Vote No on Proposition 10

A publication of the Apartment Association of Greater Los Angeles • August 2018 • $7.50

VOTE NO ON PROPOSITION 10 COUPON Court cost only $495.00 - CALIFORNIANS JUST CANNOT AFFORD THE SO-CALLED LA Rent control or Section 8 only Uncontested eviction cost only special “AFFORDABLE HOUSING ACT” www.votenoprop10.com DTN LA, Van Nuys, Chatsworth, $495 Santa Monica, Lancaster L.A. City Council to The Worst Tales From Sheriff Lock Out included Make Owners Criminals Tenant Nightmares the Hood special conditions apply Page 24 Page 46 Page 52 Page 84 Official publication of the ™ Apartment Association of Greater Los Angeles

The voice of multi family housing since 1917© Serving Los Angeles County, Ventura August 2018 Vol.XLV No.8 County and San Bernardino County

MEMBER UPDATE th 11 Annual CA State Legislator Breakfast 18 8 Message from AAGLA’s President 10 Message from AAGLA’s Executive Director 12 Mark Your Calendar 16 Meet Our AAGLA Members 17 New Members 18 11th Annual California State Legislator Breakfast Statewide “No on Proposition 10” SALES | DELIVERY | INSTALLATION – APPLIANCES, LAUNDRY, ROOM AIR CONDITIONERS & MORE SINCE 1966 Campaign Launches 36 20 Top 5 Reasons to Use RentSpree TTW REPLACEMENT BRAND-NEW, IN BOX AIR CONDITIONERS TOP-MOUNT REFRIGERATOR

00 LOCAL AND STATE UPDATE 8,000 BTU: $359 00 00 24”w X 14½”h $419 NOW 00 $279 L.A. City Council to Make Owners 12,000 BTU: $399 24”w 24 THOUSANDS ALWAYS AVAILABLE YEAR-ROUND! PRICE FOR BLACK ONLY Criminals Over Citizenship Status Question

Local Advocacy Update 32

36 Statewide “No on Proposition 10” Campaign Launches 24”w

Right to Counsel $25900 $34900 $37900 $17900 $50900 $26900 $49900 $57900 $19900 $95900 38 (So-Called “Eviction Defense”) Tips to Cost Recovery for Your 42 Tips to Cost Recovery for Your Earthquake Seismic Retrofit 42 Earthquake Seismic Retrofit FEATURE Your local, independent, family-owned discount distributor

The Worst Tenant Nightmares North Hollywood: 818-769-8000 ApartmentSupply.com Santa Monica: 310-450-8585 46

Authorized Builder Distributor of…

…and many more!

SAME-DAY OR NEXT-DAY DELIVERY AND INSTALLATION AVAILABLE! CALL US FOR MORE INFORMATION PRICES, SIZES, AVAILABILITY & MODELS ARE SUBJECT TO CHANGE ANYTIME WITHOUT NOTICE

2 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 3 APARTMENT ASSOCIATION GREATER LOS ANGELES

MANAGEMENT IN EVERY ISSUE OFFICES STAFF APARTMENT AGE MAGAZINE

MAIN OFFICE Executive Director Publisher Tales from the Hood Korean News 52 84 621 So. Westmoreland Ave. Daniel Yukelson Custom Marketing Solutions Los Angeles, CA 90005 Ext.322, [email protected] (213) 384-4131 / (213) 382-3970 (FAX) 56 Ask Kari: Driveway Gate Systems Product/Services Council Directory Advertiser Customer Support Team 87 www.aagla.org, [email protected] General Counsel Open Monday – Friday, 8:30 a.m. – 5 p.m. Apartment News Publications, Inc. Dear Maintenance Men Craig Mordoh (800) 931-6666 70 90 Advertising Directory - Category WESTSIDE [email protected] (310) 277-1370 [email protected] LEGAL Director, Finance & Operations Advertising Directory - Alphabetical SOUTH BAY TENANT SCREENING HOURS 93 (310) 803-5325 Matthew Farghum Ext. 315, [email protected] 78 Legal Corner: Q&A SAN GABRIEL VALLEY Monday – Friday, 8:30 a.m. – 5 p.m. (626) 285-6357 Director, Government Affairs Saturday (By Phone Only), 10 a.m. - 3 p.m. SAN FERNANDO VALLEY & External Relations Closed Sunday (818) 780-5611 Janet Gagnon Ext. 309, [email protected] APARTMENT AGE (ISSN 0192-0030) IS PUBLISHED MEMBER SERVICES Apartment Age Magazine is Available Here AAGLA Satellite Offices BOARD OF DIRECTORS Apartment Age Magazine and MONTHLY BY THE APARTMENT ASSOCIATION OF Manager, Membership Database Downloadable Forms Available Here • Governmental Advocacy Feder’s Distributors GREATER LOS ANGELES FOR THE LOS ANGELES OFFICERS Frank Martinez 5720 Lankershim Blvd., North Hollywood COUNTY APARTMENT INDUSTRY. EDITORIAL AND (818) 769-8000 E.G.L. Properties Ext. 335, [email protected] • Free Operational Advice ADVERTISING OFFICES ARE LOCATED AT 621 SO. President...... Earle Vaughan 1543 Pontius Ave. WESTMORELAND AVE., LOS ANGELES, CALIFORNIA Vice President...... Larry Cannizzaro Mission Valley Bank: Los Angeles, CA 90025 Manager, Accounting • Free Forms 90005, (213) 384-4131. SUBSCRIPTION RATE FOR Vice President/Treasurer...... Joe Patel Karen Truong Sun Valley Sullivan-Dituri Realtors NON-MEMBERS IS $48.00 PER YEAR, SINGLE Ext. 312, [email protected] 2111 Wilshire Boulevard • Free Monthly Magazine 9116 Sunland Blvd., Sun Valley COST PER COPY $4.00. THE PUBLISHER ASSUMES (818) 394-2324 Santa Monica, California 90403 DIRECTORS NO RESPONSIBILITY FOR ARTICLES APPEARING Larry Cannizzaro*...... Los Angeles Manager, Membership & Sales • Low-Cost Tenant Screening Valencia Fast Eviction Services UNDER AN AUTHOR’S NAME AND DOES NOT Jessica Garcia 25060 W Ave. Stanford, Valencia 474 W Orange Show Rd. ENDORSE OR GUARANTEE ANY ADVERTISING Seong “Charles” Choi...... Koreatown Ext. 311, [email protected] • Low-Cost Educational Seminars (661) 775-4112 San Bernardino, CA 92408 OR ADVERTISING CLAIMS. THE CONTENT OF THIS Arnold Corlin...... Los Angeles (909) 889-2000 PUBLICATION MAY NOT BE REPRODUCED WITHOUT HCIDLA Office Locations William Dawson*...... Santa Monica Coordinator, Membership & Sales • Property Management Training PERMISSION. PERIODICALS POSTAGE PAID AT LOS Apartment Age Magazine Available Here RST & Associates Harold Greenberg*...... Los Angeles Alex Paladin 11866 Wilshire Blvd Suite 101 ANGELES, CALIFORNIA 90052. POSTMASTER: SEND Ext. 301, [email protected] • Member Discounts Central Regional Office Los Angeles CA 90025 ADDRESS CHANGES TO APARTMENT AGE, 621 SO. Gabriela Litov...... San Fernando Valley (310) 479-2565 3550 Wilshire Blvd., Suite 1500 WESTMORELAND AVE., LOS ANGELES CA 90005-3995 • Outstanding Vendor Referrals Los Angeles, CA 90010 Earle Wasserman*...... Sun Valley Coordinator, Events & Seminars Dyer Sheehan Group Richard Otterstrom*...... Marina Del Rey Dee Travillion • Low-Cost Liability & Workers East Regional Office 808A E Santa Clara St Ext. 307, [email protected] 2215 N. Broadway Ventura CA 93001 Lainy Parry...... Santa Monica Compensation Insurance Los Angeles, CA 90031 (805) 653-8100 Joe Patel*...... Los Angeles Manager, Member Services • On-Line Resources North Regional Office John G. Schulhof*...... Glendale Maureen Farrell, Notary Public Ext. 319, 6640 Van Nuys Blvd. William A. Shaw*...... Beverly Hills [email protected] Van Nuys, CA 91405 Cheryl C. Turner...... Los Angeles Manager, Member Services South Regional Office Irma Vargas*...... Santa Monica 690 Knox St., Suite 125 Mona Begum Torrance, CA 90502 Earle Vaughan*...... South Bay Ext. 304, [email protected] Vic Viereck...... Valley Village West Regional Office Manager, Member Services / 1645 Corinth Ave., Suite 104 Leonardo Wilborn...... Culver City Korean Liaison Los Angeles, CA 90025 Tyrone Vaughan...... Hollywood Jennifer Lee Mark Ridley-Thomas Kari Negri...... Los Angeles Ext. 303, [email protected] Constituent Service Center 8475 S. Vermont Ave., 2nd Floor LIFETIME HONORARY DIRECTORS Manager, Member Services/ Los Angeles, CA 90044 Spanish Liason C.W. Carson* Jack K. Wood* Main Office Maria Arnold 1200 W. 7th St. 1st Floor Shirley M. Dowling* Trevor Grimm* Ext. 314, [email protected] Los Angeles, CA 90017 Jerry Factor* Jon. G. Hanson* Christian Frére Robert J. Sullivan* Reception & Office Manager Diana Alcaraz James R. Howard* Ext. 301, [email protected]

*Past Presidents Sacramento Advocates Jonathan Arambel, Steve Carlson 4 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 5 Hours of Operation: Monday - Friday 7:00 am to 5:00 pm MULTIFAMILY LENDING Paintcraft Supply Saturday 8 am to 4 pm • Closed on Sundays Low Fees | Great Rates | Streamlined Process & Hardware 2620 Crenshaw Blvd., Los Angeles, Ca. 90016 (323) 733-9157 www.myacestore.com GAS WA TER HEATER 6 year tank & part warranty 30 Gallon $ Reliance 6-30-UORT...... 488 40 Gallon $ Reliance 6-40-UBRT...... 478 JOB QUOTES • DELIVERY • COMMERCIAL SALES BRADFORD WHITE RESIDENTIAL & COMMERCIAL WATER HEATERS ALSO IN STOCK WE STOCK AND ORDER CADET BATHROOM ALL RAYPAK PARTS WALL HEATERS $ 96 ALSO AVAILABLE: Model RBF121...... 139. 1/3HP...... $59.97 1/2HP...... $69.97 Badger 5 disposer $ 97 1/2 HP disposer...... 82. 25,000 btu Monterey $ 00 Badger 1 disposer $ 97 Model 2509822...... 427. 1/3 HP disposer...... 72. 35,000 btu Monterey $ 00 Model 3509822...... 457. Apartment loans done right. SMOKE & CARBON MONOXIDE ALARMS 50,000 btu Monterey $ 00 BRK 9120B Smoke Alarm EXCEPTIONAL SERVICE. REMARKABLY FAST. $ 97 Model 5009822...... 627. with 9 Volt Battery Back Up...... 8. 7010B Photoelectronic $ 97 14,000 btu Direct Vent $ 00 with 9v Battery Back Up...... 17. Model 1403822...... 497. 22,000 btu Direct Vent When we started looking to I called on an ad just like this We have worked with Team $ 00 grow our apartment portfolio one. I was looking for team Ramsey on 13 apartment SC9120B Smoke Alarm & Carbon $ 97 Model 2203822...... 647. Monoxide with 9v Battery Back Up.... we wanted to find a lender who who would handle everything loans over the last 5 years. 34. 30,000 btu Direct Vent $ 00 could grow with us. Five years possible for me, deliver what They really go out of their Carbon Monoxide Detector $ 77 Model W3003822...... 657. Battery Only CO 400...... 17. later we have closed 23 deals they promised and always way to simplify the process, with Team Ramsey. Their flexible make me feel like I am their keep me updated on the prepayment penalties and only client. This team delivers, progress of my loan, and APARTMENT MAILBOX competitive rates have allowed even when I had a purchase they’re always available, US POSTAL APPROVED us to reinvest and expand. with a 21 day escrow! even after the loan closes. – Ed Feo, – Larry Rubenstein, – “Winnie” Uyen Pham Seaward Road Enterprises Meno Mosso, Inc.

