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March 2016

t h e v o i c e o f t h e r e n t a l h o u s i n g i n d u s t r yRentalOwner Magazine®

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Columns

Inside your association24-25 Education & Events Calendar26 CAM27 NALP27 Solution Series28 EXPO29 Bookstore order form31 Honor Roll/Welcome New Members

page 39

CONTENTSpage

2016 Court Developments and DecisionsThe author covers the top court cases from 2015 and the impacts these had on the rental housing industry.

Past President's ColumnSDCAA Past President covers the importance of education and the impact it has in the industry.

Focus on Your Success in North Park, Normal Heights, University Heights & KensingtonThe author covers value trends in a series of articles in the most popular zip codes.

SDCAA Education ScholarshipThe 2015 Scholarship recipient talks about the SDCAA Scholarship and the Certified Apartment Portfolio Supervisor program.

Continued Growth Through Education in Rental HousingEducation in rental housing with an emphasis on employees from the millennial generation .

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3 President’s Message4 Executive Director's Message11 Local Legislative Update15 State Legislative Update19 View From DC50 SDCAA Travel Program

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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 Jeff Hickox, CPM, RG Investment Real Estate Services, Inc.

President Elect Christine La Marca, The Kevane Company Inc.

Vice President Christian Davis, Pinnacle Management

Secretary Scott Cook, CPM, Sperry Van Ness Asset Advisory Group Treasurer Nicole Lawhon, For Rent Media Solutions

Legislative Steering Committee Chair Kendra Morris Bork, Cambridge Management Group, Inc.

Immediate Past President Robert Nida, Independent Owner

SDCAA DirectorsAna Alarcon Morris, FBS Property ManagementCarol Crossman, Independent OwnerMelissa Deen, Sunrise Management Company, AMOPaulette Green, Fairfield Residential CompanyMark Feinberg, AttorneyJohn Modlin, Independent Owner Jack Nooren, NAIRick Snyder, RA SnyderKristy Blair, Chase Commercial Term LendingCraige Walker, Independent OwnerCarroll Whaler, CPM, H. G. Fenton CompanyGail Scott, Lincoln Military HousingAbigail Rex, Capital Growth PropertiesAthan Ranglas, R & V Managment

SDCAA AdvisorsLinda Morris, ARM, Cambridge Management Group, Inc.Lucinda Lilley, CPM, FBS Property ManagementPam Neillo, FBS Property ManagementCrystal Poggi, H. G. Fenton CompanyPete Ceccherini, RG Investment Real Estate Services, IncJay Lopman, HD SupplyMelissa De Marco, Fjellestad Properties, IncStacy Wells, R & V Management

Honorary Life AdvisorG. Wesley Harker

SDCAA RentalOwner Advisory BoardKerry Webster-Humphreys, Humphreys Residential - ChairAna Alarcon Morris, CAM, ARM, FBS Property ManagementPete Ceccherini, RG Investment Real Estate Services, Inc.Kendra Morris Bork, Cambridge Management Group, Inc. Susan Adams, ASAP Drain Guys & PlumbingJ. Kathleen Belville, Independent Owner-Vice-ChairMichael McNally, Pacific Commercial Management Inc.

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

RentalOwner March 2016 3

As SDCAA President,

I get the opportunity to

meet with various individuals, groups, and elected officials. Only three months into my term, I already have met with dozens of business, community, and elected leaders – I will be traveling to Washington, DC early this month and to Sacramento at the end of this month meeting hundreds of rental housing professionals and elected officials advocating for issues important to the SDCAA.

Representing our Association takes an enormous commitment, but it is time well spent because I get to interact with the community and explain what the SDCAA is all about. When most people think of the SDCAA, they think about landlords who own lots of apartments and rental properties. They don’t see hundreds of small independent rental owners, individual brokers, real estate agents, contractors, subcontractors, suppliers, and many other small businesses that form the SDCAA. People and groups unfamiliar with our Association don’t know that we are predominantly comprised of family-owned and operated small businesses trying to make ends meet and provide a livelihood for themselves and the people they employ. As President, I inform decision makers and groups that we are as diverse as San Diego itself facing many of the problems like any other segment of the population. We also worry about taxes, politics, the economy, and the environment.

The SDCAA is about helping San Diegans that house other San Diegans. This year, I wanted the SDCAA to find homes for 200 homeless veterans, and partner with the City of San Diego, County of San Diego, and other business and community groups to house 1000 homeless veterans in San Diego.

To accomplish our goal of housing the homeless and fixing the region’s housing crisis, we must engage with as many groups and decision makers as possible to show that we are about housing all San Diegans. Every year, we meet with local, state, and federal officials to discuss laws and regulations that impact our industry. Under most circumstances, we are able to convince elected officials to see our point of view. Unfortunately, we can’t convince them every time, but our chances improve when more of our members reach out to their elected officials. Our Association can accomplish a lot if we all participate in the political process In my last message, I spoke about leading by example and educating people about lowering the cost to produce housing. If this can be accomplished, we will create more jobs, improve the economy, and house more San Diegans. Advocating our positions and participating in dialogue will ultimately help us reach our goal of solving the region’s housing problems as long as we remain committed to it.

Jeff Hickox,CPM®,PresidentSan Diego County Apartment Association®

Jeff HickoxRG Investment Real Estate Services, Inc.

2 0 1 6 S D C A A P r e s i d e n t

4 | RentalOwner March 2016

In my February message, I focused on the importance of education and that knowledge is a powerful

commodity. While we keep some information proprietary, some information is too valuable not to share. As rental housing advocates, we must share that information not only with our colleagues, but we also must share the message with people and organizations that only have a partial understanding of our industry; quite often, we must refute misconceptions, half-truths, and misinformation.

Earlier this month, SDCAA members, staff, and I flew to Washington, D.C. for the National Apartment Association’s annual Capitol Conference on March 8-9. Hundreds of rental housing advocates converged at the Nation’s Capital to discuss and advocate for federal legislation important to our industry. For example, the NAA and SDCAA will urge Congress to approve H.R. 3765 – a bill that would give a business owner/landlord up to 120 days to cure an alleged ADA design defect prior to the initiation of a lawsuit. Later this month, we will travel to Sacramento for State Lobbying Day to meet state legislators to discuss bills that affect our industry such as “Split Roll” or amending Proposition 13. Our advocacy doesn’t stop there,

Aaron Read & Associates (our state lobbyist), the California Rental Housing Association (Cal-RHA), our members, and staff communicate with elected officials on state legislation important to the SDCAA. At the local level, our public affairs team and our volunteers meet with city and county officials to discuss local ordinances and regulations affecting rental housing – but we still need your help. Your voice is very important during this election year, so we hope more members will help promote our causes. Please contact the SDCAA if you would like to get involved. Don’t forget to visit the Legislation tab on the SDCAA homepage to get updates on local, state, and federal issues. 2014 Past President Stacy Wells’ column will focus on the topic of education on page 22. Learn more about the SDCAA’s Rental Housing Scholarship Program on page 39. We have a calendar of events on page 24, and our Local Legislative Update on page 12.

The Certified Apartment Manager and Certified Apartment Supplier credential programs begin this month. Visit the SDCAA’s 2016 Education Conference and EXPO homepage for class and event schedule, interactive floorplan listing our exhibitors, attendee registration, and more!

Maximize Your Membership with:

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Contact usPlease 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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Civil Actions Travel Expenses & Interpreter Costs: California Code of Civil Procedure 1033.5 was amended to provide that a prevailing party in litigation can recover travel expenses to attend depositions and certified or registered interpreter costs.

Electronic Signatures: Electronic signatures have been added to the list of defined terms used within the California Code of Civil Procedure. Electronic signatures have been defined as “an electronic sound, symbol, or process attached to or logically associated with an electronic record and executed or adopted by a person with the intent to sign the electronic record.” This law paves the way for courts to use electronic signatures, by declaring that electronic signatures by a court or judicial officer will have the same effect as an original signature.

Shriver Act: Los Angeles, San Diego and Sacramento counties continue to be heavily impacted by the Sargent Shriver

2016 Court Developments and

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By Kimball, Tirey & St. John LLP

RentalOwner March 2016 | 7

Civil Counsel Act (“Shriver Act”). The Shriver Act was signed into law in the fall of 2009 and gives low-income residents the right to an attorney in unlawful detainer actions. The implementation of the Act has resulted in a much larger number of attorneys representing tenants, increasing the amount of contested cases, as well as complicating these matters by serving discovery and demanding jury trials.

The Shriver Act is a pilot project which is set to terminate after six years (2017) unless extended by the Legislature prior to that time. During this trial period, the Judicial Council was tasked with conducting a study to demonstrate the effectiveness of the program. On or before January 31, 2016, the Judicial Council will report its findings to the Legislature and Governor. If the Legislature and the Governor find that the program has been effective in assisting defendants in unlawful detainer actions, the program could be made permanent and applicable to all unlawful detainer actions in California.

Important Landlord/Tenant Law Appellate DecisionsBorsuk v. Appellate Department of the Superior Court: For the past thirty years, tenants have been able to exploit a judicially created loophole - known as a Delta Motion - to delay their evictions. The motion was named after the 1983 case of Delta Imports, Inc. v. Municipal Court. This case gave tenants the right to bring a special hybrid motion which acted both like a motion to quash (challenging the validity of the service of the eviction papers) and a demurrer (claiming that the eviction complaint does not state a valid cause of action) despite the fact that this procedure was not authorized by the unlawful detainer statute.

More recently, courts expanded the Delta motion to allow tenants

to set pretrial evidentiary hearings on whether or not the landlord had properly served the notice to pay rent or quit. Thus, landlords were essentially forced to go to trial twice, once to prove they served the notice and then a second time to prove the rest of their case.

In 2015, this procedure was successfully challenged by a landlord in the case of Borsuk v. Appellate Department of the Superior Court. In its decision, the 2nd District Court of Appeals of California reevaluated the Delta decision and held that a motion to quash was not the proper vehicle under which to challenge service of a three-day notice (such as a three-day notice to pay rent or quit). Following the Borsuk case, trial courts are no longer required to hear so called Delta Motions. Chris J. Evans of Kimball, Tirey & St. John LLP represented the landlord in this matter.

511 S. Park View, Inc. v. Tsantis: Many landlords place provisions limiting attorney fee awards in their leases. These attorney fee caps protect both landlords and tenants from excessive attorney fee awards. This is especially important in today’s unlawful detainer climate in which landlords continue to see an increase of jury trial demands.

