasnyder.com Website: REC Properties Peñasquitos Point Apts Units: 144 Janet Horn Rancho Penasquitos Blvd Frnt Ofc 12 RentalOwner April 2016 San Diego, CA Phone: (858) Fax: (858) janet.bgroup@sbcglobal.net Red Bike Properties... Units: 2 Shelly Weld Holiday Court La Jolla, CA Phone: (619) shelly@redbikeproperties.com Website: redbikeproperties.com Red House Property Management......Units: 30 Richardson Griswold 444 S. Cedros Ave. #250 Solana Beach, CA Phone: (858) Fax: (888) info@redhouse-sandiego.com Website: Rehmann Realty Group... Units: 90 David Rehmann 8080 La Mesa Blvd Ste 207 La Mesa, CA Phone: (619) Fax: (619) dave@rehmannrealty.com Website: RG Investment Real Estate Services Inc Units: 460 Jeff Hickox CPM 8888 Clairemont Mesa Blvd Ste M San Diego, CA Phone: Fax: jeff.hickox@rgpobox.com Website: Rohn Properties Management. Units: 30 Susan Forrester PO Box Encinitas, CA Phone: (619) Fax: (760) rohnpr@sbcglobal.net Rolling Hills Gardens... Units: 116 Kellie Garcia 2290 MacKenzie Creek Road Chula Vista, CA Phone: (619) rollinghillscamgr@greystar.com S S & D Property Management, Inc Units: 350 Dennis Sparks 3128 El Cajon Blvd. San Diego, CA Phone: (619) Fax: (619) dsparks@mgci.com Website: S. Wilson Management...Units: 46 Susan Wilson 302 Island Ave. #104 San Diego, CA 9210 Phone: (760) Fax: (619) juddpropm@aol.com San Diego Housing Commission......Units: 1,757 Jeff Davis 1122 Broadway, Suite 300 San Diego, CA Phone: (619) Fax: (619) Website: San Diego Properties and Management..... Units: 220 Monica Cuevas PO Box San Diego, CA Phone: (619) monica@rentgoldenhill.com Website: San Diego Realty Services... Units: 63 Jeff Marsh 8415 La Mesa Blvd. Ste 5A La Mesa, CA Phone: (619) Fax: (619) jmarsh0066@aol.com SCCC JRD investments... Units: 3 Jill Dillard 462 Stevens Avenue St 301 Solana Beach, CA Phone: (858) Fax: (858) jill@dillarddevelopment.com Seapoint Properties, Inc... Units: 521 Robert Bowden 2108 Garnet Ave Ste A San Diego, CA Phone: (858) Fax: (858)

15 Website: Silberrad, Inc... Units: 104 Barbara D Halte 3691 Via Mercado #12 La Mesa, CA Phone: (619) Fax: (619) Somerset Apartment Homes Units: 318 Blazenka Portillo Stonewood Road Temecula, CA Phone: (951) bportillo@compassrock.com Website: South Bay Community Services......Units: 33 Leticia Ruiz 430 F Street Chula Vista, CA Phone: (619) Fax: lruiz@csbcs.org Sperry Van Ness Asset Advisory Group... Units: 170 Scott Cook CPM 4849 Ronson Court, #216 San Diego, CA Phone: (858) 452, 9100 Fax: (858) scott.cook@svn.com Website: St. Vincent de Paul A/P... Units: 299 Gervon Flanigan 3350 E Street San Diego, CA Phone: (619) gervon.flanigan@neighbor.org Sterling Alvarado... Units: 320 Keith Thompson 6625 Alvarado Road San Diego, CA Phone: (619) Fax: (619) Strat Prop Management, Inc... Units: 599 Grant Tyson Beckwith rd Avenue, Ste. 200 San Diego, CA Phone: (619) Fax: (619) GBeckwith@stratprop.com Website: Strata Equity Group... Units: 650 Marlene Evaristo 4370 La Jolla Village Drive Suite 960 San Diego, CA Phone: (858) Fax: (858) marlenee@strataequity.com Sudberry Properties, Inc...Units: 30 Jennifer Lagace 5465 Morehouse Dr Ste. 260 San Diego, CA Phone: (858) Fax: (858) jenniferl@sudprop.com Website: Sun An Sea Property Mgmt... Units: 184 Sherri Miller 4688 Oregon Street San Diego, CA Phone: (619) Fax: (619) Sun An Sea Property Mgmt... Units: 184 Sherri Miller 4688 Oregon Street San Diego, CA Phone: (619) Fax: (619) SunRidge Properties, Inc... Units: 60 Grace Esparza Scripps Summit Dr. Ste. 100 San Diego, CA Phone: (858) Fax: (858) sunridgemanagement@sbcglobal.net Sunrise Management Company AMO......Units: 3,971 Theresa Cordero 7837 Convoy Court, Ste. 100 San Diego, CA Phone: (858) Fax: (858) tcordero@sunrisemgmt.com Website: T Team Bourda Incorporated... Units: 13 Richard Bourda Rueda Court San Diego, CA Phone: (858) richheidi@aol.com Thatcher Properties, Inc... Units: 36 Jerry Thatcher 7445 Mission Gorge Road San Diego, CA Phone: (619) Fax: (619) thatch@re.sdcoxmail.com The Enclave at Menifee (Sentinel Real Estate)... Units: 336 Courtney Rodriguez Antelope Road Menifee, CA Phone: (951) enclaveatmenifee@sentinelcorp.com The Helm Management...Units: 50 Thomas Hensley 4668 Nebo Drive La Mesa, CA Phone: (619) Fax: (619) thehelm@helmmanagement.com Website: The Premiere Residential, LLC Units: 754 Jose Lombrozo 8899 University Center Lane, #300 San Diego, CA Phone: (858) Fax: (858) The Terraces... Units: 190 Laura Wilson 1301 Morning View Drive Escondido, CA Phone: (760) Fax: (760) lwilson@avanathrealty.com Torrey Pines Property Management Units: 965 Andy Parashos 7840 Ivanhoe Ave. La Jolla, CA Phone: (858) Fax: (858) aparashos@torreypinespm.com Website: RentalOwner April

16 V Verge Apartments... Units: 444 Justin Wald 6850 Mission Gorge Rd. San Diego, CA Phone: (619) Fax: (619) Villages of Bonita Glen... Units: 295 Tyler Herman 250 Bonita Glen Drive Chula Vista, CA Phone: (619) Website: Vista Pointe Apartments (RCMI) Units: Walsh Center Drive Murrieta, CA Phone: (951) W Waterton Residential River Oaks Units: 239 Marty Barassi 3891 San Ramon Dr. #123 Oceanside, CA Phone: (760) Fax: (760) martin.barassi@atertonresidential.com Woodglen Vista EPMI, a Bayside Co Units: 188 Ana Lidia Flores North Magnolia Santee, CA Phone: (559) Fax: (510) aflores@epmi-co.com Website: Z Zimmerman Property Management Units: 31 Jill Zimmerman 5173 Waring Rd. #138 San Diego, CA Phone: (619) Fax: (619) mjzimm@cox.net ZVK Corporation... Units: 100 Peter L Mellos 1901 First Ave Ste 420 San Diego, CA Phone: (619) Fax: (619) pmellos_zvkcorp@hotmail.com Westdale Real Estate Investment & Management... Units: Monticello Av Suite 600 Dallas, TX Phone: (214) Fax: (214) Website: Willin Properties... Units: 500 Linda Deters 3958 Park Blvd. San Diego, CA Phone: (619) Fax: (619) linda@willinproperties.com Website: Winn Residential... Units: W. Shaw Av #142 Fresno, CA Phone: (559) 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 14 RentalOwner April 2016

17 "An ounce of prevention is worth a pound of cure" For residential property management companies and investors alike this common folk wisdom is very relevant, especially when it comes preventing mold and mildew growth at their properties! Mold and mildew is one of the most controversial problems for landlords and managers. Monitoring your rental home s moisture levels and managing mold issues can help prevent expensive property damage and lost rental revenue. This will keep your tenants healthy and happy which will help avoid costly disputes and lawsuits due to mold-related illnesses. Before Tenants Move In: The first and most important area of prevention has everything to do with preparation. This is the time to fix and shine the home for the next tenant. Mold Prevention Tips: First, inspect the living space for any odors or water damage. Molds can be found almost anywhere, especially on surfaces where moisture is present. There is no place in the home as mold and mildew-friendly as the bathroom where it can grow on caulking, in grout lines, on the shower curtain, or on tub and tile surfaces. Strip away and replace any caulking or sealant that has mold growth. Clean bathrooms with mold-killing products and add mold inhibitors to paints before painting. Check out hidden areas such as under sinks, in access doors to shower and bath fixtures, around exhaust fans, even in crawl spaces underneath the bathrooms. Be sure the property has enough ventilation. Install exhaust fans in the kitchen and bathrooms which vent outside the home. Same for clothes dryers vents Fix any leaks in the home s roof, walls, or plumbing Clean up and dry out the property thoroughly and quickly (within hours) after flooding. Remove or replace carpets and upholstery that cannot be dried promptly. Consider not using carpet in areas that may have moisture. During Tenant s Stay: Provide your tenants with educational materials that explains the different types of mold and what they can do to prevent moisture in the home. Encourage them to run their bathroom fans regularly while showering, or for at least 15 minutes afterward Use a mildew-resistant shower curtain, and wash or replace it frequently. Leave the lights on when using the bathroom, and consider installing a timer on them. Hang the towels. Tossing damp bath towels on the floor assures that they can never properly dry which adds to the moist environment that promotes mold growth. Install wall hooks to hang towels after each use. After Tenants Move Out: The cycle continues. Tenants move in, they move out, and the preparation process begins once again. It s the landlord s responsibility to ensure that the property is habitable. As a residential property manager you are always "putting out fires" during your day-to-day tasks. You should consider using a professional housekeeping service for those turnover cleanings when you just don't have the time or manpower to properly take care of your properties mold and mildew issues before the next tenant moves in. This is where CLEANOLOGY HOUSEKEEPING PERSONNEL SERVICE can make all the difference when you are working to get your turnovers back on the market for rent. Give us a call to see why you too should add CLEANOLOGY as a valuable resource in your everyday "turnover toolbox". RentalOwner April