710-502 PILOT LUX PSM30 8 OR 10 DIGIT Surface Mount Brass GAS VALVE GENERATOR THERMOSTAT REMOTE $ 50 $ 96 $ 97 $ 97 $ 97 Call Team Ramsey today or visit or Silver Finish...... 32. per door ENGRAVED $ 00 67. 25. 9. 8. LETTER BOX.....125. chase.com/mfl-alisonramsey to learn more. DESERT CLASSIC MAGNESITE SEALER RANGEHOODS White or Almond: $ 96 24"-$47, 36"-$49 Christine DePillo Alison Ramsey Ashley Haas Desert Classic Sealer...... 32. 30"-$47, 42"-$74 Sr. Client Associate Executive Director Sr. Client Specialist $ 96 Stainless Steel: 75 lbs Oxy Patch repair kit...... 97. 30"-$74, 36"-$84, 42"-$124 (949) 475-7220 (949) 833-4867 (949) 471-1969 $ 96 SHOWER STEM OR $ 77 [email protected] [email protected] [email protected] 75 lbs Oxy Patch powder only.... 79. LEVITON DIVERTER...... 4. $ 96 GFI LARGE VERVE $ 50 Gallon Magnesite crack filler...... $ 97 HANDLES...... 1. 23. 9. $ 50 +CA RECOVERY FEE FLANGE...... 1. Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Terms and conditions subject to commitment letter. Products and services provided by JPMorgan Chase Bank, FOR PRICE PFISTER N.A. ©2018 JPMorgan Chase & Co. All rights reserved. Chase is a marketing name for certain businesses of JPMorgan Chase & Co. and JPMorgan Chase Bank, N.A., Member FDIC. 457534

6 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 7 BOMA Full pg ad_Optimum | Seismic_w-bleed.pdf 1 6/12/17 9:32 AM Member Update

MESSAGE FROM SEISMIC AAGLA’S PRESIDENT ENGINEERING & OPTIMUM | SEISMIC CONSTRUCTION By Earle Vaughan MAKING OUR CITIES SAFERTM EXPERTS

Now that the mid-week July 4th holiday is over and well that have come out in support of our NO ON PROPOSITION behind us, and Summer vacations have officially gotten 10 campaign, including: underway, the focus on Proposition 10 and the repealing • National Association for the Advancement of Colored of the Costa -Hawkins Rental Housing Act (“Costa- People (NAACP) Hawkins”) will only intensify as the November Election • California Business Roundtable Day draws near. The proponents of the Costa-Hawkins’ • California Chamber of Commerce Since 1984, our team has been repeal initiative suffered two defeats this past month, one • California Business Properties Association making California buildings safer, handed to them directly by the electorate in Long Beach • Family Business Association of California and other cities, and another by California’s highest court, • The Howard Jarvis Taxpayers Association performing full-service seismic the State Supreme Court. • California Taxpayer Protection Committee • And, hundreds and hundreds more…. retrofit engineering, steel fabrication On July 9, 2018, rent control advocates suspended their Proposition 10 is a very flawed initiative. If Proposition 10 signature gathering operations in the hotly contested City passes, California will face even a greater housing crisis. and construction on soft-story of Long Beach, calling obstacles “insurmountable”– with apartments, historical structures, opposition that included Long Beach’s mayor and members Proposition 10 is not a solution and will only make the crisis of the City Council. It’s instructive that many public worse. Proposition 10: non-ductile concrete buildings, officials see rent control as a fatally flawed solution to the Industry leader real problem of housing availability, which is inextricably • DOES NOT increase funding for affordable housing steel frame and unreinforced masonry linked to affordability. Also, during June and July, rent • DOES NOT facilitate building housing that local Proven expertise control advocates failed to gather a sufficient number of communities have already approved buildings throughout the state of signatures in many other cities throughout the Southland, • DOES NOT provide immediate relief for people facing California. including Pasadena, Glendale, Pomona and Inglewood. high housing costs Satisfied clients Unfortunately, Long Beach and these other cities, along with many other cities will be back in the 2020 election Proposition 10 will stop growth as Local initiatives in cities like cycle pushing for local rent control ballot initiatives. As San Francisco, Berkeley, Los Angeles, West Hollywood and Our business model is built on housing providers, we must remain vigilant. Santa Monica are threatening to implement vacancy control (e.g., you will no longer be permitted to raise rent to market value engineering: a systematic method Also, during the month of July, in an overwhelming 5-1 when a tenant moves out), which could severely diminish of achieving the optimum ratio of position, the California Supreme Court deferred to a state investment in maintenance, rehabilitation and growth. appeals court ruling, ignoring the City of San Francisco’s functionality, safety and cost appeal to reinstate an ordinance that refused to allow Proposition 10 has no State oversight, and it empowers landlords to renovate units they legally removed from unelected rent boards in cities like Long Beach that would effectiveness. the rental market under the state’s Ellis Act. The rationale be empowered to impose new rent control regulations and focused on the punitive burden San Francisco would fees without a local vote of the people or even approval of place on landlords, who already faced restrictions as part elected city officials. We believe that superior customer of the Ellis Act. The Ellis Act allows property owners to remove their rental properties from the rental market so Proposition 10 means less revenue for State and local service is the foundation of any Experts in All Building Types Full-service Team that they are not forced to operate at loses under strict government because it will lead to more than $5.7 billion rent control laws. in lost economic output, more than 38,000 jobs lost, and business, and we customize every Soft-story Multifamily In-house Licensed Engineering, combined state and local revenue losses of up to $1.3 Finally, the Orange County Register’s editorial board billion annually due to reduced property values and less project to suit the individual needs Tilt-up Steel Fabrication & Construction sharply criticized the effort to undo Costa Hawkins. In construction-related economic activity in the state. of our clients. Unreinforced Masonry two biting pieces, the editorial board -- collectively and Since 1984, our team has completed Non-ductile Concrete through an opinion article authored by one of its members Vote no on Proposition 10. more than 1,900 projects -- condemn Costa-Hawkins’ opposition as seeking “short- Steel Moment Frame term, superficial relief” that benefit only the select, lucky And, please help us to win by supporting the Issues PAC of few living in rent-controlled units and punishing the rest AAGLA. Give today before it’s too late! Please contribute of California’s residents by aggravating the existing scarcity generously by mailing your check to Issues PAC of AAGLA of units, undercutting housing production and ultimately c/o Reed & Davidson, LLP, 515 South Figueroa Street, OPTIMUM | SEISMIC, INC. optimumseismic.com leaving fewer rental properties overall. Suite 1110, Los Angeles, California 90071-3301; Attn. C. 323-OPTIMUM Davidson, Treasurer, or contribute online at: https://secure. 5508 S. Santa Fe Avenue Contractor License No. 1012702 Our statewide campaign to preserve Costa-Hawkins is anedot.com/aaglaissuespac/donate. Every dollar counts in 323-678-4686 Vernon, CA 90058 gathering steam. So far, we have had many organizations the fight to save Costa-Hawkins.

8 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 9 Member Update

VOTE NO ON PROPOSITION 10 IT WILL HURT ALL CALIFORNIA PROPERTY OWNERS

VOTE NO ON PROPOSITION 10 Proposition 10, the California Ballot Initiative coming this November being sold as the “Affordable Housing Act,” if passed, will repeal the Costa-Hawkins Rental Housing Act and harm By Daniel Yukelson the interests of every California property owner. Here’s a quick summary of what’s at stake:

If passed, all types of housing may be subject If passed, the only way to repeal or amend to rent control, regardless of the year built. the initiative will be through another voter California’s voters must reject Proposition 10 for the flaws of rent control. The legislature passed the bi-partisan, initiative. That will take years at best. Your If passed, all protections against onerous rent State Legislature is powerless when it comes following reasons: Costa-Hawkins Rental Housing Act, which protected control laws will be eliminated statewide. to amending and appealing these new burdens Californians from a rental lottery that harmed most and that Property owners will be at the mercy of local that will be placed on property owners. • Renters who want affordability and apartment choices provided subsidies to only a very few, reduced the supply government and special interest groups. say “No.” of apartments, and took away the unhindered rights of If passed, hundreds of millions of your tax property owners to rent their properties. Read more about If passed, public employee pension funds, dollars are at stake. Any court actions to • Single Family Homeowners who do not want their why California ended new rent control in 1995. many of which are heavily invested in challenge its constitutionality will be paid by property rights taken by unelected bureaucrats say “No.” apartment buildings, will decline in value taxpayers. That’s you! and unfunded pension liabilities will increase The Facts: even more. If passed, property values will decline as • Public Officials who do not want to see dramatic reductions owners of rental property will incur significant in property taxes, and reductions in local revenues that will • Proposition 10 does not build new apartments or any If passed, vacancy decontrol will be losses in revenue and will no longer be able negatively impact our schools, and police and fire services housing, affordable or otherwise, and in fact it discourages eliminated, meaning that your local lawmakers to maintain their properties resulting in say “No.” new construction. And the real reason rents are rising is and non-elected rent control boards can limit neighborhood blight. Lower property values because more people want apartments than are available the amount of rent you can charge to new steal badly needed property tax dollars that fund our schools and first responders. • Citizens who do not want to pay for huge new taxes to in California. Proposition 10’s rent control will make this tenants after your old tenants move out. subsidize renters say “No.” problem far worse as apartment owners convert their If passed, rent control can apply to If passed, no new affordable housing units buildings to condominiums or other uses to survive, and condominiums and single-family homes, and will be created, new housing construction Don’t Be Fooled: the fatally flawed Proposition 10 new construction simply stops. not just to apartments anymore. will decline, and construction jobs and trades will raise rents and reduce apartment choices across servicing the apartment industry will be California, while increasing government bureaucracy and • A California Assembly Bill to do the same thing as If passed, many more communities throughout negatively impacted. taxes for everyone. Proposition 10 was defeated in the State legislature by California will be emboldened by rent control activists and special interest groups to pass committee without a single hearing last year, because it Please join the fight today! Vote NO on laws that will severely restrict your property On November 6th, Californians will vote on the fatally was so obvious that it would harm the interests of almost rights and the rent you can charge. Proposition 10 this November. flawed Proposition 10, an effort by self-dealing Michael all Californians. But now, it is brought back by ultrawealthy Weinstein to create a rent control lottery with very few and controversial Michael Weinstein, who is determined to winners…and millions of losers across California. If it impose his personal will on all of Californians. passes, the dramatic loss of property and income tax LETTER TO THE EDITOR proceeds on apartment buildings and property owners • Economists who study the effect of price controls and Dear Editor: could increase everyone else’s taxes as much as 25%, or pricing on supply are almost unanimous in opposing rent

reduce vital services like public schools, first responders control. An overwhelming 98% of Economists opposed rent I enjoyed your article in the May edition of “Apartment Age Magazine” about Michael Weinstein. The reason why (e.g., police and fire) and social services. control in in a survey from University of Chicago, including I am writing to you is if we really want to defeat this ballot initiative, we need to help everybody, including tenants. leading voices from MIT, Harvard, Yale, and Princeton. What the Apartment Association should do in September of this year is to send out flyers to give all tenants (bullet) If Proposition 10 passes, California will return to the dark (http://www.igmchicago.org/surveys/rent-control) In the points (on) how the passage of the initiative would affect them. ages of rent control statewide, where taxpayer funded words of one, “Rent control discourages supply of rental We cannot be dependent on Property owners to take (on) the load of the voters. We need tenant support. bureaucrats imposed arbitrary rules that forced apartment units. Incumbent renters benefit from “capped” prices.

builders out of California and caused the shortage of New renters face reduced rental options.” Or, as a Swedish Very truly yours, available rental housing and ultimately the deterioration economist, Assar Lindbeck, a housing expert, once stated: H. Stoller, Los Angeles, CA of rental buildings that could no longer be economically “Rent control appears to be the most efficient technique maintained. presently known to destroy a city – except for bombing” EDITOR’S NOTE: Mr. Stoller, thank you for your note. I hope and pray that you are incorrect and that property owners, including multifamily, single family and condominium owners, do eventually stand up for their property In 1995, California came together and recognized the fatal Vote “No” on Proposition 10 this November. rights and help us to win in November. Your point about messaging tenants is well taken.

10 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 11 Member Update

MARK YOUR CALENDAR MEETINGS, EVENTS AND CLASSES

MEETINGS & EVENTS August 9, 2018 Info: Advance registration is necessary. Please September 19, 2018 Cost: $99.00 AAGLA members / $129.00 non- register online at aagla.eventbrite.com or by calling members / $225.00 Individuals cited by the City of Los Event: Seismic Retrofit Seminar Presented by Optimum AAGLA’s offices at (213) 384-4131. This session is Event: Korean Roundtable Meeting Angeles Seismic free to all AAGLA members. Location: AAGLA’s Office – 621 South Westmoreland Info: Advance registration is necessary. Please register Get educated on the latest laws regarding retrofitting Avenue, Los Angeles by calling AAGLA’s offices at (213) 384-4131. No your building. September 1, 2018 Time: 11:00 a.m. – 12:30 p.m. refunds / no exceptions. Location: AAGLA’s Office – 621 South Westmoreland Event: “Evictions!” Avenue, Los Angeles September 24, 2018 September 7, 2018 Time: 12:00 p.m. – 2:00 p.m. Recognizing how an agreement can be terminated and understanding the eviction process. Event: Westside Member Meeting Event: Fair Housing Fridays Info: Advance registration is necessary. Please register (a/k/a, Santa Monica Meeting) online at aagla.eventbrite.com or by calling AAGLA’s Featured speaker, Patty Widget of Fast Evictions. Learn about housing discrimination, protected classes, Location: AAGLA’s Office – 621 South Westmoreland Location: Hulu Building – Community Room housing for families with children, prohibited practices, offices at (213) 384-4131. This session is free to all 2500 Broadway Street, Santa Monica, California 90404 AAGLA members. Avenue occupancy limits and much more! Time: 10:00 a.m. – 12:00 p.m. Time: 7:00 p.m. – 9:00 p.m. Location: AAGLA’s Office – 621 South Westmoreland August 15, 2018 Info: Advance registration is necessary. Please Avenue, Los Angeles register online at aagla.eventbrite.com or by calling EDUCATION Time: Spanish Session – 10:00 a.m. to 1:00 p.m. / Event: Chinese Roundtable Meeting - NEW AAGLA’s offices at (213) 384-4131. This session is English Session – 1:00 p.m. to 4:00 p.m. Location: AAGLA’s Office – 621 South Westmoreland free to all AAGLA members. August 7-16, 2018 Cost: $99.00 AAGLA members / $139.00 non- Avenue, Los Angeles Event: Manager Boot Camp – AAGLA Rental Housing members Time: 11:00 a.m. – 12:30 p.m. September 4, 2018 Manager Training (Tu / Wed / Th) Info: Advance registration is necessary. Please register Info: Please register by calling AAGLA’s offices at (213) Event: Seismic Retrofit Seminar Presented by Location: AAGLA’s Office – 621 South Westmoreland online at aagla.eventbrite.com or by calling AAGLA’s 384-4131. This session is free to all AAGLA members. Optimum Seismic Avenue, Los Angeles offices at (213) 384-4131. No refunds / no exceptions. August 16, 2018 Get educated on the latest laws regarding retrofitting Time: 6:30 p.m. – 9:30 p.m. your building. Cost: $295.00 AAGLA members / $350.00 non-members September 20, 2018 Event: “Bed Bugs 101” - Presented by Orkin Pest Location: AAGLA’s Office – 621 South Info: Advance registration is necessary. Please register Event: Successfully Using a 1031 Exchange Control Company Westmoreland Avenue, Los Angeles online at aagla.eventbrite.com or by calling AAGLA’s Understand investor motives and the delayed exchange With more than a century of experience and the best- Time: 12:00 p.m. – 2:00 p.m. offices at (213) 384-4131. No refunds / no exceptions. process. Basic rules of a 1031 exchange and provide trained pest specialists in the business, Orkin is the most Info: Advance registration is necessary. Please some background on 1031 rules and the forward, trusted name in pest control. Learn...What are bed bugs? register online at aagla.eventbrite.com or by calling August 14, 2018 delayed exchange process. Why are they in my building? Do they pose a disease AAGLA’s offices at (213) 384-4131. This session is Event: Lunch and Legal Location: AAGLA’s Office – 621 South Westmoreland risk? How are they identified and proper remedies to free to all AAGLA members. Enjoy lunch with us and bring your questions for our Avenue, Los Angeles isolate bed bugs? “Q&A” session with experienced attorney. This is a Time: 12:00 p.m. – 2:00 p.m. Location: AAGLA’s Office – 621 South Westmoreland September 12, 2018 great Opportunity to familiarize yourself with the latest Info: Advance registration is necessary. Please register Avenue, Los Angeles Event: Committee and Board of Directors’ Meetings in landlord-tenant laws and obtain free legal advice. online at aagla.eventbrite.com or by calling AAGLA’s Time: 12:00 p.m. – 2:00 p.m. Location: AAGLA’s Office – 621 South Lunch is provided. offices at (213) 384-4131. This session is free to all Info: Advance registration is necessary. Please register Westmoreland Avenue, Los Angeles Location: AAGLA’s Office – 621 South Westmoreland AAGLA members. online at aagla.eventbrite.com or by calling AAGLA’s Time: 11:00 a.m. – 3:00 p.m. Avenue, Los Angeles offices at (213) 384-4131. This session is free to all Info: Some Committee meetings are not open to Time: 11:30 a.m. – 1:00 p.m. AAGLA members. September 27 and 29, 2018 members – call for more information and updated Info: Advance registration is necessary. Please register times. Event: AAGLA and Los Angeles Community Housing August 29, 2018 online at aagla.eventbrite.com or by calling AAGLA’s and Investment Department (LAHCID) offices at (213) 384-4131. Event: “Make Tenant Screening Simple” - Presented by September 13, 2018 Property Management Training Program (English Session) Rent Spree Event: “Evicted” Novel Discussion Featuring August 23 & 25, 2018 Location: AAGLA’s Office – 621 South Westmoreland AAGLA offers a streamlined tenant screening service L.V. Wilborn Event: AAGLA and Los Angeles Community Housing Avenue, Los Angeles that allows you to easily access all of the information Location: AAGLA’s Office – 621 South and Investment Department (LAHCID) Time: 9:00 a.m. – 6:00 p.m. you need. Learn how to access credit score and report, Westmoreland Avenue, Los Angeles Property Management Training Program (Spanish criminal background check, eviction history, completed Time: 12:00 p.m. – 2:00 p.m. Cost: $99.00 AAGLA members / $129.00 non-members Session) rental application and more! Info: Advance registration is necessary. Please / $225.00 Individuals cited by the City of Los Angeles Location: AAGLA’s Office – 621 South Westmoreland register online at aagla.eventbrite.com or by calling Location: AAGLA’s Office – 621 South Westmoreland Info: Advance registration is necessary. Please register Avenue, Los Angeles AAGLA’s offices at (213) 384-4131. This session is Avenue, Los Angeles by calling AAGLA’s offices at (213) 384-4131. No Time: 11:00 a.m. – 1:00 p.m. free to all AAGLA members. Time: 9:00 a.m. – 6:00 p.m. refunds / no exceptions.