In 511 S. Park View, the trial court initially awarded the tenant over $12,000 in attorney fees despite an attorney fee cap in the lease limiting the fees to

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$750.00. The trial court held the fee cap was void against public policy.

This Appellate decision overturned the trial court’s ruling, holding that contractual attorney fee caps are enforceable. This positive decision allows landlords to rely upon the attorney fee limits placed in their leases without fear that trial judges will ignore them. KTS was one of the law firms representing the landlord on the appeal.

Olive Properties, L.P. v. Coolwaters Enterprises, Inc.: In this Court of Appeals opinion, the court confirmed existing law finding that the tenant’s failure to pay rent was not an act arising out of the tenant’s right to free speech and petition.

In the underlying Olive Properties case, the landlord filed an unlawful detainer action against a commercial tenant based on a failure to pay rent. In response, the tenant filed an anti-SLAPP motion to strike the unlawful detainer complaint arguing that the unlawful detainer was filed as a result of a lawsuit which the tenant had previously filed against the landlord which alleged a diminution in value of the leased premises due to the impairment of available parking.

The Appellate Court rejected the tenant’s contentions, holding that the unlawful detainer did not arise out of petitioning activity because it was solely and expressly based upon the tenant’s non-payment of rent. The mere fact that the tenant’s lawsuit was filed prior

to the unlawful detainer did not mean that the unlawful detainer arose out of the tenant’s lawsuit. This case was declarative of existing law and helps to preclude a tenant’s filing of an anti-SLAPP motion which can substantially delay unlawful detainer proceedings.

California Court TrendsNotice Requirements: Unlawful Detainer courts statewide continue to strictly scrutinize notices in unlawful detainer cases for compliance with the law. Errors often overlooked by onsite management when preparing notices can end up detrimentally impacting a case.


While essentially the entire notice (whether it be a notice to pay rent or quit, notice to perform covenant or quit, notice to terminate tenancy, etc.) is open to judicial scrutiny, we have seen a pattern in some courts to focus in on specific aspects of the notice.

Service of the Notice: Many courts in the state are requiring the person who served the notice to testify at trial (even if service of the notice was not raised in the defendant’s response). Moreover, a number of judges are requiring testimony to confirm that a personal service of the notice was attempted. The witness must attest that they personally knocked on the door and received no response before posting the notice. If they failed to do so, the landlord will not prevail at trial.

Defendant Names: Courts are looking carefully at the names of the defendants listed on notices. Some courts will only enter judgment against the defendants named on the notice (even if additional defendants are included in the unlawful detainer if they were omitted from the underlying notice).

Settlement Negotiations: We continue to see increased pressure from the local courts to settle unlawful detainer cases prior to trial. In most courts after the parties have “checked in”, the judge will send them out of the courtroom and require them to attempt to settle the matter before returning. With the above in mind, plaintiffs should expect that as part of the trial procedure, the court or judge will require some attempt at settlement prior

to proceeding with trial.

Stipulations for Judgment: When the plaintiff and the defendant in an unlawful detainer agreement have settled the case, they typically enter into a “Stipulated Judgment” which contains the agreed upon terms. If they fail to comply, the judgment can be entered once the judge sees the Declaration of Noncompliance. Some courts, in an effort to preserve what they view as a defendant’s right to a notice or hearing prior to terminating his or her tenancy, will no longer enter a stipulated judgment with just the declaration; they also require an ex-parte notice or hearing. Further, when a defendant is “pro-per” (not represented by counsel), some courts will not consider a voicemail as telephonic notice and, if the defendant cannot be reached over the phone, will require notice be served via overnight delivery or mail. A number of courts also refuse to enforce stipulation provisions which require payment of future rent (such as provisions to “continue to pay rent when due” or “keep rent current”).

Eviction Delays: Unlawful Detainer actions also continue to be delayed as a result of the state budget cuts and subsequent court consolidations and closures, impacting the ability of the clerks and judiciary to process evictions in a timely manner. In addition, the ease of use of the internet gives defendants a resource to discover ways to stall their evictions. One major way is to contest the case which can add weeks or months to the process.

In 2015, the number of contested cases increased by 3% overall statewide. Los Angeles had the highest increase with 5% followed by the San Francisco Bay Area and Sacramento with 4%. San Diego County had a 2% increase in contested cases while Orange County and the Inland Empire experienced a 1% increase. The following are the percentages of unlawful detainer cases so far in 2015 that were contested by county:

San Diego County: 30%Los Angeles County: 38%Orange County: 24%Inland Empire: 24%Sacramento: 27%San Francisco Bay Area: 27%

The good news is that the overall number of unlawful detainers (evictions) filed statewide is declining. This is mainly because as California's economy recovers, the number of unlawful detainers filed following foreclosures drops dramatically. The overall strengthening of California's economy also appears to be the main reason unlawful detainer actions based upon non-payment of rent are also on the decline. Collections: Collections from unlawful detainer and other judgments as well as non-judgment collections are steadily increasing as the economy strengthens. However, cases alleging violations of The Federal Debt Collection Practice Act (FDCPA) and its state equivalent are on the rise in California and throughout the nation. Ambiguities in state and federal debt collection laws establish


fertile grounds for lawsuits guided by legal theories and interpretation to be ultimately decided upon by the courts. ADA Litigation: Litigation alleging ADA (Americans with Disabilities Act) violations have focused more heavily on multifamily properties and less on commercial business establishments in the last two years. Fair Housing Litigation: Fair housing litigation may increase in federal courts due to the recent Supreme Court decision allowing the disparate impact theory to serve as a basis for a fair housing violation. In California, the Department of Fair Employment and Housing (DFEH) must file a lawsuit in Superior Court if it wishes to pursue an alleged violation of fair housing laws

if they make a determination from an investigation that there is probable cause to believe a violation of law exists. Before filing such a lawsuit, DFEH is required by law to attempt mediation but at this stage both the Department and the Complaining party know how the Department is likely proceeding and are less flexible in mediation to resolve a case. If mediation is unsuccessful, then the DFEH may proceed to file a lawsuit. If the DFEH prevails in a lawsuit, they are entitled to seek to recover their attorneys’ fees and court costs (including all costs associated with litigation such as discovery costs and expert witness fees).

In addition, we believe the Legal Department at DFEH will be looking to pursue litigation based

on “pattern and practice” violations. This means that during the course of investigating a complaint, they may demand to look at policies and procedures for all properties that a company owns or manages in California to see if there are any discriminatory patterns or practices. About the author: Kimball, Tirey & St. John LLP is a

full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. If you have questions, please contact your local KTS office. For contact information, please visit our website: www.kts-law.com. For past Legal Alerts, Questions & Answers, and Legal Articles, please consult the Resource Library section of our website.

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Legislative• SDCAA partners with County, San Diego City and others to house homeless veterans• San Diego infrastructure funding measure approved for June ballot• Heightened opposition to developments in the College Area a part of larger debate

UpdateLocal

SDCAA partners with County, San Diego City and others to house homeless veteransThe San Diego County Apartment Association (SDCAA) participated in several press conferences last month with the County Supervisors, San Diego City elected officials, San Diego Housing Commission and other community groups to announce several initiatives to tackle homelessness. The City and County of San Diego in separate announcements pledged to cooperate with each other and other groups to help the homeless.

The San Diego County Board of Supervisors unanimously approved the “Project One for All” program. The program will provide 24-hour comprehensive health care, substance abuse, housing, employment and other services to the

homeless with mental illnesses. The program builds upon the Project 25 pilot project, which is currently assisting 37 individuals. The County will work with local cities, housing authorities, and business and community groups to administer the program.

San Diego Mayor Kevin Faulconer also announced the start of the “Housing our Heroes” program. The goal of “Housing our Heroes” is to find apartments for 1,000 homeless veterans this year - there are approximately 1,700 homeless veterans in San Diego County. The San Diego County Apartment Association, San Diego Housing Commission, San Diego Regional Chamber of Commerce, and other organizations will help the Mayor identify available apartments. The initiative will cost $12 million, but Faulconer will ask the City Council to contribute $4 million to start the program; the rest of the money

RentalOwner March 2016 | 13Contact him at: [email protected] or SanDiegoApartmentBroker.com or 619-889-1031

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will come federal and state subsidies and other sources.

2016 SDCAA President Jeff Hickox announced a similar initiative to find housing for 200 homeless veterans at the Mark of Excellence Awards Dinner last November. SDCAA President Hickox is looking for member property managers and owners who are interested in making vacant units available to homeless veterans. If you would like to participate or learn more about Program One for All, Housing Our Heroes, or other programs, please visit the SDCAA’s ‘Helping the Homeless’ homepage at: http://www.sdcaa.com/helping-the-homeless.html.

San Diego infrastructure funding measure approved for June ballotOn February 8, the San Diego City Council approved 7-2 a modified version of Councilmember Mark Kersey’s “Rebuild San Diego” Infrastructure funding measure. The Council directed the City Attorney’s office to draft the ballot language to have the measure placed on the June ballot for voter approval. The measure will ask voters to amend the City Charter to dedicate money from future sales tax growth and money from reduced pension payments for improving existing or building new city facilities; the dedicated money will be tied to the Consumer Price Index (CPI), and none of the money will go towards paying for a new

NFL stadium, expansion of the San Diego Convention Center, or other projects connected with other bond measures. The modified version of the measure, if approved by voters, would provide between $2.5 to $3B over the 25 years; instead of $5B over the next 30 years. Since the measure does not impose new taxes, it only requires a simple majority vote. The compromise includes the CPI provision, and assumes future sales tax rate of 3.5 percent, not 4 percent under the original plan.

The City Council, by a two-thirds vote, will have the ability to opt out of the funding plan if the city enters a recession. Councilmember Todd Gloria and David Alvarez were the two dissenting votes. They criticized the measure saying that it will not provide enough funding for


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the city’s existing needs and dedicating future monies from pension savings and sales taxes growth could take away funding from other vital city services.

Supporters acknowledge the funding measure will not solve all of the city’s infrastructure deficiencies, but it is a step in the right direction. The measure also includes streamlining provisions to ensure the money is spent more efficiently, and could set a precedent for similar measures in the future. The City Attorney plans to present the final version of the ballot measure language next month to the City Council for a final vote. If approved, city residents will have an opportunity to accept or reject the measure in June.

Heightened opposition to developments in the

College Area a part of larger debateA bigger debate is taking shape about future development in the College Area. Whether it is opposition from local residents to the growing number of Rooming Houses or proposed apartment complexes, the City of San Diego, San Diego State University (SDSU), and nearby residents will soon need to address planning in the College Area.

