RentalOwner Magazi ne · business ownership, investing in real estate and property improvements....

September 2015

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In this issue• Role Playing in Training• Employees and Social Media• Disparate Impact

Employee and Resident Management

RentalOwner Magazine®

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7Role Playing: Riding the Ginormous Elephant in the Training Room The author explains how role playing works and

how it can be used as an effective training tool for both new and seasoned employees.

10Past Presidents ColumnProvides an outlook into real estate business ownership, investing in real

estate and property improvements.

37Five Tips for Selling Your Apartments In this aticle Doug Taber talks about simple selling tips to

consider for a successful sale.

40Think Twice Before Firing or Hiring an Employee for Social Media Behavior The

author covers policies to consider and best practices in social media in the workplace.

45Fair Housing and Disparate Impact The Supreme Court released a decision on the potential ruination for

the aprtment market regarding disparate impact and fair housing.

Leasing

Columns3 President’s Message4 Executive Director's Message14 Local Legislative Update18 State Legislative Update22 National Legislative Update

Inside your association24 September/October Calendar26 In-Person Learning 27 Online Learning28 Apartment Perspective/Lead RRP Class29 Fire and Safety 101 Class30 Fair Housing Basics in Spanish31 Quick Books Training32 Membership Luncheon33 Golf/Mark of Excellence34 Honor Roll / Welcome New Members35 Bookstore Order Form

C o n t e n t s

Property Managers

Executives

Owners

Article Color Coding:

MaintenanceSuppliers

Cover: Alexmillos | Dreamtimes

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 maga-zine 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 infor-mation contact the SDCAA at 858.278.8070 or visit www.sdcaa.com

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.

Our Address5675 Ruffin Road, Suite 310, San Diego, CA 92123SDCAA Office San Diego: 858.278.8070Toll Free: 888.762.7313Fax: 888.871.5229www.sdcaa.com

SDCAA OfficersPresident Robert Nida, Independent Owner

President Elect Jeff Hickox, CPM, RG Investment Real Estate Ser-vices, Inc.

Vice President Lucinda Lilley, CPM, Fjellestad, Barrett & Short

Secretary Carroll Whaler, H. G. Fenton Company Treasurer Scott Cook, CPM, CCAM, Sperry Van Ness/Finest City Commercial

Legislative Steering Committee Chair Christine La Marca, The Kevane Company Inc.

Immediate Past President Stacy Wells, NCP-E, CRM, R & V Management

SDCAA DirectorsCarol Crossman, Independent OwnerChristian Davis, Pinnacle ManagementJack Nooren, NAIJohn Modlin, Independent Owner Nicole Lawhon, For Rent MediaRick Snyder, RA SnyderKristy Blair, Chase Commercial Term LendingTheresa Cordero, Sunrise Management CompanyMark Feinberg, Attorney Matt Giacalone, ENG PropertiesDan Murphy, Lincoln Military HousingKurt Sullivan, Douglas Allred Company

SDCAA Ex-Officio DirectorsLinda Morris, ARM, Cambridge Management Group, Inc.Kendra Morris Bork, Cambridge Management Group, Inc.

Honorary Life MemberG. Wesley Harker

SDCAA RentalOwner Advisory BoardKerry Webster-Humphreys, Humphreys Residential - Vice ChairAna Alarcon Morris, CAM, ARM, Fjellestad, Barrett & Short Pete Ceccherini, RG Investment Real Estate Services, Inc.Kendra Morris Bork, Cambridge Management Group, Inc. Susan Adams, ASAP Drain Guys & Plumbing

Magazine StaffPublisher Alan Pentico, CAE, Executive Director Design & Layout Olivia Galvez, Director of Publications

RentalOwner Magazine

SDCAA StaffAlan Pentico, CAE, Executive [email protected] 858.751.2213

William H. (Bill) Fredericks, [email protected] 858.751.2201

Nancy Robertson, Director of Member Services [email protected] 858.278.8070

Lisa McCollough, Membership Develop-ment and [email protected] 858.751.2208

Molly Kirkland, Director of Public [email protected] 858.751.2200

Olivia Galvez, Director of [email protected] 858.751.2217

Mike Nagy, Public Affairs [email protected] 858.751.2214

Kelly Puppione: Education Manager [email protected] 858.751.2209

Courtney Norton, Events [email protected] 858.751.2219

Clinton Burley, Membership Retention Representative [email protected]

RentalOwner September 2015| 3

I recently listened to a manager

of a large number of

apartment units talking about the information she gets every month from her “staff” and how they work together to provide first class rental housing. I also had a relatively new rental owner of a single family home ask me about what “experts” she needed to hire in order to successfully manage her family’s property. Both individuals caused me to assess what “human resources” I had engaged in 33 years of owning and managing single family rentals. I have to admit I never thought of them as “staff”, but I’ve certainly relied on them to assist me in managing my six single family properties over a long period of time.

Smaller property owners/managers rely heavily on “independent contractors” rather than employees to assist in the business. It is important to understand the difference between independent contractors and employees. The concept was once simple long ago - Independent contractors were in business for themselves and brought their own tools to do the work at a time mutually agreed upon. They would work for you and other customers. There was no need to provide overtime pay, benefits, family leave, and set office hours. Today, California is generous in letting workers decide if they are an independent contractor or an employee. Today there are many nuances in differentiating the two categories – California Labor Commission’s recent ruling against Uber that its drivers were employees rather than independent contractors further complicating those differences. Generally, smaller independent owners with 16 or fewer units won’t need to worry much about the distinction independent contractors and employees, but owners should be aware of the distinction and get advice if they are unsure where they stand.Your obvious first choice for an independent contractor is to have an attorney who can advise you on the what

business type to use, and another attorney who can help you through the increasingly perilous eviction process or other unanticipated situations resulting with weeks of delays while renters occupy your property without paying rent - It’s rare, but it does happen. Also, having an insurance broker can help owners avoid potentially costly uninsured risks. Having a CPA to prepare your tax returns, and a bookkeeper who keeps track of income and expenses and perhaps pays the bills can be helpful if you don’t have a family member who can assist you.

It is good to have a competent real estate broker who can help you with real estate transactions, but they can also assist you with management functions if you are not readily available. Over the years, I created a list of repair people and vendors I know and trust and have used in the past. Whether it is preparing the rental home and using marketing for new occupants, or maintaining or repairing the unit for existing residents, it is important to have cleaners, painters, carpet vendors, landscapers and the occasional handyman ready to help you. They must be reliable and willing to give your work some priority.

If you need to look for an independent contractor, you can start your search by looking in the SDCAA’s list of large and small vendors. SDCAA membership itself can provide you important assistance in your work. Screening applicants, providing up-to-date leases and related materials, and responding to your needs with timely classes, educational materials, and telephone advice is more than worth what you pay for annual dues, in my opinion.

As a small independent owner, you will see that building your own reliable team over time will provide peace of mind when you need them the most. SDCAA is proud that you have added us to your list of resources with your membership.

Bob Nida

Robert Nida, Independent Owner

2 0 1 5 S D C A A P r e s i d e n t

4 | RentalOwner September 2015

September – the month that concludes the summer break and when kids return to school - a time to refocus and finish out the year on

a high note. Whether you are a veteran or a novice of the rental housing industry, it is never too early for you or staff to learn. Or perhaps, hiring someone who has the experience and qualifications to help you manage your properties could be your best choice.

While learning should be a constant, life-long commitment, some people procrastinate and wait too long. Like any other industry, it’s vital for you and your staff to have the latest information about the rental housing industry. Unfortunately, people make the mistake of waiting too long, or thinking they know it all and don’t feel it’s necessary to educate themselves and stay current. Same thing goes for people who don’t pull the trigger on hiring someone and miss the chance of adding someone exceptional.

I’ve seen it many times myself, there is always someone who waits until the last moment to register but can’t get the class because it is full, or they put off registering for a seminar and end up losing their certification because they waited too long for the next class. Of course, there are property owners and managers who use outdated or inappropriate rental forms in their rental agreements and encounter legal problems with their tenants.

And, there’s always the option of hiring someone to assist you or to compliment your staff. Having another person on staff with the skills and expertise could give you the time to focus on other professional priorities, or maybe give you a little extra time to enjoy life. With San Diego’s economy improving, more people are looking for work or are out looking for a new job - Visit the SDCAA’s Career Center to

look for applicants or post jobs – you could find your best employee.

In this month’s issue, we have an article on social media and hiring or firing employees regarding their usage on page 40. On page 10, read more about reinvesting in your properties to attract more and new renters. On the topic of education, read the article on testing your staff’s skills and experience on page 7 - It could help your staff become better prepared. Read the local legislative update on new water rate increases and state legislative update on page 14 and page 18.

Make September a start of learning something new. Learn early and often, don’t wait. The SDCAA holds dozens of classes throughout the year on fair housing, tenant screening, lead certification, and other topics. State and local laws are constantly changing so remember to take classes every few years or sooner. Don’t forget about the SDCAA-CCIM’s Joint Economic Forecast on September 17.

The SDCAA’s 29th Annual Charity Golf Tournament is happening on September 24. Before you know it, the Mark of Excellence Awards on November 20 will be here. We hope to see you and your associates at these great events – they are a great place to network and share ideas.

Please contact us or visit our website if you need assistance. We always look forward to your feedback on SDCAA products, seminars, and services.

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Role Playing: Riding the Ginormous Elephant in the Training RoomBy Maria Lawson, Ellis Partners in Mangement Solutions

RentalOwner September 2015 | 7

A Framework for Success Article

Role playing has been used as a sales training tool for many years, yet the

expectation of having to role play with others still strikes immediate fear into the hearts of many. Trainers see it as an opportunity for employees to practice their new skills and knowledge in a safe place, but trainees see themselves in danger of suffering the severest injury that can be inflicted – embarrassment in front of their peers. Quite often, it is the “ginormous elephant in the training room.” Role playing strongly resembles public speaking and according to the National Institute of Mental Health, 74% of people suffer from social anxiety, and many people fear public speaking more than death. But since role playing is a valuable learning opportunity that results in greater learning gains and retention, we need a way to move employees past that fear and inspire them to jump up and ride the elephant. Here are 3 steps you can take to achieve greater success during your next role-playing session.

1. Explain the Process and Set Expectations

Role playing is often presented without explanation or expectation. As a result, it is not uncommon for employees to immediately dislike the idea. They get hung up on “acting”, when in reality it has nothing to do with acting. The general purpose of a role play is to provide a safe place to practice, fine-tune skills, and obtain new knowledge. A sports analogy works well here. Present the following question, “How

many of you like to play _____?” “We could spend the next four hours discussing ____ or we could spend time practicing _____. Which would you rather do?”

2. Determine Your Approach

The planning and approach for role play should be determined before the class meets. Consider the following:

• Jump in the Hot Seat: The trainer is the best person to set expectations by modeling each role play for the entire group. A sprinkle of humor and little exaggeration helps to clarify your point and put everyone at ease. Model a familiar scenario in front of your entire class while they score the presentation (use a mystery shopping report) based on their understanding, knowledge, and perception. Debrief with an open dialogue regarding what could have been done differently. Proceed with a second role play based on this new knowledge. This time give the trainee a turn.

• Take a Micro-Bite: How do you eat an elephant? One bite at a time. We know the best way to accomplish something big

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is to approach it in smaller pieces. When you break down, for example, the telephone process into the following 2-3 minute role plays: the greeting, connecting with the customer, building rapport, identifying specific needs, etc., you are able to make small corrections in areas you might have missed otherwise. This

is much more effective than asking employees to model the entire process at once.

• Three is Company: Two people take designated roles as leasing consultant and customer, and the third person plays the observer role. They rotate roles.

• Use Real-World Scenarios

and Environments: Gather prospective role play scenarios from current employees. Remember—this is practice—so, why not practice what is taking place at the office? If possible, the role play should be performed where the scenario would take place – in a leasing office, in an apartment, walking through the fitness center, etc.

• Do it Early and Often: Introduce people to the role play experience early in the process by holding micro-bite role plays from the start of training. This gives the trainees time to become more comfortable with the idea of practicing in public. Don’t let the ‘the ginormous elephant’ loom large in their minds all day.

3. Stay ConnectedWalk around the room to make sure everyone is engaging appropriately in their roles. Set an alarm to make sure each person gets their fair amount of time in each role (5 min max). Refrain from commenting on the details of their particular role play during the process. Save that for the debriefing which comes next.

4. Dual Debrief Your TeamsThere are two debriefings that should take place – in each respective group and as an entire class. The small group has an opportunity for personal reflection and to benefit from their fellow role players’ observations while the entire class can share their experiences and


learning gains. Post the questions for discussion on the board. How was the role play helpful to them? What did they find difficult or uncomfortable? What will they do differently next time? Document the key highlights shared by participants to be used in future training sessions.

The biggest challenge for most trainers will be encouraging employees to ride rather than hide from the “ginormous elephant in the training room.” But role playing is a priceless learning experience that provides a chance to practice being on the job. It serves as close to real-life experience as you can get, and we all know that experience is often the greatest teacher.

About the author: Mrs. Lawson

is a 20+ year apartment industry veteran who worked her way from Leasing Consultant to VP of Marketing and Training at Lincoln Property Company and is currently VP of Training and Development for Ellis Partners in Management Solutions where she is responsible for content development of a wide variety of multifamily industry training programs related to lead conversion, resident retention, and customer loyalty. Through extensive research on generational behaviors and other factors impacting sales performance, she continues to target the training needs of the multifamily industry, blogging regularly for multifamily websites and organizations in an effort to promote awareness of, and help others learn to listen effectively

and to better understand, the Voice of the Customer. Ellis Partners in Management Solutions has been a customer feedback company for the multifamily industry since 1984, offering an integrated customer experience program including mystery shops, resident surveys, and Renter’s Voice apartment reviews and ratings. You can find more industry training tips and articles on http://www.epmsonline.com.