12 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 13 northoak_ad_apartment_age.psd @ 33.3% (Layer 4, CMYK/8) *

YOUR SUCCESS IS OUR MISSION

APARTMENT FINANCING

Is your retro building now required to retrofit? Bank with a trusted source. Mission Valley Bank has the financing program and expertise to get the job done. FULL-SERVICE BUSINESS BANKING ACCOUNTS RECEIVABLE LENDING Call us today. 877.394.2306 MERCHANT BANKCARD SERVICES COMMERCIAL LENDING Retrofit EQUIPMENT FINANCING Purchase SBA FINANCING

“We’re proud of our reputation as a Trusted Advisor and Refinance welcome the opportunity to earn your business.” —Tamara Gurney, President/CEO

MISSIONVALLEYBANK.COM

Branches located in: SAN FERNANDO VALLEY SANTA CLARITA VALLEY CORPORATE HEADQUARTERS CENTRE POINTE BUSINESS BANKING CENTER 9116 Sunland Blvd., Sun Valley 26415 Carl Boyer Drive, Santa Clarita 818.394.2300 661.753.5693

14 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 15 Member Update

Most Notorious 1 War Lord MEET OUR AAGLA MEMBERS 2 Drug Lord By Alex Paladin, AAGLA Professions 3 Overlord Containing the 4 Slum Lord Danielle Elliott—43 Year AAGLA Member Word “Lord” 5 Landlord “Without sufficient representation on the state and local levels, any effort that a property owner makes on behalf of their investment is a waste of time,” Danielle Elliott said firmly. “AAGLA is our voice— “Just Kidding!” without our voice, we have nothing.” Elliott originally heard about AAGLA via word of mouth and it was 5 not long thereafter that she realized the operational advice, forms, and educational events and seminars were only minor A housewife called up a pet store and said, “Send me thirty-thousand cockroaches at once.” “What in the world do you want with thirty-thousand cockroaches?” asked the astonished clerk. “Well,” replied the woman, “I am moving benefits of being a member. “The Apartment Association of Greater Los Angeles has played a key role in educating me as a today, and my lease says I must leave the premises in exactly the same condition I found them…” property owner. As the years have passed, I’ve recognized the increasing need for political representation.”

Shifting focus towards the November 2018 election, specifically Proposition 10 which would repeal Costa-Hawkins if passed, Ms. Elliott was crystal clear as to its impact on her. “The passage of Prop 10 would change everything, and that’s not being overdramatic. Prop 10 is the most serious threat to the real estate industry in the history of California; where goes California goes the rest of the nation.”

Having joined the multi-family rental housing industry at the age of twenty-three, Danielle recalls an era in which women had to push past restrictions and over hurdles in order to invest in real estate. “When I joined AAGLA, I was an idealist and a feminist. I bought the ideology that a woman could do it all—I believed it then and I believe it now more than ever. Up until the Equal Credit Opportunity Act of 1974, a woman couldn’t even get a loan! If a woman received credit it was through her husband.” Understanding this piece of history is paramount in grasping why Danielle’s concerns regarding a Costa-Hawkins repeal stretch beyond the effect it would have on her personally. “Single women, divorced women, AAGLA Welcomes Its New Members

widows, your mother, your sister—it will reduce all of our efforts to the point that we will no longer be able to support Roberto Alfaro Marian Galbraith Alicia M. Macias Herman and Mark Rhynes ourselves,” Danielle said in a tone reflecting the deep and valid concerns she holds. “If Prop. 10 passes, myself and Avila Apartments Gallatin Holdings. LLC MainStreet Management Stalford Homes, Inc. Freeman Baldwin Gibson Judkins Group Inc. Lisa Marques Monica Sim countless other women will find themselves in a situation where everything we’ve worked for will be ripped away from Glenn Brander Jack Graniti Birute Milliron Tijat Property us and we’ll be robbed of our financial freedom. The real estate industry gave us the ability to support ourselves and our Pamela Butler Allison Hall Bradley and Ronald Meer Li L. Ting families….but, Prop. 10 would effectively eliminate the financial independence we’ve fought so hard to achieve.” Xorin Balbes Michelle Han Jon Mok Marilu Mejia and Oscar Cindy A. Benes Frank Hawker Gerald Ngo Valle Robert Cater Cindy X. Ho Odette Company Mark Walters While acknowledging the very real housing crisis, Elliott refuses to assign blame to multifamily rental housing providers. Circa Los Angeles Peter Hulne Oakwood Worldwide Nancy Soluri and Richard Dana Development Group, Rosa M. Ixcotoyac Philip Ogolsky Whelan “Landlords and property owners did not create this problem,” she said definitively. “Opportunistic politicians who have LLC Pamela Jaeckle Alex Olivares Polly Wong no solution and no vision, aside from their own re-election, caused this housing catastrophe. Every study shows that Rent Diane and David Duplanty Chris and Corrine Johnson Patty Padilla Monica Gutierrez Zacarias Control has failed! As a society, we have been there and done that!” According to Danielle: “We need new solutions, not Teresa Esquivel Mary and Christina Young Park Brisas M. Zapata Philip Freeman Kalaydijan Laurence Peters Sophia R. Zuckerman old failures. Now is the time to fight against rent control, not to expand it!” Harold and Alexis Gage Jose A. Lopes Ruby Management Co. AAGLA Welcomes Its New PSC Members During a conversation riddled with the horrific consequences should Costa-Hawkins be repealed, Ms. Elliott has hope that the general public will not be duped into believing what she confidently labels as propaganda. “When people begin to Company Business Type Company Business Type recognize what the so-called ‘Affordable Housing Act’ will actually do, I believe that they will rise up and vote against it.” MVC Agency Marketing Bastion Security Security Services Bear Windows Inc. Window & Doors Share Tech Network Installations Co. Telecommunications Alex Paladin is the Coordinator, Membership & Sales at the Apartment Association of Greater Los Angeles. CleanFund Commercial Capital Financing - Rehabs/Retrofits De Leon Building Maintenance Janitorial Services You can reach him at [email protected] or at (213) 384-4131. Skyguard Surveillance, LLC Security Services

16 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 17 Member Update

11TH ANNUAL CALIFORNIA STATE

LEGISLATOR BREAKFAST 䌀匀䰀䈀一漀⸀ ㄀㈀㌀㠀㈀ PROUD BIRD FOOD BAZAAR & EVENTS CENTER – JULY 14, 2018

The Apartment Association of Greater Los Angeles held its 11th annual, California State Legislator Breakfast this past July 14th at the Proud Bird Food Bazaar and Events Center near Los Angeles International Airport. The event, which was attended by approximately 150 members and their guests, featured key-note speaker, Brian Glicklich, Chief Executive Officer of Brace Digital Strategies, and Master of Ceremonies and the Apartment Association’s Sacramento based lobbyist, Steve Carlson, Principal of Steve Carlson and Associates.

Mr. Glicklich presented the Apartment Association’s digital and social media campaign plans to defeat Proposition 10, the Costa-Hawkins Rental Housing Act repeal initiative, which will be appearing on November’s ballot. The Apartment Association’s planned campaign will be concentrated within its territory of San Bernardino, Los Angeles and Ventura counties, and consists of, among other elements, social media messaging (e.g., via Facebook, Instagram, Twitter, etc.), written editorials, website and traditional media elements (e.g., radio, television and print). The campaign’s Facebook profile can be seen at “No on Prop. 10” and the campaign’s website is located at www.noonprop10.com.

Mr. Carlson then spoke about the history of the Costa-Hawkins Rental Housing Act and the urgent need for the law at the time of its passage in 1995. He also introduced the state legislators that were present, each of whom were given an opportunity to speak for a few minutes, including: 刀䔀吀刀伀䘀䤀吀䴀夀䈀唀䤀䰀䐀䤀一䜀⸀䌀伀䴀

• Assembly Member Sydney Kamlager-Dove - Assembly District 54 • Assembly Member Autumn Burke - Assembly District 62 • Assembly Member Laura Friedman - Assembly District 43 䤀渀ⴀ䠀漀甀猀攀嘀愀氀甀攀 • Senator Steven Bradford - 35th Senate District 夀漀甀爀䔀砀瀀攀爀琀 • Assembly Member Dante Acosta - Assembly District 38 䔀渀最椀渀攀攀爀椀渀最匀漀氀甀琀椀漀渀圀攀搀漀渀ᠠ琀瀀椀琀挀栀挀漀漀欀椀攀ⴀ挀甀琀琀攀爀猀漀氀甀琀椀漀渀猀⸀ 䔀愀挀栀瀀爀漀樀攀挀琀椀猀 The Apartment Association of Greater Los Angeles wishes to thank each of the elected officials and its members and their 挀愀爀攀昀甀氀氀礀攀渀最椀渀攀攀爀攀搀琀漀猀椀最渀椀ǻ挀愀渀琀氀礀爀攀搀甀挀攀琀栀攀挀漀猀琀漀昀挀漀渀猀琀爀甀挀琀椀漀渀Ⰰ 愀渀搀眀攀瀀愀猀猀琀栀攀猀攀猀愀瘀椀渀最猀漀渀琀漀礀漀甀⸀ guests that were in attendance. 䤀渀ⴀ䠀漀甀猀攀儀甀愀氀椀琀礀䌀漀渀猀琀爀甀挀琀椀漀渀圀攀ᠠ氀氀爀攀琀爀漀ǻ琀礀漀甀爀戀甀椀氀搀椀渀最焀甀椀挀欀氀礀愀渀搀攀ϻ挀椀攀渀琀氀礀Ⰰ 攀渀猀甀爀椀渀最琀栀攀栀椀最栀攀猀琀焀甀愀氀椀琀礀漀昀眀漀爀欀眀栀椀氀攀最甀愀爀愀渀琀攀攀椀渀最洀椀渀椀洀愀氀搀椀猀爀甀瀀琀椀漀渀琀漀礀漀甀愀渀搀礀漀甀爀伀甀爀䔀砀瀀攀爀琀琀攀渀愀渀琀猀⸀ Asm. Friedman Asm. Kamlager-Dove, Director and State Directors, Earle Vaughan Key-Note Speaker, and Dee Travillion Legislative Chairperson, and Cheryl Turner with Sen. Brian Glicklich Cheryl Turner Bradford and Executive 䄀搀瘀愀渀琀愀最攀䌀漀洀瀀氀攀琀攀吀甀爀渀欀攀礀 Director Daniel Yukelson 䘀漀爀攀瘀攀爀礀瀀爀漀樀攀挀琀Ⰰ 琀栀攀爀攀ᠠ猀洀漀爀攀琀栀愀渀漀渀攀搀攀猀椀最渀琀栀愀琀ᠠ氀氀洀攀攀琀琀栀攀挀爀椀琀攀爀椀愀漀昀琀栀攀匀攀椀猀洀椀挀刀攀琀爀漀ǻ琀瀀爀漀最爀愀洀⸀ 匀攀爀瘀椀挀攀䈀攀挀愀甀猀攀眀攀ᠠ爀攀攀砀瀀攀爀琀攀渀最椀渀攀攀爀猀愀渀搀挀漀渀琀爀愀挀琀漀爀猀眀椀琀栀圀攀ᠠ氀氀琀愀欀攀挀愀爀攀漀昀攀瘀攀爀礀琀栀椀渀最⸀ 䘀爀漀洀琀栀攀吀攀渀愀渀琀洀漀爀攀琀栀愀渀㌀㐀礀攀愀爀猀漀昀攀砀瀀攀爀椀攀渀挀攀Ⰰ 漀甀爀搀攀猀椀最渀眀椀氀氀戀攀䠀愀戀椀琀愀戀椀氀椀琀礀倀氀愀渀琀漀琀栀攀䌀漀猀琀刀攀挀漀瘀攀爀礀倀爀漀最爀愀洀Ⰰ 琀栀攀洀漀猀琀挀漀猀琀ⴀ攀ϻ挀椀攀渀琀猀瀀攀挀椀ǻ挀琀漀礀漀甀爀瀀爀漀瀀攀爀琀礀⸀ 椀渀挀氀甀搀椀渀最愀瀀瀀攀愀氀猀愀渀搀栀攀愀爀椀渀最猀Ⰰ 眀攀ᠠ瘀攀最漀琀礀漀甀挀漀瘀攀爀攀搀⸀ 一攀攀搀 ǻ渀愀渀挀椀渀最㼀圀攀挀愀渀栀攀氀瀀眀椀琀栀琀栀愀琀琀漀漀℀