Last November, Councilmember Marti Emerald and a group of College Area residents criticized San Diego’s Rooming House and High Occupancy ordinances before the City Council. They believed the ordinances were not strong enough to limit the growing number of mini-dorms in the College Area and in nearby neighborhoods. Emerald and the residents asked the City Council

to adopt stronger rules that would curb new rooming houses, or mini-dorms, in the College Area and nearby communities. The group asked the Council to create a mini-dorm ‘overlay zone’ for the College Area, impose a moratorium on home renovations on single family homes that have four or more bedrooms in the College Area, change off-street parking

requirements, and require the annual $1000 fee for houses or apartments with six or more adult occupants be increased considerably. While no action was taken by the City Council, the City Attorney’s office said it will review Emerald’s proposals and bring the issue to the Council’s Smart Growth and Land Use Committee for discussion in the future. To date, the Committee has not discussed the proposals offered by Councilmember Emerald.

Most recently, a group of college area residents filed a lawsuit against City of San Diego, San Diego State University Foundation, and Capstone Development Partners over a proposed 91-unit, 351-bed apartment complex. The resident group accuses San Diego and SDSU of trying to build student housing in disguise of an apartment project, and contests the validity of a 2004 environmental study the city used for another smaller scale project. The group also says the development of the apartment project will cause the residents “irreparable harm” and violates the California Environmental Review ACT (CEQA). So far, the group was successful in getting the developer to reduce the number of units. The court handling the case is expected to make a ruling this July. The SDCAA will continue monitor the situation and report any


As you are all aware, the California Legislature returned on January 4, 2016 and, with the bill

introduction deadline looming, we are beginning to see a slew of housing related bills that SDCAA will need to address and track throughout the 2016 legislative year. Since their return, SDCAA and its lobbyists have been spending time reading and flagging introduced bills that may affect SDCAA and the rental housing industry. We have been meeting with various interest groups trying to build strong coalitions to oppose legislation that adversely impacts the industry. We are beginning to see bill introduced that does just that: • SB 1093 (Hancock) Split

Roll - This bill would state the intent of the Legislature to enact legislation necessary to implement the transition to the assessment of commercial and industrial property on a periodic basis as would be

provided pursuant to Senate Constitutional Amendment 5 of the 2015-16 Regular Session

• SB 1053 (Leno) Section 8 - This bill would amend the definition of “source of income” to also include specified federal, state, or local housing assistance or subsidies paid either to the tenant or directly to the landlord on behalf of the tenant. This will mandate that owners of all rental housing in the state to accept applicants with public subsidies,

There will be more to come and we expect to see other bills in 2016 that increase the authority for locals to impose housing affordability requirements and place further restrictions on property owners, interfering with the rules on rent control, requiring local affordable set-asides on new housing, further restricting the Ellis Act and generally expanding tenant rights.

We will have a better grasp after the bill introduction deadline which is February 19th. Legislative Analyst’s OfficeThe LAO released their study; Perspectives on Helping Low-Income Californians Afford Housing (http://www.lao.ca.gov/Publications/Report/3345) concluding that policy makers primarily focus on expanding efforts to encourage private housing development to address the affordable housing crisis in California and less on existing government programs that subsidize construction or impose rent control. Of course this will not be easy, “removing barriers to private construction, however, will take time and a political shift.” It when on to say, “Doing so will require policymakers to revisit long–standing state policies on local governance and environmental protection, as well as local planning and land use regimes.”

California

Aaron Read & Associates


The report notes that it’s simply unrealistic to expect that current strategies to prevent displacement, like voucher and affordable housing production programs, will meet the growing need for affordable housing. According to the report, “While affordable housing programs are vitally important to the households they assist, these programs help only a small fraction of the Californians that are struggling to cope with the state’s high housing costs. The majority of low-income households receive little or no assistance and spend more than half of their income on housing.” The report says, “Extending housing assistance to low-income Californians who currently do not receive it — either through subsidies for affordable units or housing vouchers — would require an annual funding commitment in the low tens of billions of dollars. This is roughly the magnitude of the state’s largest General Fund expenditure outside of education (Medi-Cal).” The report also highlighted the ineffectiveness of rent control policies, while they may benefit some existing tenants, doesn’t actually do much to address the problems in the long term because price controls don’t add new housing. “Households looking to move to California or within California would… continue to face stiff competition for limited housing, making it difficult for them to secure housing that they can afford. Requiring landlords to

charge new tenants below-market rents would not eliminate this competition.” “Households would have to compete based on factors other than how much they are willing to pay. Landlords might decide between tenants based on their income, creditworthiness, or socioeconomic status, likely to the benefit of more affluent renters.” The link to the report is included above. SDCAA and Aaron Read & Associates will continue to work to keep you informed about legislation that affects your industry and we look forward to seeing some of you on March 30, 2016, for SDCAA & CalRHA legislative day….

Aaron Read & Associates

Aaron Read

Pat MoranJennifer TannehillTerrance McHale

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 31)

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

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June 15-18, 2016San Francisco

Dear SDCAA Members,

As you may know, the 2016 NAA Education Conference & Exposition will be held on June 15-18,in San Francisco. To make this conference a success, we call on you to get involved by donatingsome of your time during the conference as an NAA Concierge Volunteer*.

NAA Concierge Volunteers are required to:• Commit a full 4 hours of their time during the 2016 NAA Education Conference & Exposition• Attend a concierge training on June 14 or June 15• Agree to be properly attired – NAA shirt and black or khaki pants• Provide exceptional customer service to conference attendees

In exchange for your time and commitment, NAA will offer a discounted registration rate – a saving worthover $500 and includes the conference materials and access to:

• All the Education Sessions• Two General Sessions• Exposition• Thursday and Friday Lunch• Maintenance Mania® National Championship

Should you wish to attend the Thursday Night Party, tickets are available for $200.*

To volunteer, please register at www.naahq.org/educonf and type in the code 16HOST. Note that all shifts are first come, first served. More details will be provided once you have registered.

*Suppliers are not eligible for this offer.

Register Now! www.naahq.org/educonf

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On March 8 and 9 NAA \hosted its annual Capitol Conference and brrought

before Congress some of our most important issues. I say some because there are of course many, many concerns about which we would love to bend a Representative or Senator’s ear. To really be effective, however, we have to hone in on a couple of topics. This year those issues are reform of the Section 8 program, enabling a right-to-cure period for alleged violations of the Americans with Disabilities Act (ADA) and reform and reauthorization of the National Flood Insurance Program (NFIP). Here is how we arrived at this particular list and why you should care.

Selecting issues for Lobby Day is complicated. First, you must identify topics that are of

actual concern to the industry. Second, it’s preferable for the issues to come with a specific “ask” or request to take action. “You should support apartment housing” is great but “You should support apartment housing by sponsoring this legislation” is better. It gives Members of Congress a specific action and allows us to track whether or not they agreed to our request. Finally, speaking to issues that are moving in Congress makes us timely and more likely to be on the radar. All three of the 2016 Capitol Conference issues hit close to home for a significant portion of NAA members. For example, many members interact with the Section 8 program in some way, either by choice or by local mandate. The program, while critical to affordable housing, can be extremely burdensome for owners and reform is something on which

the apartment industry has been working for over a decade. There is bipartisan legislation on the table that mitigates some of these burdens. The House of Representatives has already passed the bill with NAA’s support. We need to thank them and prod the Senate to take action. This benefits owners who participate in Section 8 now and in the future.Compliance with the ADA is a central part of everyone apartment owner’s regulatory life. As our members strive to create and maintain accessible communities they encounter complex even conflicting guidance. As well, there are

v i e w

By Greg Brown, Vice President of Government Affairs, NAA

from


differing opinions on compliant design and construction standards as well as the role of proven alternative methods of achieving accessibility goals. This results in lots of litigation. A growing trend is litigation initiated purely for financial gain and not to increase accessibility. Our view is that the focus ought to be on curing design or construction defects not generating settlement fees. To that end, we support bipartisan legislation to allow for up to 120 days to cure an alleged ADA violation before litigation can be initiated.

According to the National Severe Storms Laboratory, flooding causes more damage and takes more lives than any other kind of severe weather-related event. Losses average $5 billion per year. Multifamily structures face

significant, unique challenges when it comes to mitigating for flood damage. And, while most multifamily mortgages require flood insurance coverage, there is a lack of affordable, private coverage in the marketplace. As a result, the NFIP is critical to managing risk and protecting multifamily investments. The program expires in September of 2017 and is in need of reform to ensure its long-term financial viability, increase its effectiveness for multifamily owners and reduce exposure for the taxpayer. Though expiration of the NFIP is 18 months off, the Congressional calendar between now and then is not our friend. Being an election year, we essentially lose the latter half of 2016 for any real legislating. Likewise, next year a new Congress and Administration will be getting settled which

also will cost at least the first few months of the year. There is bipartisan, bicameral legislation on the table right now that we need to support to keep the ball rolling on NFIP reform and reauthorization.

All of the issues for the 2016 Capitol Conference have real impacts on apartment communities and there is legislation moving now to address them. Even if you cannot come to Washington, D.C. to participate in the Capitol Conference, you can still help our advocacy efforts by meeting with members of the House in their district (they will be on recess during the Capitol Conference so we in D.C. will have staff all to ourselves!). Contact your local affiliate or anyone on the NAA Government Affairs staff for more information.

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We have all heard the phrase, “knowledge is power” and that

could not be truer within the rental housing industry. Early in my career I had a supervisor who made a suggestion during my annual review that I needed to start to seek out “continuing education.” I thought to myself, this guy is crazy, I had a Bachelor’s Degree from a good school, was new in my position and why wasn’t he just teaching me everything I needed to know. I had no idea that my supervisor was actually giving me the ticket I needed to start an entirely new career path.

Sure, I had a college degree but it had absolutely nothing to do with property management. As I started to seek out continuing education I quickly realized it wasn’t a college degree that my supervisor wanted me to have, it was an education about my current position.

Today, continuing education is the cornerstone of our industry. It is important for a wide variety of reasons and doesn’t just benefit the person getting the education but the company that employs them.

1. Continuing education is critical to stay in tune with the advances being made in the industry. Although the rental housing industry may have been late to the party in the technology arena, technological advances have skyrocketed in the last few years. The technology is constantly changing and improving. As a result, the industry in a whole is advancing and it is important for each person to keep with the pace in order to remain competitive in today’s climate.