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19 Local Update Legislative SDCAA keeps close eye on calls for rent control Encinitas again faces legal action for not following state law Group of Del Mar residents wants to force project to a public vote Good times ahead for North County Cities SDCAA keeps close eye on calls for rent control Last month, SDCAA shared a news piece regarding rent control in the City of San Diego. The piece was about a San Diego resident initiating an online petition calling on San Diego to impose some sort of rent control or limiting rental increases. While there are no rent control proposals at this time, the SDCAA has been closely monitoring the situation and is working to ensure that elected officials understand that imposing artificial controls on the city s rental market is a flawed policy that will only exacerbate the lack of affordability in the San Diego region. The San Diego County Apartment Association has long stated there is a need for additional housing units in our region and throughout the state, which have been the topic of several articles shared in recent SDCAA communications. Our industry partners, such as the Building Industry Association of San Diego, have been focused on achieving this very goal. SDCAA also is a member of the Housing You Matters coalition which advocates for regulatory changes that will help decrease the cost of construction. We also strongly urge communities to embrace multifamily housing and add the density of more units where it is appropriate. The reality being, as population increases because of the growing birthrate, changes in demographics, and land available for development shrinks, the region must add more multifamily housing units. Thank you for your continued membership and support of the rental housing industry. We will keep you informed on this topic and others that may impact your business. RentalOwner April

20 Encinitas again faces legal action for not following state law Encinitas is in trouble and likely to be sued again for not abiding by the state s density bonus law. Enacted in 1979, the state s Density Bonus Law allows builders to build more dwelling units on a property if they agree to add subsidized units to the project. The law also allows the builder to deviate from city planning requirements as long as they develop the affordable units. But affordable and private developers complain that Encinitas has been circumventing the law. Encinitas has been complicit in rounding down, rather than rounding up, when calculating the number of affordable units developers can add to a project. In spite of the recommendations by city officials to round up, the Encinitas City Council continues to interpret the density bonus law differently. Encinitas is also required to submit its Regional Housing Needs Assessment Plan on how it plans to accommodate 18 RentalOwner April ,300 additional affordable units within the next several years; the city hasn t updated its plan since Last year, Encinitas unveiled four options over where it will locate the future units. Encinitas risks losing state grant funding if it fails to submit its plan to the state. Group of Del Mar residents wants to force project to a public vote A group of residents living close to where a proposed 48-unit multifamily project called the Watermark is to be located is taking steps to launch a signature drive for the November election. The group hopes to acquire 3,300 signatures, or 10 percent, from city residents to force the project to a public vote by placing it on the November ballot. The 2.3-acre project will have a mix of studio all the way up to three-bedroom units, and 112 parking spaces most of which will be placed underground, and include seven affordable units. The affordable units will be counted towards Del Mar s affordable housing requirement as mandated by the state. The Del Mar City Council voted in July 2014 to allow the project s developer to use a city approved special specific plan; the plan will let the developer use a special set of development standards as long as the developer can demonstrate that the project can provide a public benefit. The group opposing the Watermark says the project is too dense, will increase traffic, contribute to noise and air pollution, block views, and is out of character with the community. Encouraged by the recent defeat of Carlsbad s Measure A, the group hopes to overturn the approved project by a majority vote of residents. Good times ahead for North County Cities Escondido, Oceanside, and San Marcos are growing and thriving. San Marcos Mayor Jim Desmond and Escondido Mayor Sam Abed gave positive State of the City addresses back in February. Escondido and San Marcos, enjoying a rebound in the regional economy, have reached a turning point adding new businesses, job, homes, and more tax revenue for city services and amenities. Meanwhile, Oceanside is experiencing its own building boom. Sam Abed said Escondido was in the midst of a building boom in which the city will be adding 1,800 new residential units valued at $1 billion. Escondido added 950

21 new business adding hundreds of new jobs in since The city s sales tax revenue increased from $20M in 2010 to $34M in Escondido s quality of life has improved considerably since the opening of the new Palomar Medical Center. Jim Desmond concentrated on the growth in San Marcos construction activity of private and public projects, improving city services, and its transition from a small North County City to a regional education hub. Desmond mentioned the city will begin several major road, freeway, and bridge construction projects. Desmond announced the construction of several apartment projects near CSU San Marcos. Like Escondido, San Marcos is benefitting from the activity with increased tax revenue. Recently, San Marcos announced that it was in the process to purchase portions of property from residents to begin construction of San Marcos Creek project. Oceanside s plan to rejuvenate a 9-block area is finally moving forward. Initially started in the 1990 s, downtown Oceanside is now experiencing a building boom. The 9 block area stretches from the Strand, Cleveland Street, and Seagaze and Civic Center Drives. The plan calls for increasing height limits of buildings from 4 to 8 stories, and the construction of two hotels, another mixed-used development, and a resort which is currently under litigation. Adjacent to the area is a North County Transit District s (NCTD) rail station hub which serves the Los Angeles MetroLink and San Diego Coastal commuter rail systems, and NCTD s Sprinter light rail system. Oceanside is in talks with the NCTD to develop some of the land surrounding the station. According to the city s Deputy Mayor Chuck Lowry, a nearby resident of the downtown, there has been very little opposition from local residents to the new activity. RentalOwner April

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23 California Aaron Read & Associates Bill deadline has come and gone and there have been some doozies introduced this year. Not only will property owners be fighting measures at the local level, SDCAA, and others, will be fighting them here in Sacramento as well. Below is a sample of some of the legislation introduced this year. AB 2502 (Mullin) Restores authority of locals to enact inclusionary housing policies. This reverses the Palmer decision from In 2009, a state appellate court ruling in the Palmer v. City of Los Angeles case indicated that the state s Costa-Hawkins Rental Housing Act (Costa-Hawkins) prohibits local governments from creating affordable rental housing through local inclusionary programs. AB 2502 is identical to AB 1229 (Atkins), which Governor Brown vetoed in In his veto message, the Governor indicated that prior to making a legislative change regarding inclusionary housing; he wanted to wait for the California Supreme Court to issue its decision on the California Building Industry Association (CBIA) v. City of San Jose case. In this case, CBIA argued that San Jose s 15% inclusionary housing ordinance is unconstitutional on the basis of the Fifth Amendment, which indicates that private property should not be taken for public use without just compensation. In June 2015, the Supreme Court unanimously upheld San Jose s inclusionary housing ordinance and ruled that the ordinance is an exercise of the city s police power. The U.S. Supreme Court just decided not to hear the case. AB 2502 restores local governments ability to enact inclusionary housing policies by saying the Costa-Hawkins rent control law does not apply to inclusionary housing policies. This bill amends the state s Planning and Zoning law to indicate that inclusionary zoning is an allowable land use power. AB 2819 (Chiu) - Under California Code of Civil Procedure (a)(5), court records in eviction lawsuits (termed unlawful detainers or UDs ) become public within 60-days unless tenants win before the deadline. While UDs are supposed to be heard within 20-days of filing, statewide delays can push hearings past the 60-day mark. The bill is sponsored by the Western Center on Law and Poverty (WCLP) and they contend that as a result of the delays, the identities of thousands of tenants many of whom eventually win or whose cases may never be heard are revealed at the 60-day mark. Companies capture and publish lists of these tenants names, where they may remain for up to seven years. In other words, mere involvement in an eviction lawsuit becomes grounds for tenant blacklisting. The WCLP fix is to change existing RentalOwner April