Past President's Column

In previous columns I have stitched together some of the regional economic data

that spells out a renaissance era for local real estate investment. Consider the projected flood of potential renters based upon demographic trends. More specifically, employment is dramatically improved among millennials which does several things immediately: a) life-style upgrades which means they are able to rent on their own and with roommates b) millennials that are happy attract others of their generation from within the region and literally from around the world to join them. Looking at the other end of the spectrum; retirement planning priorities over home ownership among boomers help explain the unusual renter growth within the older generation as well. Then there are emerging federal immigration and military decisions that will attract people to our region; at least for the first generation as renters.

Though we are all aware that the housing supply has been distressed for nearly ten years the real news here is that housing planners, developers and builders will continue to miss the mark on any timely basis due to at least three problems: 1) environmental impact of housing is highest where most people want to live, work and play 2) neighborhood input/control of developmental process can bring housing progress to a standstill 3) everyone wants to believe that ‘for sale housing’ is the rule with ‘rental housing’ being the exception.

International institutional investors have had San Diego

By Neil Fjellestad, President, Fjellestad Properties, Inc.


on their radar for some time. During the last decade and going forward there are new millennial regional economic drivers that will re-define and distinguish our financial reputation despite our inability to provide affordable housing alternatives. So, if you are currently an Independent Rental Owner you are in an important place at an opportune time. Turning your opportunity into a strategic business plan will allow you to “Retire on Rent” by improving your equity position, customer profile, physical property value and providing business operating consistency.

Re-invest NowRental property ownerships should be part of a long-term business plan. Many begin due to a ‘situation’ rather than a ‘strategy’. Examples abound: ownership

comes suddenly as the result of death or divorce; not sure whether to sell so you rent it out to pay the mortgage; employment and/or other changes render you unable to sell at the right price or within the necessary timeframe so rent solves the immediate problem until a sale can happen. Regardless of the particular details becoming a rental owner was unexpected. You dislike every month you are an “accidental landlord” and over time you hate it, everyone and everything connected to the accident. With this attitude the only plan such individuals can entertain is to sell and “get control of their life back”.Actually, ownership seen as negative needs a management upgrade rather than a pre-mature sale. Independent rental ownership along with other businesses that are well

located, properly capitalized, and professionally managed are the leading source of wealth and retirement income among this country’s financially secure. So seeing your ownership as the solution instead of the problem is where your plan must start: you need your head straight, willing to believe that you can retire on rent.

Your rental property does not need to be perfectly located as long as it shares in the external economic forces mentioned above. The ownership capitalization method and terms do matter. At the onset it is important to be the decision-maker and that means independent ownership instead of some securitized ownership subject to the control and dictates of partners, a REIT, or other terms of equity or borrowed funds.Though rental property can

619-889-1031 [email protected] or SanDiegoApartmentBroker.com

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


and should be purchased with leveraged equity there must be an ongoing plan to reduce debt and/or the equity of others until by retirement your rental property ownership is debt and partner free. This does not mean that because you are the final decision-maker you need to operate the rental property. You need to surround yourself with professional advisors and managers. This is a long-term business and wise investors buffer themselves from the drama and vicissitudes of rental operations. Advisors supply timely alternatives to decisions that could interrupt or extend your success.

Improve Customer ProfileIn last month’s column I detailed the importance of constantly re-pricing rents to keep pace with the sub-market of each rental in your portfolio as well as defining each living space with individualized pricing. There are important reasons why this approach must be followed over time: first, the adjustment of renter profile to market conditions. We all know that the ability of rental customers to meet their financial obligations will adjust over time

due in part on external conditions, household circumstances and personal life-style decisions made along the way. While our renters always have the option to legally change their residence to conform to their household preferences and limitations we as operators must professionally manage the rental business by looking for opportunity to improve the customer profile in order to optimize net operating income, customer satisfaction and operational effectiveness.

We manage our customer expectations by keeping our renters keenly aware of these competitive similarities and differences. We might think that we can successfully keep our renters isolated from the market and this is advantageous to us. First, in today’s consumer environment it is more likely that the independent rental owner is isolated. The renters are usually aware of the market and for whatever reason choose not to rock the boat. This absence of transparency in such an important market relationship will present itself in surprising ways as inconvenient episodes of hostile activity which is expensive, negative and usually avoidable.

Like any business we depend upon our existing and potential customers to keep us aligned with their preferences, perceptions and expectations. Improving the renter profile is one key method by which professional managers consistently control operational outcomes over time.

Improve Property Besides 24/7 rental business management every property also needs a physical improvement plan to preserve income, control expense, increase real estate value and optimize ownership return on investment. Such a plan will a) preserve income by increasing rental rates and provide better selection of qualified potential residents

b) control expense by reducing recurring expenses and/or allowing operating team to attend to other resident requests

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c) increase real estate value by increasing the Net Operating Income which translates to favorable comparison with similar available rental property and

d) optimize investment return due to perceived lower risk caused by internal and/or external forces.

Let’s look at an example. There is often an opportunity to replace appliances inside our rentals.

A replacement program that is logically implemented and readily communicated is well received by residents that are inconvenienced by recurring appliance repairs. Modernizing appliances should reduce energy expense which is a shared benefit while a “replacement versus repair” policy appeals to an improved renter profile. In turn, respected/appreciated renters that can trust an action plan is underway stay longer contain costs within their control and more readily understand and keep up with market rental re-pricing.

Though we might make physical improvements to our personal residence for a variety of reasons we should be improving our rental property for business reasons. These might include: floorplan changes that re-configure for more or better usable living space; kitchen and/or bathroom upgrades; smart and/or green customization to a property’s

interiors and exterior.

Retire on RentIn San Diego between 45-50% of our region’s households will be making decisions to rent for the foreseeable future. These decisions are already set due to

external forces. Such housing circumstances are creating new business opportunity for rental owners that recognize and capture the full potential of their business.


Legislative• Del mar and San Diego introduce vacation rental ordinance• Cities and district consider rate increase as customers use less water• State Commission adopts new standards for showerheads

UpdateLocal

Del Mar and San Diego introduce vacation rental ordinanceShort-term vacation rentals have been receiving a lot of attention recently. In response to noise, traffic, and other complaints from nearby residents, local governments are adopting or considering new rules to define what short-term vacation rentals are, require the rental to collect taxes, and crack down on problem rentals.

The City of Del Mar is developing a new policy that would regulate the estimated 250 units used as vacation rentals in the city. Currently, Del Mar does not have any ordinance defining short-term vacation rentals. Back in July, the city council listened to concerns from residents about problem short-term vacation rentals. The council agreed there should be rules regulating vacation

rentals, but it hasn’t established what rules will be in a proposed ordinance. Some of the rules under consideration are charging rental transient occupancy tax, limiting the number days the unit can be used for rentals on a monthly basis, require rental owners to provide their contact information so residents can file complaints, and require the units to have ‘quiet’ hours. Del Mar’s City Manager Scott Huth will present an update and some potential solutions at a city council hearing on September 8.

The City of San Diego Development Services Department on August 12 released a conceptual document outlining potentially what could be a new ordinance for the City of San Diego. The rules would apply to traditional vacation rentals and type of rentals that are available on websites


like Airbnb and VRBO. Rules to be considered by the City Council include:

• Allow up to two paying visitors to stay in a room within a home, and full-home rental stays of less than 30 days. Hosts who book more than two visitors or multiple rooms at a time will be considered bed and breakfast operators and must comply with additional rules.

• Require property owners to remain at home if the visitor stays for less than 30 days. No more than two lodgers would be allowed and arrangements are only allowed for one room or with one party.

• At least one parking space must be provided for the visitor(s).

• Property owners that host two or more parties of visitors at one time would be classified as bed and breakfast operators. This label wouldn’t necessarily mean meals are provided but would require the property owner to stick around during the visit. The host must provide a parking space for themselves and additional spots for guests, in addition to any other parking regulations depending on the location of the home.

However, some issues remain outstanding and will require the council’s decision. For example, the City Council has not determined how many visits will be allowed monthly.

The Voice of San Diego and San Diego Daily Transcript reported that San Diego fined a woman $25,000 for operating illegally as a bed and breakfast. The fine was recently upheld by an administrative hearing officer. The company AirBnB has asked the City to withhold the fine until the City Council has adopted a final policy. The woman has not decided if she will appeal the ruling.

Cities and district consider rate increases as customers use less waterIn response to declining water consumption, higher wholesale prices for imported water, and the cost to main and upgrade its infrastructure, local governments and water districts are adopting rate increases on their customers.

Last June, the San Diego County Water Authority voted to increase water rates by 6.6 percent for untreated water and 5.4 percent for treated water on its 24 member agencies starting in 2016. Last May, the San Dieguito Water District, raised their water rates by 9.3 percent.

On August 5, the Helix Water District Board of Directors voted to move ahead

with increasing its water rates. Customers can expect to see their bimonthly water bills rise from $142.70 on average to $155.53 beginning Nov. 1, $173.55 in 2016, $194.09 in 2017, $208.19 in 2018 and increase again to $223.93 in 2019. The Board scheduled a public hearing for October 8 and is expected to vote on the proposal. On August 12, the Ramona Water District voted to raise their rates by 14 percent. The price for treated water also increased from $5.74 per unit (748 gallons approximately) to $6.54, and from $5.02 to $5.74 per unit for untreated water.

The San Diego City Council will consider increasing water rates on its customers by roughly 17 percent beginning next year. If approved, customers’ rates will increase by 9.8 percent in


January 2016 and an additional 6.9 percent in July. The City’s Public Utilities Department content the increase is necessary to help the city cover its bond obligations, pay for infrastructure and implementation of its Pure Water Project, and raise revenue. Back in August, the City Council’s Environment Committee voted to forward the proposal to the full City Council but it did not endorse the plan. The full City Council is scheduled to hold a hearing on the

proposal on November 17.

State Commission adopts new standards for showerheadsThe California Energy Commission (CEC) again adopted new rules reducing water flows on plumbing fixtures. This time the rules will affect water flow rates for showerheads produced after July 2016 and July 2018.

The new standards will require showerheads manufactured after July 2016 to reduce their water flow by 20 percent, and showerheads produced after July 2018 must have their water flow reduced an additional 10 percent. Current state rules cap the flow of showerheads to 2.5 gallons per minute (GPM). The new rules will cap the water flow to 2 gpm in July 2016, and to 1.8 gpm in July 2018.

According to the CEC, Californians use an estimated 186 billion gallons a year for showering. Faucets and showers account for almost 40 percent of residential indoor water use. The new standards could save more than 2.4 billion gallons a year in the first year.

Last April, the CEC adopted new rules for faucets, toilets, and urinals manufactured after January 1, 2016. Bathroom faucet water flow rates will be capped at 1.2 gpm, kitchen faucets will be capped at 1.8 gpm, and faucets in public restrooms will be capped at .5 gpm. Wall-mounted urinals will be capped at 0.125 gpm, and 1.28 gpm for toilets. The April ruling did not address showerheads.State law requires any improvement or remodel of multi- or single-family residences more than 20 years old to install of water-saving plumbing fixtures. Look for the SDCAA’s updated White Paper on Plumbing Retrofit Requirements in the White Papers Section on the SDCAA website, www.sdcaa.com, in the coming weeks.

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Take Charge, California! Install electric vehicle charging at your apartment.

There are now more than a quarter-million electric vehicles on U.S. roads, and almost half of them are in the state of California. This year, major carmakers expanded their EV offerings: there are over 22 models of plug-in vehicles for US consumers to choose from in 2015, and even more set for release in 2016. Each year car range and vehicle sales go up and price continues to go down, making one thing clear – electric vehicles are on the rise.

What does all of this mean for apartment owners?To support the growing number of EVs, retailers and commercial property owners have already installed thousands of chargers – at shopping malls, movie theaters, grocery stores, and parks. But the vast majority of California’s renters still have nowhere to charge their car at home. That’s about to change. For a limited time, through NRG EVgo’s Take Charge program, property managers can take a leadership role in joining the EV movement, add a valuable amenity to their building, and make sure renters have access to charging. Participation in Take Charge comes at no cost – now or ever – to property owners.

Take charge, California Through Take Charge, NRG EVgo is providing the funds to wire up to 10 charge-ready parking spaces at apartment buildings and offices in California. In exchange for the charging infrastructure, renters who sign up for the use of the charging stations pay a monthly subscription fee and electricity usage fees. There is no direct charge to property owners or managers, as NRG EVgo assumes the costs of maintenance and repairs of the charging stations.

What are you waiting for? The benefits of owning an EV are clear. EV drivers get access to the carpool lane, freedom from the gas pump, and more money in their pockets. And the benefits of offering charging in your apartment complex are just as clear: EV infrastructure puts buildings on a fast-track toward LEED certification, and renters are willing to pay a premium for environmentally friendly communities, almost 25% more in the case of an LEED certification. According to the US Green Business Council, renters place LEED certification only behind a central business location as the most important attribute in selecting apartments. To earn points for LEED certification, property owners have to set aside at least 5% of parking spaces as “preferred parking for green vehicles.” Offering EV charging not only sets you apart from the competition, but also lets you tap into this growing pool of environmentally-minded, EV-owning renters.

If you’re interested in adding electric vehicle charging to your building for free, or if you want to learn more about this limited time offer, visit TakeChargeCA.com/SDCAA or call us at (844) 247-4648.

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The Legislature has been on summer break for the past month (July 17-August 17)

and when they return, legislators will have important (and not so important) bills remaining on their agenda. Several of these bills address critical issues to SDCAA, from water submetering, mold, bedbugs, plumbing fixtures and clotheslines. Below we review some of the more significant bills left on SDCAA’s agenda.