⠀㠀㐀㐀⤀ 䰀䄀刀䔀吀刀伀䌀䄀䰀䰀吀伀䐀䄀夀䘀伀刀䄀䘀刀䔀䔀 Sen. Bradford and Senator Bradford and Sponsor Fuller Insurance Your AAGLA Team! ⠀㠀㐀㐀⤀ 㔀㈀㜀ⴀ㌀㠀㜀㘀 Asm. Kamlager-Dove Ali Sahabi, Chief Operating 䤀一匀倀䔀䌀吀䤀伀一 ☀ 䔀匀吀䤀䴀䄀吀䔀 and Asm. Acosta Officer of Optimum Seismic

18 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 19 Member Update

TOP 5 REASONS TO USE RENTSPREE By Alex Paladin, AAGLA Private Investor Seeking Multifamily

Contrary to the deceitful narrative, landlords are not in the eviction business. With the average eviction taking at least Property in Southern California three months, and costs that will surely climb north of $3,000, the notion that a multifamily rental housing provider would intentionally squander time and money becomes amusing if considered for too long. Among the most sought-after characteristics in a prospective tenant are integrity, ambition, cleanliness, and amiability. Acquisition Criteria Simply put, property owners desire that positive contributors to society live in the units they provide. With the average adult telling four lies per day, gauging whether or not a prospective tenant will be a nuisance, or a jewel can be mind • Multifamily (existing or development land) boggling. Wouldn’t it be nice to have a simple, thorough, and trustworthy process for screening tenants? • Priced from $1 million to $40 million Well, put away the Advil and forget the ice pack! We’ve got something to relieve the tension that appears at the • Any Southern California Location intersection of “Vacant Units” & “List of Applicants”—RentSpree! • Value-add, distressed opportunities considered

149 Units - La Quinta, CA 149 Units - La Quinta, CA No Commission We are licensed real estate brokers, but act strictly

as principals. This is not a solicitation for a listing

and there is no commission involved, which could

RentSpree will simplify the rental process and land you better tenants! Top 5 Reasons to Use RentSpree 48 Units - Van Nuys, CA Sole Decision Maker 1. No Cost to You: There is no cost for the service aside from the screening fee, which you can choose to pass on to Sole decision maker with the ability to execute applicants. Applicants pay the screening fee online with credit card, meaning you no longer need to collect or handle payment information. But don’t worry if you want to pay the screening fee yourself. You always have the option to due diligence quickly, and can be flexible with the pay and will enjoy preferred pricing compared to non-AAGLA members. closing to accommodate your exchange.

2. Start Screening in 2 Minutes: You can sign up and start screening tenants in 2 minutes or less thanks to the All properties pictured are owned and operated by simple process. There is no site inspection, setup fee, or on-boarding required. Once you enter the property address, Hanes Properties, LLC all you’ll need to do is enter an applicant’s email address to screen. Contact: 3. Instant Turnaround and 24/7 Availability: As soon as an applicant inputs their information and submits, you will gain real-time access to all requested reports. Yes, that means no waiting for any of the credit, criminal, or eviction Braemon Hanes, CCIM reports. Better yet, the service is running 24/7 so you can even receive reports on nights and weekends. 143 Units - Sun Valley, CA Director of Acquisitions 4. Comprehensive Application Package: With RentSpree, you can receive a full credit report and score, criminal background check, and 50-state eviction history. In addition, you can also collect a completed online rental application. [email protected] This makes for a complete application package with none of the back and forth. RentSpree can also collect applicant (818) 865-8305 | (805) 374-2350 documents and check references for you, helping you to close the loop on the process. Ext. 106 5. Ease of Use: For each vacancy you have, you will be provided with a unique link you can share with applicants who BRE Lic: 01230427 want to apply. Applicants can visit the link to submit materials back to you. The entire process is available on any computer or mobile device for both you and applicants. This makes it easy to access the information you need on the go! Hanes Properties, LLC Visit aagla.rentspree.com to get started or to request a live demo today! 4500 E. Thousand Oaks Blvd. # 103 Alex Paladin is the Coordinator, Membership & Sales at the Apartment Association of Greater Los Angeles. Westlake Village, CA 91362 97 Units - Baldwin Park, CA 112 Units - Duarte, CA You can reach him at [email protected] or at (213) 384-4131.

20 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 21 Get FREE Vending Machines Placed in Your Building* We’ll place our upscale snack and soda machines in your building at NO charge stocked with the most popular snacks and drinks. There are no contracts. If after 90 days you aren’t completely satisﬁed, we’ll remove the machines with no obligation. Your tenants will love the convenience! Mention this ad and receive a monthly commission!**

For more information Call David at Snack City 818-257-2810 or email [email protected]

Your Healthy Choice for Vending

*some restrictions may apply as to size of property, number of tenants and other criteria. Minimum 75 units preferred. **commissions are paid quarterly.

22 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 23 Local and State Update

L.A. CITY COUNCIL TO MAKE OWNERS CRIMINALS OVER CITIZENSHIP STATUS you from” that occurred weeks or months earlier may citizenship status. However, state law limits penalties to QUESTION suddenly be recalled by the tenant as “intimidating” or fines between $100 and $1,000. There is no jail time. as an attempt to “influence” after the relationship has By Janet Gagon, Esq., Director, Government Affairs & External Relations Instead, if a case is brought and a violation is found, then soured due to late rent payments or other issues. It is even the court would be required to refer the issue to the District possible that a tenant may use the new ordinance as a Attorney’s (DA) office for consideration under “extortion”. On April 12, 2018, the Immigrant Affairs, Civil Rights and a tenant, prospective tenant, occupant of a Rental Unit.” means of blackmail against the owner by claiming that Extortion is already a criminal offense and it is appropriate a conversation happened that simply did not occur. An Equity Committee of the Los Angeles City Council proposed to refer it to the DA as the proper agency to investigate owner faced with the possibility of serving jail time may an ordinance that would expose owners to potential jail Further, Section 45.44 (B) states: potential criminal activity. time of up to 6 months for asking a tenant or occupant decide to give into the blackmail. (current or prospective) about their citizenship status. The “...any person who violates any provision of Section In conclusion, neither the state nor federal government proposed ordinance is called the “Tenants’ Information/ 45.42 for the purpose of, or with the intent of, harassing This proposed ordinance is also inequitable towards have said that jail time is an appropriate punishment for Citizenship Status” ordinance (CF17-0461) and is still or intimidating a tenant, prospective tenant, occupant other protected populations. In the same Chapter IV asking a question about citizenship. Even the City of Los pending for an additional hearing in Committee. Members or prospective occupant; retaliating against a tenant, Public Welfare, Article 5.5 regarding Age discrimination, Angeles itself has said that jail time is not an appropriate of the Committee are Councilmembers Gil Cedillo (Chair), prospective tenant, occupant or prospective occupant for it specifically states in Section 45.55(C) “Violations of punishment for Age or Disability discrimination. Yet Nury Martinez, Curren Price and David Ryu. the exercise of his or her rights; influencing a tenant or any of the provisions of this article shall not constitute occupant to vacate a dwelling, or recovering possession a misdemeanor or infraction”. Further, in Article 5.8 these Councilmembers are now proposing that jail time Unfortunately, it seems that Councilmembers Cedillo, of the dwelling; shall be punishable by a fine of $1,000 regarding disability/AIDS discrimination, it specifically states is an appropriate and necessary punishment for asking a Martinez, Price and Ryu fail to recognize that there are and by imprisonment in the County Jail for a period of not in Section 45.90 (D) “Notwithstanding any provisions question about citizenship. Again, they fail to realize that thousands of “mom and pop” small owners that live more than six months. Nothing in this section requires a of this code to the contrary, no criminal penalties shall they are being both inequitable to other protected classes in their communities and regularly communicate with landlord to actually or constructively evict a tenant in order attach for any violation of the provision of this article”. and unreasonably harsh to “mom and pop” small owners tenants thinking of them more as friends and family. As to be in violation.” By including criminal punishment to this newly proposed of rental housing (many of whom are retirees). such, they may engage in casual conversations saying such Section 45.44 for citizenship, these Councilmembers are things as “how are you”, “what’s going on with you”, and Section 45.44(B) removes discretion from a court of law creating a heightened level of remedy over two other Even in the fee structure they fail to recognize that $1,000 protected classes of individuals. “where are you from”. By this proposed ordinance, the to determine whether jail time is appropriate and instead fine may be only a minor deterrent to an owner of a 200+ last question now could put an owner at risk of spending requires jail time be served. This would turn owners into unit building versus a “mom and pop” owning a 4 unit up to 6 months in jail and a fine of $1,000. criminals and take away their civil liberties. Federal Fair Housing laws (existing for 50+ years) recognize building that may not be able to make ends meet with this Age, Disability and National Origin as protected classes. fine and would be forced to either raise rents or go out of Section 45.44 (A) of the proposed ordinance states: These Councilmembers seem to forget that the entire However, they only provide for fines and not jail time. The business (and remove more affordable rental housing from criminal justice system is separate from our civil justice only instances of potential jail time are when a separate the City). Councilmembers Cedillo, Martinez, Price and “Violation of any provision of Section 45.42 shall be system to recognize that taking away a person’s liberty is crime is committed such as assault or battery when “force Ryu need to be reminded that “mom and pop” owners punishable in accordance with Subdivision (m) of Section only to be done in the most extreme instances and by a jury or threat of force” is used. Their list of criminal actions should NOT be turned into criminals and face jail time for 11.00 of the Code”. This section makes it a criminal of their peers. By requiring jail time, Section 45.44(B) implies includes crossing burning, arson, fire bombings, written offense -- a misdemeanor -- subject to up to 6 months that jail time is no big deal and being labeled as a criminal and oral threats and assaults. In such instances, they direct merely asking a question – whether it is about citizenship in jail. is also no big deal. IT IS to our mom and pop owners that individuals to file a complaint with the Criminal Section of or anything else. these Councilmembers are proposing to incarcerate. the Civil Rights Division, which is the appropriate criminal Under Section 45.42 (A) it states, “It shall be unlawful for agency to deal with such matters. The Apartment Association of Greater Los Angeles any Landlord, or any agent, employee or contractor of In addition, they also seem to fail to realize that a tenant’s urges you to call or write to these councilmembers and such Landlord, to do or attempt to do any of the following: memory about a conversation can change over time. An As for state law, as of November 2017 it is illegal to ask let them know you oppose these draconian measures. (A) Inquire as to the immigration or citizenship status of innocent conversation by the owner asking “where are a tenant or occupant (current or potential) about their

24 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 25 Tenant Problems? Eviction of non-performing tenants and collection of unpaid rent can be a frustrating, time-consuming, aggravating and expensive experience. Choosing the right law firm to handle your eviction and debt collection needs is critical. You NO DUMPING want a firm that has seen it all, that has the knowledge, experience and staff to handle your case right. No excuses, no delays, just the results you want! The Duringer Law Group is one of California's largest and most experienced landlord tenant law firms, and only represents landlords. The firm has successfully prosecuted over 245,000 evictions and has recovered over $155,000,000 in debt since 1988. Our vast experience and outstanding record of success is unmatched.