24 law and keep tenant records private unless landlords prevail within 60-days of filing eviction lawsuits. So let s see, if landlord prevails after 60-day time frame, the information is shielded from the landlords who rely on this information to distinguish between problematic and innocent tenants and end up renting to someone who is a problematic tenant because information that normally would be available has been excluded from the applicants credit report? SB 876 (Liu) - This bill prohibits law enforcement from citing or arresting the homeless for eating, resting, and practicing religion in public spaces. Bill defines public space to mean any property that is owned by a government entity or any property upon which there is an easement for public use and that is held open to the public, including, but not limited to, plazas, courtyards, parking lots, sidewalks, public transportation facilities and services, public buildings, shopping centers, and parks. It goes on to say, persons experiencing homelessness shall be permitted to use public space in the ways described in this section at any time that the public space is open to the public without discrimination based upon their housing status, and without being subject to criminal, civil, or administrative penalties. This is similar to SB 608 from last year that did not move. The bill essentially establishes a right to live on the streets, thus creating unsanitary conditions, impeding business, and creating intimidating and uncomfortable environments that will be undesirable for others to visit. The Chamber of Commerce and law enforcement opposed the bill. SB 1053 (Leno) - SECTION 8 While Senator Leno may not be pursuing Ellis Act reforms in 2016 (at least not yet) he has introduced legislation, SB 1053, that would make it unlawful to deny housing based on an applicant receiving Section 8 assistance; property owners would have to rent to Section 8 voucher holders under the legislation if enacted. The Section 8 program requires owners and operators abide by federal regulations that may differ from state and local laws. Forcing owners to work with a local housing agency and their complex rules when they may not want to deal with the overly burdensome regulations and/or may not have the resources to accept Section 8 housing, is unacceptable. Accepting Section 8 should remain voluntary and property owners 22 RentalOwner April 2016

25 certainly should not be forced into a situation that may compromise the financial viability of their properties. SDCAA has long stated that Section 8 participation should be voluntary and is working with local housing authorities to promote the programs and changes that have been made to improve the inspection process. And some not so bad bills. AB 2003 (Lackey) - AB 2003 seeks to address warrant of habitability claims by requiring the tenant to share details of any habitability concerns when responding to the lawsuit (prior to appearing in court) and specify if they have contacted the owner or code enforcement about the problems. In some cases, this may help clarify any misunderstandings and allow landlords to work directly with the tenant to correct these issues so that an unlawful detainer lawsuit is not necessary. In others, it may allow both parties to be better prepared for the court hearing and eliminate the need for delays. This bill requires that if a tenant claims they are not current on their monthly rent due to the property being uninhabitable, they must disclose whether they have contacted the owner about the problem or their respective local code enforcement, and provide details about the nature of the problem. It also reaffirms that notification must be given to the landlord in a timely manner when the tenant hires an attorney to represent them. Additionally, it specifies that unlawful detainer cases should be processed in the courthouse closest to the property AB 2760 (Mathis) - This bill would permit a landlord to allow a tenant to maintain a companion animal on the property provided: 1) the tenant has obtained a prescription validating the need for the companion animal from a California-licensed mental health care professional that may be verified by the landlord, and 2) the tenant complies with all federal, state and local requirements (e.g. vaccination/sterilization requirements). Unlike service animals, companion animals are not individually trained to perform any specific task. Companion animals, and arguably all pets, simply provide comfort to an individual. A pet is any animal kept for pleasure rather than utility. Pets provide companionship, protection, and physical/ emotional benefits to their owners. Because companion animals are not afforded the same protections under the ADA or California State Law, there is lots of confusion for housing providers. Landlords who permit pets onsite may require tenants to pay a separate pet deposit to Nobody offers more discounts than Farmers. Renters Insurance cover any damages, which may not exceed two months rent. Landlords also have the right to prohibit all pets, or to restrict the type, number, or size of pets or dog breeds allowed. However, many landlords are facing lawsuits from individuals claiming pets as service or companion animals. In many cases, the tenant is not required to furnish any official paperwork showing the need for the animal. While pets do provide companionship and comfort, a tenant must show an actual need for the animal in order to claim them as service or companion animals. This process ensures that the animal is both properly trained and will pose no threat to the safety of others. Article continued on page 32. Home Business or Commercial ANNIE WANG DWANG1@FARMERSAGENT.COM 1727 SWEETWATER RD STE 104 NATIONAL CITY, CA F52960 Call today for Auto, Home, Life and Business. RentalOwner April

26 & Education April SDCAA 5Fair Housing Time: 9:00am-12:00pm Location: SDCAA Offices It is imperative that your company/ property understand the practical requirments of the law for day-today management of properties. SDCAA is always dedicated to the continuing education of the multi-housing industy, so we are offering this course FREE in honor of Fair Housing month. Come and master the procedures you should follow to avoid costly fair housing lawsuits. Topics Include: Laws and Enforcement Protected Classes Immigration Issues Applications, Screening & Tenant Selection Community Policies & Operational Procedures Issues During Tenancy Property Managers Forum Time: 3:00pm-4:30pm Location: SDCAA Offices Registration required. Leasing Professional Cerification 16National Location: SDCAA Offices Encourage your leasing staff to enroll in the National Apartment Leasing Professional (NALP) designation program to help them learn new skills they are not currently learning on the job, all while increasing your bottom line. This is a great course for the newer employee! Like real estate, your employees are assets that increase in value through an investment in time and resources. The better your people are at doing their jobs, the more successful you and your communities will be. This series will take place over 3 days. Day 1: April 26th- 8am-5pm Day 2: April 27th- 8am-4pm Day 3: April 28th- 8:15am-3pm Conference & EXPO 19Education Time: 9:00am-5:00pm Location: San Diego Convention Center April Committees 6 Executive Supplier Council 9:00am-10:30am 8 Membership Committee 9:00am-11:00am 13 Editorial Advisory Board 9:00am-11:00am 14 Legislative Steering Committee 12:00pm-2:00pm cale 24 RentalOwner April 2016

27 Events May 5EPA Lead Renovation, Repair & Painting (RRP) Refresher Time: 8am-12pm Location: SDCAA Offices Don t let your RRP Certification expire! Federal law requires that contractors or anyone performing renovation, repair and painting projects on structures built before 1978 be certified and follow specific work practices to prevent lead contamination. Currently-trained supervisors and workers are required to take this course every (5) years to maintain the RRP Certification and avoid costly fines. 24 EPA Section 608 Certification Course Time: 8:30am-3:30pm Location: SDCAA Offices This is an opportunity for the student to become certified by the EPA to purchase and handle refrigerant. A technician must meet this requirement in order to work with refrigerant used in residential and commercial properties. Council Meeting Time: 9:00am-11:00am 18Supplier Location: SDCAA office Online Classes April 6, 2016 Mike Whaling Marketing for the Moments That Matter Most to Apartment Shoppers April 20, 2016 Anne Sadovsky Fair Housing Myths and Truths... Dispelling Rumors, Gossip, and Misunderstandings! May Committees 4 Executive Supplier Council 9:00am-10:30am 11 Editorial Advisory Board 9:00am-11:00am 12 Legislative Steering Committee 12:00pm-2:00pm 13 Membership Committee 9:00am-11:00am 17 Education Committee 9:00am-11:00am ndar RentalOwner April

28 Your framework for success E d u c a t i o n National Apartment Leasing Professional Certification Course Dates: Day 1: April 26, :00am 5:00pm Day 2: April 27, :00am 4:00pm You re already a success. Become a certified success! Encourage your leasing staff to enroll in the National Apartment Leasing Professional (NALP) designation program to help them learn new skills they are not currently learning on the job, all while increasing your bottom line. This is a great course for the newer employee! Like real estate, your employees are assets that increase in value through an investment in time and resources. The better your people are at doing their jobs, the more successful you and your communities will be. Day 3: April 28, :15am 3:00pm SDCAA Office 5675 Ruffin Road, Ste.310 San Diego, CA Price: $419 Member $459 Non-Member Some of the benefits of employees with the NALP professional designations include: Stronger net operating income performance Increased resident retention Higher level of job satisfaction resulting in lower staff turnover Mentoring of peers Enhanced team performance *Prices good for registration before Friday April 18! Any Registration after will include an extra $100 for overnight shipping. Register online at or fax form below to Name: Payment type: AMEX Discover MC Visa Company/Member #: Card #: Address: Name on Card: City: State: Zip: Exp Mo: Exp Yr: Sec Code: Signature: *Cancellation Policy: Cancellations only accepted in writing. Any cancellation will result in a $50 materials restocking fee. NO EXCEPTIONS! Education@sdcaa.com Phone Fax RentalOwner April 2016