2. With advancement comes new legislation. Everyday new laws are being passed at both the state and local levels. It is critical for all property managers to know

and understand the current laws. Continuing education is the right place to go to ensure you remain current with all factors affecting the world of property management and rental housing ownership. Fair Housing litigation is on the rise and continuing education is one way to combat the issues.

3. Continuing education is important for your current position but may also help you advance in your career goals. Attending a class about your current position will not only give you a better understanding of your role it will give you new skills to help you be more successful. Attending a class is a networking opportunity that gives all individuals a place to be exposed to new ideas and the very best techniques. These are all things you can bring back to your employer to make your property successful in achieving the goals of the owner.

Stacy Wells, SDCAA Past-President 2014, Director of Property Management, R&V Management Corporation

The SDCAA Past President’s column is an opportunity for our past presidents to provide their expertise, experience, and perspective on various topics affecting the rental housing industry. In addition to expressing their personal views on the industry, the Past President’s column provides industry insight, practices, and opportunities that are necessary to keep today’s rental market vibrant and lucrative.


This year, SDCAA will be offering a variety of continuing education classes that will assist any position within our industry. Whether you are a small owner, industry partner, maintenance technician, or employed by a large property management company, SDCAA has a class for you. I encourage you to attend a class in 2016 to keep yourself relevant, your employer inspired, and our industry the best it can be.

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Education Events&SDCAA

March

c a l e n d a r

8 Keys to Locking out Lawsuits and Lowering TaxesTimes: 10:00am-12:00pm

Location: SDCAA OfficesWith the current economic difficulties, people are more likely to resort to acts of desperation to get by. Taxes are climbing increasingly higher, and the nation in general has accepted the idea that lawsuits are a legitimate way to get income, even if the lawsuit is filed under false pretenses. This course will teach you how to protect 100% of your personal and business assets while reducing your taxes with the same tools.

MarchCommittees3 Executive Supplier Coucil9:00am-10:30am10 Editorial Advisory Board9:00am-11:00am11 Education Committee9:00am-11:00am11 Legislative Steering Committee12:00pm-2:00pm12 Membership Committee 9:00am-11:00am18 Mark of Excellence Committee9:00am-11:00am

16 Certified Apartment ManagerLocation: SDCAA Office

Enhance your professional growth in the apartment industry by becoming a Certified Apartment Manager (CAM) and take your career to the next level. CAM training helps you manage your apartment community and your team more effectively.

Dates and Times: March 16: 9:00am-5:00pmMarch 17: 9:00am-5:00pmMarch 23: 9:00am-5:00pmMarch 24: 9:00am-5:00pmApril 6: 9:00am-5:00pmApril 7: 9:00am-5:00pmApril 12: 9:00am-5:00pmApril 13: 9:00am-5:00pm

3Evictions 101Time: 9:00am-12:00pmLocation: SDCAA Offices

This Seminar will review the entire process from when the tenant stops paying the rent, through returning the deposit and all of the steps in between. Come hear all about it from the experts! We will cover:• 3 day notice• 30-60 day notice• Proof of service• The tenant filing an answer• Using stalling tactics• Trial date• Sheriff lock out• Final disposition

30 EPA Lead Renovation, Repair & Painting (RRP) CertificationTimes: 8:00am-5:00pmLocation: SDCAA Offices

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.

Become Lead-Safe Certified Today!


Education Events&5Fair Housing

Time: 9:00am-12:00pmLocation: SDCAA Offices

It is imperative that your company/property understand the practical requirments of the law for day-to-day management of properties. SDCAA is always dedicated to the continuing education of the multi-housing industy, so we are offering this course FREE in honor of Fair Housing month. Come and master the procedures you should follow to avoid costly fair housing lawsuits.Topics Include:• Laws and Enforcement• Protected Classes• Immigration Issues• Applications, Screening & Tenant

Selection• Community Policies &

Operational Procedures• Issues During Tenancy

16National Leasing Professional CerificationLocation: SDCAA Offices

Encourage your leasing staff to enroll in the National Apartment Leasing Professional (NALP) designation program to help them learn new skills they are not currently learning on the job, all while increasing your bottom line. This is a great course for the newer employee!

Like real estate, your employees are assets that increase in value through an investment in time and resources. The better your people are at doing their jobs, the more successful you and your communities will be.

This series will take place over 3 days.Day 1: April 26th- 8am-5pmDay 2: April 27th- 8am-4pmDay 3: April 28th- 8:15am-3pm

c a l e n d a rApril Committees6 Executive Supplier Coucil9:00am-10:30am8 Membership Committee 9:00am-11:00am13 Editorial Advisory Board9:00am-11:00am14 Legislative Steering Committee12:00pm-2:00pm

AprilOnline Classes

March 23, 2016 Rommel Anacan How NOT to Lose a Resident in 12 Months!

April 6, 2016 Mike Whaling Marketing for the Moments That Matter Most to Apartment Shoppers

April 20, 2016 Anne Sadovsky Fair Housing Myths and Truths...Dispelling Rumors, Gossip, and Misunderstandings!


858.565.6708

Earn your CAM today!

CAM is a nationally recognized designation, created by the National Apartment Association Education Institute (NAAEI) to maximize the experience of the on-site professional. The CAM training helps you manage your apartment community and your team more effectively. The San Diego County Apartment Association offers this nationally recognized CAM designation to apartment industry professionals who want to advance their career path in apartment management. This program is also available online.

2016 CAM Schedule: 03/16, 03/17, 03/23, 03/24, 04/06, 04/07, 04/12, 04/13

GET YOUR CAM TODAY! To learn more about how you can earn your designation or to register:

visit: www.sdcaa.com/current-offerings

Enhance your professional growth in the apartment industry by becoming a Certified Apartment Manager (CAM) and take your career to the next level. CAM training helps you manage your apartment community and your team more effectively.


E d u c a t i o n National Apartment Leasing Professional Certification Course

Your framework for success

Dates: Day 1: April 26, 2016

8:00am – 5:00pm

Day 2: April 27, 2016 8:00am – 4:00pm

Day 3: April 28, 2016

8:15am – 3:00pm

SDCAA Office 5675 Ruffin Road, Ste.310

San Diego, CA 92123

Price:

$419 Member $459 Non-Member

*Prices good for registration before Friday April 18! Any Registration after will include an extra $100 for overnight shipping.

Register online at www.sdcaa.com or fax form below to 858.565.6708. Name: Payment type: AMEX Discover MC Visa

Company/Member #: Card #:

Address: Name on Card:

City: State: Zip: Exp Mo: Exp Yr: Sec Code:

Signature:

*Cancellation Policy: Cancellations only accepted in writing. Any cancellation will result in a $50 materials restocking fee. NO EXCEPTIONS!

You’re already a success. Become a certified success! Encourage your leasing staff to enroll in the National Apartment Leasing Professional (NALP) designation program to help them learn new skills they are not currently learning on the job, all while increasing your bottom line. This is a great course for the newer employee! Like real estate, your employees are assets that increase in value through an investment in time and resources. The better your people are at doing their jobs, the more successful you and your communities will be. Some of the benefits of employees with the NALP professional designations include:

Stronger net operating income performance Increased resident retention Higher level of job satisfaction resulting in lower staff

turnover Mentoring of peers Enhanced team performance

[email protected] │ Phone 858.751.2209 │ Fax 858.565.6708


SDCAA Events Department │ Phone 858.751.2219 │ Fax 858.565.6708

DateApril 19, 2016

LocationSan Diego

Convention Center111 W. Harbor Drive

San Diego, CA 92101-7899

TimeExhibits

9:00am - 4:00pmEducational Seminars

8:00am-5:00pm

Parking$15 Self

Registrationwww.sdcaa.com

42nd Annual Education Conference & EXPO

Have you RESERVED your booth? There is still space availible! Pick your booth on our interactive map!

Sponsorship OpportunitiesWhether or not you are exhibiting at the 2016 SDCAA Education Conference & EXPO, you will want to take advantage of the large variety of sponsorship and marketing opportunities available! Association members rate the EXPO as one of their most valuable member features. In fact, 95% of exhibitors said they are likely to participate in the event again this year. You can’t afford to miss this opportunity!

Questions? Contact [email protected] or 858.751.2219

APRIL 19, 2016EDUCATION CONFERENCE & EXPO

BRING OUT THE SUPERHERO IN YOU!


Honor RollCelebrating 10+ years of membership in SDCAA anniversary monthDangel Properties 1960Tony Allos 1976For Rent Media Solutions 1986Allen Yockey 1987Albatross Apts. 1989Alicante Views 1989Arbor Manor Apts 1989Bay Inn 1989Bel Air Apts. 1989Bonita Heights 1989Brookvale Apartments 1989Copper Hill 1989Debonair Apts. 1989East Winds 1989Fountain Estates 1989Four Winds 1989Grove Meadows 1989Johnston Property Management, Inc. 1989Nestor Regency 1989North Winds Apartments 1989Palm Towers 1989San Remo Court 1989Torrey Pines Property Management 1989Tradewinds Apartments 1989Villa Del Sol 1989Villa La Playa 1989

Village Apartments 1989George Rahe III 1996Asset Property Management 1998San Diego Housing Commission 1998Westwood Village Apts 1998Patrick F. McMillin 1999Acacia Enterprises 2000Antonia Seng 2000Arlene Simpson 2000AT&T Connected Communities 2000Atlas Management Group 2000Brown-Freeman 2000Centre City Property Management Company 2000Charles Dashiell 2000Charles Davis 2000Cheryl Harper 2000Dakmin, Inc. 2000Dan and Marci Kaufman 2000Daniel Klausenstock 2000Darrell E. Holt, CPA 2000David Mallett 2000Doris McDowell 2000Florence Labo-Crick 2000Herbert J. Seagrim 2000Herman Miller 2000John Griffith 2000Leland Cook, III & Mary A. Dart 2000Linda Steenson 2000Ludecke Investment Properties, LLC 2000Mary Sandra Schroeder 2000Matt Jurlina 2000Michael Chasin 2000Miles & Associates LLC 2000Mission Bay Realty 2000Ocean Village Apartments LLC 2000Olive Tree Apartments 2000Park Place Garden Apartments 2000Pat Marinos 2000

Patricia A. Melville 2000Paul Hastie 2000Peter Mallen 2000Porfirio B. Danque 2000Randy and Jan Fleetwood 2000Rehmann Realty Group 2000Richard Ramsey 2000Robert & Barbara Astarita 2000Sally Nesbitt & Cathy McLean 2000Scott and Quinn Property Management 2000Seaport Realtors 2000T&C Properties 2000Waite Real Estate 2000Westwood Village Apts 2000William Pape 2000La Scala Apartment Homes 2001Allison L. McGee 2002Charles Pratt 2002Nicole Gauthier 2002ACI Apartments 2003Casa De Helix Apts 2003Evelyn Sanders 2003Sal & Alice Dalfio 2003Joni Skinner 2004Patricia Wert 2004Robert Tortora 2004Roberta Raasveld-Inamdar 2004Stadium Arms 2004The Clay Family Trust 2004ABAMSM LLC 2005Colonnade at Fletcher Hills 2005Ed Mulhern 2005G. Rochelle Brinton 2005Jerry Van Wey 2005Karen Roslie 2005Seaside Residences (Rose Marie Castellano) 2005Sharon Whitley-Larsen 2005

OwnersTamara BondMartin Manor LLCGloria J. WilliamsBrownell Asset management, LLCCalma Family TrustEric KleymannTimothy HuntJeanine Naviaux

Property ManagersEagle Glen ApartmentsAriva ApartmentsOcean Breeze ApartmentsWest Park Apartments

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Focused on Your Success in North Park, Normal Heights, University Heights & Kensington

By Terry Moore, CCIM,

This series will interest you, wherever your apartments are. Over the next year we will update

SDCAA members on value trends in our 25 most active zip codes. Perhaps you’ll save the article about your area.