SB 7 (Wolk) – Water Submeters – The bill, among other things, requires the installation of water submeters in new apartment units on or after Jan. 1, 2017. It specifically authorizes the imposition of an administrative fee by property owners or third-party billing companies when they read and bill tenants for their water use. It authorizes fees on tenants who pay their bills late and allows for additional enforcement for unpaid bills. It specifically leaves in place ratio utility billing systems (RUBS) used by owners at existing properties and exempts cities where they have a local water submetering ordinance. After months of negotiations on this bill, we thought we had reached agreement with all parties involved. However,

when the bill was heard in Assembly Water, Parks and Wildlife Committee, last minute amendments were accepted by the author, amendments that were not shared prior to the hearing or listed in the analysis, requiring installation and maintenance of submeters shall be provided by licensed plumbing contractors using workers who have graduated from a state approved apprenticeship program. Considering this would, in SDCAA’s opinion, slow the installation of submeters due to lack of installers and the fact that it disallows current certified installers to

install submeters (because they haven’t graduated from a state approve apprenticeship program) and because the amendments were not shared per our previous agreement with the author’s office to do so before any amendments were accepted, SDCAA opposed the bill.

We met with the author’s office and voiced our opposition. The author has yet to decide on a course of action; however we have a meeting scheduled for Wednesday, August 19, to discuss the issue further.

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SB 655 (Mitchell) – Mold – This bill makes housing substandard if, in the judgment of a code enforcement officer, there is any visible or otherwise demonstrable mold growth, excluding the presence of mold that is minor and found on surfaces that can accumulate moisture as part of their properly functioning and intended use. As initially introduced, SB 655 would have added mold to the conditions that make housing substandard. The bill was later amended to make clear that a health officer or a code enforcement officer must be involved to declare any mold a health and safety risk to the occupants and to declare that it was not found on surfaces that can accumulate moisture as part of their properly functioning and intended use, such as shower stalls. As a result of these amendments SDCAA removed their opposition and are “neutral” on the bill.

SDCAA informed the author and Legislature that we support proven and scientifically sound approaches to help ensure safe housing while encouraging property owners, managers and occupants to follow best practices for controlling excess moisture and mold in buildings. SB 655 does not meet this standard in several ways:

It goes overbroad in defining any amount of any mold as a substandard housing condition. Mold is present nearly everywhere and it is not possible or necessary to eliminate all mold. Widely-accepted governmental guidelines state that not all mold conditions present unacceptable risk and that

small areas of visible mold can safely be addressed by occupants regardless of the cause. The law should not define normal mold ecology as a substandard housing condition.

It does not exclude moisture and mold problems caused by occupants. Even the narrow exceptions for inadequate housekeeping practices and failure to use natural or mechanical ventilation in the bill as introduced have been removed. Moisture and mold are introduced into buildings by occupants and by natural processes on a daily basis. Mold problems are created through many circumstances that are unrelated to proper building maintenance, including improper use of (not merely failure to use) fans and HVAC systems, failure to secure doors and windows from water intrusion, aquariums, pets, house plants and unreported leaks.

It does not distinguish between mold conditions that endanger health from those that do not. There is no “bright-line” science-

based standard for unacceptable levels of mold indoors. The California Department of Public Health has determined that “sound, science-based PELs [permissible exposure limits] for indoor molds cannot be established at this time.” The bill also does not distinguish between mold in living and non-living portions of a building, where unconditioned air makes moisture/mold control impossible and there is no unacceptable risk of exposure to occupants.

It relies on code enforcement officers who are not trained or qualified to be mold inspectors to decide when there is mold. The bill does not provide fiscal resources to local agencies to ensure proper training in mold identification and remediation.

It does not provide a workable standard for determining when a violation is cured. Some “visible or otherwise demonstrable mold” may always be present even after remediation is performed in accordance with accepted practices. The “otherwise


demonstrable” standard raises the unanswerable question of when one additional mold spore is too many.

It would criminalize violations of these provisions, meaning that property owners and managers who strive to comply with the law would be exposed to prosecution and punishment for failing to

meet unachievable standards.

Mold as a substandard housing condition will lead to abusive litigation practices. Because SB 655 applies to all 300,000 species of mold that exist in the world without distinguishing between harmful molds or harmful levels of molds, landlords will be the subject of a new wave of abusive

litigation practices.

Other states have enacted laws for the licensing of mold contractors in order to ensure the proper assessment and remediation of mold. Provisions have also been adopted providing liability protection for property owners and managers who use licensed contractors to correct mold problems. SDCAA encourages the study of proven alternative approaches used in other states to ensure the proper assessment and remediation of mold in residences.

SDCAA remains opposed to the bill and will voice our concerns in Assembly Appropriations when it is heard.

AB 723 (D-Rendon) – Plumbing Fixtures: Lease Disclosures – This bill requires multifamily rental agreements entered into, renewed or amended after July 1, 2016, to be accompanied by a written disclosure stating it is the property owner’s responsibility to replace plumbing fixtures with water-conserving fixtures, which are required to be installed by Jan. 1, 2019. The author also proposed to include language to allow tenants to withhold a portion of the rent if the plumbing fixtures are not installed by the deadline. This was a gut and amend prior to the legislature going on summer break. When it was heard in committee, SDCAA was there to oppose. Considering the bill would not move up the dates to install, we were at a loss as to why SDCAA and others would have to disclose this information in their leases; information about a law that doesn’t take effect until 2019. While the bill passed out of policy

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committee, it has been pulled from the Senate Appropriations Committee hearing agenda for August 17, 2015. If it is rescheduled, SDCAA will continue opposing the bill.

AB 1448 (-Lopez) – Clotheslines – As initially introduced, AB 1448 would have prohibited lease provisions that restrict the use of clotheslines by tenants at a property. The bill was later amended as a result of SDCAA opposing the bill along with other apartment associations, and having the votes to kill the bill in the Assembly. The sponsors and the author knew the bill would be killed and approached us regarding amendments that would remove our opposition. We told them that landlord approval prior to using a clothesline was a requirement for SDCAA to remove its opposition. They submitted language to us that met our demands and SDCAA, and others, removed opposition and the bill sailed through the Assembly.

Well, no good deed goes unpunished, so in the Senate Judiciary Committee the author agreed to amendments removing the requirement that “a tenant obtain permission from a landlord prior to using a clothesline on the exterior of a building.” She and the sponsors undid the agreement they reached with us in the Assembly. SDCAA immediately sent a letter of opposition demanding that our agreement be honored. We participated in a conference call and demanded the same. No new amendments – honor the agreement you made. To date we have not heard back from the author’s office, but we

will keep you posted.

Exciting times here in Sacramento,

even during summer recess…

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And then there were…17? The GOP field for President of the United States

continues to expand and thank goodness! I had been wondering why a one-term, purple-state governor who last served in public office a decade ago was not yet part of the field. Check that box. Meanwhile, the rhetoric from the candidates now resembles one of the more entertaining episodes of Morton Downey, Jr. Denigrating an entire race, dismissing the

military service of prisoners of war and likening the Iran nuclear agreement to a replay of the holocaust are apparently the preferred tactics for making sure you poll in the top 10 of candidates and can participate in the GOP presidential primary debates. This clown show is a big win for the Fox television network that will air that first debate to a likely record audience. As far as the candidates themselves, I’m not sure who wins – the one who keeps it classy and stays above the incendiary commentary or the bomb-thrower who “tells it like it is.”

Perhaps more interesting (aka disturbs me to my core) to me is that a recent focus group of New Hampshire GOP primary voters revealed that the outrageous statements from the most

boisterous of the GOP candidates actually resonated.

They said he “speaks the truth,” is “Reaganesque,” is “one of us” and that his name means “success.” According to this group, he is not in the same box as other politicians and that his presidency would allow us to be proud as Americans again. I thought voters would not respond to the kind of buffoonery that dominates the conversation right now. While it’s still early and the only way to know for sure is to wait for the votes to be counted, I was clearly wrong about the psyche of the American voter.

While not as dramatic, the Democratic side of the equation is also expanding though so far the spotlight is really focused upon Senator Bernie Sanders (I-Vt.) versus former Secretary of State Hillary Clinton. The coronation that was anticipated for Secretary Clinton as the presumptive candidate is now in question as Senator Sanders speaks to one packed house of primary voters after another. Could the liberal left, like their cousins on the right, begin taking hold of the primary process? Secretary Clinton may need to tack left to keep up with Senator Sanders before ultimately coming back to the middle if she survives to the general election. Sound familiar? Oh, and this just in, Vice President Joe Biden is not necessarily out of the game. Reports are that he has not ruled out a run if the Clinton campaign implodes.

Meanwhile, back at the ranch in Washington, D.C., it’s that time of the election cycle where

THE

By Greg Brown, Vice President of Government Affairs, NAA


I usually say something about the clock running out on how much Congress will be able to accomplish because of the campaign. That is especially true this time for four reasons. First, there are so many sitting members of Congress running for their party’s presidential nomination that inevitably the rhetoric gets tainted. Second, this is the end of the Obama era so pols on both sides of the aisle are especially amped up about the presidential race. That impacts focus, rhetoric and available bandwidth.

Third, there was already very little on which the President and the GOP Congress could agree which means those issues where there still may be a compromise to be made will take up most of the oxygen in the room. Finally, we are once again in a situation where control of the Senate is in

play. A net loss of five seats will cost the GOP control and there are 22 Republicans running for re-election and two who have already bowed out. The candidates and the party need time to campaign at home and are incented to avoid any controversial votes that could undermine those campaigns.

The good news is that the Administration has generously provided us with lots of regulatory proposals to occupy our time and resources. The list includes: overtime pay, high-efficiency furnaces, affirmatively furthering fair housing, disparate impact, small area fair market rents, Waters of the United States and more! These more reactive efforts are coupled with our proactive work on emotional support animals, employee criminal background checks and music licensing. NAA members and staff are hard at work positioning

the industry to secure some improvements in all of these areas.

Turn to page 45 for an article I wrote about disparte income, where I talk about the Supreme Court’s Inclusive Communities decision. NAA recently cosponsored a webinar on the decision with the National Multifamily Housing Council where two leading fair housing attorneys reviewed the decision and its implications for operator policies, industry practices and the HUD rule. We had nearly 500 participants on the call. You can watch a replay of the webinar and download the accompanying PowerPoint presentation from www.naahq.org. Go to the disparate impact resources page where you can also find other briefing materials on this issue.

InfoLink Rental FormsInfoLink Rental Forms:• Reviewed by California Attorneys• Updated annually to current regulations• Easy to use

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c a l e n d a r

September15Supplier Council Meeting9AM-10:30AM

17The Apartment Perspective 20167:30AM-10AM

30Fire & Safety Class9AM-11AM

23RRP Certification Course8AM-5:00PM

24Charity Golf ClassicFair Housing9AM-4PM

29Quick Books Seminar8AM-12PM

October8Annual Meeting12PM-1:30PM

13Fair Housing in Spanish9AM-12PM

14National Apartment Leasing Professional Class8AM-4PM

15Rental Criteria Seminar8AM-12PM

21National Apartment Leasing Professional Class9AM-4PM

28RRP Refresher Certification Course8AM-12PM

Events & Education

register online at www.sdcaa.com

calendarAll education classes are held at the SDCAA office, unless otherwise noted.

SDCAA North County Membership Luncheons are located at St. Mark Golf Club.

Classes, dates and times are subject to change. Please visit www.sdcaa.com for the latest offerings.

OfficeClosedSeptember 7

for Labor Day


September2Executive Supplier Council Committee9:00AM-10:30AM

10Mark of Excellence Committee8:30AM-10:30AM

11Membership Committee9:00AM-10:30AM

15Education Committee8:30AM-10:00AM

16EXPO Committee8:30AM-10:00AM

October1Mark of Excellence Committee8:30AM-10:30AM

7Executive Supplier Council Committee9:00AM-10:30AM

9Membership Committee9:00AM-10:30AM

14Editorial Advisory Board9:00AM-10:30AM

20Education Committee8:30AM-10:00AM

c a l e n d a r

member involvement

Committee Meetings

get involved, join a committee!

SDCAA's committees help plan most of the programs and ac-tivities hosted each year, by the SDCAA.

These committees have always been a place for innovative ideas, energy and flexibility that help the industry move forward.

Your skills, interests, talents and contacts have helped make this association and industry strong.

Please help us move forward. Join a committee today!

For more information on the different committees, visit www.sdcaa.com or contact the SDCAA at [email protected] or call 858.278.8070


September

Apartment Perspective 2016Date: September 17, 2015Time: 7:30am – 10:00amLocation: Doubletree Hotel Mission ValleyThe aparatment perspective will provide key insights as they discuss the realities of today's multifamily market and 2016 trends.

RRP Full Certification Course (Renovate, Repair and Painting)Date: September 23, 2015Time: 8:00am – 5:00pmLocation: SDCAA Seminar RoomBecome Lead-Safe Certified!

Federal law requires that anyone performing renovation, repair and painting projects, this includes in-house maintenance staff and outside contractors, on structures built before 1978 be certified and follow specific work practices to prevent

lead contamination.

Individuals and firms that are not certified could face fines of up to $37,500 per day. Don’t put your investment or your resident’s health at risk.

Fair Housing 2 Part SeriesDate: September 24, 2015Time: 9:00am – 4:99pmLocation: SDCAA Seminar RoomWhether you’re a property manager, real estate agent, property appraiser, lender or just an independent rental owner, this seminar will help you understand Fair Housing laws, what they mean and how they apply to your company and properties.

October

Fair Housing Basics in SpanishDate: October 13, 2015Time: 9:00am – NoonLocation: SDCAA Seminar Room

It is imperative that you and your employees understand the practical requirements of the law for day-to-day management of properties. It is also a good business practice to train your employees on the types of fair housing issues that may arise and help them understand how their actions can result in a fair housing problem.

RRP Refersher Course (Renovate, Repair and Painting)Date: October 28, 2015Time: 8:00am – NoonLocation: SDCAA Seminar RoomCurrently-trained supervisors and workers are required to take this course every (5) years to maintain the RRP Certification and avoid costly fines.