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32 Honor Roll Celebrating 10+ years of membership in SDCAA anniversary month David and Susan LaRose 1986 LaBahn's Landscaping 1986 PAB Properties 1986 Juniper Management 1987 Pacific View Companies, Inc Tom Miles 1987 Guava Gardens Apartments 1989 Azalea Gardens 1990 Pacific Commercial Management, Inc 1990 Nancy Biberacher 1990 Sid's Carpet Barn, Inc Apache Asphalt & Seal Corp Olga Porteous 1991 Carol G. Swartz 1993 City of San Marcos 1994 Suzanne Demong 1994 PCF Properties 1994 JHB California Properties, LLC 1995 Ruth Sewell 1996 A & C International 1997 Mark Maeder 1997 Apartments.com 1997 Roger and Cynthia Hedgecock 1997 Daniel Pei and Sally Olson 1997 Walsh Properties 1997 Sam's Heating and Air Conditioning, Inc Kevin Swartzberg 1998 Sandy Duncan 1998 Sue A. Daugherty 1998 Adriano DaSilva, Jr Carl Venstrom 1999 Pajak Properties 1999 Robert Dees 2000 Caren Urtasun 2000 William Burgin 2000 Joe Gorst Richard Nelson 2000 Korabeck Properties, LLC 2002 Ron Sees 2002 Lynn Titialii 2002 Frank & Paulette Deniston Berkshire Hathaway Home Services 2002 Burt Chabot 2002 Villa Gardens AMFLP 2002 NPM Staffing 2003 Workright Property Services Inc 2003 Lynn Congemi 2003 CENTURY 21 Award Property Mgmt 2003 T B Wraps Inc Keith Meeker 2004 Ronald Endeman 2004 Estes Palms Apartments 2004 Fletcher Hills Apartments 2004 Mollison Pines Apartments 2004 Park Estes Apartments 2004 Villa Magnolia Apartments 2004 Lance Faucett 2004 Aztec Pacific Apartments 2004 Catalina Pacific Apartments 2004 Golden Pacific Apartments 2004 Ivanhoe Cottages 2004 Pacific Heights Apartments 2004 Pelican Point Apartments 2004 SunRidge Properties, Inc The Pacific at Mission Bay 2004 Torre Del Mar 2004 Robert Brooks 2004 Rene Roques 2005 The Stratton Fairfield Residential 2005 David and Daniel Baumgartner 2005 Josie Hill 2005 Henry M. Miller 2005 Michael Pelloth 2005 Chris Russo 2015 Jerry Van Stelle 1967 Clairemont Rental Properties 1968 Katherine L. Ries 1968 La Casa Bonita Apartments 1969 James and Mary Sue Hamilton 1970 Robert and Patricia Lijewski 1970 Thomas and Marjorie Tanana 1971 Mary Ann Taylor 1972 Sue and Vince Cooke 1972 Alan Hacker 1975 Marshall Wilson 1975 Robert Baxter 1976 Ben Gallardo 1977 Liliane Borgos 1977 Pacific Realty Sales & Management 1977 Steven Norman 1977 John Couture 1977 Linda Cocking 1978 Robert and Rita Konczalski 1978 Lockwood Family Trust 1979 Tom LeDuc 1979 Jaswant Toor 1980 Ilda Mole 1981 Park La Jolla Apartments 1982 Klein Family Trust 1984 John and Susan McCleary 1985 SDCAA members Owners Susan Glavinic Beatrice Doblado Chartline, LLC Cheryl Kelly & Kenn Petsch Collier Terrence Hovland Mariners Point Holdings, LLC Rhirley Rogozienski Thomas L Watling Susan West Property Managers The Dylan Suppliers Aztec Landscaping BOFI Federal Bank Kristine Avram Insurance Agency Farmers Insurance McWhirter Agency Medrano Co. Patriot Environmental Laboratory Services 30 RentalOwner April 2016 Members

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34 Too often, landlords are subjected to untrained animals being brought onto their property without proper notice. Many of these animals cause extensive property damage and threaten the safety of other tenants and their service animals. AB 2760 will require the furnishing of a tenant s medical need for a companion animal prior to it being allowed in a place of residence that limits pets. Aaron Read Aaron Read & Associates Also in the news. Supporters of a property tax surcharge have abandoned efforts to qualify their measure for the November ballot. The property-tax initiative, titled Lifting Children and Families Out of Poverty Act, would have created a tax surcharge on all commercial and residential properties in the state assessed at over $3 million. While the number of signatures needed to qualify an initiative is lower in 2016 than in years past (this is a result of the low voter turnout in 2014), collecting the 585,407 signatures needed to qualify the proposition for the November 2016 ballot was not doable according to the campaign manager. This does not mean they are going away. The primary backers of the initiative said they try and qualify it for November There is more to come on these topics and more. In the next issue we will have an update on the SDCAA Legislative Day in Sacramento and the lobbying done on behalf of the rental housing industry. The report notes that it s simply 32 RentalOwner April 2016 Terrance McHale unrealistic to expect that current strategies to prevent displacement, like voucher and affordable housing production programs, will meet the growing need for affordable housing. According to the report, While affordable housing programs are vitally important to the households they assist, these programs help only a small Jennifer Tannehill Pat Moran fraction of the Californians that are struggling to cope with the state s high housing costs. The majority of low-income households receive little or no assistance and spend more than half of their income on housing. The report says, Extending housing assistance to low-income Californians who currently do not receive it either through BILL HOWE Plumbing, Heating & Air Conditioning, Inc. Bill Howe Plumbing We Know Howe! 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

35 subsidies for affordable units or housing vouchers would require an annual funding commitment in the low tens of billions of dollars. This is roughly the magnitude of the state s largest General Fund expenditure outside of education (Medi-Cal). The report also highlighted the ineffectiveness of rent control policies, while they may benefit some existing tenants, doesn t actually do much to address the problems in the long term because price controls don t add new housing. Households looking to move to California or within California would continue to face stiff competition for limited housing, making it difficult for them to secure housing that they can afford. Requiring landlords to charge new tenants below-market rents would not eliminate this competition. Households would have to compete based on factors other than how much they are willing to pay. Landlords might decide between tenants based on their income, creditworthiness, or socioeconomic status, likely to the benefit of more affluent renters. The link to the report is included above. SDCAA and Aaron Read & Associates will continue to work to keep you informed about legislation that affects your industry and we look forward to seeing some of you on March 30, 2016, for SDCAA & CalRHA legislative day. RentalOwner April

36 connected to energy-efficiency We offer energy-efficiency rebates and incentives for improvements made to multifamily dwellings with two or more units, as well as to mobile home parks. With these solutions, you can save energy and money now and in the long-term, as well as create a more comfortable home environment for your tenants. Learn more at sdge.com/multifamily or call San Diego Gas & Electric Company. All copyright and trademark rights reserved RentalOwner April 2016

37 How to Select the Right Property Manager By Kayla Roeder, ARM and CPM Candidate Cambridge Management Group, Inc Hiring a property manager as part of your investment team cannot only better secure your business investment but it can also keep the day-to-day tasks out of your hands. While it is possible to manage your own rental properties by yourself, hiring an expert is something to seriously consider. As with any part of an asset management team (CPAs, etc), finding the right property manager can be a difficult task. If you re just starting to invest in real estate or are considering management for the first time, or even if you re looking to hire a new company that can better serve you or help grow your portfolio, knowing the right questions to ask is half of the battle. While no one can really tell you which management company is right for you, the following suggestions will give you some basic points to consider when interviewing different companies. Finding a Company That Fits Your Needs Chances are, you have invested a good chunk or most of your life savings into your investment(s), and while there are a number of different types of property management companies, it is extremely important to find a property manager that specializes in your area of investment. Not all companies are created equal, and it is important that they know the best way to protect your asset to ensure that your goals for each investment are met. It is important to determine whether the firm(s) you are looking at actually manages properties as part of their primary business model. As you are looking through Internet search engines, you may find some firms that are primarily interested in selling properties and only do management as a secondary source of income. Or, a company who primarily manages commercial properties may not be equipped or have systems in place to deal with situations that arise from residential properties. In both of these scenarios, it s a lack of these systems that ultimately might lead to a lack of proper protection of your liability as the owner. And, in the residential world, these systems are of upmost importance. Consider a few management companies and compile a list of services that you want this management company to offer. The following are a few of the basics to consider: Marketing and Leasing Strategies: A great management firm will not only be aggressive in their RentalOwner April

38 advertising, but they know the market and are creative with their strategies. And, they don t just show properties and open doors; they have a customer-centric focus to their overall leasing strategy. This, coupled with the marketing strategy, is what drives rents and increases the value of your investment. Resident Screening: All it takes is one bad tenant. While there is no foolproof solution, do make sure you protect your investment as best as possible by ensuring they have screening policies in place and that they are adhered to consistently. Financial Reporting: Great accounting not only means less work for you during tax season, but it acts as your guide to help gauge whether your investment is working for you. Maintenance Response and Reporting: Know the company s procedures for documenting maintenance, their response time to requests, and how emergencies are handled. Well over 50% of tenant claims are related to health and safety claims bogus or not, a great management company has good systems in place to help protect your investment. Legal: With fair housing laws and constant new legislation each year, a good management company is active within their industry by participating in the legislative process or by taking part in ongoing training from their local association or other institution. I cannot stress this one enough, and it is of upmost importance for liability protection. 36 RentalOwner April 2016 Insurance: Make sure the company has adequate insurance to cover any potential issues that could arise from poor business practices. Taking Management to the Next Level Other services: Some companies offer additional services to enhance the basic management services (as listed above) with special insurance programs, project management services for those special projects to add value to your property, in-house design services to keep your property design current, due diligence services and more. Take advantage of these! The Property Management Team: The management team, company culture, ongoing education, growth strategies, and consistency, all play a role in the success of your investment. Grow Your Wealth: A great management company should also be looking at your overall financial health (along with the other parts of your investment team) and make recommendations as to how to grow your wealth. We know it s hard not to get emotionally involved with your money, so hiring the right management company who considers themselves a part of your investment team will help ensure that the needs of the property and residents are met while also making good, sound business decisions for your overall financial health. About the author: Kayla Roeder, ARM and CPM Candidate is a management consultant and a founder/ COO of Cambridge Management Group, Inc. As a CA BRE Licensed Broker, a member of the NAAEI Faculty, and with over 19 years of experience, she is an expert in marketing, leasing, and management operations, leadership development and technology strategies. You can find her all over the web, but also through their main site at Does not include mobile home, power vent, direct vent, permits & fees