We start with these areas because more Rental Owner readers own here and have owned here than any other part of the county.

A third of North Park and the 92116 buildings have sold in the last decadeIn other words each year scores of families adjust their portfolio. It is easy

Values have climbed 30- 50% in the last four years in North Park, 92104,

and Normal Heights, Kensington & University Heights, 92116. That

remarkable growth exceeds wages, inflation and the stock market. These trends show that central San Diego

apartments are escalators to wealth.


to buy or sell in high volume zip codes. So it is easy for investors to move equity into or out of these zip codes.

Changing PerspectiveFor most of the past 30 years, North Park has been valued 10% higher than City Heights, 92105. Today, the spread often exceeds 20%.

Ten years ago, North Park’s values were similar to La Mesa and Chula

Vista. In 2016, investors perceive North Park as almost on par with Pacific Beach. Historically 92116, the zip code north of 92104, has been valued 5- 10% more. In the last few years that gap has narrowed.

Those perception changes are huge. What caused the changes?

NeighborhoodsNorth Park, zip code 92104, spans from east side of Georgia to

west side of Cherokee, (37th 1/2 street), about half way between I-805 and I-15. 92116 extends from Meade north to the cliff overlooking Mission Valley and from Highway 163 to Fairmont. 92116 includes scores of million dollar homes.

In September 2012, Forbes reviewed more than 250 desirable neighborhoods nationally, from 50,000 zip codes, seeking the nation’s ‘hipster’ zip codes.

Based on popular amenities such as walk-ability, number (and quality) of coffee shops and food trucks, frequency of farmers markets, and the percentage of resident “creative professionals,” Forbes declared 20 zip codes nationally to be the new havens for hipsters! Values skyrocketed in those trendy communities.

North Park, 92104, placed #13 on that list. Some cynics might consider the 92104 neighborhood as older, with lean parking. In reality, the mid-century architecture, the multicultural blend of residents, the bustling art scene and the local food culture have put our beloved North Park on the national map!

Quick access to freeways and jobs downtown and Mission Valley also enhance popularity for 92104 and 92116. Affluent “Millennials” (born in the 1980s and 1990s,) have fallen in love with the walk-able neighborhood and its farm-to-table restaurants, craft brew pubs, and unique galleries and shops. They pay premium rents for these areas.

Some smart investors are

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renovating vintage 92104 and 92116 assets. The updated housing brings in a higher income and a better educated tenant. $25,000 per unit of intelligent upgrades can raise rents from 30% to 50%!The improvements are less intense than condo conversion.

North Park, University Heights, Normal Heights & Kensington have been vital to San Diego for generations. That won’t change.

Math behind the graphsOver the last four years the values have steadily increased. About 400 “arm length” sales are represented. Appraisers estimate value based on the preceding year’s sales. Each graph shows a 12 month rolling average; each data point averages all the sales in in preceding year. So the earliest point shows average of 12 months ending December 2011. The last data point averages the 12 months ending December 2015.

Three measures of value reveal the three main ways that lenders, appraisers and investors judge apartments. Most Rental Owners readers are affluent. This short section reminds you about the math and the terms.

Dollars per apartment, $/unit, is simply the average price per apartment unit. Its weakness is that it ignores unit mix and income.

Gross rent multiple (GRM) is the value divided by the current income. It shows how many years of potential income the buyer pays. A property that sells for $1,500,000 and has $100,000 potential annual income sells for

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15 GRM. GRM fails to consider unit mix and square footage.

Dollars per rentable square foot, $/Sq Ft, measures value in relation to rentable area. If a $1,500,000 property had 6000 square feet of rentable area, it is worth $250 per square foot. This measure neglects unit mix and income.

Here’s an example of the three measures at work. Two properties both sold for $1,500,000. Both had ten units. Each sold for $150k/ unit. One had smaller units, a total of 5000 square and so sold for $300 SF= ($1500k/ 5000). The other had bigger units, 6000 SF, and sold for $250/ SF ($1500k/ 6000). One was not yet renovated and had low rents $100k, so sold for 15 GRM = ($1500k/ $100k). The other one was upgraded, had $125k rents and sold for 12 GRM = ($1500k/$125k).

Use all three measures when you assess property. A nurse won’t rely on one measure to assess your health because three measures (temperature, blood pressure, and weight) give a better picture of your health than any one measure alone. You shouldn’t rely on just

one either.

Conclusion92104 & 92116 have benefited from the economic rebound and improved demographics. As you reflect on your next decade it may be time to consider whether your current holdings are best for your family in the years ahead. Save

this article, even if you’re not ready to sell yet. When you are ready, pull it out of your file.

Curious about your property’s value?As an SDCAA member you can receive a complimentary, confidential value estimate. Contact our team to learn the value of your apartments. We will value about 100 buildings this year. For a generation our team has been focused on your success.

About the Author: Terry Moore, CCIM is part owner of ACI, San Diego’s highest volume apartment firm. He served seven years as SDCAA and State Association Director. ACI has closed more 92104 & 92116 transactions than the next three competitors combined. Reach Terry at 619-889-1031, or [email protected] or SanDiegoApartmentBroker.com

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SDCAA Education Scholarship

In 2015, the San Diego County Apartment Association’s (SDCAA) Board of Directors formed the Rental Housing Scholarship Program with seed money from RG Investment Real Estate Services, Inc. This generous donation was made to honor to long-time SDCAA member and past president, Larry Gittins.

In 1998, Larry Gittins was awarded one of the SDCAA’s highest honors, the Industry Achievement Award, presented each year as part of the Mark of Excellence Awards gala. In an interview, Ted Kimball said of Larry Gittins, “During the years I have known Larry, I have witnessed his diligent and courageous efforts to bring about better conditions for San Diego’s rental housing industry.” A founding partner of Radelow/Gittins Real Property Management Corporation, Larry served on the Board of Directors for SDCAA from 1991 – 1998, serving as President in 1994. He was committed to the Association’s success and took valuable time to teach property management classes for its membership.

Our industry lost Larry in June, 2014. He left behind a legacy of commitment, innovation and results – three pillars on which the renamed RG Investment Real Estate Services, Inc. is based. Larry also left his mark upon the Association where much of his vision is still evident.

I was chosen as the 2015 recipient of the scholarship and have used it to participate in a class offered by the National Apartment Association Education Institute (NAAEI). The Certified Apartment Portfolio Supervisor (CAPS®) course was offered on the East Coast in mid-February, 2016.

WhatistheCertifiedApartmentPortfolioSupervisorProgram®The CAPS® program is an in-depth review of property management principles and techniques used by the professional supervisor. The coursework includes:

• The Legal Responsibilities and Risk Management aspect of supervision, • Financial Management, • Property Performance Management,

Because a good education is the greatest gift you can give yourself or anyone else.

– Mahtab Narsimhan{ }

By Lucinda Lilly, FBS Property Management

2015 SDCAA Scholarship Recipient


• Property Evaluation and Due Diligence, and

• Effective Leadership.

As a member of the National Apartment Association Education Institute’s faculty, earning the CAPS® designation will also allow me to give back by teaching the course not only to our members, but also to members of other apartment associations.SDCAA is currently the only association on the west coast to offer the designation course with NAAEI faculty members.

Perserving the integrity of the industryMy thirty-year career in the property management industry has been founded on educating myself and others to preserve the integrity of providing mindful counsel to rental property owners who provide quality housing to a wide variety of renters. Having first been introduced to the Association in 1986, I quickly learned the value of an organization that is committed to making a difference through leadership and ownership.I joined Fjellestad, Barrett & Short (FBS) as V.P. in early 2012. Since my initial SDCAA involvement I had been aware of this company’s history and reputation. However, I would not have guessed how different their approach to real estate investment. I also couldn’t have known how useful my previous experiences would prove to be. The FBS philosophy is that independent rental ownership provides the answer to wealth management and retirement income. We

support this approach with an uncommon depth of Advisory and Management services combining advanced technologies with leading-edge systems to create strategic financial results. I am grateful to play a key role in the company’s continued growth,

policy-making and individual professional development and enjoy their support of my involvement with SDCAA.

I have served the Association in many capacities over the years: Education Conference and Expo


Committee, Education Committee, Rental Owner Advisory Board, Legislative Steering Committee, Mark of Excellence Committee, San Diego Multi Housing Corporation, and the SDCAA Board of Directors. Serving the Association has provided me with experiences and opportunities to share ideas with leaders in our industry. Because of my involvement, I am much more able to support our community, my company colleagues, our clients, and our renters.

I would like to express my gratitude to SDCAA for the award of the scholarship and to RG Investment for providing the funding to launch such a great opportunity for our members in the future.


It was my distinct privilege to design the curriculum and teach SDSU’s first upper division course in Principles

of Residential Property Management: Finance 496, spring semester, 2014. This latest teaching opportunity caused me to think back to 1970 when I took over a Real Estate Law class as a favor for an attorney friend that had become over committed as a new partner at his firm. I was captured by the necessary preparation and the ongoing dialogue that this classroom required. I continued to teach this and other real estate courses for the San Diego Community College District for nearly a decade. During this same decade I taught statewide for the California Realtor Institute. Later I was recruited as an instructor for the designated coursework developed by the National Apartment Association. My expanding business responsibilities reduced my classroom opportunities but I continued to enjoy that same drive to prepare and interact with radio, television and public seminar audiences during the next decade. More recently, in conjunction with my national counterpart Carol Levey I have enjoyed thousands of classroom hours with aspiring

individuals throughout the U.S: rental housing industry companies, associations and education conferences. Education has always driven me as a curious student, taken me from coast to coast in search of other students and given me experience that stokes continued passion for ideas, people and property.