This will be the last RRP course SDCAA offers in 2015. DON'T MISS OUT!

In-Person LearningWhy take risks, learn the rules...get educated!

Register: Online at www.sdcaa.com

Seminar Locations:

Central San Diego St Mark Golf ClubSDCAA Seminar Room 1025 La Bonita Dr. 5675 Ruffin Road, Suite 310 San Marcos, CA 92078San Diego, CA 92123 or unless otherwise noted on event flyer.

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S M T W T F S1 2 3

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Professional Certifications and Designations

Take your career to the next level with the National Apartment Association Education Institute (NAAEI) Professional Certifications and/or Designations.

These Programs are available online at www.sdcaa.

Online LearningOnline ClassesSeminars

Here is one of the available seminars:

ONLINE: A Property Manager's Disaster Guide

Natural catastrophes and man-made disasters caused a worldwide economic loss of $218 billion in 2010. With so much of your property assets at stake, understanding and conveying your disaster plan is vital in being a successful apartment manager. Gary A. Pudles, President and CEO of AnswerNet, will navigate you through the development of a successful property disaster plan. This webinar will include the best processes to identifying risks and hazards, constructing and implementing a plan, how to effectively communicate that plan to your tenants and stakeholders.

Cost: $719Register at naahq.org

Have your login information ready.Forgot your login? Contact NAA Monday through Friday between 8am and 5pm

Get up-to-date information through the conve-nience of learning on the Internet while provid-ing the opportunity and benefits of peer-to-peer interaction through the Webinar Wednesday series or the NAAEI webinars.

September • Sept. 16, 2015 - Merchandising 101 -

Creating Spaces that Encourage Buying

October

• Oct. 7, 2015 - Unclog your profits! Master the art of Maintenance, Procurement and Purchasing Intelligence

• Oct. 21, 2015 - Marketing with Little or NO Money

Webinars

Take online courses or recorded webinars 24 hours a day. Over 80 courses are available in English and Spanish. View the brochure at www.sdcaa.com.

More information on cost and registration is available on www.sdcaa.com

Vist www.sdcaa.com

• Post a job online • View resumes

online

Postings at no cost to members







The San Diego County Apartment Association,The Rental Housing Coalitions of South Riverside County and Desert Cities

and

Present the 29th Annual Charity Golf Classic

22nd Annual Mark of Excellence Awards Ceremony November 20, 2015

Venue

Hilton San Diego Bayfront, 1 Park Boulevard, San Diego, CA 92101

Attire

Business/Cocktail

Schedule 4:30pm Registration and Reception

5:30pm Dinner 7pm – 9:30pm Ceremony

Tickets and Sponsorship Opportunities

www.sdcaa.com

More information 858-751-2219 or [email protected]

Title Sponsor

SDCAACHARITY

DATEThursday, September 24, 2015

VENUECoronado Municipal Golf Course200 Visalia Row, Coronado CA 92118

TIMELINE10:30 a.m. Check in, Putting Contest, Driving Range and Lunch12:00 p.m. Shotgun Start6:00 p.m. Tournament Play Ends6:15 p.m. Reception and Dinner

COST(Includes green fees, cart, lunch, dinner & sponsor gift)FOURSOME $899 Members/$949 Non-MembersINDIVIDUALS$250 Members/$280 Non-MembersAdditional Meals LunchGolf Committee Members: $15Additional Sponsors: $20DinnerGolf Committee Members: $38Additional Sponsor: $45

REGISTER TODAY!

Only available online at www.sdcaa.com under the “Events” tab!

QUESTIONS?

Call 858-751-2219 or Email: [email protected]

22nd Annual Mark of Excellence Awards CermonyNovember 20, 2015

VenueHilton San Diego Bayfront, 1 Park Boulevard, San Diego, CA 92101

AttireBusiness/Cocktail

Schedule4:30pm Registration and Reception5:30pm Dinner7pm – 9:30pm Ceremony

Tickets and Sponsorship Opportunities www.sdcaa.com

More information858-751-2219 or [email protected]


OwnersAi Ly Aurora MurilloBellAuroByron JonesCasa Vista EstatesDallas CampbellDouglas MykingDouglas WahlElara BowmanGregory B PortInner Cities Residences IncJoshua KrauseJR Sullivan Real EstateMike Toczek RealtorsPhilip StoewerPLH EnterprisesR & R Property MangaementRon MartinRTU Properties

Shane and Matt MacDonaldSizemore True Vine PropertiesTop Gun Property ManagementWilliam S Burgoyne

Property ManagersIntegrated Housing Solutions IncKFRSTAR RealtyWinn Residential

SuppliersCarlisle Singe Ply RoofingEurolux PatioFarmer's Insurance, Reyllen BangsalNewman Replacement WindowsTitan Cleaning Solutions

Honor RollCelebrating 10+ years of membership in SDCAA anniversary month

Members

S D C A A m e m b e r s

Gail Greer 1964BWY Development Company 1967Leonard Siebrand 1974Dick Martin 1977Stephen and Janice Boner 1977Gibson Apartments 1978Sunrise Management Company AMO 1979Sully-Jones Roofing 1980Joseph Greeno 1981Alberts & Associates, Inc. 1981Bruce Bowie 1982Cheryl Rains 1982Gunter and Christa Zittel 1982Charles Robinson 1983Marilyn Mehr 1983Nick D'Angelo Consulting Co. 1983Robert Bell 1984Robert Hall 1984

Jonathan Almond 1986Buena Vista Palms 1988Morita Realty 1988Gregory West 1989Brian Smith 1990Fred and Carol Wanke 1991Teh-Mei Cheng 1991William Koenig, Owner 1993Mayko Moncrief 1993Roderick Jones 1994William Howland & Assoc., Inc. 1994Mike Harness 1995Christianson Exempt Trust B 1995Progress Management Co. 1995Centre City Apartments 1995John Hermann 1996More Property Management 1996Robert Lubach 1996Elizabeth Dreisbach 1996John Veskerna 1997Margaret Mills 1997Hunt Pacific Management 1997Chicano Federation 1997William Bogart 1997Gaines St. Apts., LLC 1997Barclay Trust 1998Douglas Jedlicka 1999Karl H. Nester 1999

J. D. Perez Family Trust| Sussex Gardens 2000John & Andrew McLintock 2000Lia Shen 2000Pacific Rim Investment 2000Stephanie Emme 2000C & A Properties 2000Veuger-Bissonnette 2000Gloria J. Duquette 2000Belvue Terrace 2000Robert Janecek 2001Susan McDonald Nance 2001John & Tam Hensley 2001Josephine Cree 2001Raymond and Carolyn Weiss 2001Stephan Hegyi 2003James Lybarger 2004Steve Veach/Louise Torio 2004Pacific Gardens Management 2004Janet Backer 2004Oscar and Catharina Herrera 2004Scott and Russell Murfey 2004Arturo O. Uribe 2004Hillside Terrace 2005Nordic Properties 2005


San Diego Multi‐Housing Corp. Forms and Books Order FormTel. 858‐278‐8070 Fax 858‐278‐8071 Adrs 5675 Ruffin Road, Ste 310, San Diego, CA 92123

Form Name Item # Revised Issue Qty Mbr $ Retail TotalPre‐Tenancy/Screening Forms Series 100Creating Rental Criteria Worksheet 100 Jan‐12 Pack of 25 $9.00 $19.00Application to Rent 110 Oct‐11 Pack of 25 $9.00 $19.00Receipt For Screening and/or Credit Checking Fees 120 Oct‐11 Pack of 25 $9.00 $19.00Verification of Employment 130 Nov‐12 Pack of 25 $9.00 $19.00Reference Form for Rental Applicants 140 May‐12 Pack of 25 $9.00 $19.00Offer to Rent and/or Holding Deposit Receipt 150 Nov‐12 Pack of 25 $9.00 $19.00Notice of Adverse Action 160 Jan‐12 Pack of 25 $9.00 $19.00Establishing a New Tenancy Series 200Agreement to Rent/Lease 200 Nov‐12 Pack of 25 $9.00 $19.00New Tenant Addendum Checklist 203 Dec‐12 Pack of 25 $9.00 $19.00Guarantee of Rental Agreement 206 May‐12 Pack of 25 $9.00 $19.00Security Deposit Addendum 209 Aug‐11 Pack of 25 $9.00 $19.00Covenants, Conditions & Restrictions ("CC&Rs") Addendum 212 Oct‐11 Pack of 25 $9.00 $19.00Proration Table 213 Jul‐13 Pack of 25 $9.00 $19.00Key and Access Device Agreement 214 Nov‐13 Pack of 25 $9.00 $19.00No Attorneys Fee and Court Costs Addendum 215 Apr‐12 Pack of 25 $9.00 $19.00Rental Agreement Addendum 218 Nov‐12 Pack of 25 $9.00 $19.00Lead Based Paint Addendum (pre 1978 construction) 221 Nov‐12 Pack of 25 $9.00 $19.00Asbestos Addendum (pre 1981 construction) 224 Oct‐11 Pack of 25 $9.00 $19.00Acknowledgement of Receipt of Pest Control Notice 227 Nov‐11 Pack of 25 $9.00 $19.00Smoke Detection Device Addendum 230 Nov‐11 Pack of 25 $9.00 $19.00Carbon Monoxide Detection Device Addendum 233 Oct‐11 Pack of 25 $9.00 $19.00Garage‐Storage Agreement 234 Nov‐13 Pack of 25 $9.00 $19.00Satellite Dish and/or Antenna Agreement 236 Nov‐12 Pack of 25 $9.00 $19.00Family Child Care Agreement 239 Nov‐12 Pack of 25 $9.00 $19.00Waterbed and‐or Liquid Filled Furniture Agreement 242 Nov‐11 Pack of 25 $9.00 $19.00Recycling Rules Addendum City of San Diego 245 Jul‐13 Pack of 25 $9.00 $19.00Open Flame and Cooking Device Addendum 248 Jan‐11 Pack of 25 $9.00 $19.00Tobacco Non‐Smoking Areas Addendum 251 Oct‐11 Pack of 25 $9.00 $19.00Anti‐Crime Housing Addendum 254 Oct‐11 Pack of 25 $9.00 $19.00Apartment Rules and Regulations 257 Nov‐12 Pack of 25 $9.00 $19.00Pool Rules 260 Nov‐11 Pack of 25 $9.00 $19.00Companion Animal 262 Nov‐14 Pack of 25 $9.00 $19.00Pet Agreement 263 Nov‐12 Pack of 25 $9.00 $19.00Bedbug Addendum 266 Nov‐11 Pack of 25 $9.00 $19.00Mold and Mildew Addendum 269 Jan‐12 Pack of 25 $9.00 $19.00Move In‐Out Statement of Condition 272 Jan‐11 Pack of 25 $9.00 $19.00Furniture Inspection and Inventory 275 Nov‐11 Pack of 25 $9.00 $19.00Insurance Information for Residents 278 Nov‐12 Pack of 25 $9.00 $19.00Disclosure Notice of Default ‐Foreclosure 281 Nov‐12 Pack of 25 $9.00 $19.00Duration of Tenancy Series 300Notice to Enter Dwelling Unit 300 Oct‐11 Pack of 25 $9.00 $19.00Notice of Dwelling Unit Entry 310 Nov‐12 Pack of 25 $9.00 $19.00Service/Maintenance Request 320 Nov‐12 Pack of 25 $9.00 $19.00Notice of Change of Terms of Tenancy 350 Nov‐12 Pack of 25 $9.00 $19.00Notice of Cash Demand 360 Nov‐12 Pack of 25 $9.00 $19.00Notice and Demand Regarding Dishonored Check 370 Nov‐11 Pack of 25 $9.00 $19.00Payment Plan 380 Nov‐12 Pack of 25 $9.00 $19.00Resident's Certification of Terms ‐ Estoppel Contract 390 Jan‐11 Pack of 25 $9.00 $19.00Terminating the Tenancy Series 400Three Day Notice to Pay Rent or Quit 400 Nov‐12 Pack of 25 $9.00 $19.00Three Day Notice to Quit 405 Nov‐11 Pack of 25 $9.00 $19.00Three Day Notice to Perform Conditions and‐or Covenants or Quit 410 Oct‐11 Pack of 25 $9.00 $19.0060‐Day Notice of Termination of Tenancy ‐ City of San Diego 420 Apr‐04 Pack of 25 $9.00 $19.0090‐Day Notice to Quit‐Foreclosure 425 Nov‐12 Pack of 25 $9.00 $19.0030‐60 Day Notice of Termination of Tenancy 430 Nov‐12 Pack of 25 $9.00 $19.00Tenants Notice of Intent to Vacate 435 Nov‐11 Pack of 25 $9.00 $19.00

Page 1 Total $


San Diego Multi‐Housing Corp. Forms and Books Order FormTel. 858‐278‐8070 Fax 858‐278‐8071 Adrs 5675 Ruffin Road, Ste 310, San Diego, CA 92123

Terminating the Tenancy Series 400 ContinuedAcknowledgement of Residents Notice of Intent to Vacate 440 Nov‐11 Pack of 25 $9.00 $19.00Notice of Resident's Right to Request Pre Move‐Out Inspection 445 Nov‐12 Pack of 25 $9.00 $19.00Declaration of Service Notice to Resident 455 Nov‐11 Pack of 25 $9.00 $19.0030‐Day Notice of Termination of Tenancy ‐ Domestic Violence 460 12‐Dec Pack of 25 $9.00 $19.00Notice of Non Renewal of Lease 470 12‐Dec Pack of 25 $9.00 $19.003 part Form Series30‐60 Day Notice of Termination of Tenancy 430C ‐ Pack of 25 $12.00 $22.00Three Day Notice to Pay Rent or Surrender Possession 400C ‐ Pack of 25 $12.00 $22.00Three Day Notice to Perform Conditions/Covenants or Quit 410C ‐ Pack of 25 $12.00 $22.00Three Day Notice to Surrender Possession 405C ‐ Pack of 25 $12.00 $22.00Finalizing the Termination Series 600Security Deposit Deduction Documentation Waiver 600 Nov‐12 Pack of 25 $9.00 $19.00Itemization of Security Deposit 610 Dec‐12 Pack of 25 $9.00 $19.00Notice of Belief of Abandonment of Real Property 620 Dec‐11 Pack of 26 $9.00 $19.00Notice of Right to Reclaim Abandoned Property 630 Nov‐11 Pack of 25 $9.00 $19.00Management Forms Series 700Employee Agreement with Required Addendums 700 Nov‐12 Pack of 25 $9.00 $19.00Report of Hours Worked 710 Nov‐12 Pack of 25 $9.00 $19.00Mutual Agreement to Arbitrate Claims 730 Nov‐12 Pack of 25 $9.00 $19.00Employee Job Description 740 Nov‐12 Pack of 25 $9.00 $19.00Addendum to Housing Allowance Agreement‐ Insurance 750 Nov‐12 Pack of 25 $9.00 $19.00Addendum to Housing Allowance Agreement Re‐Permitted Occupants 760 Nov‐12 Pack of 25 $9.00 $19.00Signs, Brochures & Other ProductsForms Starter Pack (top 20 used forms)Not available online FSP 1 14‐Feb Pack of 1 $15.00 $30.00Proposition 65 Signs 1010 ‐ Sign $5.00 $6.75Caretaker / Manager Signs 1030 ‐ Sign $9.50 $19.50Lead Pamphlets (1978) PMO 1 ‐ Single $1.25 $2.00Lead Pamphlets (1978) (Bundle of 10) PMO 10 ‐ Pack of 10 $7.50 $10.00Lead Pamphlets (Renovate Right) PMO 4M ‐ Single $1.25 $2.00Rent Receipt Book 907 ‐ Book $17.00 $20.00

Page 2 Total $

v.01.2015

All sales are FINAL. Please make your selections accordingly.