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41 FAIR Looking to rev up your leasing efforts? Here is a hot tip: Practice Fair Housing! What? Practice Fair Housing? You mean treat everyone the same regardless of Race, Color, Creed, National Origin, Gender, Family Status, or Handicapped? Isn t that a given? Of course we will all obey the federal fair housing mandate. We will never discriminate in housing based on any of the seven protected classes. Nor will we treat people differently based on the many state and local protected classes such as student status, sexual orientation, income source, and military status. Discriminating based on these protected classes would be against the law and get us in BIG legal trouble personally, fined six figures, and fired from our job. Yet, there is even more to gain by practicing fair housing than simply following the law. Much more! HOUSING The ULTIMATE Leasing Tool By Rick Ellis, CAM, CPM Ellis Consulting Group Most on-site professionals rigidly and strictly adhere to every aspect of the Fair Housing guidelines. These are not optional guidelines. It is the law! With great effort to be in compliance, leasing professionals say and do all the right things to follow the law to the letter. This fulfills their obligation to the Fair Housing Act but does that detached observance really enhance the onsite professional s relationship and influence on a rental prospect? How can fair housing improve your leasing presentation? How can genuine adherence to fair housing energize your ability to lease more apartments? Easy it is all about SPIRIT. Rather than simply following the Fair Housing law as we are legally bound, take it to the next step. Practice the SPIRIT of Fair Housing. Energize RentalOwner April

42 your leasing presentation by remembering the problem that fair housing is supposed to solve; DISCRIMINATION and unfair treatment. Consider the term fair housing. In our industry we see and think housing. After all, we are in the multi-housing business. Instead of housing, focus on the meat of this concept: FAIR! While we must follow every detail of the law and protect ourselves and our owners from the possibility of a costly discrimination lawsuit, we can do even more. Do fully comply but take it up a notch! Let s fully express and embrace the SPIRIT of fair housing. Let s be FAIR. I mean really buy in to doing all it takes to make every resident and future resident feel we will do whatever is in their best interest. Always. Period. Make Fair Housing a part of your FAIR leasing presentation. What does FAIR leasing look like? How does a rental prospect or resident know they are being treated FAIR? Here are some simple steps that come right out of your leasing manual! GREETING As a prospect enters the office, follow the Five S's. Stop what you are doing and give the visitor your full attention. Stand, Smile, and Shake this person s hand with a cheerful Salutation. In the first 10 seconds, make this prospect feel like they are the most important person you have seen all day. 40 RentalOwner April 2016 QUALIFY Seat the prospect in the office and use a Guest Card to get the complete information on their rental needs and wants. The Guest Card will insure you ask the same questions and get the comprehensive qualifying information on every person. Your FEP (Friendly, Enthusiastic, and Professional) approach will make every prospect feel as though they have been treated fairly. DEMONSTRATE Provide the complete tour to every rental

43 prospect. Be excited and animated as you show each prospect your beautiful community, breathtaking model, and perfectly prepared apartment home. You are showing from a HOT SHEET ensuring that all prospects that day get to have the same fair opportunity to lease the current ready apartment homes. CLOSE All rental prospects get the very same fervent and passionate invitation to complete an application and lease the apartment home RIGHT NOW! There will be no question that you unequivocally want and expect your prospect to leave their money now. Does this Fair Housing article suddenly sound like tips for effective leasing? Exactly! And the point is that to really practice the SPIRIT of Fair Housing in your leasing presentation you simply practice a relationship-oriented style of leasing. That is the very slant to leasing our industry has promoted for many years. With a basic understanding of the protected classes in your market, this positive approach to leasing will be fair, unbiased, and very welcomed by renters everywhere! Best of all, it will also result in a much more productive leasing effort. Fair Housing; it is first and foremost FAIR. And a fair and unbiased approach to leasing works! Fair Housing might be the best thing that ever happened to leasing apartments. About the author: "Rick Ellis, CAM, CPM, is one of multi housing's foremost consultants and educational speakers. He is founder and president of ELLIS Consulting Group, based in Irving, Texas. His company offers an array of services to the apartment industry including special problem consulting, contract leasing, market comparable studies, feasibility studies, and his unique "Marketing Observations & Recommendations" reports. You can contact Rick to learn more about his bottom-line oriented services by calling (972) or writing ELLIS Consulting Group, 6230 N. Beltline Road, Suite 318, Irving, TX 75063, or visit us online at www. ellisconsulting.com. We Make Laundry Rooms Perform LOCALLY BASED NON RESETTABLE COUNTERS SAME DAY SERVICE NEW MACHINES UP TO 75% COMMISSIONS CASH SIGNING BONUSES, INC WASH (9274) RentalOwner April

44 City Heights (92105) and College area (92115) are densely populated and ethnically diverse neighborhoods. They span the corridor of University Avenue and El Cajon Boulevard, from midway between I-805 & I-15 eastward to about 65th Street. Cynics see these zip codes as challenged, with higher crime and needing more intense management. But here s another truth: this area is studied nationally as an example of urban renaissance. A billion dollars of infrastructure improvements and 1000 apartments converted to condos (another $300 million of private investment) had a focused, strategic impact. A thousand new homeowner households put down roots and stabilized the area. Those people also spent hundreds of millions on furniture and other improvements. New businesses are moving in. Renaissance These two zip codes are the most diverse in the county in cuisine, language, race and religion. Like international cities, they are vibrant and interesting places. The population is younger and has a higher percentage of singles than the county s other 98 zip codes. In March 2015, San Diego Magazine named City 42 RentalOwner April 2016 By Terry Moore, CCIM, ACI Commercial & San Diego Apartment Broker Focused on Your Success in City Heights & College area Heights as one of the best places to live in San Diego. (That surprised me too!) The area s benefits include: variety of local amenities, convenience to buses and freeways, upgraded schools, and a stable housing market. In the last generation, Sol Price, founder of Price Club, was a visionary who led the area s transformation. Starting in 1993, with the building of a new police station, many projects in the area that are part of San Diego s Smart Growth strategy were funded in part by private organizations. Sol Price and Joan Crock, widow of McDonald s founder, were major investors. Community-centric projects, concentrating primarily on education, Values have climbed 30% - 70% in the last four years in and zip codes. Those results are even more dramatic than the jumps in North Park, Normal Heights, University Heights and Kensington. Discover why values rose so dramatically.

45 crime reduction, economic improvements, smart urban growth, renewal of community pride and improvement of overall quality of life, have served to enhance and maintain City Heights melting-pot" identity. Recent projects include San Diego s first alternative fuel station, retail complexes, mixeduse developments, several expanded and improved schools, an "urban village" with a city s most active branch library, a gymnasium, and a number of innovative uses of open spaces as parks, including the new Central Avenue Skate Plaza. The new Copley-Price Family YMCA, includes a 7,500-square-foot gym, two pools, a soccer field, and demonstration kitchen in a LEED-certified building. These improvements have brought more people here. So why have these zip codes done better than North Park? Here are three ideas: 1. People tend to over-react. When the Great Recession hit and the stock market collapsed, jobs, fortunes, and business were lost. Fear caused many to abandon assets, to lose hope and perspective. In the recession the cash flow zip codes like and dropped further and faster than chic spots like the beach. Since these areas fell most, they were then able to rebound by a bigger percentage. 2. Good things are happening in these zip codes and those trends are likely to continue. Plus the and residents have gained a greater percentage of the jobs during this recovery than the Average price per unit rest of the county. They needed those jobs. 3. These zip codes have more affordable housing than most of the county. The demand for affordable housing is immense, which means lower vacancy rates. Those factors imply that these zip codes also provide higher leverage in rehabilitation and repositioning plays. Candidly, I did not discover these truths in my first recession. Now that I have silver hair, I recognize more patterns. We should all be Dollars per square foot (Sales Price) wiser now than we were 20 years ago. The math behind the charts Each graph shows a rolling average of the previous year. The first point on each graph shows the results of all the sales in The next point drops the January 2011 sales and substitutes the January 2012 sales. The last point has the averages for all of The rolling average shows how bank appraisers report value. The appraisal limits potential loan amount. RentalOwner April