The Backbone of the IndustryThough rarely heralded as the most prestigious professional choice property management has long been considered by real estate insiders as the backbone where the heavy lifting is done on a daily basis: operating profits, customer service, sales and marketing, risk and financial control, people and priority skills. Business management has evolved as regional and national companies have gotten into the game with the result that property management has emerged as the career of choice for those seeking the complete practice of business management. The successful executive and/or entrepreneur in this field will require mastery of the essential skill sets (financial, operational, marketing, people and technology) and will seek commensurate opportunities. Excellent educational offerings are essential to this evolution.

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Continued Growth Through Education in Rental HousingBy Neil Fjellestad, FBS Property Management


There is a well-developed career ladder in property management with good salaries. Real estate development and transaction volume may not consistently regain pre-recession levels for years and will continue to be manipulated by external political, socio economic forces. By contrast, both new and existing buildings must be managed resulting in steady demand for professionals in property management.

MillennialsThe millennial generation is as large as the baby boomer generation and they have been stalled in their respective maturational patterns.It is thought that millennials will remain renters longer and/or choose a rental lifestyle. There is also increasing evidence that boomers are returning to rentals either for lifestyle or financial reasons. As employees millennials are seeking a work lifestyle as well while their parents are re-evaluating retirement definitions and goals. Continued growth in rental housing is an essential link to both where we live and work. Interestingly, these two dominating generations can be seen as both counter weights and competitive to each other in both housing and employment. Even on the commercial side, business has been not only stalled because of a recession. The re-invention of work and productivity as a result of advance technologies and generational preferences is shifting the composition of our demand for office, retail and industrial space. Again, the constant in the face of this paradigm shift is the ongoing management of the real estate

assets.

Additionally, not all areas of the country are affected in the same way. Some urban areas are already experiencing definite shortages of employable human resources to feed the real estate development, construction and management of new assets. Other parts of the country are governed by employment decisions by a few companies or employment sector. Millennials are connected by media, not by community. Therefore they can easily re-locate. Southern California is uniquely suited for an influx of ideas, people and property as it is one of this hemisphere’s mega-centers for population, business and employment growth and development. This growth will translate into a competitive future for educated professionals.

For adults, education that captivates must be perceived as important and interesting at inception. Most importantly, learning needs to be applied to real circumstances for enduring benefit. This “real time” component makes individuals in our industry natural beneficiaries of ongoing adult education. SDCAA understands

that its membership looks for tangible economic results from a specialized business association.

One expected result is the tailored design and delivery of specific education to secure and promote industry careers and entrepreneurial opportunities.

There is also increasing evidence that boomers are returning to rentals either for lifestyle or financial reasons.


> On Site Manager> Leasing Agent> Leasing Manager> Property Manager> Assistant Manager> Resident Relations> Regional Property Manager> Asset Manager> Director of Property Management> Senior Property Manager> HR Assistant> Porter Housekeeper/Groundskeeper> Maintenance Technician > Maintenance Supervisor

Uniting Talent with Opportunitywww.sdcaa.com

To view a resume or post a job listing, visit the Career Center, under the Services tab of SDCAA.com


QI have two roommates who live in a two bedroom. One has a poodle and the other recently brought home a German Sheppard. The German Sheppard attacked

the poodle and lost an eye. I served the resident a 3 day Notice to Perform Breach of Covenant or Quit to have the German Sheppard removed from the apartment. The resident with the German Sheppard brings me an “Emotional Support” note from her doctor and wants the dog to stay. The resident with the poodle is fearful the German Sheppard will attack the poodle again. Can I still require the German Sheppard to be removed from the apartment?

AYes. The German Sheppard has displayed aggressive attitude by biting the poodle. Therefore, the German Sheppard must vacate the premises. You would serve the

resident a Notice to Perform Breach of Covenant or Quit. Once the animal displays aggressiveness towards another pet or person on the Premises, the

Landlord must move quickly to remove the pet. Even if the pet was a service or a comfort pet, the Landlord would be required to remove the offending pet.

QI am a small duplex owner who inherited rental property from my Aunt. There is a tenant who I want to evict and the tenant only owes a small sum of back rent which

can be covered by their security deposit. I live out-of-state and do not want to deal with this mess; can I go to small claims court to do the eviction, as the amount owed is less than the statutory amount in small claims court?

ANo. It is illegal in California for a landlord to try to physically force or scare a tenant out of the property, no matter how obnoxious the tenant. Only the Sheriff is

legal allowed to physically evict a tenant, and then only after the landlord obtained a court order, known as a Writ issued by the court clerk at the direction

Q 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

Legal


KR Landscape Maintenance, Inc. .................. ........................................... (760) 295-9720Shaunmarie Daly662 Clark AveLeucadia, CA 92024Fax: (760) 295-9730E-Mail: [email protected]: www.krlandscapeinc.com

LaBahn's Landscaping ... (619) 579-9151Joanna LaBahn-Cornett830 Fesler StreetEl Cajon, CA 92020Fax: (619) 461-0814E-Mail: [email protected]: www.labahns.com

Landcare Logic ................. (858) 560-8555Jalin Gerber7348 Trade St Ste BSan Diego, CA 92121Fax: (858) 560-0340E-Mail: [email protected]: www.landcarelogic.com

Landscapes USA ............... (858) 386-9820Frank Vasquez9164 Rehco RdSan Diego, CA 92121Fax: (858) 625-0656E-Mail: [email protected]: www.landscapeusa.com

M. C. Contracting Service .............................. ............................................. (619) 282-3083

Mark Covarrubias4626 30th StreetSan Diego, CA 92116Fax: (619) 283-4016

New Way Landscape and Tree Service .... ............................................. (858) 505-8300Bob Rogers7485 Ronson Rd

LendersLuther Burbank Savings ... (619) 405-9961Mrs. Beth K Adams514 villa de la valle suite 203Solana Beach, CA 92075E-Mail: [email protected]: www.lutherburbanksavings.com

MailboxesJ Co Mailboxes ................ (760) 247-9113Gina Howlett1275 Andreasen DriveEscondido, CA 92029Fax: 760247-6617E-Mail: [email protected]

Website: www.jaycomailboxes.com

Maintenance & RepairGeneration Contracting & Emergency Services, Inc. ...................... (858) 679-9928Skip Baker13685 Stowe Dr Ste BPoway, CA 92064Fax: (858) 679-9948E-Mail: [email protected]: www.generationcontracting.com

Larry O'Dell Construction ....................... .......................................(619) 501-5252Larry O'DellP.O. Box 7799San Diego, CA 92167Fax: (619) 501-5252Remodeling, restoration, repairs. License # 398653

Maintenance SupplyDirecSupply, Inc. ............... (713) 937-3050Marisa Bentley7120 Brittmoore Road Suite 400Houston, TX 77041Fax: (713) 937-8580E-Mail: [email protected]

HD Supply ......................... (760) 809-1470Tashi MaldonadoPO Box 4945, Attn: ExpenseOrlando, FL 32802Fax: (858) 831-2497

Supplier Buyer’s Guide 2016

Your Locksmith of Choice for the Rental Housing Industry

LOW-COST UPFRONT PRICING

LocksmithMr. Rekey Locksmith ........................................ (619) 234-5397Dathan Kern7710 Hazard Center Drive Suite E-419San Diego, CA 92108Fax: (866) 204-1717E-Mail: [email protected]: www.rekey.com

of an Unlawful Detainer judgment, allowing the eviction to take place. However, if the tenant is out of possession and you wish to proceed with a money judgment, you may seek your remedy in small claims court for the unpaid rent and other damages up to the statutory amount for California.

QJust last week I served one of our tenants a 60-Day Notice to Terminate Tenancy. Now the tenant has sent us work-requests for numerous problems with his unit ranging

from malfunctioning burner on the stove to mice in the kitchen. The tenant has never reported any of these problems to us before. Now that we have decided not to continue with his tenancy by serving the 60-Day Notice, do we still have to repair the “laundry list” of items on his work-requests or can we just worry about the problems once the tenant vacates?

AYes. The tenant retains his rights until the tenancy is terminated either by a court judgment or the tenant vacates. While it is arguable that the landlord may not be

liable for their failure to maintain the premises when the tenant is in default; here you have served a 60-Day Notice that the tenant must vacate in sixty days. The tenant is not in default until the notice expires and he remains beyond the notice period. Even if the tenant informed you that he will not comply with the notice; the tenant has until midnight on the

sixtieth day to change his mind and comply. Keep in mind that California Civil Code 1941 sets limits for landlord to repair only those items that effect health, safety and those items that constitute substantial dilapidation. As well, you are not obligated to repair those items damaged by the tenant or are merely cosmetic.

QI am installing a rent drop box, are there American with Disability Act requirements on the height, etc. regarding the install of these boxes??

A Yes. If you are installing a rent drop box, the landlord must comply with 28 CFR Ch. I, section 4.2.5 Forward Reach. This section requires if the clear floor space

only allows forward approach to an object, the maximum high forward reach allowed shall be 48 inches. The minimum low forward reach is 15 inches. I would encourage you to review this chapter on the Standards because there are specific examples and drawings that will help you if you need additional information.

QI have recently acquired a building. What information must I disclose to the residents?