The Eviction Leader. Do Not Dump Bulky Items

Ask for FREE Tenant Eviction

Efficient and Effective legal representation. We have recovered over $155,000,000 for Don’t be vulnerable! Extensive experience pickup instead. Attorney fees of $95 to $150 plus costs for an our clients. No fee if no recovery. Put the in Asset Preservation strategies for high net uncontested residential eviction. No office visit power of an experienced law firm to work for worth individuals, including domestic and required, start case by email or over the phone. you. off-shore entities and strategies. Residential and commercial evictions handled in Call 1-800-773-2489 all courts and counties throughout California. E cient, Eective, Aordable! Download your FREE Copies! Our highly experienced attorneys and staff have developed procedures and processes that result in tenant evictions on the Eviction & Debt fastest track possible. The same efficiencies are evident in our Collection and Asset Preservation debt collection services. We deliver quality legal representation Strategies at and exceptional value. DuringerLaw.com www.DuringerLaw.com PENALTY FOR ILLEGAL DUMPING Locations Orange County office Asset Preservation Wilmington, 6 MONTHS IN JAIL AND/OR $1,000 FINE. Los Angeles San Diego 181 S. Old Springs Rd., 2nd Floor 28059 Lakes Edge Road Delaware 800.829.6994 800.829.6994 Mailing address: PO Box 28270 Mailing address: PO Box 2489 877.387.4643 Anaheim Hills, CA 92809 Lake Arrowhead, CA 92352-2489 LAMC 66.25 (A), (B), (C) AND LAMC 11.0 (M) Inland Empire Sacramento 714.279.1100 909.336.1160 800.829.6994 800.829.6994 800.829.6994 877.387.4643

26 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 27 SUCCESSFUL MANAGEMENT TECHNIQUES THAT WILL HELP AVOID LAWSUITS STAGE #1 2:00PM Top Property Management experts Brian and Vincent will share their top ten property management techniques; from marketing vacancies to minimizing your exposure to litigation. Landlords will learn firsthand from southern California's top professionals how to increase profits and minimize loss. This must see presentation will also uncover litigation trends that could save you hundreds of thousands of dollars. BRIAN GORDON & VINCENT MEDINA Lotus Property Services

THE TRUMP TAX PLAN & HOW IT COULD AFFECT REAL ESTATE INVESTORS STAGE #1 3:00PM With the recent changes to our tax code, many are confused as to how it affects them. During this talk, we will take a look at how this tax reform can impact those of various incomes who are in real estate. TONY WATSON Robert Hall & Associates FAIR HOUSING SEMINAR STAGE #2 10:00AM STAGE #2 Housing Discrimination litigation costs the housing industry millions of dollars each year. Learn how to prevent and avoid this from happening to you. Every person has the right to be offered housing or denied housing on the basis of their actions and in the manner in which they have chosen to live, not on the way they appear to you. This training will assist you in minimizing your liabilities. You will learn about Protected Classes, Housing for Families with Children, Prohibited, Practices, Occupancy Limits and much more! DENISE CATO . Fair Housing Council of Orange County The Apartment All Star Experience is like no other event you will attend this year. The unique blend of three national speakers on our stage at WHERE TO FIND HIGH CASH FLOW REAL ESTATE WITH 8-10% RETURNS STAGE #2 11:00AM one time creates an energy force that will be the most exciting time you will spend at a seminar. The reason is that this is not just a seminar, Discover ways to increase passive income, improve tax write-offs, invest with your IRA & add diversification to your Apartment All Stars is an event. This dynamic tour has been igniting the leasing and marketing arena for 11 solid years and only visits 12 cities investment portfolio. each year. We are pleased to welcome the All Stars to the Los Angeles Apartment & Buildings Expo, all new with fresh, up to the moment, ROBERT “RUSTY” TWEED information to win in any marketing! TFS Properties, Inc. STAGE #1 9:30AM RATIO UTILITY BILLING VS SUBMETERING STAGE #2 12:00PM Submetering is complicated and can be costly, however it is the most accurate way of billing a resident. When the cost to submeter exceed the benefit, will RUBS work for you? What is RUBS billing and how does it work? What are STAGE #1 the best practices for implementing a RUBS Billing Program? Would Submetering be an option for my property? What I need to know before submetering my community? Find out the answers to those questions with guest WHY PROPERTY RIGHTS MATTER? speaker Donna Ismajili. STAGE #1 11:30AM DONNA ISMAJILI According to DeWeese, the American system of free enterprise, private property ownership and individual liberty is under attack by a political force that, while plainly out in the open for all to see, is little understood and mostly ignored. National Exemption Service Yet private non-governmental organizations (NGOs), city planners and federal agencies have teamed up specifically to change human society under the banner of Sustainable Development. It is gaining power in every state, county, WANT TO LEARN ABOUT SEISMIC RETROFITTING? DOES YOUR and community under the false threat of Environmental Armageddon, demanding that we completely reorganize our PROPERTY NEED A RETROFIT? economic system, our representative form of government, and our individual lifestyle. STAGE #2 1:00PM During this workshop you can learn more about the basic principles behind retrofit engineering and construction, and Mike Brennan joins Tom DeWeese to make the case that such policies are a war on free enterprise, private property how to minimize the impact on tenants and parking spaces ownership, and individual choice. NAREK EKMEKJYAN MIKE BRENNAN Brennan Law Firm Optimum Seismic TOM DEWEESE American Policy Center THE SPREAD OF RENT CONTROL-PROTECT YOURSELF NOW! CASHING IN ON AMENITIES STAGE #1 1:00PM STAGE #2 2:00PM Dennis Block will explain the impact if the Costa Hawkins Act is repealed. This will affect all cities, even those that What amenities does today's renter want and how can you make more money by providing them? currently have rent control. KARI NEGRI DENNIS P. BLOCK SKY Properties Law Firm of Dennis P. Block & Associates DISCOVER THE EIGHT ADVANTAGES OF SECTION 8 PREMIUM SPONSORS: STAGE #2 3:00PM - How to receive reliable rental income - Take advantage of other benefits offered by housing authorities - What landlords think about the Housing Choice Voucher Program TRACIE MANN Housing Authority of County of Los Angeles MEDIA SPONSORS: FREE ONLINE REGISTRATION BUILDINGSLA.COM

28 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 29 Wood-Frame Seismic Retrofit $

125

Step 1

Step 2

Step 3

CALL OUR ENGINEER DIRECT 626-859-0222

Engineering Lic. No. C49021 Construction Lic. No. 831856

30 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 31 Local Advocacy Update

or “Eviction Defense.” The City of San Francisco recently to share your “horror stories” about rent control and “Just LOCAL GOVERNMENT UPDATE became the second city in the entire nation to pass a “Right Cause” evictions (e.g., how it makes it difficult / impossible to Counsel” law. San Francisco did so by ballot measure to stay in the rental housing business; how Just Cause Rent Control is Coming to Unincorporated and it has been estimated that it will cost the City of San makes it difficult / impossible to get rid of bad tenants; how Areas of L.A. County Francisco between $4.2 million and $5.6 million per year! evicting someone is a long, expensive and difficult process, By Janet Gagnon, Director, Government Affairs and External Relations etc.), so the County’s Board of Supervisors can learn from The Los Angeles County Tenant Protections Working your experience as to why rent control is not the “answer.” Group is composed of six, pro-tenant legal aid foundation For our Association’s members in the unincorporated areas, Los Angeles County responsibility for paying the fees has yet been determined). representative members and four other members (a now is your time to show up and voice your opposition university professor, a for-profit developer, a non-profit to rent control being created in your area. The meeting • Tenant Protections Working Group: The Tenant Furthermore, the Working Group has proposed housing developer and a realtor). The final meeting will be held on July 31, 2018 at 9:00 a.m. (although we Protection Working Group for the County of Los Angeles implementing “Just Cause” eviction requirements for all of the Working Group will be held on July 25, 2018 strongly encourage people to show up at 8:00 a.m. to get met on July 11, 2018 to discuss rent control, just cause multifamily property evictions. With Just Cause evictions, when they plan to meet for four hours to finalize their a seat and sign up to speak during public comment) at the eviction, eviction defense and other related issues. The property owners may only evict for reasons specified within recommendations to the Board of Supervisors and issue Kenneth Hahn Hall of Administration, Board Hearing Room Working Group was appointed by the County’s Board of the local ordinance and must prove a case in court with their formal report. We encourage all of the Apartment 381-B, 500 West Temple Street, Los Angeles. For those that Supervisors and has been meeting since February. This witnesses. To make matters worse, the Working Group has Association’s members throughout the County of Los cannot attend in person, please call or write your County was the Working Group’s second to last meeting and proposed to apply “Just Cause” to single family homes and Angeles to call or email their County Supervisor to oppose Supervisor to oppose the “temporary” ordinance. Their the group finally got down to the “nitty gritty” of what condominiums that are rented within the unincorporated the Working Group’s draft recommendations. Here is a contact information can be found at http://file.lacounty. they intend to recommend to the Board of Supervisors for areas of the County, and to accessory dwelling units link to their contact information: http://file.lacounty.gov/ gov/SDSInter/lac/1031546_BoardContactInformation.pdf. unincorporated areas. available for rent. Some of the allowable “Just Cause” SDSInter/lac/1031546_BoardContactInformation.pdf. eviction criteria include non-payment of rent, significant • Safe, Clean Water Program (a/k/a, the Storm Water breach of lease, and causing or permitting a nuisance, all Parcel Tax): Just when you thought it could not get any Unfortunately, rent control is the Working Group’s top • Rent Freeze: The County of Los Angeles’ Board of of which are required by state law. worse than rent control, the Los Angeles County Board of recommendation and they are proposing to only allow one Supervisors will meet on July 31, 2018 to consider Supervisors met as the Los Angeles County Flood Control rent increase per year. They intend to create a “floor” a “temporary” rent “freeze” ordinance for the The Working Group has also proposed to allow evictions for Board on July 17, 2018 to consider a staff proposal for (minimum increase) of either two percent (2%) plus unincorporated areas of the County. The ordinance would owner move-in, substantial rehabilitation of a unit and Ellis the creation of a program called the “Safe, Clean Water the amount of increase in the Consumer Price Index, or “cap” rent increases at three percent (3%) per year. The Act (withdraw property from rental market, also required Program.” The Safe Clean Water Program would create a three percent (3%), whichever is lower. In addition, the ordinance would be in effect for six months with, of course, group intends to propose there be a “ceiling” (maximum by state law), which are called “no fault” evictions. The new storm water parcel tax equal to 2 ½ cents per square the ability to extend the “freeze” indefinitely. increase) equal to eight percent (8%). Moreover, the Working Group is not proposing to allow an owner to evict foot of impermeable area and would fund watershed group has proposed a prohibition on any rent increases anyone under no fault eviction during the school year that projects throughout Los Angeles County to meet State and The “freeze” ordinance, which is being proposed by for apartment units that are vacated due to eviction and has a minor child (under 18 years old) living at home and Federal storm water compliance requirements. Supervisors Sheila Kuehl and Hilda Solis, is being put forth that no increases would be permitted while there is an attending school. The Working Group is also proposing to on the basis that the “freeze” is necessary, and so that the unresolved habitability complaint. require owners to pay financial assistance to tenants for The Board of Supervisors voted 4:1 to place the proposed County has time to consider the recommendations from no fault evictions similar to what is required by the City of program and parcel tax on the November 2018 ballot for the Tenant Protections Working Group (see above) and pass In addition, the Working Group will propose to create a rent Los Angeles. Los Angeles County residents. Our Apartment Association a permanent rent control ordinance. Clearly, this is the first registry for all units and would allow the information to be is a Board member of BizFed (a large regional business step by the County to create permanent rent control. Once made publicly available. Although the Working Group is Finally, the Working Group would propose requiring owners trade association) and worked very closely with BizFed established, they will also push the cities within Los Angeles fully aware that there is an outstanding lawsuit against the to accept Section 8 housing vouchers, which would force to obtain a pass-through of costs for the new parcel tax County that currently do not have rent control to adopt a City of Los Angeles about privacy concerns of the City’s rent owners into participating under the Housing and Urban for multifamily property owners throughout Los Angeles similar ordinance. registry, it still intends to recommend the information be Development Department’s voluntary Section 8 program. County. However, our Association’s legal counsel and made public. The Working Group also recommends that counsel for the County of Los Angeles agreed that Los For our Association’s members already under rent control the rent registry reflect no fault evictions and habitability “But wait, there’s more…”, the Working Group will Angeles County did not have legal authority to bind cities in Los Angeles County (e.g., City of Los Angeles, Santa complaints. The group is proposing that the rent registry propose that the County provide and pay for an attorney throughout Los Angeles County. Rather, the County has Monica, Beverly Hills and West Hollywood) now is the time to be funded by program fees (specific fee amounts or for every tenant eviction, which is called “Right to Counsel” authority only over the unincorporated areas. However,