46 These charts summarize 248 arm s length closed sales in these two zip codes. These two areas have more apartment sales than most other San Diego County zip codes. Average price per unit is value/ number of apartments. Dollars per square foot, $/SF means sales price/rentable square feet. In other words, it excludes garages or balconies. Gross rent multiple, GRM, equals value/annual potential income. It shows how many years of today s rent the market pays for an asset. Conclusion Next is So What? Don t expect another gigantic jump in the next few years. Wise investors periodically ask: What is the goal? If I did not own this asset, would I pay that much for it? Is the property I own today the best means to attain my goal? Perhaps moving equity could be better. Curious about your property s value? As an SDCAA member you can receive a complimentary, confidential value estimate. Our team will value 100 buildings this year. For a generation we have focused on your success. Contact us to learn what your asset is worth. About the author: Terry Moore, CCIM served seven years as SDCAA and State Association Director. He is part owner of ACI, the firm which has closed more & escrows than the next three companies combined. Contact Terry at , or tmoore1031@gmail.com or SanDiegoApartmentBroker.com Gross Rent Multiple Family Owned and Operated Bonded & Insured 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! 44 RentalOwner April 2016

47 June 15-18, 2016 San Francisco Dear SDCAA Members, As you may know, the 2016 NAA Education Conference & Exposition will be held on June 15-18, in San Francisco. To make this conference a success, we call on you to get involved by donating some of your time during the conference as an NAA Concierge Volunteer*. NAA Concierge Volunteers are required to: Commit a full 4 hours of their time during the 2016 NAA Education Conference & Exposition Attend a concierge training on June 14 or June 15 Agree to be properly attired NAA shirt and black or khaki pants Provide exceptional customer service to conference attendees In exchange for your time and commitment, NAA will offer a discounted registration rate a saving worth over $500 and includes the conference materials and access to: All the Education Sessions Two General Sessions Exposition Thursday and Friday Lunch Maintenance Mania National Championship Should you wish to attend the Thursday Night Party, tickets are available for $200.* To volunteer, please register at and type in the code 16HOST. Note that all shifts are first come, first served. More details will be provided once you have registered. Register Now! *Suppliers are not eligible for this offer. RentalOwner April

48 The SDCAA Past President s column is an opportunity for our past presidents to provide their expertise, experience, and perspective on various topics affecting the rental housing industry. In addition to expressing their personal views on the industry, the Past President s column provides industry insight, practices, and opportunities that are necessary to keep today s rental market vibrant and lucrative. Kathy Belville, SDCAA Past-President 2006, Independent Owner I became President of the SDCAA in By that time I had been an Individual Rental Owner member and a supplier member (as a partner with the Law Offices of Kimball, Tirey & St. John) for many years. Based on my experience and that of my clients, I recognized the value of education and made it the focus of my platform. Every year since then, it has become more vital to have knowledge of the laws that apply to housing. Fortunately, the SDCAA has continued to provide high quality education at a reasonable price. Owners, management staff and supplier members can all benefit from the valuable educational offerings at the SDCAA and I encourage you to participate because WHAT YOU DON'T KNOW CAN HURT YOU! Here are a few examples of ways you can get in trouble if you don't keep up to date on your training: WHAT IF: your prospective 46 RentalOwner April 2016 resident screening includes more than credit and you have not complied with the state's notice requirements for "investigative credit reports?" It is not a defense that you didn't know about the difference in the type of notice required. Take a class which includes screening information and use updated applications. WHAT IF: someone asks a prospective resident a seemingly innocuous question such as "are you married?" or..."so, do you have any children?" As unintentional as it is, discrimination has occurred. Ask only questions you have a business-related need to know, such as "how many occupants will there be?" And be sure you have a reasonable, written occupancy policy. I suggest that each person who will interact with applicants or residents should take a fair housing class each year. And new hires should take one immediately...or their first conversation may be the one that gets you in trouble. WHAT IF: a manager, owner or supplier installs a smoke detector that does not comply with the ten-year battery requirement? You might be responsible not only for violation of that law, but for breach of the warranty of habitability (which affects the resident's responsibility to pay rent)...and maybe personal injury if someone is hurt because of a fire. Keep current on maintenance duties or you may be handing residents a reason to sue you. WHAT IF: a resident smokes marijuana on your property? If they don't provide verification of medical need, there is a violation of both state and federal law, which you must address. If they verify medical need, they are complying with state law, but not

49 current federal law. Do you have a written policy on such a conflict of law? Disability issues are covered in fair housing and ADA classes. WHAT IF: a male resident asks to you to change the locks on his unit to keep his female co-tenant out of the unit based on a police report for domestic violence (DV)? If you thought a male (or a victim of elder abuse, or human trafficking, etc.) couldn't claim protection based on DV laws, you might deny someone an important legal right. If you have not keep current on legal requirements by taking classes, you are pressed to get legal advice quickly, as the locks should be changed within 24 hours of a valid request. WHAT IF: a month-to-month resident gives a 30 day notice to vacate mid-month? If you count the day of service in the 30 day period, or if you think that the notice can expire on a weekend or holiday, the eviction lawsuit might be filed a day or two early. That small mistake invalidates the lawsuit. The case would also be lost if a notice served to demand rent due for the remaining partial month was miscalculated...even by a few cents. How important is it that anyone who deals with notices knows how to count the days properly and has learned to round the daily rate down to the nearest cent before multiplying it by the number of days? There are so many things to know about operating renting housing or supplying services to operators of housing. And, as you can see, lack of knowledge can cost time and money. But members of the SDCAA can improve their chances of avoiding such losses by using the educational resources available through their Association. Supplier Buyer s Guide 2016 KR Landscape Maintenance, Inc (760) Shaunmarie Daly 662 Clark Ave Leucadia, CA Fax: (760) sdaly@krlandscapeinc.com Website: LaBahn's Landscaping...(619) Joanna LaBahn-Cornett 830 Fesler Street El Cajon, CA Fax: (619) jlabahn@labahns.com Website: Landcare Logic... (858) Jalin Gerber 7348 Trade St Ste B San Diego, CA Fax: (858) jalin@landcarelogic.com Website: Landscapes USA... (858) Frank Vasquez 9164 Rehco Rd San Diego, CA Fax: (858) fvasquez@landscapesusa.com Website: M. C. Contracting Service (619) Mark Covarrubias th Street San Diego, CA Fax: LOW-COST (619) New Way Landscape and Tree Service (858) Bob Rogers 7485 Ronson Rd UPFRONT PRICING Locksmith Lenders Mr. Rekey Locksmith (619) Luther Burbank Savings... (619) Mrs. Beth K Adams 514 villa de la valle suite 203 Solana Beach, CA badams@lbsavings.com Website: Dathan Kern 7710 Hazard Center Drive Suite E-419 San Diego, CA Fax: (866) SanDiego@Rekey.com Website: Mailboxes J Co Mailboxes... (760) Gina Howlett 1275 Andreasen Drive Escondido, CA Fax: gina@jaycoindustries.com Website: Maintenance & Repair Generation Contracting & Emergency Services, Inc.... (858) Skip Baker Stowe Dr Ste B Poway, CA Fax: (858) skip@generationcontracting.com Website: Larry O'Dell Construction......(619) Larry O'Dell P.O. Box 7799 San Diego, CA Fax: (619) Remodeling, restoration, repairs. License # Maintenance Supply DirecSupply, Inc.... (713) Marisa Bentley 7120 Brittmoore Road Suite 400 Houston, TX Fax: (713) mbentley@direcsupply.com Your Locksmith of Choice for the Rental Housing Industry HD Supply... (760) Tashi Maldonado PO Box 4945, Attn: Expense Orlando, FL Fax: (858) RentalOwner April

50 What is a CASp Report? A portion of California Senate Bill 1186 requires any new commercial leases to disclose whether or not a "CASp" (Certified Accessibility Specialist program) Report has been done for commercial tenant space. This is because a building owner and a tenant of leased space are both liable for ADA non-compliance. The "CASp" was created in 2008 by CA SB A certified Access Specialist must pass a difficult test of ADA knowledge, and then can be certified as a CAS by the State of California. A CASp Report is signed by a CAS. It is a unique ADA report which identifies ADA (Americans with Disabilities Act) violations according to the current (2013) California Building Code and/or the current (2010) Federal ADA Law & ADAAG (Guideline Standards), whichever is most stringent. Later additional provisions for CASp Reports were added in 2012 with SB Initial Report findings result in a "Preliminary CASp Report," which remains unsigned by the CAS. When the Tenant/Owner (client or clients) choose ways to fix things as presented in the Report and 48 RentalOwner April 2016 sign with a date as to when the violations will be resolved, the CAS will then sign the Report. With dates given for fixing times and the CAS s signature, the CASp Report gains its legal status. It is best to resolve all issues within 30 days. However, a CASp Report contains legal aspects that allow a judge in a Civil Case to give a 90 to 180-day stay against a potential lawsuit, and also to direct the parties toward mediation. A determination by the client of not readily achievable instead of a date for compliance leaves the issue a moving target to be revisited and addressed by future budgets, and eventually resolved towards compliance, however if brought to court, all parent company monies must be revealed to determine if the work was, in fact, not affordable at the time of the CASp Report(s). Current legal provisions make the report most useful if acquired before any legal action is taken. However, some judges note and give some credit to a client if a CASp Report is obtained during a Civil Lawsuit. If the CASp Report is owned by the client s attorney, client privilege can be engaged to limit its distribution. Both CA SB 1608 & 1186 are available on line for further information.