A A new owner or manager must disclose the following information within 15 days of

succeeding the previous owner or manager. In addition, you may not evict or demand payment until the information has been disclosed. You must disclose the name, address, telephone number where personal service may be effected on the owner or person who is authorized to act for the owner. In addition, you must disclose the person or entity to whom rent payments shall be made and their address and telephone number. You must disclose the type or types of rent payments, that is, certified funds, cash, electronic transfer, etc. If you require the

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KR Landscape Maintenance, Inc. .................. ........................................... (760) 295-9720Shaunmarie Daly662 Clark AveLeucadia, CA 92024Fax: (760) 295-9730E-Mail: [email protected]: www.krlandscapeinc.com

LaBahn's Landscaping ... (619) 579-9151Joanna LaBahn-Cornett830 Fesler StreetEl Cajon, CA 92020Fax: (619) 461-0814E-Mail: [email protected]: www.labahns.com

Landcare Logic ................. (858) 560-8555Jalin Gerber7348 Trade St Ste BSan Diego, CA 92121Fax: (858) 560-0340E-Mail: [email protected]: www.landcarelogic.com

Landscapes USA ............... (858) 386-9820Frank Vasquez9164 Rehco RdSan Diego, CA 92121Fax: (858) 625-0656E-Mail: [email protected]: www.landscapeusa.com

M. C. Contracting Service .............................. ............................................. (619) 282-3083

Mark Covarrubias4626 30th StreetSan Diego, CA 92116Fax: (619) 283-4016

New Way Landscape and Tree Service .... ............................................. (858) 505-8300Bob Rogers7485 Ronson Rd

LendersLuther Burbank Savings ... (619) 405-9961Mrs. Beth K Adams514 villa de la valle suite 203Solana Beach, CA 92075E-Mail: [email protected]: www.lutherburbanksavings.com

MailboxesJ Co Mailboxes ................ (760) 247-9113Gina Howlett1275 Andreasen DriveEscondido, CA 92029Fax: 760247-6617E-Mail: [email protected]

Website: www.jaycomailboxes.com

Maintenance & RepairGeneration Contracting & Emergency Services, Inc. ...................... (858) 679-9928Skip Baker13685 Stowe Dr Ste BPoway, CA 92064Fax: (858) 679-9948E-Mail: [email protected]: www.generationcontracting.com

Larry O'Dell Construction ....................... .......................................(619) 501-5252Larry O'DellP.O. Box 7799San Diego, CA 92167Fax: (619) 501-5252Remodeling, restoration, repairs. License # 398653

Maintenance SupplyDirecSupply, Inc. ............... (713) 937-3050Marisa Bentley7120 Brittmoore Road Suite 400Houston, TX 77041Fax: (713) 937-8580E-Mail: [email protected]

HD Supply ......................... (760) 809-1470Tashi MaldonadoPO Box 4945, Attn: ExpenseOrlando, FL 32802Fax: (858) 831-2497

Supplier Buyer’s Guide 2016

Your Locksmith of Choice for the Rental Housing Industry

LOW-COST UPFRONT PRICING

LocksmithMr. Rekey Locksmith ........................................ (619) 234-5397Dathan Kern7710 Hazard Center Drive Suite E-419San Diego, CA 92108Fax: (866) 204-1717E-Mail: [email protected]: www.rekey.com

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.

payment in person, then you must provide the usual days and hours that the owner or their manager will be available to accept the payments.

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.

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Join rental property owners this May as we embark on a grand journey across

four countries that starts in stunning Switzerland and ends in cosmopolitan Berlin. We start it all out with two wonderful nights in fairy tale Lake Lucerne, exploring the postcard-perfect Swiss countryside and the history of this beautiful lakeside town.

After our stay in Lake Lucerne, we’ll travel to Basel, Germany where our next-generation riverboat, the AmaCerto, waits riverside to welcome us for the next 7 nights. Our journey on the Rhine River and through the famous Rhine Gorge will have us visiting picturesque towns and villages such as Breisach, Strasbourg, Rudesheim, Koblenz, Heidelberg, Cologne and ending with an overnight in Amsterdam. All land experiences are included at each stop on the river, including whisper headsets for an enhanced touring experience.

In Amsterdam when we leave the mighty Rhine River, we are off to fascinating Berlin for three nights of wonderful touring including WW2 historical tours and fabulous food experiences. The city never fails to impress with its beauty, history and vibrant nature of this world-class European city. During our time on the riverboat, you will get to experience the new generation of river-going palaces, with multiple restaurants, wonderful indoor and outdoor lounges and even a pool to enjoy a splash on deck. Whether you sit in the library beside the fireplace or enjoy a panoramic view from a top-deck private balcony, you will have a front row seat to one of the loveliest river journeys in the world.

Visit StewartTours.com or Call 1.866.944.3036 for more information.

An American Journey-Member Tour Germany, Switzerland & Rhine River Member TourJuly 1-12, 2016 May 15-28, 2016www.StewartTours.com

T w o S p e c t a c u l a r D e s t i n a t i o n s : Gemany, Switzerland & Rhine A Journey on American Queen River

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© Ron Sumners | Dreamstime.com

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Next July, rental property owners come together for a grand journey featuring

the largest paddle wheeler ever built. You are invited to sail the mighty Mississippi River as we cross three states northbound to Chicago.

We’ll start out in vibrant Nashville, known as Music City, and explore the history of this city that has become home to a very American music form, country music.

We’ll enjoy a performance at the legendary Grand Ole Opry with a special backstage tour behind the curtain. As July 4th approaches, we’ll step back in time to visit beautiful “Hermitage,” the historic home of Andrew Jackson, 7th President of the United States. We’ll have a personal tour of the plantation by a senior interpreter. After a wonderful couple of days in Nashville, we’ll go overland to Memphis, where the gleaming American Queen, dressed in her best July4th red, white and blue

bunting, awaits.

Over the next 7 nights, we’ll journey northbound on the famed Mississippi River visiting the river towns of New Madrid, Paducah, Cape Giradeau, Chester and St. Louis. Land tours are included at all stops and features the award-winning American Queen touringthat presents all the highlights of each town visited. America’s Birthday! See more details at StewartTours.com or call us at 866.944.3036 for

more information, pricing and full tour brochure.

SDCAA Travel Program an SDCAA Partnership Solution with Stewart Tours

T w o S p e c t a c u l a r D e s t i n a t i o n s : Gemany, Switzerland & Rhine A Journey on American Queen River

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#899 Kettner ..............................................(619) 702-0655

AADD Realty, Inc. ...................................... (619) 232-6811All Points Real Estate ............................. (619) 298-7724Alliance Investment Corp. .................... (858) 597-4900AMG Props ................................................(619) 940-4638Antelope Ridge (Sentinel Real Estate) (951) 672-8181Aquity Real Estate .....................................619-379-1490Arbor Terrace ......................................... (619) 293-3612Arbors at California Oaks Apartment Homes .............. ....................................................................(951) 461-3264Ascent Real Estate .....................................858-551-9600ASPM-San Diego .......................................(858)430-5700Asset Property Management ................ (858) 560-9363Asset Signature Management .............. (760) 602-9640

B B&P Florence Street LLC ........................(619) 987-0916Barone Galasso & Associates, Inc. .........(619) 236-9353Benson Properties .................................. (619) 977-0622Bob Cota Realty ...................................... (619) 465-9934Brentwood Management Co. ................ (619) 220-8595Bridge Property Management ..............(801) 716-5795Brycorp, Inc............................................. (619) 920-7174

CCambridge Management Group, Inc. .. (760) 690-3949Capital Growth Properties, Inc. ........... (858) 454-8857Canyonwood ............................................(619) 561-7119Centre 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) 465-5851Douglas Allred Company ....................... (858) 793-0202

EEast County Transitional Living Center, Inc. ............... ................................................................... (619) 442-0457Eastman Investment .............................. (858) 277-5565Eagle Glen Apartments ...........................(760) 599-7332Essel Manager, Inc. ................................ (619) 239-4300Eucalyptus Apartments ......................... (760) 630-6477Euston Management ...............................(858) 793-8899EV Lofts .......................................................619-452-2892

FFairfield Residential Company LLC ..... (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) 432-4663HomeTeam Property Management ........619-872-7368Horizon Properties Management Service .................... ................................................................... (619) 482-3054Humphreys Residential ......................... (619) 865-0389Hunt Pacific Management .................... (949) 428-4868

IIncome Property Advisors Inc. ............ (619) 302-0363Integrated Housing Solutions Inc ............760 689 0552Interfaith 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) 265-5859KFRSTAR Realty ......................................(619) 293-7653Kilsyth Consultants Inc ..........................(858) 754-7760Kleege Enterprises ................................. (858) 481-3081

LL.E.W. Management ............................... (619) 440-8915La Haye Enterprises, Inc. ...................... (619) 444-0190Land 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) 566-5350Melroy 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) 229-0231More Property Management ................ (858) 514-8201

NNoah Realty ..............................................(858) 504-0416

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

PPacific Commercial Management, Inc (858) 450-6886Parkdale Apartments | Norco Mgmt. Corp. .................. ................................................................... (760) 737-9017Pasas Properties, Inc. ............................. (619) 977-4650Pathmark Properties ............................. (858) 578-6431Pedro Ferreira ......................................... (619) 224-0306

People Helping Others Prop. Mgmt. ... (619) 282-5400Pinnacle Property Management Service LLC .............. ................................................................... (949) 250-5302

Prime 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) 297-0274REC Properties| PeÃ±asquitos Point Apts. .................... ................................................................... (858) 484-5047Red Bike Properties ..................................619-991-7706Red House Property Management ...... (858) 755-3031Rehmann Realty Group ......................... (619) 440-5669RG Investment Real Estate Services Inc. ...................... ................................................................... (858) 268-5004Rohn 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) 713-1044Sardo Properties ......................................(619) 405-9418SCCC JRD investments ............................(858) 724-0220Seapoint 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 Asset Advisory Group ........................ ................................................................... (858) 452-9100St. Vincent de Paul A/P ......................... (619) 840-1442Sterling Alvarado ................................... (619) 286-3990Strat Prop Management, Inc. ............... (619) 295-2211Sudberry Properties, Inc. ...................... (858) 546-3000Sun 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 Equity Group ................................... (310) 403-8090The Helm Management ......................... (619) 589-6222The Premiere Residential , LLC ........... (858) 455-7711The Summit at Point Loma ................... (619) 223-1390The Terraces Apartments at Escondido ....................... ................................................................... (760) 735-5140Torrey Pines Property Management .. (858) 454-4200

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

VVerge Apartments .....................................619-677-6426Villages of Bonita Glen .............................619-371-3245Vineyards at Paseo del Sol .................... (949) 322-8315Vista Pointe Apartments (RCMI) ......... (951) 894-2439

WWaterton Residential| River Oaks ........ (760) 721-8585Westdale Real Estate Investment & Management ...... ....................................................................(214) 515-7039Willin Properties .................................... (619) 298-0500Winn Residential .....................................(559) 435-3434Woodglen Vista | EPMI, a Bayside Co. . (559) 907-9909

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

PROPERTY MANAGERS Director y


AccountingMelroy Asset Management ................... (858) 483-5111RG Investments ......................................(858) 268-5004

ADA ComplianceFay Lorraine Sueltz, AIA.........................(858) 405-3934

Advertising & MarketingANYONE HOME INC. .............................. (818) 439-9988Apartments.com ..................................... (888) 658-7368For Rent Media Solutions.......................(800) 344-2295Realtor.com® Rentals ............................. (866) 813-6513RentPath .................................................. (858) 220-8521Zillow 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 LeasingAppliance WArehouse of America........(619) 750-9533