Company Name/Ordered By_____________________________________________________ Mbr # ________ Page 1 Total

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Ship to Above Address Pick‐Up Order 8% Sales Tax*

Security Code: ___________ Name on Credit Card:________________________________________________*CA sales tax along with shipping and handling costs will be added to every order. Please call the bookstore to confirm shipping and handling costs, if necessary.

Signature: _________________________________________________________________________________Members can visit www.sdcaa.com to download, fill‐in and print forms at no charge! For more information please call (858) 278-8070.

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FIVE TIPS FOR SELLING YOUR APARTMENTS

Selling your apartments is a huge decision – make it a success with these simple tips

By Doug Taber, Apartment Realty Group

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When you’re finally ready to place your income property on the market you can make it a smooth and successful transaction with some simple preparation. As they used to tell us in the Marines, proper prior planning prevents poor performance. As an apartment broker I’ve learned that there

are a few simple things an owner can do in advance to prevent a poor performance and ensure a successful transaction.

Due Diligence DocumentationDue Diligence documentation is first on this list for a reason. When selling income property, the buyer is going to need financial documentation. Most purchase contracts require the seller to provide this documentation within the first seven days after acceptance of an offer. The updated rent roll, profit and loss statements and utility bills are just a few of the must-have items the buyer will need. If you don’t have a professional property manager, it’s your job as the seller to gather this documentation. Since the buyer’s


lender will also need these items, there’s nothing that will kill a deal faster than not having your documents in order. For a complete list of what you will need, contact your broker.

Smoke & Carbon Monoxide (CO) DetectorsJust replaced all the smoke detectors, you say? Guess again. Tenants remove or deactivate these devices all the time. Missing or defective smoke and CO detectors is not only dangerous for tenants, it’s also the number one discrepancy that will hold the appraiser. If you don’t have adequate safety devices in place, the appraiser will have to come back and re-inspect. Also, laws have recently changed. Check with your local apartment association for guidance on any new smoke

and carbon monoxide detector laws.

Chipped PaintMany apartment buildings were built at a time when lead was used in the paint. As a result, municipalities are beginning to enforce strict guidelines involving painted surfaces. Chipped paint – lead-based or not – is being targeted as a potential health and safety hazard and code violation. This will also come up in the appraisal, and many lenders will require it to be remedied before the close of sale. Get ahead of this issue by painting the areas that have chipped paint. Remember, there are also new lead-paint abatement regulations your painter must follow, so be sure to review current those new laws as well.

PricingIf your apartment building is priced too high it won’t sell, regardless of market conditions. We’ve had overpriced buildings sit with no activity even in a strong seller’s market. Your timing is a key factor to pricing as well. If you’re not in a hurry, price it on the higher side of comps, this will ensure you don’t leave money on the table. If you want the property to sell quickly, price in line with recent comparable sales. This will attract more interest and possibly create a bidding war driving the final sales price higher than expected. Regardless of the price you choose - at the end of the day - the market is going to dictate the final sales price.

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highest sales price and improve your chances of a smooth close, hire a specialist. An apartment broker’s main job is to implement a marketing plan that will sell your apartment building for the highest price and then work towards a successful close. If your broker can’t get the transaction over the finish line, price doesn’t matter. There are many nuances to selling apartment buildings that a residential agent is unaware of. Valuation based on income, proper notification for inspections, and discretion with tenants are just a few. It’s easy to spot the buildings where the owner hired a residential agent by the For Sale sign in the yard (not cool with income property). Real estate agents all have specialties. Would you hire a knee surgeon to work on your heart?

Making the decision to sell your income property is a huge step in itself. By following these few simple tips, you will not only receive more money in your pocket, but also have fewer headaches along the way.

About the author: Doug Taber with Apartment Realty Group represents investors who build wealth buying and selling income property in San Diego County. Call (619) 354-9897 or www.YourApartmentBroker.com

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Think Twice Before Firing or Hiring an Employee for Social Media Behavior

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By Widney Hawthorne, Senior Executive Marketing Specialist, AVITUS Group

For individuals and businesses, social media can be a great boon — but it can also be destructive. You can't control what a disgruntled customer might say about your business on social media. But what if one of your employees trashes your company online or reveals proprietary information? Can you fire

a worker who posts something that embarrasses your business or that's so controversial it draws negative attention to your company? What can you do?

Concerted Activity on Social Media: "The New Water Cooler"The NLRB defines concerted activity as when two or more employees take action for their mutual aid or protection regarding terms and conditions of employment. A single employee may also engage in protected concerted activity if he or she is acting on the authority of other employees, bringing group complaints to the employer's attention, trying to induce group action, or seeking to prepare for group action.Further, the National Labor Relations Board (NLRB) cites three examples of protected concerted activity:• Two or more employees addressing their employer about improving their pay.• Two or more employees discussing work-related issues beyond pay, such as safety concerns, with each

other.• An employee speaking to an employer on behalf of one or more co-workers about improving workplace

conditions.


The first and most basic step is to develop a realistic social media policy — with the help of your attorney — that's not too broad or too restrictive and that spells out consequences for those who violate your rules. With a policy in place, be sure to require all employees to read it and acknowledge in writing that they understand the terms. The policy not only puts employees on alert, but provides a framework for disciplinary action.

It's crucial to have the policy be part of your handbook, but you should also back it up with occasional reminders to your workforce to watch what they post.

What Should the Policy Include?It's probably wise to avoid getting too detailed in your descriptions of specific unacceptable communications. For one thing, you'll never address every way an employee could damage your reputation via social media. However, a statement like the following isn't overly prescriptive:"Although not an exclusive list, some specific examples of prohibited social media conduct include posting commentary, content, or images that are defamatory, pornographic, proprietary, harassing, libelous or that can create a hostile work environment."

You may want to include a broad statement, such as: "Social media is a public activity and [employer name] employees should not do anything on social media that is inappropriate or harmful to the company, its employees or customers."

Don't Focus Too Much on the DownsideYour policy shouldn't be entirely negative — that is, only telling employees what they can't say. Doing so risks making employees feel disrespected, and perhaps also disinclined to use social media to say good things about your company."Employees engaging on social media are the best marketing influencers for new products, promotional deals, new locations, etc.," according to Whitney Kasle, a new media marketing expert. Used wisely, your staff can do much to enhance your business reputation on social media and even increase traffic to your business.

While some employers may choose to bar employee


use of social media at work, others may be silent on the issue — preferring to let productivity speak for itself. In other words, an employee who spends hours at work posting to Facebook would flunk the productivity test in the same way that an employee who lingers all day in the break room probably would.

Notable CasesLet's take a look at what happened in several actual cases where social media postings resulted in job termination.

1. In 2012, an employer fired a staff member who repeatedly missed periods of work, claiming the lingering effects of a debilitating back injury. After the employer saw Facebook photos of that employee at a fair taking part in physical activities on a

day when she claimed to be in too much pain to come to work, the employee was terminated. A long legal battle followed, but the termination was upheld.(Jaszczyszyn v Advantage Health Physician Network, U.S. Court of Appeals for the 6th Circuit)

2. In another case, the National Labor Relations Board (NLRB) upheld the termination of a bartender who ranted on Facebook about his job conditions and his employers (calling them "rednecks" among other things). The termination was upheld on the basis that there was no "concerted activity" because the bartender acted alone instead of with other employees. The test in this case was whether the activity was "engaged in with or on the authority of other employees and not solely on behalf of the

employee himself." (NLRB Div. of Advice, No. 13-CA-4688)

3. A third case revolved around union organizing and resulted in the NLRB refusing to support the termination of an employee who railed against his employer on Facebook. The language he used was replete with the "F word." However, a unionization vote was about to occur and the NLRB deemed that to be a more significant factor than the virulence of the language.

To determine whether the diatribe described in this case constituted protected "concerted activity," the NLRB took into consideration multiple factors, including:• The place of the discussion,• The discussion's subject

matter,• The nature of the employee's

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outburst,• Whether the employer provoked the

outburst,• Employer hostility to unionization, and• Whether the discipline imposed (that is, termination) was typical of that imposed for similar violations or disproportionate to the offense.(Pier Sixty, LLC and Hernan Perez, 362 NLRB 59)4. Finally, in yet another case, the inappropriate action of a supervisor shifted the outcome in favor of the employee. A U.S. Customs Border Patrol employee was fired for "poor judgment" after using Facebook as a forum for trashing his employer. To gain access to the employee's Facebook page, a supervisor used a woman's photo to create a phony Facebook identity and then sent it to the employee with a "friend request." The employee accepted the request, which made his comments viewable by his new "friend." The termination was reversed by an arbitrator, who ruled that the tactic used by the supervisor violated the Stored Communications Act. (Trapp v DHS, FMCS Case No. 12-56290)

Firing based on social media posting is complicated. Dozens of new cases are being litigated and arbitrated all the time — underscoring the importance of implementing a strong, attorney-reviewed social media policy. And whether you implement a policy or not, be sure to consult your attorney before terminating an employee for social media activity.

About the author's company: Avitus Group is a member of SDCAA, We offer discounts on all our services through the association. For more information, please contact: Avitus Group www.avitusgroup.com 800.454.2446 [email protected] Copyright 2015

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After much anticipation, speculation and contemplation of the

potential ruination of the apartment nation…the Supreme Court of the United States (SCOTUS) finally released its decision on Texas Department of Housing and Community Development v. The Inclusive Communities Project, Inc. For those unfamiliar with the name, this is the case that answers the question of whether the Federal Fair Housing Act supports the concept of disparate impact in housing discrimination cases.

In other words, can someone be liable without intent to discriminate. The answer, by a vote of 5 to 4, is yes…with some caveats and provisos.

The majority opinion, authored by Justice Kennedy on behalf of Justices Sotomayor, Ginsberg, Kagan and Breyer, would not be considered a ringing endorsement of disparate impact. In fact, Harry Kelly, Esq., an attorney with the firm of Nixon Peabody in Washington, D.C., and the lawyer who crafted the amicus brief on this case to which NAA and several

other organizations put their names, put it this way in his recent article on the decision. “Having found that disparate impact liability exists under the FHAct, [Justice] Kennedy thus spent much of his decision narrowing the scope of that liability and offering a series of “safeguards” intended to prevent abuse of disparate impact theory.” These safeguards have the effect of raising the threshold which must be reached to validate a disparate impact liability claim. So, while the headline is certainly not what the apartment industry wanted to see,

Fair Housing and Disparate ImpactBy Greg Brown, National Apartment Association


the fine print offers some promise.

The safeguards contained within the majority’s opinion go right to the common sense arguments about disparate impact. For example, there must be a cause and effect relationship between the policy in question and the resulting impact on a protected class. Justice Kennedy writes “…statistical disparity must fail if the plaintiff cannot point to defendant’s policy or policies causing that disparity.” Plaintiffs in disparate impact cases would also, under the majority’s opinion, need to clearly show that the policy in question raises “artificial, arbitrary and unnecessary barriers.” Harry Kelly again acknowledges that this is not new to the disparate impact debate but its emphasis in Justice Kennedy’s opinion does have the effect of raising its importance to the process.

The question in all of our minds is what does this mean for the day-to-day behavior of apartment owners and operators? How should they change their policies or procedures based on this opinion? The bad news is that there is no clear guidance in that area contained within this opinion. Justice Kennedy did establish some good rules for evaluating polices for disparate impact liability but it will ultimately be up to lower courts to do the actual evaluation when litigation come before them. That means owners and operators will continue to operate in somewhat of a murky area when it comes to their exposure to disparate impact liability. It has been suggested by some fair housing attorneys that

the SCOTUS opinion does raise the value of documenting that you considered potential disparate impacts when you developed a policy and why the policy you choose was still “necessary to achieve a valid interest.” It likely will not protect you from litigation, but it could help in your efforts to respond. More to come on that.