51 A CASp Report costs pennies on hundreds of dollars as compared to any ADA lawsuit, and the intent of a CASp Report is to assist the business and building owners towards compliant resolution without a lawsuit. About the author: Fay Lorraine Sueltz, AIA, CASI, ICC is an architect that specializes in conducting Casp Certifications. In 2009 Fay became a Certified Access Specialist for the state of California. Her over 200 Preliminary and Final CASp Reports for business and building owners assists them in the avoiding civil and federal law suits concerning ADA non-compliant issues. Supplier Spotlight nonprofits while offering competitive prices and superior service. We exist to improve the quality of life in our communities. We do this by serving and delighting our customers, giving time and profits to our community and employees, helping them realize their full potential by inspiring them to give, serve, and grow. Give Something Back is an office supply, janitorial supply and office furniture company. We supply all your office needs from floor to ceiling. Everyone wants to know what s with the name well, over the past 24 years, Give Something Back has donated over $6 million dollars in profits back to amazing Office supplies are a necessity, so why not partner with a company that gives back 73% of their profits to local non-profit organizations. Our clients now consist of companies that want to make a difference and give back to their community, just to name a few; Pandora, Clif Bars, Whole Foods Market, SF Giant and UC Berkeley. Together we can make a difference in our community! SDCAA members, come see us at our booth on April 19th. For a chance to win your logo in the Spotlight attend the next Supplier Council meeting. Visit for meeting dates and times. RentalOwner April

52 Legal Questions and Answers By Todd A. Brisco, Todd A. Brisco & Associates, A Professional Corporation QWe have a question about handguns in public view. Is it legal in California for a resident to carry a handgun in public? A Here is the California law on the issue. Short answer is no. Prior to 2012, it was legal for a gun owner in California to carry a handgun in public, as long as it was both unloaded and carried in plain sight. However, a 2011 California law, which took effect January 1, 2012, generally prohibits any person from carrying an exposed and unloaded handgun upon his or her person outside of a vehicle in a public place. This prohibition is subject to a number of exceptions, including for peace officers, military personnel, licensed 50 RentalOwner April 2016 hunters, and the carrying of an unloaded handgun in a locked container. The violation of this law is a misdemeanor in most cases. California law also prohibits the carrying in public, outside of a vehicle and on or about one s person, of an unloaded long gun in any incorporated city or county. This is subject to several exceptions similar to those that apply to the open carrying of handguns in public, including exceptions for peace officers, licensed hunters, and military personnel. The violation of this law can be a misdemeanor. Although the open carrying of loaded firearms (both handguns and long guns) in public is generally prohibited, when the population of a county is less than 200,000 persons, the sheriff of the county, or the chief of police of a city within that county, may issue a license to carry a loaded, exposed handgun. This license is only valid in the county where it is issued. This license is identical to a California concealed weapons license in all other respects. California is in the minority of this issue whereby there are 44 states allow a handgun to be carried in public view. QI have a new resident. They gave me a check to cover their first month s rent and security deposit. They signed the lease agreement and I gave them keys. After depositing the check, the check was returned unpaid from the resident s bank. What can I do?

53 AUnfortunately, there has been a rash of these cases lately. First piece of advice, never ever accept a personal check upon moving into the premises. Since the resident has possession, you must serve a 3-Day notice to Pay Rent or Quit for the defaulted rent. You may serve a separate 3-Day Notice to Cure Breach of Covenant or Quit for the returned check and the security deposit. If the resident fails to cure, then you must start the eviction process. Again, never ever (ever) accept a personal check in exchange for moving into the property. It must be certified funds. In addition, even with certified funds, confirm that it is a valid certified funds check. QI have two residents living in the same apartment. They have had a number of fights, which has led to a number of resident complaints. The female resident obtained a police report consisting of domestic violence. She wanted the locks changed. We accommodated that request. A couple of days later the male resident obtained a Temporary Restraining Order against the female resident. He now seeks termination of his lease. And yesterday, the female resident provided a similar 14-day notice to terminate her tenancy. Must we allow both residents to terminate their lease without penalty? AYes. Many of our landlord-tenant statutes in the State of California are vague and ambiguous (cynicism here). Civil Code is no different. If the resident provides sufficient documentation about domestic violence (and some other heinous things), the victim resident may terminate upon 14 days written notice. However, the statute does not provide any guidance when the residents obtain competing orders. It simply develops a process for the residents to terminate their lease if they provide the required information. So, in this case, since both residents have presented orders and have provided written 14-day notices to terminate their lease, they are released from their rental obligation without penalty. In the end, do you really what them there because of the resident complaints? QI have reason to believe that my prospective tenants are gang members. What liability do I face if I rent to them? AI have been in this business a lot of years. I have never seen a prospective tenant list gang member as an occupation. Rarely am I amazed in this industry but it happens. Bottom line, if you have a vacancy, you must provide the prospective tenant with an application. If the so-called gang members are indeed gang members, then they will have missing gaps in employment and past residential residences. This should help you with your application process. I am not talking about their current residence or employment. I have found bad people have created a time gap on their application or exaggerated their history. Often these people will be housed in the State prison system. Again, you do not want to run afoul of any fair housing laws, so you must treat everyone the same and if you review a prospective resident s employment history extensively then you must do so for all other prospective tenants. It makes good practice. The answers to the above questions are general in nature. Each case has specific facts that may result in a different answer. Please consult an attorney if you need specific legal advice. Todd Brisco is an attorney who handles landlord tenant matters on behalf of landlords throughout California. His telephone number is and address is 1900 S State College Blvd Ste 275, Anaheim Ca If you have any questions please forward them to SDCAA or Todd. Have a Question you would like to see answered here? Please forward them to SDCAA at oglavez@sdcaa.com or Todd Brisco at tbrisco@ briscoassociates.com and Refrence the Legal Q & A RentalOwner magazine. RentalOwner April

54 An Australian Journey M e m b e r T o u r October 6-27, Vaiem4 Dreamstime.com In 2016, Conde Nast made Australia destination of the year and there are too many reasons to list why. Now imagine a tour where we took some of the best experiences in Australia, over thirty cultural wow moments and created a 20-day tour adventure you will never forget. This is not your mass-market package tour to Australia, this is a custom-crafted tour with all the Stewart Tours magic our travelers have come to expect. Starting in Sydney with wonderful activities like a private tour and tasting plate at the famous Opera House, High Tea and touring at the Sydney Botanical Gardens, and even getting up-close and personal with Australian wildlife. We have packed the tour with experiences that you will always remember, from amazing scenic train trips, aerial observations, harbor cruises and even an afternoon Aboriginal walkabout. We will drive the Great Ocean Road in the south between Melbourne and Adelaide, staying 52 RentalOwner April 2016 multiple nights along the way. You will learn to throw a boomerang, play a Didgeridoo and try your hand at Aboriginal painting of your own boomerang. In the heart of the tour, there will be many once-in-a-lifetime experiences like dining under a million stars at Ayers Rock, learning songs around an Outback campfire dinner, and visiting a cattle station. Imagine striding atop a camel at sunrise, the beautiful light casting colors onto the natural wonder of Ayers Rock. Pus don t forget a visit to the outer Great Barrier Reef! You are invited to join us this October with an easy direct flight right from Los Angeles and our special group airfare on awardwinning Qantas Airways including all internal air for the tour. You can view pricing and download a brochure at StewartTours.com or Call and we are happy to send you a brochure in the mail. Join us Oct 6-27, 2016 in the Land Down. Some more of our Experiences! MacDonnell Ranges Full Day Tour Full Day on the Outer Great Barrier Reef Thala Beach Reserve Jungle Bungalow Stay Melbourne Colonial Tram Car Lunch Isle of Dead Tour in Tasmania (UNESCO) Bonorong Feeding Frenzy in Tasmania Visit to Incredible Mona Museum Drover Blow-out Exotic Edibles Dinner Yarra Valley Wine Adventure & Barrel Tastings Visit StewartTours.com or Call for more information.