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

Asphalt & Asphalt MaintenanceAMS Paving, Inc. ......................................(858) 880-6133Aztec Paving, Inc. ................................... (619) 465-9813George W. Weir Asphalt Const., Inc. ... (760) 746-0232J & 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) 614-9090Todd 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 & RefinishingAmerican Bathtub Refinishers ............. (619) 265-92003 in 1 Bathtub and Kitchen Refinishing Inc. ................ ....................................................................(619) 575-9253

A Revitalized Bath and Kitchen ........... (619) 644-3320American 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 CenterIndatus ......................................................(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 Services........................ ................................................................... (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) 234-1690GTA Consulting and Management ........(619) 578-1062South West Recovery Inc .......................(619) 749-4960

Community ServiceCommunity Catalysts of California ......(858) 292-2020

Construction and RemodelingGeneration Contracting & Emergency Services, Inc. . ................................................................... (858) 679-9928Hersum Construction Inc...................... (858) 373-5900OneSource San Diego ............................. (858) 228-7036Workright Property Services Inc ......... (858) 751-6312

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

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

Deck CoatingLife Deck/Pacific Pebbles ...................... (619) 262-8600General 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) 588-1602Bill Howe Plumbing, Inc. ....................... (619) 286-6348Russell Plumbing & Supplies ................ (619) 561-0585

Drawer & Drawer PullsDrawer Depot .............................................619-873-4240

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

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

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

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

Emergency Service Flood/FireAmerican Technologies ........................ (858) 530-2400BELFOR USA Group, Inc. ........................ (858) 847-9886Hersum Construction Inc...................... (858) 373-5900J & M Keystone Restoration & Emergency Service ..... ................................................................... (619) 466-9876Signal Restoration ...................................(714) 763-4153

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) 952-6368J & M Keystone Restoration & Emergency Svcs. ......... ....................................................................(619) 466-9876National Econ Corporation ................... (714) 978-6320 EvictionsAimee R. Morris, Attorney at Law ....... (619) 991-0548BestSanDiegoEviction.com ................... (619) 550-3881Fast Eviction Service ...............................(909) 889-3900

SUPPLIER Director y


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

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

Financial ServicesOmni Financial of California .................(619) 237-0576Pacific Southwest Realty Services ..........858-522-1418Point Loma Credit Union ...................... (858) 243-7471Seacoast Commerce Bank ..................... (619) 988-6708Wells Fargo ...............................................(619) 717-1592

Fire Equipment Sales & ServiceAll County Fire, Inc ................................ (619) 284-4770Farrell's Fireside ........................................619-441-2755

Fitness Equipment & SalesOpti-Fit ..................................................... (619) 822-7370

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

Floor CoveringsGC Thomas ...............................................(858) 663-2689Seamless Flooring ...................................(858) 257-2586Sitton Flooring .........................................(714) 420-0588

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

Furniture SalesCrowning Touch Installations ...............(760) 224-4555

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

General ContractorsAdvanced Contracting Specialist ..........(619) 822-6211Bodiker 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 Kings 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

InsuranceAnnie Wang Insurance Agency .............(619) 477-0700Client Benefit Insurance Services ........(858) 569-1000

Farmers Insurance Pat Moore Agency (858) 875-6336FARMER'S INSURANCE, REYLLEN BANGSAL INSUR-ANCE AGENCY ..........................................(858) 569-6068 KM Insurance Services Inc. Dba Brouillette Insur-ance Services ...........................................(619) 667-2880Kristine Avram Insurance Agency .......(619) 465-5298Nationwide 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) 284-4239Sol Pacific, LLC ...........................................858-452-3232Titan 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) 256-6218LaBahn's Landscaping ........................... (619) 579-9151Landcare Logic ........................................ (858) 560-8555Landscapes USA ...................................... (858) 386-9820M. C. Contracting Service ..................... (619) 282-3083New Way Landscape and Tree Service (858) 505-8300Pacific Green Landscape, Inc. ............... (619) 390-9962So Cal Tree Care, Inc. ............................. (888) 706-8733Tegriscape, Inc. ........................................(760) 743-8857TruGreen LandCare ................................ (858) 453-1755

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

LendersChase Commercial Term Lending ....... (619) 464-0573Luther Burbank Savings ........................ (619) 405-9961

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

MailboxesJ Co Mailboxes ..........................................(760) 247-9113Sprint Postal Products ............................(619) 660-1956

Maintenance & RepairGeneration 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)209-0903Wilmar .....................................................(909) 203-9801

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) 256-3767

Odor ControlTurnover Cleaning and Carpet Care ....(619) 631-0345

Office SuppliesGive Something Back Office Products and Furniture . ....................................................................(510) 635-5500

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

Paint Manufacturers & SuppliesDunn-Edwards Corporation ................. (619) 884-3866Glidden 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) 294-7710Pro-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 MaintenanceApache Asphalt & Seal Corp. ................ (760) 598-8855Eagle Paving ............................................ (858) 486-6400

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

Pest ControlAll Pest Pros .............................................(800) 301-0676Bed Bug Solutions .................................. (760) 758-9747Bee Best Bee Removal ............................ (619) 948-9503Corky's Pest Control .............................. (800) 901-1102Lloyd Pest Control .................................. (800) 570-2847Mann Vs Pest Inc .....................................(619) 674-7253Pestgon Inc. ............................................. (760) 724-8100

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

PlumbingAir Temperature Specialists ................. (888) 588-1602ASAP Drain Guys & Plumbing ...............(619) 581-2172Best Choice Drains and Plumbing...........619-410-3892Bill Howe Plumbing, Inc. ....................... (619) 286-6348DrainMedic Rx Plumbing ...................... (619) 457-8555Pacific 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) 307-5700Pool FurnitureTexacraft Tropic Craft ..........................(800) 327-1541

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

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 ............................................. (678) 578-5700ResMan .................................................. (972) 349-1406Smart Housing ...................................... (385) 350-0101Yardi Systems ...................................... (805) 699-2040

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

Real EstateACI Apartments Office ........................ (619) 299-3000Apartment Realty Group (ARG) ........ (619) 550-2800San 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) 588-4113AAA Refinishing Corp. ........................ (800) 456-1492Bill 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) 971-3227Urban Renovation and Construction West Inc. ........................................................................... (760) 471-8817

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) 969-6641Carlisle Single Ply Roofing .................. (800) 479-6832Commercial & Industrial Roofing ..... (619) 465-3737DILS Roofing & Exteriors ................... (760) 727-6000Eberhard Benton Roofing Co. ............ (619) 291-6340Elite Roof Services Inc. ........................ (619) 659-8632Gorman 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) 611-3110

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) 941-3128

Security ServicesBravo Three.......................................... (619) 328-0671City Wide Protection Services, Inc ... (619) 938-2333GMI Cleaning-Security ........................ (858) 309-7016JDS Security .......................................... (619) 781-8694Metropolitan Public Safety ................ (619) 299-1151Security 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) 566-3010Non Stop Signs ...................................... (800) 973-3021

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

SoftwareRealPage, 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 ServicesConservice Utility Billing & Mgmt ... (602) 481-7440Minol USA .............................................. (888) 766-1253Multifamily Utility Company ............ (800) 266-0968San 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 ServicesStar 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 ...........................(1714) 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 Sorrento Valley & UTC .. (858) 527-1144

Water HeatersAir Temperature Specialists ............. (888) 588-1602Arnold Solar ........................................ (619) 507-6255Bill Howe Plumbing, Inc. ................... (619) 286-6348

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

Web ServicesEntrata ................................................. (949) 281-7293Resident360 ......................................... (855) 360-9327WiFi Apartments, Inc. .........................(866) 270-9053

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) 971-3227Raneri & Long Roofing & Windows .. (800) 564-3110Western Window Sale & Install ........ (619) 794-0294


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

banksIBC Chase Multifamily Lending619-464-1597619-464-057321 SeaCoast Commerce Bank619-988-6708

bathroom remodeling38 3 in 1 Bathtub and Kitchen Refin-ishing1-800-516-72998 American Bathtub Refinishing619-265-9200

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bathtub refinishing38 3 in 1 Bathtub and Kitchen Refin-ishing1-800-516-72998 American Bathtub Refinishing619-265-9200

bookkeeping41 RG Investment858-268-5004

broker/Real Estate13 Terry Moore619-889-1031

carpet cleaning5 Bonded Carpet1-800-734-6801

carpet sales5 Bonded Carpet1-800-734-68017 Bonita Discount Carpet619-425-5501

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drawers51 The Drawer Depot619-873-4240

electrical contractors30 Kennedy Electric619-464-6568

energy & utilities32 SDG&E800-644-6133

kitchen design 10 Grand Design Kitchens760-789-0992

kitchen refinishing38 3 in 1 Bathtub and Kitchen Refin-ishing1-800-516-7299

insurance23 Annie Wang, Farmers Insurance619-477-0700

locksmith49 Mr. Rekey619-234-5397

office supplies37 Give Something Back Office Sup-plies858-281-4925

paving36 AMS Paving858-880-6133

pest controlBC Corky's Pest Control800-901-1102

plumbing14 ASAP Drain Guys and Plulmbing619-581-2127 48 Bill Howe Plumbing, Heating & Air Conditioning Inc1-800-Bill Howe

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towing41 Western Towing619-297-8697

water heaters14 ASAP Drain Guys and Plulmbing619-581-2127IFC Ferguson Enterprises, Inc.619-595-5600

windows17 Newman Replacement Windows619-677-6511760-764-455340 Pro Touch619-971-322734 Window Solutions619-258-0515

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.

u They are experts in their fields.

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

Tired of dealing with pest after pest? Turn to an established and experienced pest control company to service your property. Corky’s knowledgeable professionals can handle any pest challenge.

Since 1967, Corky’s has been effectively servicing Southern California. Our business is built on providing custom pest control solutions based on each customer’s needs and industry challenges. Corky’s licensed technicians work with you and your tenants on-site for immediate solutions as well as long term maintenance and prevention. And unlike most pest services, we physically remove the pests and the unsightly debris.

Corky’s technology delivers the best in tracking, monitoring and exterminating pests. Our commercial service utilizes custom software and bar code technology to provide our customers with account data accessible online anytime, anywhere.

Go with a reliable company. Call Corky’s today for a free commercial consultation and estimate.

COMMERCIAL PEST MANAGEMENT

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

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