32 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 33 our Association was successful in obtaining a cost pass- This agenda was never posted to the City’s website even benefit tenants. Under this proposed ordinance, tenants low-income tenants, but want to ensure that the waiver through for multifamily property owners that own 50 or after the meeting was over. How or why the language was would be the sole beneficiary of the energy efficiency would not create more costs for the owner to absorb. The fewer units within the unincorporated areas of Los Angeles changed is open to speculation. It was clearly not a “typo” measure by receiving reduced utility costs. Since the owner must already pay for its 50% share of seismic retrofit County. As mentioned above, Los Angeles County is and someone in Culver City government had created the tenants receive the benefits, we believe that they should costs as well as 100% of any costs above the monthly currently considering implementation of rent control in original wording. be the ones paying for the energy efficiency upgrades by “cap.” Accordingly, we have proposed that the waiver these unincorporated areas. means of a cost pass-through. either be handled as a reimbursement to the tenant for The issue with the new Action Item 2-C is that it still their share of seismic retrofit costs or as a direct grant of City of Los Angeles mentions “rent regulations” in conjunction with “anti- You may recall that Santa Monica also has no cost those costs to the owner. The City already reimburses low- displacement,” which still could include rent control at pass-through for seismic retrofitting, which is another income tenants for their portion of the annual registration • Right to Counsel (a/k/a, Eviction Defense): Los Angeles some later date. It also mentions “tenant protections,” expenditure that benefits them directly by providing safety fee, so it would make sense to reimburse tenants for any City council member, Paul Koretz, has introduced a motion which really means “just cause” which only makes owner’s (and in some cases can save their lives) and ensuring that seismic retrofit costs that are being passed-through to on June 22, 2018 to create a new ordinance for “Right lives more difficult in getting bad tenants out of their units. they will not be displaced following an earthquake. In them. Since the waiver is based on the tenant’s status as to Counsel.” The ordinance would require the City of Los contrast, West Hollywood initially passed a seismic retrofit low-income, it is being created as a community-wide public Angeles to pay for an attorney to represent every tenant During the meeting Vice Mayor Sahli-Wells also said that ordinance in 2017 without a cost pass-through and is now good and, therefore, the City should be responsible for facing an eviction of any type. The City of San Francisco “eviction defense” should be part of the homelessness considering creating a pass-through before the ordinance is paying the tenant’s share of the seismic retrofit costs. passed a similar law by ballot measure in June 2018 and it is plan. Eviction defense is just a nicer term for “right to enforced (see “West Hollywood” below). estimated that it will cost the City between $4.2 million and counsel,” which means Culver City would pay for tenants In addition, the Commission decided not to put a $5.6 million per year (imagine if the City were to use that to have a free lawyer at any eviction. Tenants advocates; If Santa Monica wants to retain affordable rental housing specific dollar amount on the monthly “cap.” Therefore, money to fix streets and sidewalks instead!). The motion however, only use “eviction defense” as a means to under its strict rent control ordinance, then the City the monthly “cap” amount and the waiver will need to has now gone onto the Housing Committee for further extort payments from owners desperate to get rid of bad absolute must provide for a cost pass-through for both be discussed in more detail by the City Council. The review. Our Association will continue to track this issue tenants. As we know, the lion’s share of evictions is based energy efficiency and seismic retrofitting. We encourage Commission will submit its recommendations to the City and keep our members informed as it progresses. on non-payment of rent and that doesn’t change by a our Association’s members to email or call the Santa Council and the City Council is expected to hear the tenant having an attorney. It would be better for Culver Monica City Council and voice their opposition to these Culver City City to use its financial resources to expand the City’s proposed energy efficiency requirements unless they issue sometime in August. The Apartment Association grant program for tenants that are late on rent. This item, are amended to include a 100% cost pass-through. will continue to monitor this situation and notify its • Rent Control: The City Council met on July 9, 2018 under Action 2-A, is also in the homelessness plan and The City Council members contact information can be members when this issue has been put on the agenda and discussed approval of an updated plan to prevent should be the City’s focus. Our Association will continue found at www.smgov.net/departments/council/content. for the City Council. and combat homelessness. Materials for the meeting, to monitor Culver City’s activities on these issues and keep aspx?id=13705. How much more can property owners including the homelessness plan, were posted on the our members informed. take in Santa Monica? Beverly Hills City’s website according to the Brown Act. Under “Goal 2,” which is targeted to expand homelessness prevention Santa Monica West Hollywood • On June 25, 2018, the City of Beverly Hills’ Rent programming, Action Item 2-C stated: “engage landlords Stabilization Program sent out notices to tenants and in discussion about rent increase caps.” As we all know, • Energy Efficiency: As if seismic retrofitting and the • Seismic Retrofit: The Rent Stabilization Commission of landlords containing both adjusted relocation fees that are “rent increase caps” only means “rent control.” Our proposed “wind fall profits” tax was not sufficient, the City the City of West Hollywood met on July 12, 2018 to review effective as of July 1, 2018, and allowable rent increases Apartment Association and two of our members / owners of Santa Monica’s staff held meetings recently with various staff’s proposal for a new cost pass through for soft-story effective as of June 12, 2018. The new relocation fees are spoke against rent control during the meeting. The City’s constituent groups, including our Apartment Association, seismic retrofit costs. The draft would allow owners to pass as follows: staff, Mayor Small and Vice Mayor Sahli-Wells responded to discuss energy efficiency. On July 19, 2018, staff released through 50% of the costs of seismic retrofitting over 10 by saying that they were not pursing rent control at all, it a draft proposal that would require multifamily buildings years with a monthly “cap” (maximum pass-through) of was not under discussion and it was not on their agenda. with more than 5 units to install LED lighting and roof $38. This is based on the existing pass-through for seismic insulation. No rebates or cost pass-throughs were included retrofit costs in the City of Los Angeles. After the meeting, staff shared the actual agenda given in the proposal. to the City Council. Mysteriously, Action Item 2-C Our Association has submitted two formal comment read “Explore rental protections and anti-displacement This is yet one more attempt by the City of Santa Monica letters to the Commission in support of the creation of the strategies (e.g., rent regulations, tenant protections, etc.).” to force owners to incur costs that primarily or exclusively proposed cost pass-through. Also, we support a waiver for The new, allowable rent increase is 4.1%.

34 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 35 Sacramento Advocacy Update

For more information, visit: www.Prop10Flaws.com [email protected]

STATEWIDE “NO ON PROPOSITION Coalition Members: Fact Sheet California Community Builders

California Business Properties 10” CAMPAIGN LAUNCHES Association Prop 10, the so-called “Affordable Housing Act,” is anything but affordable housing. Don’t be fooled, the California Business Roundtable initiative is bad for homeowners and renters – and will make California’s housing crisis worse. By Daniel M. Yukelson, Executive Director California Rental Housing Association American G.I. Forum of California California Senior Advocates League The No On 10—A Flawed Initiative That Will Make housing in California. Prop 10 opens the door to these NO on Prop 10. It just has too many flaws. California State Conference of the the Housing Crisis Worse coalition hosted its official new unelected rent boards with the power to raise fees National Association for the Advancement of Colored People launch on Wednesday, July 11 at the state headquarters on housing, ultimately increasing the cost of living and (NAACP) Allows Regulation of Single Family Homes Family Business Association of of the National Association for the Advancement for hurting veterans and other people just trying to get by on California • Allows government to dictate pricing for privately owned single-family homes, controlling how Colored People (NAACP) in Sacramento, California. This fixed incomes.” California Chamber of Commerce much homeowners can charge to rent out their home – or even just a room. It may even lead to California Taxpayers Association launch was the first opportunity to showcase the diverse bureaucrats charging homeowners a fee for taking their home off the rental market. California Taxpayer Protection and growing coalition of more than 125 organizations, Proposition 10’s flaws will dramatically affect every aspect Committee California Taxpayers Union including prominent civil rights groups, affordable housing of our California economy and make housing costs far Places Bureaucrats in Charge of Housing with the Power to Add Additional Fees Californians Against Wasteful advocates, business advocates and veterans all dedicated worse, especially for those who can least afford it. The Spending • Puts as many as 539 rental boards in charge of housing and gives government agencies unlimited Howard Jarvis Taxpayers Association to defeating this flawed ballot measure in November. diverse and broad-based coalition continues to build will be power to add fees on housing that will be passed on to tenants in the form of higher rents – Institute of Real Estate Management the most effective messengers for this campaign. – California making homes and apartments even more expensive. Pro-Small Biz California At the press conference, some of the most influential social The Two Hundred justice voices in California were featured, including Alice Alice Huffman, President of the California State Conference United Latinos Vote Puts Taxpayers at Risk for Millions in Legal Costs Huffman with the NAACP State Conference, John Gamboa, Central Valley Business Federation • Requires California taxpayers to pay the proponents of the initiative’s legal bills if homeowners, of the NAACP stated: “Tens of thousands of renters, (BizFed) founder of the Greenlining Institute and affordable housing including seniors and others on fixed incomes, could be Fresno Chamber of Commerce tenants or voters challenge the law in court. Even if the proponents lose in court, taxpayers will Greater Irvine Chamber of Commerce still be on the hook to pay their legal bills. advocate, Robert Apodaca, President of United Latinos forced out of their apartments and communities under Kern County Taxpayers Association Vote and Fred Romero, President of the American GI Forum Prop 10, which allows wealthy corporate landlords to turn Los Angeles Area Chamber of of California. apartments into condos and short-term vacation rentals. It Commerce Adds Tens of Millions in New Costs to Local Governments Los Angeles Business Federation will increase the cost of renting and make it even harder to (BizFed) • The state’s non-partisan legislative analyst says the measure could increase costs for local As one of the most high-profile issues on the November find affordable housing. Prop 10 is anything but affordable Mountain View Chamber of Commerce governments by tens of millions of dollars per year and cost the state millions more in lost Orange County Business Council revenue, which could mean diverting funds from other vital state services. ballot, it is no surprise that this press conference garnered to Californians.” Palo Alto Chamber of Commerce significant media attention across the state. Coalition Sacramento Metropolitan Chamber of Commerce Drives Up the Cost of Existing Housing members Alice Huffman and John Gamboa were Robert Apodaca, Executive Director of United Latinos Sacramento Taxpayers Association prominently featured in television coverage that spanned Vote stated: “California’s already suffering from a housing San Bernardino Area Chamber of • New government fees and regulations will give homeowners a huge financial incentive to Commerce convert rental properties into more profitable uses like short-term vacation rentals – from San Francisco to Santa Barbara. crisis. Prop 10 will further drive up the cost of housing San Diego Regional Chamber of Commerce increasing the cost of existing housing and making it even harder for renters to find an and make California even more unaffordable for those Silicon Valley Taxpayers Association affordable place to live. John Gamboa, President of the California Community living paycheck-to-paycheck. It also gives false hope to the Southwest California Legislative Council Builders stated: “Prop 10 does nothing to build new working poor who find themselves with even fewer and The Silicon Valley Organization BOTTOM LINE: affordable housing that California families desperately more expensive housing options.” Valley Industry and Commerce Association need. Instead, it will limit new construction, impose fees Prop 10 has too many flaws and will make the housing crisis worse. *Partial List th on housing and increase the cost of living for thousands of Now that the campaign kickoff is over, the plan is to Vote NO on November 6 ! Californians. That is why I am urging people to vote no on implement an aggressive plan to defeat this flawed measure Paid for by No on Prop 10 – A Flawed Initiative That Will Make The Housing Crisis Worse Prop 10.” in November. a coalition of housing advocates, renters, large and small businesses, taxpayer groups, and veterans Committee major funding from Michael K. Hayde, including Western National Group & Affiliated Entities Frederick A. Romero, State Commander, American G.I. VOTE NO ON PROPOSITION 10 – California cannot afford Lewis Pacific Partners, including contributions from Lewis Investment Company, LLC Forum stated: ““Like everybody, veterans and those the so-called “Affordable Housing Act.” To learn more about California Business Roundtable returning from active duty are struggling to find affordable Proposition 10’s many flaws, visit www.Prop10Flaws.com. Donate Today! www.Prop10Flaws.com

36 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 37 Local and State Update

dick’s Hours of Operation Monday-Friday 7:00am to 6:00pm RIGHT TO COUNSEL Saturday 8am to 6pm, Closed on Sunday So-Called “Eviction Defense” By Janet M. Gagnon, Esq. 310-397-3220 What is Right to Counsel? It means that a City or County Now let us look at the costs. As stated, for the City of will pay for an attorney for all tenants facing any type of San Francisco alone it is estimated to cost $4.2 million to 12216 Venice Blvd , Los Angeles, CA 90066 eviction. In June 2018, the City of San Francisco became $5.6 million per year to provide tenants with attorneys. the second City in the U.S. (New York City being the first) However, legal aid attorneys will admit that most eviction www.dickstruevalue.com to adopt a Right to Counsel law. It is worth noting that it cases are simply for non-payment of rent. Why not give CO &CO/Smoke Detectors was passed by ballot measure and not by the City Council tenants $4.2 million to $5.6 million directly, so they can Combo Photoelectric Smoke & CO Detector itself. It is estimated that it will cost the City $4.2 million actually pay their rent under some type of emergency rental BRK SC7010B to $5.6 million annually. The program is also not based on subsidy program (similar to ones that already exist in the City of Los Angeles, called the Emergency Assistance Program Heater Valve the financial need of the tenant, so even rich technology $54.99 and Culver City’s grant program) and avoid the eviction 710-502 executives that happen to be renters would be entitled to a process altogether? Right to Counsel only benefits eviction free attorney paid for by the City of San Francisco. Ionization Smoke & CO Detector defense lawyers by paying their fees. Is it any wonder that $79.99 Kidde Carbon Monoxide Alarms (6-Pack) 21006249 at The Home Depot the City of San Francisco is currently entertaining the idea BRK SC9120B The problem is that having an attorney does not solve the of simply giving the money for their new Right to Counsel $44.99 problem and just costs local government a lot of money. law directly to the Eviction Defense Network (an eviction Tenant advocates will claim that most tenants do not have defense law firm that is also supporting Proposition 10, the 6-Pack Kidde Battery Only an attorney during an eviction. This fact alone does not Costa-Hawkins repeal initiative)? CO Detector mean an attorney is necessary. Recently, the Shriver Project 21008908 has been paying for tenants’ attorneys in Los Angeles You may think this new idea is something so radical that County. The Shriver Project claims their data proves that only the City of San Francisco would jump onto the band $119.99 ALL APARTMENTS MUST HAVE EITHER CO half of all eviction cases are dropped after the tenant wagon. Unfortunately, that is not the case. In fact, Los P188200LF OR COMBO CO/SMOKE DETECTORS BY 12/31/2012 appears with an attorney. They make the false assumption Angeles City Council member Paul Koretz introduced that this means that the eviction cases were not justified, a motion on June 22nd for the City of Los Angeles to $49.99 Adler-CAL84502 Contractors Wardrobe create a new ordinance establishing Right to Counsel. In ® but in fact, it is much more likely that the cases were Vinyl/Mirror Door Sets & dropped because the owner realized that it would cost addition, the County of Los Angeles, which currently has a $69.99 Shower/Bypass Tub Doors them more money to go forward with the eviction then to Tenant Protections Working Group, is recommending the (All sizes available, including custom) pay the tenant to leave – the owners have made a business creation of a Right to Counsel for the unincorporated areas 3 day turn around, delivery available within 10 mile radius decision after weighing the costs vs. benefits. of Los Angeles County. 15 amp GFI $7.99 Available in white or ivory Now is the time for all citizens to tell their City Council In addition, tenants already have access to free attorneys members and County Supervisors to oppose Right to Aluminum & Vinyl Windows through numerous tenant legal aid groups. Also, in a Counsel ordinances before this craziness takes root in Remote Controls (Job sight delivery available) disturbing new trend, a new cottage industry is forming Southern California. Multicode, Linear, Allstar, of unscrupulous lawyers that solicit tenants that have been http://images.peerlessfaucet.com/...tendN=.05,.05,.05,.05&op_usm=1,1,0,0&fmt=jpeg,rgb&bgc=240,240,2Genie, Liftmaster30&wid=2000&hei=2000&qlt=80[3/9/2012 10:48:11 AM] served with notices of eviction. The goal is for the lawyer Contact information for the Los Angeles City Council can to extort money from the owner to settle the case, no AMMFLUIDMASTER COUPON SALE AMM COUPON be found at: Single Sided.... 91¢ matter how justified the eviction. Even in clear cases for www.lacity.org/your-government/elected-officials/city- KEY SPECIAL: non-payment of rent, these lawyers try to drag out the council/council-directory. Double Sided....$128 eviction process as long as possible in order to “run-up” the $5.49 20% off Expires 8/31/18 all new window screens (no limit) owner’s costs in hopes of forcing them into a settlement – Contact information for the Los Angeles County Board of $4.00 House lock cyclinder: Limit 25 with coupon only http://www.homedepot.com/buy/electrical/home-automation-security/kidde/contractors-6-pack-basic-co-alarm-92310.html it is called getting a “soft landing” for the tenant (as well Supervisors can be found at: rekeyed or master keyed (no limit) *COMPLETE SCREEN SERVICE AVAILABLE as attorney fees for the lawyers themselves). These are the file.lacounty.gov/SDSInter/lac/1031546_ same ambulance chasers that give all lawyers a bad name. BoardContactInformation.pdf. If it goes in an Apartment, we have it!