Staying with fair housing for a moment, during its recent 2015 Education Conference and Exposition, the NAA Board of Directors passed a statement of policy on the issue of reasonable accommodation for requests for emotional support animals. This issue is trending as one of the most significant current operational challenges for apartment operators. Existing rules from the Department of Housing and Urban Development (HUD) allow for abuse by individuals who do not require an emotional support animal attempting to skirt pet restrictions in apartment communities. A working group of NAA members spent two months looking at all aspects of the issue and crafted a statement of policy that (1) reaffirms the industry’s support for those who legitimately need an emotional support animal and (2) urging HUD to amend its rules to curb such abuse. It has been encouraging to see support for this position from psychiatric and animal rights organizations and NAA will seek their support in advocating before HUD on this issue.

Finally, to update you on another case recently decided by the SCOTUS, by a 5 to 4 vote the Court upheld the Arizona Independent

Redistricting Commission established by voters in that state to draw the Congressional district lines and rejected claims by the state legislature that such a move was unconstitutional. The decision in Arizona State Legislature v. Arizona Independent Redistricting Commission not only preserves the Commission and current map in Arizona, but bolsters similar commissions in other states, like California. It also strengthens arguments by reformers in states that currently allow district lines to be drawn on a partisan basis who are in favor of a commission-like process. In my view, the SCOTUS decision is a huge win for nonpartisanship and a shot across the bow of ridiculous gerrymandering that is conducted by both parties.

To see both the article from Harry Kelly on the SCOTUS disparate impact decision and NAA’s statement of policy on emotional support animals, go to www.naahq.org. Remember, nothing in this column should be considered legal advice. It is for informational purposes only



After the lockout, my former resident left their pet in the property. I called Animal Control and

Animal Control advised I must keep the pet for 15 days. Is that correct?

No. In 2009, the legislature enacted Civil Code §1815 and §1816. These statutes state that when an

apartment or foreclosed property has been vacated pursuant to a terminating lease or foreclosure, and a live animal is left behind that animal control has the responsibility to take possession of the pet. Often, from experience, animal control is unaware of this

statute and you must nudge them a little to take possession of the pet.

A resident served us a 30 day notice to terminate tenancy for September 30th.

The resident is now requesting to move out October 3rd. If we allow her to stay past September 30th, will it void the 30 day notice that we have accepted?

No. However, you should extend the notice in writing. Take the resident’s 30 day

notice to terminate tenancy and write on the notice extending to October 3rd. Have all the adults

initial the change on the notice. You may now accept rent for those 3 days too without waiving the notice.

I have two residents who live in an apartment on the first floor (husband and wife). They have

2 parking spots (one on the same level of their apartment and the second on the 6th floor that requires use of the stairs to the 5th and 6th floor). The husband is now requesting that the 2nd parking spot on the 6th floor be relocated to the 2nd floor. The husband just had heart surgery and filled out our reasonable accommodation form. The husband states he is

QQ u e s t i o n s a n d A n s w e r sBy Todd A. Brisco, Todd A. Brisco & Associates, A Professional Corporation

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the only driver and he drives both cars. Are we required to accommodate this request?

Yes, you are required to accommodate his request. Your resident is disabled

and has made a request that you change your rules or polices. And the request is appears to be reasonable. The cost to the landlord is minimal while the benefit to resident is high, i.e. not having to take the stairs to access his vehicle on the 6th floor.

We have a current resident who has shared custody of her dog with her ex-husband. The dog

is with her for 6 weeks and then with the ex-husband for 6 weeks. We charge pet rent. The resident does not want to pay pet rent when the dog is not here. Honestly, that would be difficult for us to monitor whether the dog is present during those six weeks. Is this a reasonable accommodation? Or do we have any right to say she has to pay for the dog for the months in full regardless if the dog is here?

Since the resident has not provided you with a reasonable accommodation

request, the dog is neither an

emotional support nor service animal. With that being said, a landlord may refuse to allow pets in their buildings. However, if you allow pets in your building, you may condition that approval on such things as pet rent. In this case, you are not required to determine whether the pet is present or not. That is, if the resident wants the pet, then she must pay the monthly pet rent. You are not required to charge every six weeks. It seems to me to be too burdensome.

We currently have a resident who is requesting to add her daughter to the lease. We have been trying

to work with them diligently but have not been able to get the daughter in to sign paperwork adding her to the lease. What should I do?

Serve a 3 Day Notice to Cure Breach of Covenant or Quit on the resident. Be specific

what you want the resident to accomplish within 3 days. You should have the resident ensure the required paperwork is filled out within the 3 days or have the daughter move and vacate the premises. Otherwise, if you do not place the daughter on the lease agreement, you may have waived any right to ask the daughter not to vacate within a reasonable

time. You must enforce your lease agreement.

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 714-634-2814 and address is 1900 S State College Blvd Ste 275, Anaheim Ca 92806. 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 [email protected] or Todd Brisco at tbrisco@ briscoassociates.com and Refrence the Legal Q & A RentalOwner magazine.

SDCAA Your Framework for Success

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Exploring the South Pacific on a boutique cruise ship is this October’s rental property owners’ getaway. We’ll explore seven amazing islands including the lush island of Nuku Hiva in the remote Marquesas Islands.

After an easy direct flight from Los Angeles, we embark on a cruise ship carrying the legendary name of Pacific Princess, the successor to the ship that launched modern day cruising as we know it. This is Princess Cruises’ 50th anniversary and a wonderful time to experience a beautiful ship with this iconic cruise line. This small ship experience with only 685 guests is perfect for island exploration.

We have enhanced this incredible 10-night cruise for Rental Property Owners by including three wonderful additions. Included is a 2-night post-cruise at the beautiful Le Meridian Hotel right on the coast of the island of Tahiti plus a pre-cruise day room at the hotel on the day of arrival. The tour also features hand-built exclusive Stewart

Tours excursions on most of the island stops, a great value and special feature that keeps with our tradition of not having our travelers constantly paying for additional tours.

The cruise will visit the stunning islands of Tahiti, Bora Bora, Raiatea, Huahine, Moorea, Rangiroa and the Marquesas Island of Nuku Hiva. Upgrades to Balcony Staterooms onboard

Pacific Princess are available – a perfect way to catch the warm tradewinds of French Polynesia and marvel at the magical views!

Join fellow Apartment Association members from October 17-30, 2015. Visit us at StewartTours.com for pricing and information or call 866.944.3036. for a brochure. We have limited space left, so don’t wait, it won’t last long!

Member Tour - October 17-30 2015www.StewartTours.com SDCAA Travel Program

an SDCAA Partnership Solution with Stewart Tours

French Polynesia & the Marquesas


For a chance to win your logo in the Spotlight attend the next Supplier Council meeting.

Visit www.sdcaa.com for meeting dates and times.

InfoLink Rental Forms Available

Your Way:

@ SDCAA.com (Fillable forms)

@ InfoLink Resident Screening* (autopopulate)

@ SDCAA Bookstore

(Call SDCAA or use the order form on page 43)

* To use the autopopulating forms, user must be signed up to screen with InfoLink Resident Screening.

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Supplier Spotlight


AADD Realty, Inc. ...................................... (619) 232-6811All Points Real Estate ............................. (619) 298-7724Alliance Investment Corp. .................... (858) 597-4900Allied Management, Inc ........................ (909) 243-7946Alta San Marcos | Riverstone Residential ..................... ................................................................... (760) 752-1111Antelope Ridge (Sentinel Real Estate) .......................... ................................................................... (951) 672-8181Arbor Terrace ......................................... (619) 293-3612Arbors at California Oaks Apartment Homes .............. ................................................................... (951) 461-3264Asset Property Management ................ (858) 560-9363Asset Signature Management .............. (760) 602-9640AVANA La Jolla ....................................... (858) 457-5161

B Barone Galasso & Associates, Inc. .........(619) 236-9353Benson Properties .................................. (619) 977-0622Bob Cota Realty ...................................... (619) 465-9934Brentwood Management Co. ................ (619) 220-8595Brycorp, Inc............................................. (619) 920-7174

CCambridge Management Group, Inc. .. (760) 690-3949Capital Growth Properties, Inc. ........... (858) 454-8857Centre City Property Management Company ............. ................................................................... (619) 296-6699CENTURY 21 Award Property Mgmt ... (619) 471-1755Chase Pacific Property Management and Real Estate Services .................................................... (858) 271-8841Choice Properties / Point Loma Real Estate ................ ................................................................... (619) 223-4075City of San Marcos ................................. (760) 744-1050Commercial Facilities, Inc. ................... (858) 452-1231Community Research Foundation, Inc. ........................ ................................................................... (619) 275-0822

DDakota| Fairfield Residential ................ (951) 926-8200Delta Property Management ................ (619) 465-5851Diego Homes Property Management .. (619) 800-1054Douglas Allred Company ....................... (858) 793-0202

EEagle Glen Apartment Homes .............. (954) 461-4565East County Transitional Living Center, Inc. ............... ................................................................... (619) 442-0457Eastman Investment .............................. (858) 277-5565Essel Manager, Inc. ................................ (619) 239-4300

FFairfield Residential ............................... (858) 457-2123FDC Management, Inc. .......................... (714) 685-7000Fjellestad Properties, Inc (dba FBS Property) .............. ................................................................... (619) 286-4721

GGables Residential Corporate ............... (858) 684-3601Gables Residential Corporate Office .... (858) 684-3601Gaines St. Apts., LLC ............................... (760) 481-5382Golden Girls at MPM Realty ...................(619) 593-3620Griswold Real Estate Mgmt., Inc. ......... (858) 597-6100

HH.G. Fenton Company ............................ (619) 400-0120Hammer Real Estate .............................. (619) 223-2755Hanken, Cono, Assad & Co. ................... (619) 698-4770Harprop, Inc. ........................................... (650) 941-6900Heartland Associates ............................. (619) 462-2082Hillside Terrace ...................................... (619) 698-2000Homes Management, ATS Homes, Inc. ......................... ................................................................... (760) 432-4663Horizon Properties Management Service .................... ................................................................... (619) 482-3054Humphreys Residential ......................... (619) 865-0389Hunt Pacific Management .................... (949) 428-4868

IIncome Property Advisors Inc. ............ (619) 302-0363Interfaith Housing Assistance Corporation ................. ................................................................... (619) 668-1532Investors Property Management Group ...................... ................................................................... (760) 967-4764

JJHB California Properties, LLC ............. (760) 722-6421Johnston Property Management, Inc. (760) 944-0703

KKevin Robinson ....................................... (619) 265-5859Kidder Mathews ..................................... (619) 231-9606

LL.E.W. Management ............................... (619) 440-8915Land Trek Property Management ....... (760) 758-6000LBK Management Services (Rancho Hills Apts.) ......... ................................................................... (760) 727-0030Lee & Associates ..................................... (858) 453-9990Lincoln Military Housing ...................... (858) 874-8100Lincoln Property Company .................. (949) 756-2525LLD Property Management .................. (619) 399-7960

MMaya Linda Apartments ........................ (858) 566-5350Mediterra Apartment Homes ............... (760) 360-8100Melroy Asset Management ................... (858) 483-5111Melroy Asset Management ................... (858) 483-5111MG Properties ......................................... (858) 658-0500Mira Bella Apartments | Simpson Property Group ..... ....................................................................(858) 560-5720Mission Bay Realty ................................. (858) 274-9200Mission Gorge Realty, Inc. .................... (619) 229-0231Missions at Rancho Del Oro .................. (760) 945-1212More Property Management ................ (858) 514-8201

OOliver Property Management .............. (858) 271-0038Ottman Properties BC; LTD. a British Columbia Canada Corporation ............................... (415) 398-3010

PPacific Commercial Management, Inc (858) 450-6886Pacific Living Properties ....................... (619) 234-9989Pacific Living Properties ....................... (619) 234-9989Parkdale Apartments | Norco Mgmt. Corp. .................. ....................................................................(760) 737-9017Pasas Properties, Inc. ............................. (619) 977-4650Pedro Ferreira ......................................... (619) 224-0306People Helping Others Prop. Mgmt. ... (619) 282-5400Pinnacle Property Management Service LLC .............. ................................................................... (949) 250-5302Prime Group| Coral Bay Park & Canyons ...................... ................................................................... (619) 276-1188Professional Real Estate Management (619) 297-7736

RR & V Management Corporation ......... (619) 285-5500R. A. Snyder Properties, Inc. ................. (619) 297-0274

RCMI (Realty Center Management Inc) ........................ ................................................................... (909) 369-0324REC Properties| PeÃ±asquitos Point Apts. .................... ................................................................... (858) 484-5047Red House Property Management ...... (858) 755-3031Rehmann Realty Group ......................... (619) 440-5669RG Investment Real Estate Services Inc. ...................... ................................................................... (858) 268-5004Riverstone Residential Group .............. (714) 727-3800Rohn Properties Management ............. (619) 990-7433Rolling Hills Gardens ............................. (619) 482-7583

SS & D Property Management, Inc. ....... (619) 640-7530S. Wilson Management .......................... (760) 788-3995San Diego Housing Commission .......... (619) 578-7531San Diego Properties and Management ....................... ................................................................... (619) 232-9643San Diego Realty Services ..................... (619) 713-1044Seapoint Properties, Inc. ....................... (858) 866-5636SHE Manages Properties, Inc................ (619) 291-6300Signature Real Estate ............................. (760) 402-1116Silberrad, Inc. .......................................... (619) 295-4686Somerset Apartment Homes ................ (951) 676-3167South Bay Community Services ........... (619) 420-3620Sperry Van Ness Finest City Commercial ..................... ................................................................... (858) 452-9100St. Vincent de Paul A/P ......................... (619) 840-1442Sterling Alvarado ................................... (619) 286-3990Strat Prop Management, Inc. ............... (619) 295-2211Sun An Sea Property Mgmt. ................. (619) 298-4160SunRidge Properties, Inc....................... (858) 578-3600Sunrise Management Company AMO . (858) 571-8777