55 Supplier Directory Accounting Melroy Asset Management... (858) RG Investments...(858) ADA Compliance Fay Lorraine Sueltz, AIA...(858) Advertising & Marketing ANYONE HOME INC... (818) Apartments.com... (888) For Rent Media Solutions...(800) Realtor.com Rentals... (866) RentPath... (858) Zillow Rental Network...(206) Air Conditioning Air Temperature Specialists... (888) 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) 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 BOFI Federal Bank...(858) 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) Bill Howe Plumbing, Inc... (619) California Bath and Kitchen...(619) California Bath Restoration... (949) Bathtub Liners American Bathtub Refinishers...(619) Bath Fitter...(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) 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) GTA Consulting and Management...(619) Community Service Community Catalysts of California...(858) Construction and Remodeling Generation Contracting & Emergency Services, Inc (858) Hersum Construction Inc... (858) OneSource San Diego... (858) Workright Property Services Inc... (858) Construction Management Southern Cross Property Consultants..(858) XPERA Group Construction Experts... (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) Medrano Co...(619) Developer of Apartments OliverMcMillan Foster LLC...(619) The Irving Group...(619) Dish TV Amerisat...(858) Drain & Sewer Cleaning Air Temperature Specialists... (888) 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) Hersum Construction Inc... (858) J & M Keystone Restoration & Emergency Service (619) Signal Restoration...(714) Employment Agency/Staffing Agency The Eastridge Group...(858) Energy Management Arnold Solar... (619) TRC Energy Services... (916) Environmental: Asbestos/Lead/ Mold Alliance Environmental Group, Inc... (877) American Technologies... (858) Envirocheck...(858) J & M Keystone Restoration & Emergency Svcs......(619) National Econ Corporation... (714) Patriot Environmental Laboratory Svcs......(858) Evictions Aimee R. Morris, Attorney at Law... (619) BestSanDiegoEviction.com... (619) Fast Eviction Service...(909) Exterminators Lloyd Pest Control...(619) RentalOwner April

56 Fence JB Bradford Metals...(619) Financial Services Omni Financial of California...(619) 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 Seamless Flooring...(858) Sitton Flooring...(714) Furniture Rentals Brook Furniture Rental... (858) Cort Furniture Rental... (858) Fashion Furniture Rental, Inc... (800) Signature Furniture Rental... (858) Furniture Sales Crowning Touch Installations...(760) Gates Controlled Entry Specialists, Inc...(619) General Contractors Advanced Contracting Specialist...(619) 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) RentalOwner April 2016 Insurance Annie Wang Insurance Agency...(619) Client Benefit Insurance Services...(858) Farmers Insurance Pat Moore Agency.(858) FARMER'S INSURANCE, REYLLEN BANGSAL INSUR- ANCE AGENCY...(858) KM Insurance Services Inc. Dba Brouillette Insurance Services...(619) Kristine Avram Insurance Agency...(619) Nationwide Insurance - Richard Turner Agency......(619) Renters Legal Liability... (801) Wawanesa Insurance...(858) Willis Insurance Services of California.(858) 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 Aztec Landscaping...(619) Benchmark Landscape... (858) Brickman Landscape... (619) Community Landscape Specialists...(858) LaBahn's Landscaping... (619) Landcare Logic... (858) Landscapes USA... (858) M. C. Contracting Service... (619) New Way Landscape and Tree Service. (858) Pacific Green Landscape, Inc... (619) So Cal Tree Care, Inc... (888) Tegriscape, Inc...(760) TruGreen LandCare... (858) Leak Detection Bill Howe Plumbing, Inc... (619) Cable, Pipe & Leak Detection, Inc... (619) Lenders Chase Commercial Term Lending... (619) Luther Burbank Savings... (619) Locksmith Mr. Rekey Locksmith...(619) Mailboxes J Co Mailboxes...(760) Sprint Postal Products...(619) Maintenance & Repair 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) Office Supplies Give Something Back Office Products and Furniture.....(510) Online Payment PayLease, LLC... (866) Paint Manufacturers & Supplies Dunn-Edwards Corporation... (619) 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) 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 Apache Asphalt & Seal Corp... (760) Eagle Paving... (858) Payroll Services Avitus Group...(858) Pest Control All Pest Pros...(800) Bed Bug Solutions... (760) Bee Best Bee Removal... (619) Corky's Pest Control... (800) Lloyd Pest Control... (800) Mann Vs Pest Inc...(619) Pestgon Inc... (760) Pipe Lining Roto - Rooter...(800) Plumbing Air Temperature Specialists... (888) ASAP Drain Guys & Plumbing...(619) Best Choice Drains and Plumbing Bill Howe Plumbing, Inc... (619) Pacific Drain and Plumbing... (760) Russell Plumbing & Supplies... (619) Workright Property Services Inc... (858)

57 Plumbing Fixtures Ferguson Enterprises...(888) Southwest Environmental, Inc...(800) Pool Furniture Texacraft Tropic Craft...(800) Pool Maintenance & Refacing Gardner Outdoor and Pool Remodeling (619) Wins Pools, Inc...(619) 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) NPM Staffing... (619) Property Management Software AppFolio... (866) Rainmaker...(678) ResMan...(972) Smart Housing...(385) Yardi Systems... (805) Rain Gutters Raneri & Long Roofing & Windows... (800) Real Estate ACI Apartments Office... (619) Apartment Realty Group (ARG)... (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) AAA Refinishing Corp... (800) Bill Howe Plumbing, Inc... (619) Hersum Construction Inc... (858) Interstate Restoration Group... (714) Larry O'Dell Construction... (619) Pro Touch Repair & Remodeling...(619) Urban Renovation and Construction West 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) Carlisle Single Ply Roofing...(800) 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) Security Deposit Assurant Specialty Property...(760) Security Guard Patrol Bald Eagle Security Services, Inc... (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) Security Services Bravo Three... (619) City Wide Protection Services, Inc... (619) GMI Cleaning-Security...(858) JDS Security... (619) Metropolitan Public Safety... (619) Security First... (619) Sewer & Drain Line Video Bill Howe Plumbing, Inc...(619) Cable, Pipe & Leak Detection, Inc...(619) Signs & Banners Miramar Sign Works & Graphics... (858) Non Stop Signs...(800) Slab Leaks Air Temperature Specialists...(888) Bill Howe Plumbing, Inc...(619) Software 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 Conservice Utility Billing & Mgmt... (602) Minol USA...(888) Multifamily Utility Company... (800) 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) InfoLink Resident Screening...(888) Moco Inc... (800) On-Site.com... (619) TransUnion...(562) Zumper...(415) Termite Control & Repair Best Rate Repair...(619) Truly Nolen...(619) Towing Services Star Towing... (858) Western Towing... (619) Trauma Scene Clean Up Bio-One San Diego...(858) Tree Services Four Seasons Tree Care, Inc... (760) So Cal Tree Care & Landscape Mgmt.. (888) Utilities Locating Service San Diego Gas & Electric...(858) Utility Vehicles for Work & Play Cottonwood Electric Cart Service Inc.. (619) Water Damage Restoration Bill Howe Plumbing, Inc... (619) BluSky Restoration...(1714) Christian Brothers Cleaning & Restoration (619) Citiwide Restoration...(858) Generation Contracting & Emergency Services, Inc.... (858) Hersum Construction Inc... (858) Servpro of Sorrento Valley & UTC... (858) Water Heaters Air Temperature Specialists... (888) Arnold Solar... (619) Bill Howe Plumbing, Inc... (619) Waterproofing ERC Roofing & Waterproofing... (949) Web Services Entrata... (949) Resident (855) WiFi Apartments, Inc...(866) Window Coverings Bonded Inc... (858) G. B. Sales... (858) Specialty Apartment Supply... (877) Windows Cascade Windows...(949) Milgard Manufacturing...(951) Newman Replacement Windows...(760) Picture Perfect Windows...(619) Pro Touch Repair & Remodeling...(619) Raneri & Long Roofing & Windows... (800) Western Window Sale & Install... (619) RentalOwner April

58 Advertiser Index air duct cleaning 5 Bonded Carpet appliance sales IFC Ferguson Enterprises, Inc banks IBC Chase Multifamily Lending bathroom remodeling 38 3 in 1 Bathtub and Kitchen Refinishing American Bathtub Refinishing deck coatings & waterproofing 18 Medrano drawers 48 The Drawer Depot electrical contractors 8 Kennedy Electric energy & utilities 34 SDG&E kitchen design 10 Grand Design Kitchens water heaters 36 ASAP Drain Guys and Plulmbing IFC Ferguson Enterprises, Inc windows 16 Newman Replacement Windows Pro Touch Window Solutions Team Up for Success! bathtub liners 8 American Bathtub Refinishing bathtub refinishing 38 3 in 1 Bathtub and Kitchen Refinishing American Bathtub Refinishing bookkeeping 33 RG Investment broker/real Estate 19 ARG Apartment Realty Group (619) Terry Moore carpet cleaning 20 Bonded Carpet carpet sales 20 Bonded Carpet Bonita Discount Carpet coin operated laundry 22 PWS Laundry Services San Diego Laundry Equipment Washtek Wash Laundry Services x 1600 kitchen refinishing 38 3 in 1 Bathtub and Kitchen Refinishing insurance 23 Annie Wang, Farmers Insurance locksmith 47 Mr. Rekey office supplies 37 Give Something Back Office Supplies paving 14 AMS Paving pest control BC Corky's Pest Control plumbing 36 ASAP Drain Guys and Plumbing Bill Howe Plumbing, Heating & Air Conditioning Inc Bill Howe Repair and Remodeling 40 Pro Touch towing 47 Western Towing 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 April 2016

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

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