38 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 39 SSaale COME AND VISIT OUR SHOWROOM Nylon Carpet $1.95 /sq.ft.* (310) 412-2424 *Including installation & ½” padding. [email protected] Commercial Carpet $1.50 / sq.ft.* *Including installation & jute padding.

**Minimum 50 sq. yards purchase required**

Delta Carpet Serving California Since 1985 Warehouse, Incc.

979 S. La Brea Avenue Store hours: Inglewood CA 90301 10:00 am– 5:00 pm (M - F) Weekends by appointmeent only SMOKE_FREE.pdf 1 3/14/17 8:00 PM

LANDLORD You too can help TENANT LAW all Angelenos to UNLAWFUL DETAINER breathe Representing easy Landlords for over 35 Years

Healthy Tenants = Healthy Business Why smoke-free policies? UCLA’s Smokefree Apartments Los Angeles is an education • Save on average $5,000 per smoked-in unit in and LAW OFFICES OF campaign to inform landlords and tenants about the dangers maintenance and turnover costs no-smoking apartment policies. • Six out of 10 apartment owners believe tobacco smoke is FRED M. SZKOLNIK a liability. Want to go smoke-free? A LAW CORPORATION Learn how to adopt a smoke-free policy and view other informational resources by visiting our site. Already smoke-free? We want to hear from you! Stop by our site, learn how you can join our registry of Smokefree apartments, and become part of the Let attorneys handle your matter through all stages movement to help LA breathe easy. Questions? of proceedings, Reliable individualized service Call us at 866-252-3383 or email us at [email protected]. SMOKE 1 MAKE IT HAPPEN! www.evictionsla.com FREE www.SmokeFreeAptsLA.org (818) 986-3888 (310) 571-3888 (323) 937-3888 APARTMENTS LA MADE POSSIBLE WITH FUNDING FROM THE CENTERS FOR DISEASE CONTROL AND PREVENTION

APARTMENT AGE • UNE 201 95 40 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 41

AA_JUNE17.indd 95 5/26/17 5:48 PM Local and State Update

TIPS TO COST RECOVERY FOR YOUR EARTHQUAKE SEISMIC RETROFIT By Ali Sahabi

A key worry among apartment owners faced with any • Up to 50 percent of total seismic retrofit costs may major renovation, repair or alteration of their building is be passed through to tenants, if approved by the Los the impact that construction could have on their tenants — Angeles Housing and Community Investment Department and whether the outcome of their Tenant Habitability Plan (HCIDLA). (THP) will require added expenses. • The maximum rent increase is $38 per month per unit These extra costs might include paying for additional for 120 months (5-years). The recovery period may be precautions to minimize impacts, establishing alternative extended until the full approved amount is collected. parking when assigned spaces are unavailable, or even covering the costs for tenants to move to other living How to Verify Experience with THPs quarters until construction is done. Given the potential cost of having to relocate tenants But a THP in the city of Los Angeles can also bring many while the retrofit is being done —and the benefits of a cost benefits, including helping to secure approval for a Cost Recovery Program under the THPS, we advise all Cost Recovery program that includes rent increases of soft-story apartment owners to ask about the THP process $38 per unit until 50 percent of the total retrofit costs are when getting a bid for a project. Retrofit construction, in most instances, should not significantly disrupt quality of passed through to tenants. Many other cities share a similar life for your tenants. THP/Cost Recovery policy.

Some potential questions to ask include: Make Sure Your THP is Done Right • What is the overall time frame of the project? Your THP can mean the difference between keeping • What hours do you intend to work? tenants in their homes, and paying for their relocation. • What is your plan for accommodating tenants during construction? It can also determine whether your project qualifies for the • Will my tenants be able to park in their usual spots city’s Seismic Retrofit Cost Recovery Program. at night while the project is ongoing?

It all boils down to whether you had your retrofit project In all instances, it is important to find a contractor that successfully engineered. can minimize the impact on tenants, maintain a safe and tidy construction area, and keep parking areas operational A good engineer will be able to design your retrofit with before and after regular business hours. Insist that trenches minimal disruptions to tenants. In my many years in the are covered with material strong enough to drive on. All industry, and with 1,000 soft-story retrofits completed, I work areas should be cleaned daily and tools and other have never encountered the need for relocation assistance. potentially hazardous materials and items are stored safely It is a very rare occurrence to have to move a tenant for a out of harm’s way. soft-story retrofit, but it can happen. Permanent relocation is required when work creates an uninhabitable condition Check with your city for more information on the THP and for 30 days or more, or if the construction takes 30 days Cost Recovery process. Optimum Seismic prides itself on longer than the completion date stated in the THP. serving its clients well in this process, and we are happy to discuss it as a part of our free consultations. Benefits of the THP and Cost Recovery Process Ali Sahabi has been a licensed General Engineering A THP is mandatory for all retrofits performed within the Contractor (GEC) since 1993, and is a principal at City of Los Angeles — and it is required to apply for the Optimum Seismic, Inc. He has completed hundreds Cost Recovery Process, which helps apartment owners of seismic retrofitting and adaptive reuse projects for recoup some of the costs of their retrofit project. These multifamily residential, commercial, and industrial benefits include: buildings throughout California.

42 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 43 1-800-351-2969 www.cal-quake.com

44 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 45 Feature Story

THE WORST TENANT NIGHTMARES By Daniel Yukelson, Executive Director

rent when Jack demanded she clean up the apartment bed bugs into the house, and did quite a bit of damage On paper, a lease seems like an airtight, simple agreement. the tenants moved out leaving 20 bags of garbage and and get rid of the cat. It ended up costing poor Jack a to the walls. They also pulled out and sold 100-year-old The lessee either pays the rent on time and keeps the reported the owner to the housing department for the few thousand dollars to replace the carpet and have the hardwood trim, removed the central air conditioning unit property in good condition or leaves. And if the tenant garbage hazard and alleged slumlord conditions. apartment deep cleaned because it was so dirty. and sold everything. And, finally, they then proceeded to refuses to leave, the property owner has the right to evict the skip town after being kicked out once they found out that occupant. Simple, right? Wrong. In California…way wrong! • Sam S. from Portland, Maine reported that he had a • Dennis R. from Dallas, Texas reported that he once had their wages were being garnished. tenant pour concrete down the drains. There was no repair tenants that paid 2 only weeks rent in the 9 months they Due to eviction laws and other tenant rights, getting rid of possible. It was literally more cost-effective to demolish, lived in his apartment building. These same tenants had • One angry owner, Cary W. from Vi, Michigan, reported a tenant who no longer pays rent is a murky, nightmarish salvage what we could and rebuild. It even got into broken 4 windows, put holes in several walls, and only had that he had leased an apartment to a tenant that stopped process. The following are stories are being brought to you the septic system and we had to settle with the city for 1 light bulb working in the whole apartment (and, they paying rent almost immediately. When he went to check up by the Internet, where simple lease agreements turn into damaging their infrastructure. Biggest nightmare ever. We had a 4-year-old child too!). Throughout the apartment, on the property, he became suspicious that the tenant was veritable horror stories for the housing provider. Sometimes sued the former tenants, but when you’re suing a scumbag, there was dog urine and rat droppings, and not just a little, also stealing appliances from the apartment. He promptly it is a good idea to pay your awful tenants a little bit of best case scenario, you might get a 1995 Toyota Celica. large quantities of it. Finally, after the tenants were evicted, called the police who arrived and questioned the tenant. money just to get rid of them rather than enduring a long during clean-up, a syringe was found. While clean-up only The tenant accused Cary of trespassing and the tenant and expensive eviction process. It can sometimes save you • Alex P. from Long Beach, California rented a two- angered Matthew more, eventually a feeling of overall even said that she did not recognize Cary and that he was thousands of dollars when faced with up to 4 to 6 months bedroom unit to a tenant that seemed very personable and sadness overcame him as he felt badly for the poor child. not the owner. Sadly, the police sided with the tenant and to finally evict a tenant. organized. This tenant was well dressed, articulate, owned Cary had to watch from across the street as the tenant took his own business, and had great credit. Sadly, that façade • Arnold E. from Corvallis, Oregon reported that a friend of off with the washing machine that had belonged to the When asked for tenant nightmare stories, rental housing did not last long. Two months into his tenancy, there were his once rented an apartment to a tenant that was evicted apartment unit. providers came back with some “doozies.” Some of these multiple noise complaints and the police had to show up for for non-payment of rent. Rather than trashing the unit stories are real gems, and can be so awful, reading them various domestic assaults. Alex evicted him, and the tenant as some unscrupulous tenants may try to do when being • Shawna A. from Houston, Texas described the disastrous can either make you laugh in disbelief or shudder and left quietly, but not before he decided to paint graffiti on evicted, the tenant merely cut off chunks of drywall, put consequences of evicting two tenants. A couple moved into cry. Or, perhaps these little tales about nightmare tenants all the walls. dead fish in the walls, and sealed it back up. This tenant her apartment unit after paying the first and last month’s rent will make you better appreciate the residents living at the was a carpenter. Arnold V.’s friend could not figure out upfront, but immediately afterward they never paid a dime. properties that you own. • Tammy B.’s father, Jack B. from Eureka, California, once the source of the smell for weeks. Although the owner After going through the necessary eviction process, Shawna rented an apartment to his niece, or Tammy’s first cousin. repainted, had the unit professionally cleaned several had to involve the police to remove the tenants. However, Remember, none of the stories have been verified and can Jack had helped this niece many times over the years, as times, and searched endlessly for the source of the smell, what happened next is unbelievable. After being told by be subject to embellishment, so don’t lose too much sleep his niece was his youngest brother’s daughter. Jack had weeks when by before the owner eventually figured out police to leave, the tenants broke off the front door, poured over reading them. Always remember that proper screening informed his niece that there were no pets allowed at his that something had died in the walls. paraffin wax down the drains, shorted out the electrical is “key” to any successful landlord-tenant relationship. building knowing that she was not the most responsible system and ripped up the carpet. And it did not stop there person. So, she ended up getting a cat and did not cleaning • Paul P.’s father, Sam P. from the Washington, D.C. area because for the “grand finale,” the tenants stabbed holes • Jim G. from Macon, Georgia reported that he had tenants after it. Jack’s niece basically just fed and let the cat go once decided to rent out their single-family home to into the drywall, poured battery acid on the tile floors, broke that lived upstairs for only 3 months. They did not pay “wherever and whenever” all over the apartment. To make Paul’s co-worker. Paul had worked with the woman for all the windows, sold the all the appliances and spray painted the third month’s rent, called in as the owner to shut matters worse, Jack was paying for utilities and niece was many years and thought she and her family were decent the walls. Sadly, Shawna has reportedly since exited the off utilities, and then reported the owner to the County too lazy to take the trash out and just let it pile up in the people. and trusted them. Unfortunately, they brought rental business and apparently never looks back. Children’s Division for child abuse. If that was not enough, apartment and garage. Finally, the niece quit paying her

46 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 47 • Mark A. from Madera, California rented an apartment If a nightmare tenant gets passed you, all you can do is unit to a man with nice clothes and a nice car. Mark wanted learn from it and move on. Change your lease, change to run a background check on the tenant, but the tenant your policies, make frequent inspections and/or change convinced Mark that he needed to rent immediately as your screening process to prevent the same “nightmarish” the tenant’s wife had recently died. The sympathetic Mark thing from happening to you again—and always remember gave the tenant a break and let him rent the unit with no the saying: “Fooled me once, shame on you, but fooled background check. After the first month, Mark stopped me twice, shame on me.” And of course, keep in mind receiving rent payments. As it turns out, the tenant filed for that hindsight is 20/20 for a reason. As a young executive, bankruptcy just prior to signing the lease and did not legally someone once explained to me that “intuition” is have to pay rent while in bankruptcy court. The tenant got one’s recollection of all of the mistakes they have made away with living in the unit free for seven months. Mark throughout their life – make your mistakes a learning later researched the tenant and learned he had done this experience and grow your intuition. repeatedly to several other housing providers.

In closing, remember that all of us have had and continue I know what you are thinking. You are thinking that we to have many good tenants for whom we are very thankful used to think that we knew what nightmares were. Then for. In fact, most of our tenants have been decent, prompt, we became landlords and have seen so many types of “real and respectful people – many of which we often consider life” nightmares along the way, including things we could not even fathom could be true or even remotely possible. to be our friends and family. As the “bottom line,” none of Sadly, some unscrupulous people become “bad actors” us ever wished to be in the eviction business, but for some and create the biggest nightmares. While people can do sad reason, we always seem to remember the bad tenants some crazy, nightmarish things, for the most part, we know the most. that tenants are overall very decent people. Being a rental housing provider is not for the faint of heart. The nightmares described in this article are, unfortunately, Besides the everyday headaches of property maintenance, a part of being in the rental housing business. As you you either have the guts to deal with unthinkable grow your rental business and hopefully buy more and circumstances and incredible hassles, or you don’t – there more properties, tenants who have not gone through is no in-between. the appropriate screening process can come into your life with a vengeance. Sometimes you will know what Daniel Yukelson is currently the Executive Director of you are getting into, and sometimes you will not. These The Apartment Association of Greater Los Angeles (AAGLA). As Certified Public Accountant, Yukelson “bad actor” tenants will eventually go away, but it can be began his career at Ernst & Young, the global nightmare dealing with them in the meantime. Some of accounting firm, and had served in senior financial the nightmares can be our own creation. Sometimes we roles principally as Chief Financial Officer for various must learn the hard way via experience. We often learn public, private and start-up companies. Prior to joining from experience that there are red flags to look for during AAGLA, Yukelson served for 12 years as Chief Financial the tenant screening process—things like the long sleeves Officer for both Premiere Radio Networks, now a subsidiary of I-Heart Media, and 3 years for Oasis West in the summer, the alcohol on the breath during a showing, Realty, the owner of the Beverly Hilton and Waldorf and the parents who seem way too eager to get a place for Astoria Beverly Hills where he was involved with the their children. These are all signs that perhaps something is development and construction of the Waldorf. not quite right.