TTeam Bourda Incorporated .................. (858) 279-6265Thatcher Properties, Inc. ...................... (619) 286-4250The Enclave at Menifee (Sentinel Real Estate) ............ ................................................................... (951) 679-5100The Equity Group ................................... (310) 403-8090The Helm Management ......................... (619) 589-6222The Morgan Group ................................. (858) 345-1515The Premiere Residential , LLC ........... (858) 455-7711The Summit at Point Loma ................... (619) 223-1390Torrey Pines Property Management .. (858) 454-4200

UUDR, Inc. .................................................. (720) 283-6120

VVerge Apartments .....................................619-677-6426Vineyards at Paseo del Sol .................... (949) 322-8315Vista Pointe Apartments (RCMI) ......... (951) 894-2439

WWaterton Residential| River Oaks ........ (760) 721-8585Willin Properties .................................... (619) 298-0500Woodglen Vista | EPMI, a Bayside Co. . (559) 907-9909

ZZimmerman Property Management ... (619) 546-5361ZVK Corporation .................................... (619) 239-7400

Property Managers Directory


AccountingMelroy Asset Management ................... (858) 483-5111

Advertising & MarketingANYONE HOME INC. .............................. (818) 439-9988Apartment Guide .................................... (858) 220-8521Apartments.com ..................................... (888) 658-7368For Rent Media Solutions.......................(800) 344-2295Realtor.comÂ® Rentals .......................... (800) 978-7368The Apartment Book ............................. (619) 781-2600Zillow Rental Network ...........................(206) 515-8234

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

Air Duct- Dryer Vent CleaningSD Air Quality ..........................................(858) 356-6990

Apartment DirectoryApartment List.........................................(415) 793-9112

Aparatment Brokerage/SalesSperry Van Ness Finest City Commercial ..................... ................................................................... (858) 452-9100Terry Moore .............................................(619) 889-1031Tom LeDuc ............................................... (619) 697-8884James Courtney .......................................(619) 602-9071

Appliance LeasingAzuma Leasing, Inc. ................................(800) 707-1188

Appliance SalesKiva Kitchen Bath| Builders Appliance Supply............ ....................................................................(800) 550-4227MFS Supply.............................................. (440) 248-5300R & B Wholesale Distributors, Inc. ...... (760) 672-3999

Asphalt & Asphalt MaintenanceAMS Paving, Inc. ..................................... (858) 880-6133Apache Asphalt & Seal Corp. ................ (760) 598-8855Aztec Paving, Inc. ................................... (619) 465-9813J & S Asphalt .............................................(619) 528-0593

Attorneys-At-LawAimee R. Morris, Attorney at Law ....... (619) 991-0548Heinz & Feinberg and Law Offices of Richard C. Alter ....................................................................(619) 238-5454Kimball, Tirey & St. John LLP ............... (619) 234-1690RUZICKA & WALLACE, LLP ................... (949) 614-9090Sullivan & Hill lewin res & ingle A proffessional law organization .............................................(619)233-4100Todd A. Brisco & Associates, APC ........ (714) 634-2814

Backflow TestingPacific Backflow Company, Inc. ............(760) 639-4000

BanksChase Commercial Term Lending ........(619) 464-0573Mission Federal Credit Union ...............(858) 542-2755

Bathroom RefinishingAAA Refinishing Corp. ............................(800) 456-1492American Bathtub Refinishers ..............(619) 265-9200

Bathroom Remodeling & Refinishing3 in 1 Bathtub and Kitchen Refinishing Inc. ................ ....................................................................(619) 575-9253A Revitalized Bath and Kitchen ........... (619) 644-3320

American Bathtub Refinishers ............. (619) 265-9200Bill Howe Plumbing, Inc. ....................... (619) 286-6348California Bath and Kitchen ..................(619) 628-0134California Bath Restoration .................. (949) 263-0779

Bathtub LinersAmerican Bathtub Refinishers ..............(619) 265-9200Bath Fitter ................................................(619) 202-7644

Bee RemovalBee Best Bee Removal ............................ (619) 948-9503

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

Boiler RepairAir Temperature Specialists ..................(888) 588-1602

BookkeepingAvitus Group ............................................(858) 366-3619

Cabinet and CountertopsCasa Cabinets ............................................(909)476-8428Grand Design Kitchens ...........................(760) 519-2092

Cabinet Refacing & InstallationA Revitalized Bath and Kitchen ............(619) 644-3320 Cable TelevisionCox Communications-San Diego Accts (858) 569-4646

Call CenterAnswer California ...................................(619) 768-5500Indatus ......................................................(800) 727-4246

Carpet CleaningBonded Inc. ............................................. (858) 576-8400Turnover Cleaning and Carpet Care ... (619) 631-0345Venturi Technologies ............................ (858) 571-1170

Carpet Sales & FlooringAmerica's Finest Carpet Company ...... (800) 888-1568Bonded Inc. ............................................. (858) 576-8400Criterion Brock ....................................... (858) 496-5222G. B. Sales ................................................. (858) 571-3600J & C Carpet Company ........................... (619) 498-1424Mohawk ................................................... (800) 248-8582Sid's Carpet Barn, Inc. ........................... (619) 477-7000

Cleaning & Janitorial ServicesCalifornia Office Maintenance, Inc. ..... (858) 513-2767Cleanology Housekeeping Personnel Service.............. ................................................................... (619) 281-2532Pacific Coast Cleaning, Inc. ................... (858) 565-1603Summit Commercial Cleaning Svcs .... (858) 530-8700Sunset Janitorial Services ..................... (619) 252-4999Turnover Cleaning and Carpet Care ... (619) 631-0345

Coin-Operated Laundry EquipmentAll Valley Washer Service ..................... (800) 247-1100Coinmach Corporation .......................... (800) 954-9000Pride Laundry Systems, Inc. ................. (858) 271-5885San Diego Laundry Equipment Co. ...... (619) 275-6360WASH Multifamily Laundry Systems .. (858) 279-1234Washtek, Inc. .......................................... (760) 735-2495

CollectionsKimball, Tirey & St. John LLP ............... (619) 234-1690South West Recovery Inc .......................(619) 749-4960

Construction and RemodelingGeneration Contracting & Emergency Services, Inc. . ....................................................................(858) 679-9928Hersum Construction Inc...................... (858) 373-5900WIN WIN HOMES, INC. .......................... (760) 532-7518Workright Property Services Inc ......... (858) 751-6312

XPERA Group Construction Experts ... (858) 436-7770Construction ManagementSouthern Cross Property Consultants .(858) 395-8657

Corporate HousingOakwood Worldwide ..............................(858) 496-2000

Countertops Repair & RefinishingA Revitalized Bath and Kitchen ........... (619) 644-3320AAA Refinishing Corp. ........................... (800) 456-1492

Deck CoatingLife Deck/Pacific Pebbles ...................... (619) 262-8600WIN WIN HOMES, INC. .......................... (760) 532-7518ERC Roofing & Waterproofing ............. (949) 492-8985General Coatings Corporation ............. (858) 587-1277

Developer of ApartmentsOliverMcMillan Foster LLC ....................(619) 321-1111The Irving Group ....................................(619) 222-8084

Dish TVAmerisat ...................................................(858) 505-1122 Drain & Sewer CleaningAir Temperature Specialists ................. (888) 588-1602ARS Plumbing of San Diego .................. (858) 457-6559Bill Howe Plumbing, Inc. ....................... (619) 286-6348Russell Plumbing & Supplies ................ (619) 561-0585

Dry Cleaning & Laundry ServiceSoapBox Dry Cleaning, Inc.....................(844) 476-2726

Electrical ContractorsKennedy Electric .....................................(619) 582-6568

Electronic Package LockersParcel Pending .........................................(310) 968-4948

Electrical Vehicle ChargingStationNRG eVgo ..................................................(760) 710-3848

Emergency Service Flood/FireAmerican Technologies ........................ (858) 530-2400BELFOR USA Group, Inc. ........................ (858) 847-9886Citiwide Restoration ...............................(858) 231-2801Hersum Construction Inc...................... (858) 373-5900ServiceMaster All Phase Restoration .. (619) 442-1234

Employment Agency/Staffing AgencyThe Eastridge Group ...............................(858) 260-2175

Energy ManagementArnold Solar ............................................ (619) 507-6255TRC Energy Services .............................. (916) 962-7001

Environmental: Asbestos/Lead/ MoldAlliance Environmental Group, Inc. .... (877) 858-6220American Technologies ........................ (858) 530-2400Envirocheck ..............................................(858)952-6368National Econ Corporation ................... (714) 978-6320 EvictionsAimee R. Morris, Attorney at Law ....... (619) 991-0548BestSanDiegoEviction.com ................... (619) 550-3881Fast Eviction Service ...............................(909) 889-3900

ExterminatorsLloyd Pest Control ...................................(619) 399-8559

FenceJB Bradford Metals ...................................(619)474-6550

Supplier Directory


Financial ServicesPacific Southwest Realty Services ........(858) 522-1418Point Loma Credit Union ...................... (858) 243-7471Seacoast Commerce Bank ..................... (619) 988-6708Wells Fargo ...............................................(619) 717-1592Fire Equipment Sales & ServiceAll County Fire, Inc .................................(619) 284-4770Farrell's Fireside ......................................(619) 441-2755

Fitness Equipment & SalesOpti-Fit ..................................................... (619) 822-7370Out-Fit ...................................................... (800) 376-3339

Flood DamageGeneration Contracting & Emergency Services, Inc .. ....................................................................(858) 679-9928Hersum Construction Inc.......................(858) 373-5900

Floor CoveringsGC Thomas ...............................................(858) 663-2689

Framed Mirrors & Mirror SurroundsArdelis Fine Art and Framing ................(760) 517-1843

Furniture RentalsBrook Furniture Rental ......................... (858) 271-0107Cort Furniture Rental ............................ (858) 549-0800Fashion Furniture Rental, Inc. ............. (800) 235-9030Signature Furniture Rental .................. (858) 550-8009

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

General ContractorsBodiker Contracting, Inc. ...................... (858) 748-1122Generation Construction Inc. ............... (619) 933-0654Generation Contracting & Emergency Services, Inc. . ................................................................... (858) 679-9928Har-Bro Construction & Consulting, Inc. ..................... ....................................................................(619) 398-0200Hersum Construction Inc...................... (858) 373-5900Larry O'Dell Construction ..................... (619) 501-5252M. C. Contracting Service ..................... (619) 282-3083McMillin Contracting Services ............ (619) 401-7000R&M Construction, Inc. ......................... (858) 566-4950

GiftsSuzie's Gourmet Gifts .............................(858) 449-3900

Glass Comprehensive Glass Works .................(619) 589-8858Kings Glass................................................(619) 281-4665

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

HaulingClean Green Hauling .............................. (858) 999-5477

Human ResourcesAvitus Group ............................................(858) 366-3619San Diego Employers Assoc. ..................(858) 505-0024

InsuranceEichman Insurance Services - Farmers Insurance ...... ................................................................... (760) 230-6157Farmers Insurance Pat Moore Agency (858) 875-6336KM Insurance Services Inc. Dba Brouillette Insur-ance Services ...........................................(619) 667-2880Nationwide Insurance - Richard Turner Agency ........ ....................................................................(619) 296-6222Renters Legal Liability ........................... (801) 928-7015Wawanesa Insurance ..............................(858) 505-7814Willis Insurance Services of California (858) 678-2121

Interior DesignParisi Portfolio .........................................(858) 259-0031

Internet Advertising ServiceApartments.com ..................................... (888) 658-7368WebListers LLC ....................................... (800) 784-2155

Internet MarketingSOCI, Inc ....................................................(858) 225-4110

Internet Service ProviderCox Communications............................... 858) 569-4646Webpass ....................................................(925) 787-2127

Janitorial ServicesClean Earth Restorations .......................(619) 284-4239Titan Cleaning Solutions ........................(619) 846-8054

Junk RemovalClean Green Hauling ...............................(858) 999-5477

Kitchen RemodelingHersum Construction Inc.......................(858) 373-5900 Landscape Maintenance & ServiceBenchmark Landscape .......................... (858) 513-7190Brickman Landscape .............................. (619) 281-8887Community Landscape Specialists .......(858) 256-6218KR Landscape Maintenance, Inc. ......... (760) 295-9720LaBahn's Landscaping ........................... (619) 579-9151Landcare Logic ........................................ (858) 560-8555LandGraphics Landscape & Arborcare Management . (760) 317-6717M. C. Contracting Service ..................... (619) 282-3083New Way Landscape and Tree Service (858) 505-8300Pacific Green Landscape, Inc. ............... (619) 390-9962So Cal Tree Care & Landscape Mgmt. . (888) 706-8733The Brickman Group, LTD .................... (619) 281-8887TruGreen LandCare ................................ (858) 453-1755Western Gardens Landscaping, Inc. .... (760) 720-1459

Leak DetectionBill Howe Plumbing, Inc. ....................... (619) 286-6348Cable, Pipe & Leak Detection, Inc. ....... (619) 873-1530Master Plumbing and Leak Detection . (858) 271-0880

LendersChase Bank .............................................. (858) 812-9795Chase Commercial Term Lending ....... (619) 464-0573Luther Burbank Savings ........................ (619) 405-9961Mission Federal Credit Union .............. (858) 524-2755

LocksmithMr. Rekey Locksmith ..............................(619) 234-5397

Maintenance & RepairERC Roofing & Waterproofing ............. (949) 492-8985Generation Contracting & Emergency Services, Inc. . ................................................................... (858) 679-9928Larry O'Dell Construction ..................... (619) 501-5252OneSource San Diego ............................. (858) 228-7036

Maintenance SupplyDirecSupply, Inc. .....................................(713) 937-3050HD Supply .................................................(760) 809-1470PPG .............................................................(619)209-0903

Mold Inspections & RemediationAmerican Technologies ........................ (858) 530-2400Bill Howe Plumbing, Inc. ....................... (619) 286-6348Generation Contracting & Emergency Services, Inc. . ....................................................................(858) 679-9928Hersum Construction Inc...................... (858) 373-5900

Moving ServicesJRL Transportation, Inc ......................... (858) 689-2525Republic Moving & Storage .................. (619) 591-0070

Mystery ShoppingEllis, Partners in Management Solutions ..................... ....................................................................(972) 256-3767Odor ControlTurnover Cleaning and Carpet Care ....(619) 631-0345

Online PaymentPayLease, LLC .......................................... (866) 729-5327

Paint Manufacturers & SuppliesDunn-Edwards Corporation ................. (619) 884-3866Frazee Paint ............................................ (858) 736-4169Glidden Professional Paint ................... (619) 954-8958Sherwin-Williams Co. ............................ (858) 496-8925Vista Paint Corporation ........................ (619) 277-6778

PaintingCertaPro Painters ................................... (760) 580-3091Done-Rite Painting ................................. (619) 977-0241Dynamix Painting, Inc. .......................... (760) 787-0269General Coatings Corporation ............. (858) 587-1277Jana Harris Painting Inc. ....................... (619) 917-9037MSG Painting Inc .................................... (760) 294-7710Ostrowski Painting Inc. ......................... (619) 303-9448Pro-Tech Painting Company ................ (858) 527-0200Truline Painting Inc ............................... (619) 663-5878

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

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

Patio FurnitureEurolux Patio ...........................................(858) 480-7632

Paving MaintenanceEagle Paving .............................................(858) 486-6400

Payroll ServicesAvitus Group ............................................(858) 366-3619

Pest ControlAll Pest Pros .............................................(800) 301-0676Bed Bug Solutions .................................. (760) 758-9747Corky's Pest Control .............................. (800) 901-1102Lloyd Pest Control .................................. (619) 399-8559Pestgon Inc. ............................................. (760) 724-8100

Pipe LiningRoto - Rooter ............................................(800) 381-4161

PlumbingAir Temperature Specialists ................. (888) 588-1602ARS Plumbing of San Diego .................. (858) 457-6559ASAP Drain Guys & Plumbing .............. (760) 721-2904Bill Howe Plumbing, Inc. ....................... (619) 286-6348DrainMedic Rx Plumbing ...................... (619) 457-8555Master Plumbing and Leak Detection . (858) 271-0880Pacific Drain and Plumbing .................. (760) 436-8600Russell Plumbing & Supplies ................ (619) 561-0585Workright Property Services Inc ......... (858) 751-6312

Plumbing FixturesFerguson Enterprises ..............................(888) 334-0004Southwest Environmental, Inc .............(800) 307-5700

Pool FurnitureTexacraft Tropic Craft ............................(800) 327-1541

Pool Maintenance & RefacingGardner Outdoor and Pool Remodeling ....................... ................................................................... (619) 593-8880Wins Pools, Inc. ...................................... (619) 850-9467

Power WashingHave Wash Will Travel Inc. .................. (760) 941-4952


PrintingStreeter Printing, Inc. .............................(858) 566-0866

Property InvestmentsBill Totton ............................................... (408) 857-9455

Property ManagementMilitary Family Housing ........................(619) 556-9614Wakeland Housing & Development .....(619) 235-2296

Property Management PersonnelCareer Strategies .................................... (619) 640-2250Go-Staff, Inc. ........................................... (858) 292-8562LoCali Management Group, LLC ............(949) 429-1629NPM Staffing ........................................... (619) 804-2554

Property Management SoftwareAppFolio .................................................. (866) 648-1536Rainmaker ................................................(675) 578-5700ResMan .................................................... (972) 349-1406Smart Housing .........................................(385) 350-0101Yardi Systems ......................................... (805) 699-2040

Rain GuttersRaneri & Long Roofing & Windows ..... (800) 564-3110

Real EstateACI Apartments ...................................... (619) 299-3000Apartment Realty Group (ARG) ........... (619) 550-2800Aquity Real Estate ...................................(619) 379-1490San Diego Properties ..............................(619) 840-2447Voit Real Estate Services ....................... (858) 453-0505

RecyclingGreenBag Recycling ................................(858) 900-6117

Refuse RemovalGlobal Disposal Inc. ................................ (619) 368-2424Republic Services Co. ............................. (760) 508-5119Valet Waste ............................................. (813) 248-1327Waste Management ............................... (619) 596-5100

Renovations & RemodelingA & E Construction Services ................. (619) 588-4113Bill Howe Plumbing, Inc. ....................... (619) 286-6348Hersum Construction Inc...................... (858) 373-5900Interstate Restoration Group ............... (714) 978-6400Larry O'Dell Construction ..................... (619) 501-5252Pro Touch Repair & Remodeling ..........(619) 971-3227 WIN WIN HOMES, INC. .......................... (760) 532-7518

Rental Listing ServicesRadPad ......................................................(858) 295-9717

Renters InsuranceAssurant Specialty Property ................ (760) 936-5757ePremium Insurance ............................. (949) 370-7368 RepipingAir Temperature Specialists ................. (888) 588-1602Bill Howe Plumbing, Inc. ....................... (619) 286-6348

Reputation ManagementSatisFacts Research ................................ (866) 655-1490

Resident RetentionSatisFacts Research ................................ (866) 655-1490

Resident SurveysSatisFacts Research ................................ (866) 655-1490

RoofingA-1 All American Roofing Company ... (858) 537-5177ABC Supply Co. Inc. ................................(503) 969-6641Commercial & Industrial Roofing ........ (619) 465-3737DILS Roofing & Exteriors ...................... (760) 727-6000Eberhard Benton Roofing Co. ............... (619) 291-6340Elite Roof Services Inc. ...........................(619) 659-8632

Gorman Roofing Services, Inc. ............. (602) 663-2107Malarkey Roofing Products ...................(619) 994-7663Montross Companies ............................. (949) 855-7807Premium Roof Services, Inc.................. (619) 239-8880Raneri & Long Roofing & Windows ..... (800) 564-3110RSI Roofing .............................................. (858) 278-7200Sully-Jones Roofing ................................ (800) 611-3110Witherow Roofing Co. ........................... (619) 297-4701

Security DepositAssurant Specialty Property .................(760) 936-5757

Security Guard PatrolBald Eagle Security Services, Inc. ........ (619) 230-0022Bravo Three............................................. (619) 328-0671CALIFORNIA SAFETY AGENCY ............. (866) 996-6990City Wide Protection Services, Inc ...... (619) 938-2333Defensor Security and Protection Services Inc. .......... ................................................................... (858) 436-6625Legacy Protective Services, Inc. .......... (760) 597-2838Metropolitan Public Safety ................... (619) 299-1151Oceanside Security Agency .................. (760) 941-3128UNIFIED PROTECTIVE SERVICES, INC. (310) 263-2500

Security ServicesBravo Three............................................. (619) 328-0671City Wide Protection Services, Inc ...... (619) 938-2333JDS Security ............................................. (619) 781-8694Metropolitan Public Safety ................... (619) 299-1151Rancho Del Oro Towing......................... (619) 654-1024Security First........................................... (619) 243-3992

Sewer & Drain Line VideoBill Howe Plumbing, Inc. ........................(619) 286-6348Cable, Pipe & Leak Detection, Inc. ........(619) 873-1530

Signs & BannersArt Sign Works, Inc. ............................... (951) 698-8484Miramar Sign Works & Graphics ......... (858) 566-3010

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

Smoke Free Housing/Tabacco ControlSan Diego County Smoke-Free Multi Unit ................... ....................................................................(760) 631-5000

SoftwareLeaseHawk ............................................... (714) 785-4109RealPage, Inc. .......................................... (877) 325-7243

SolarArnold Solar ............................................ (619) 507-6255Center for Sustainable Energy ..............(858) 244-1177

Stairs and RailingsJB Bradford Metals ..................................(619) 474-6550

Storm Water MaintenanceStorm Water Inspection and Maintenance Services .. ....................................................................(949) 542-7234

Submetering / Billing ServicesAUM ...........................................................(818) 879-0719Conservice Utility Billing & Mgmt ...... (602) 481-7440Minol USA .................................................(888) 766-1253Multifamily Utility Company ............... (800) 266-0968NWP Services Corporation ................... (402) 421-1668San Diego Gas & Electric ....................... (858) 654-1857

Telephone ServicesAT&T Connected Communities ........... (619) 221-5812Cox Communications............................. (858) 569-4646T-Mobile USA .......................................... (858) 480-1833

Tenant CommunicationsOne Call Now ............................................(937) 573-2346

Tenant ScreeningCoreLogic SafeRent .................................(415) 536-3532Credit Bureau Associates ...................... (800) 564-6440InfoLink Resident Screening .................(888) 762-7313Moco Inc. ................................................. (800) 814-8213On-Site.com ............................................. (619) 540-7828TransUnion .............................................(562) 202-8770Zumper .....................................................(415) 262-4213

Termite Control & RepairBest Rate Repair ......................................(619) 229-0116Truly Nolen ..............................................(619) 463-9371

Towing ServicesRancho Del Oro Towing......................... (619) 654-1024Star Towing ............................................. (858) 573-8700Western Towing ..................................... (619) 997-0904

Trauma Scene Clean UpBio-One San Diego ...................................(858) 939-9985

Tree ServicesFour Seasons Tree Care, Inc. ................ (760) 477-7955So Cal Tree Care & Landscape Mgmt. . (888) 706-8733

Utilities Locating ServiceSan Diego Gas & Electric ........................(858) 654-1857

Utility Vehicles for Work & PlayCottonwood Electric Cart Service Inc. (619) 440-2127

Water Damage RestorationBill Howe Plumbing, Inc. ....................... (619) 286-6348BluSky Restoration .................................(714) 420-9875Christian Brothers Cleaning & Restoration ................. ................................................................... (619) 469-8955Citiwide Restoration ...............................(858) 231-2801Generation Contracting & Emergency Services, Inc. . ....................................................................(858) 679-9928Hersum Construction Inc...................... (858) 373-5900ServPro of La Jolla .................................. (858) 270-5234Servpro of Sorrento Valley & UTC ...... (858) 527-1144 Water HeatersAir Temperature Specialists ................. (888) 588-1602Arnold Solar ............................................ (619) 507-6255Bill Howe Plumbing, Inc. ....................... (619) 286-6348Debinaire Co. ........................................... (858) 750-8686

WaterproofingERC Roofing & Waterproofing ............. (949) 492-8985

Web ServicesEntrata ..................................................... (949) 281-7293Resident360 ............................................. (855) 360-9327

Window CoveringsBonded Inc. ............................................. (858) 576-8400G. B. Sales ................................................. (858) 571-3600Specialty Apartment Supply ................ (877) 630-2275

WindowsCascade Windows ....................................(949) 922-7914Milgard Manufacturing ..........................(951) 334-1584Newman Replacement Windows ..........(760) 438-8080Picture Perfect Windows .......................(619) 946-3697Pro Touch Repair & Remodeling ..........(619) 971-3227 Raneri & Long Roofing & Windows ..... (800) 564-3110Western Window Sale & Install ........... (619) 794-0294


Advertiser Indexair duct cleaning5 Bonded Carpet1-800-734-6801

appliance salesIFC Ferguson Enterprises, Inc.619-595-5600

banksIBC Chase Multifamily Lending619-464-1597619-464-0573

bathroom remodeling47 3 in 1 Bathtub and Kitchen Refinishing1-800-516-72999 American Bathtub Refinishing619-265-9200

bathtub liners9 American Bathtub Refinishing619-265-9200

bathtub refinishing47 3 in 1 Bathtub and Kitchen Refinishing1-800-516-72999 American Bathtub Refinishing619-265-9200

blinds15 M.B. F. Interiors1-800-272-7379

bookkeeping19 Avitus1-800-454-2446

broker/Real Estate11 Terry Moore619-889-1031

carpet cleaning5 Bonded Carpet1-800-734-6801

carpet sales5 Bonded Carpet1-800-734-6801

coin operated laundry41 Washtek760-735-249512 San Diego Laundry Equipment619-464-6568

electrical contractors22 Kennedy Electric619-464-6568

electrical vehicles17 NRG EVgo844-247-4648

kitchen design 20 Grand Design Kitchens760-789-0992kitchen refinishing38 3 in 1 Bathtub and Kitchen Refinishing1-800-516-7299

insurance8 Wawanesa Insurance858-505-7814

pest control46 All Pest Pros800-317-2135BC Corky's Pest Control800-901-1102

plumbing38 ASAP Drain Guys and Plulmbing619-581-2127 20 Bill Howe Plumbing, Heating & Air Conditioning Inc1-800-Bill Howe

property management13 The Equity Group310-403-8090

Repair and Remodeling7 Pro Touch 619-971-3227

tenant screening50 CBA800-564-644021 Infolink Resident Screening888.762.7913

towing39 Western Towing619-297-8697

water heaters38 ASAP Drain Guys and Plulmbing619-581-2127IFC Ferguson Enterprises, Inc.619-595-5600

windows13 Pro Touch619-971-322716 Window Solutions619-258-0515

window covering15 M.B. F. Interiors1-800-272-7379

Team Up for Success! 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.

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u Care about and know the industry. They support SDCAA, your local association.

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. ©2013 JPMorgan Chase & Co. Member FDIC. All rights reserved. PA_13_462

Lock in a low rate on your next apartment loan with Chase.There’s never been a better time to purchase or refi nance an apartment building with fi ve or more units. Finance your next property with Chase and see why we are the nation’s #1 multifamily lender.

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Kristy Blair, CCIMSDCAA Board of Directors(619) [email protected]

Ann Block, CCIMSDCAA President 20042006 Industry Achievement Award(619) [email protected]

Looking for a reliable pest control company?

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corkyspest.com

Mon.-Fri. 7 a.m.- 9 p.m. • Sat. 8 a.m.- 5 p.m.

1-800-333-7138

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