48 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 49 Residential Income Sullivan-Dituri Realtors Commercial PROPERTY MANAGEMENT SALES Call... LEASES Joseph E. Fitzsimons EXCHANGES William T. Dawson

2111 Wilshire Boulevard Santa Monica, California 90403 310-453-3341 Serving The Apartment www.Sullivan-Dituri.com Industry Since 1962 Member of the Apartment Association AAGLA OFFERS VALUABLE SEMINARS 80 Lee Walker Appraisals

www.leewalkerappraisals.com

50 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 51 Management

TALES FROM THE HOOD: expenses by living on one side and renting out the other “Don’t Ask Me, I’m Not the Landlord” or How the side. Even expenses and cost like food, electricity, natural Rent Stabilization Ordinance (RS) Disincentivizes gas, your personal auto insurance & registration, your out Charity Between the Housing Provider and the One of pocket medical cost and the needs of your children Who Receives the Housing and grandchildren, require regular attention and have increased as well.” By L.V. Wilborn

“The current RSO guidelines do not allow for the ‘banking’ A good friend asked my option regarding the request of SNAP allowance. “From the looks of the documents, Ms. of rents” I stated, “Once you allow the reduction, that a tenant living in one side of their duplex. “The resident Brown will only have $50.00 remaining after the payment money may be gone forever. In the same way you wants the rent to be reduced to the amount it was prior of rent” my friend intoned. “I don’t believe $27.00 will currently cannot realize the additional $400 - $500 per to the increase May 1, 2018, what do you think I should make or break your resident but let me research the do Leonardo?” “I don’t know” I replied, “I’m not the matter” I replied. month in increase rent because of the restrictions on the landlord, you are”. (NOTE: the politically correct term to allowable increase rate, it is money that is gone forever.” describe one in the rental housing business is ‘housing The next day I did some searching on the internet for provider’. However, my friend having lived 80-plus years similar units within the zip code and sub-community of “But she has sent me a copy of her income documents, of life, was better acquainted with the traditional term. the location of the duplex. I found out that within a one the poor thing does not have the money”, my friend cried. So, to make the conversation flow as easy as possible I and three-quarter mile radius of the duplex there were With that, I carefully formed the next statement from my choose the traditional term.) no other units available with the same unit configuration. mouth, “The Rent Stabilization Ordinance does not award In other words, within the neighborhood this unit was or incentivize landlords who fail to take advantage of the “But I don’t know what to do?” my friend shared, “I am located – nothing was available. The units that did come once every 12-month allowable increase. It’s a one size really concerned because this is the first increase I’ve made within the one and three-quarter mile radius were all fits all set of rules.” in 16 months and also because of the letter and documents occupied, and one large community web site indicated the resident dropped off in my mailbox.” At this point I that the average rent was $500.00 more for a similar My friend sat silent for several minutes. Thinking no began looking at the door and thinking of a reason why configured apartment. The one available unit found with doubt about the lost money, or perhaps about the fact I needed to leave. I understood nothing good can come the same configuration was closer to 2 miles away and that this resident has been in place for several years and out this conversation, but I knew my friend knew I am had a rental price difference of $475.00. has not had any major issues during their tenure. “I’m on the board of the Apartment Association of Greater Los going to help her out and lower the rent back to the Angeles and had advanced certifications in rental property I shared my research with my friend, “I can’t tell you previous amount” he stated. “Ok” I replied, “Sounds like management, community operations and owned and what to rent your place for, but I can share that with the managed rental units throughout Los Angeles County. $27.00 increase in place - your unit is still losing between very humane and socially informed decision to me.” $5,700.00 - $6,000.00 in potential annual rent due to the “Let me see the envelope you received…” I replied. The current obligations placed upon your unit by the City of L.V. Wilborn is real estate investor and property envelope contained a cover letter and two photocopied Los Angeles Rent Control Ordinances.” “I also know that manager, and also serves as a Methodist minister in Culver City, California. He is a member of the documents. The letter stated the resident could not this is the first increase you have given in 16 months, even Board of Directors of the Apartment Association of afford to pay the additional $27.00 per month effective through your LADWP water bill, the liability insurance, Greater Los Angeles where he is Vice Chairperson with the monthly rent payment due on May 1, 2018. The the property taxes, the maintenance cost, and the of the Membership Committee. You can reach Mr. two copied documents were government documents landscaping cost have all increased.” “I also understand Wilborn at [email protected]. showing the amount of their SSI payment and their that you use this duplex to help offset your own personal

52 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 53 14 YEARS OF EXPERIENCE RETROFITTING ➪ EXPEDITE PROCEDURES INCLUDING SKY Properties, Inc. was founded in 1997 by ENGINEERING SERVICES Kari Negri to offer hands-on boutique property ➪ PLANS SUBMITTAL AND FAST BEST management services. Sky PRICES has demonstrated success PROJECT COMPLETION while managing properties ranging from 16 to 150 unit ➪ BOLTING AND RETROFITTING buildings. We maintain transparent accounting, offer competitive pricing ➪ FOUNDATION REPAIR SERVICES and reliable customer service. Remodeling & Repairs ➪ REPAIR AND UPGRADE BUILDING UNITS ➪ LEGALIZE ROOMS AND UNITS state license 944000, ➪ SUB-FLOORS & STRUCTURE REPAIRS B- General, C-10 Electrical

13101 Washington Electrical services Blvd. suite #446 Los Angeles, ➪ REWIRING, MAIN POWER AND LADWP For the Best in Sustainable Property CA 90066 Management in Los Angeles GENERAL BUILDING & ELECTRICAL CONTRACTOR · Licensed, bonded and insured. · Free estimates · Residential and commercial CALL SKY TODAY! PLEASE CALL EFRAIM: 818-624-5303 (323) 882-6606 Fax: 310-390-7060 e-mail: [email protected]

Constructive ad 7_4_17.indd 1 7/4/17 10:39 AM 54 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 55 Management

ASK KARI Why You Need Safety Equipment on Car Gates The Takeaway When you decide to put in an automatic gate be sure to By Kari Negri, Chief Executive Officer of Sky Properties Automated gate installation is dependent on safety standards designed by the gate and fencing industry. use safety equipment, and you should utilize an installation Experienced contractors or property management company that has a good reputation and can come out companies operate with the regulations for gate operators and service your gate every six months or as needed to to ensure that automated gate systems are safe for both make sure it is operating properly and safely. car users and pedestrians. Safety equipment which can be used along with operating systems of automated Most in-ground loops need servicing to remain in perfect gates include: working condition. Harsh weather conditions and corrosion • Loop detector wire can sometimes affect their sensing functions. Thus, as a property owner, choose only a gate company that has the • Warning beepers potential to deliver professional automatic gate installation • Edge or photoelectric sensors services. Get all the necessary information about safety • Safety loop for gate measures so that all residents on your property can confidently utilize the driveway. Optimal Function of Gate Operating System

For quality installation and maintenance of your driveway The best thing you can do is to be sure that your gate gates, please look to the vendor section of Apartment Age has the ability to reverse direction when it encounters magazine for qualified gate companies. an obstruction. Installing a sensing system provides the gate operator with the right mechanism for monitoring Questions about Professional Property Management send vehicular traffic. And since automated gates are designed an email to [email protected]. SKY Properties is a trusted From Alina in LA: I have an electric vehicle for only vehicles, pedestrians should be warned not to use property management company with many satisfied Another issue could arise from your failure to check such an automated gate to walk through and to use pedestrian gate but I don’t know if it has any safety clients. Sign up with them now! systems after installation to be sure they are functioning equipment - what should I know? gates. To further promote vehicular traffic safety, ground properly - at a minimum set a yearly reminder or ask your loops can be placed in strategic positions in the driveway. Kari Negri is the Chief Executive Officer of Sky Property gate repair company to be sure they are checked and Loop wires are an excellent part of installing automatic Benefits of Using Safety Equipment on Driveway Management and is a member of the Board of Directors functioning. When the right safety equipment, which can gate opener and detection systems. This method, including Gates prevent accidents, are missing, sometimes death or severe speed bumps, can prevent vehicles from speeding or being of the Apartment Association of Greater Los Angeles. Property vehicle gates can be responsible for damage to injury is possible. We have all heard the horror stories of damaged by the gate system. For questions, you can reach Kari at [email protected]. cars and impact the lives of animals and people if the the gate not reversing when it was supposed to. right safety equipment is not property maintained or used. As an apartment building owner, you can prevent safety How do Automated Gates Work? hazards by checking to see if your gate has the proper Recover 90% of Utility Costs Features Include: safety equipment and is in good working order, which Most electric gates use a remote control transmitter requires checking on the recent maintenance of it. Until which enables you to open and close your driveway gate. Free Setup + No Unit Minimums 1993 safety equipment was not required so it is important Upgraded systems work with in-ground sensors (exit loop Local Ordinance Compliance for older buildings to make sure it has now been installed opens automatically to allow movement off the premises Tenant Payment Portal Common Problems with Driveway Gates of a property) that detect metal objects like a car from Indeed, having the right equipment for your property gate inside a garage and from the outside a small remote that Manager Portal & Analytics is a crucial step. It involves deciding on what professional can be given individually to residents. It is other safety Transparent Allocations gate experts to partner with for the installation of equipment such as battery back-ups, optical sensors, Customer Service electromechanical gate operators or other types of gates. and surge protection that can keep automated gates in As a matter of fact, if you choose an automated gate, their proper working mode. You also need to know how COME SAVE WITH US you should be prepared to double your safety measures. to safely open the gate manually for your tenants if the (877) 789-6027 | LIVABLE.COM/AAGLA Why? Failure to do so may lead to inevitable injuries and power is out or the gate is not working properly. accidents that could have been avoided.

56 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 57 Now accepting all major credit cards

58 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 59 $1,199,997 FOR SALE

5 Unit Korea Town 5 Bedroom Lot size 5696 sq.ft. 5 Bath Cap Rate 3.59% COMMERCIAL PEST MANAGEMENT Perfect Small Apartment Deal 3997 sq.ft. CALL FOR A VIEWING Looking for a reliable TERMITE TREATMENTS Will Wheaton, Broker pest control company? FUMIGATIONS Will Wheaton Real Estate HEAT TREATMENTS Cell 213 445 2277 O ce 818 909 2047 Look no further than Corky’s. SPOT TREATMENTS FAX 818 363 9671 TERMITE REPAIR AND CONSTRUCTION lic#01857540 NMLS #1670194 Tired of dealing with pest after pest? Turn to an established and experienced pest control company to service your property. Corky’s knowledgeable professionals GUARANTEED TERMITE PREVENTATIVE PLAN can handle any pest challenge.

Since 1967, Corky’s has been effectively servicing Southern California. Our RODENT SERVICE .com business is built on providing custom pest control solutions based on each 1-800-773-2489 customer’s needs and industry challenges. Corky’s licensed technicians work BED BUG SERVICE 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. COCKROACH SERVICE

Access your account 24/7 FLEA SERVICE Recycle 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. BEE SERVICE

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

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

LANDSCAPE PLANT TREATMENTS corkyspest.com Trash Trash 1-800-333-7138 Empty Before You Recycle Call for a FREE estimate. Mon.-Thu. 7 a.m.- 9 p.m. • Fri. 7 a.m.- 7 p.m. • Sat. 8 a.m.- 2 p.m. © 2015 Corky’s Pest Control registered trademark #recycla

60 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 61 SOCAL RETROFIT ENGINEERING & CONSTRUCTION SERVICE

EARTHQUAKE RETROFIT FOR APARTMENT TEL 323-300-6630 INFO @ SOCALRETROFIT.ORG

REQUEST FOR FREE INSPECTION & CONSULTATION

* Engineering Plan

* Tenant

Habitability Plan

* Retrofit Construction Service

US INTEGRAL SERVICE, INC. 493 4 ZAMBRANO ST. COMMERCE, CA 90040 T EL 323-300-6630 LICENSE NO. 967771

Phone Us Today

C www.gustonblinds.com

62 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 63 e

Lic #1024547

213.353.0003 4009 Wilshire Blvd. #200, Los Angeles, CA 90010

64 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 65 Do you own Multifamily units?

Sensor Industries is a technology company founded specifically to serve the multifamily • community. We have developed a wireless mesh network designed to connect a wide array CA LICENCE #570689 of sensors providing informative and actionable • data for our clients. •

• • Smart timer $325 installed! Never needs adjustment. Conserve Water • 12% of all indoor water use comes from leaking toilets. • Only 5-10% of toilets cause this at any given time. • One leaking toilet can waste 750 gallons or more in a day; 25,000 gallons a month.

Toilet Leak Monitoring System

Duplex - $259.00* 4-plex - $369.00* 8-plex - $589.00* Please call for additional pricing options AAGLA MEMBERS CAN NOW PURCHASE

All packages include the first year of data services WORKERS’ COMPENSATION FOR AS LOW Trinity Building Services is a California, family owned business that has provided high quality, Additional years of data service: $6/unit/year AS 7.44 PER $100 OF PAYROLL 5% Discount to all AAGLA Members enviro nmentally friendly day porter common area cleaning services and janitorial services to the Call us: (888) 893-6493 Southern and Northern California areas since 1987. Learn more: Sensor-Industries.com Effective July 1st 2018 Employers Preferred Insurance Company has lowered its rates by about 25% *Prices above for single bathroom units. Additional toilets require additional sensors at $49.00 Services we provide: each. 4-Year Warranty on all equipment as long as annual data services contract remain in place. Do you have a resident manager? Common Area Day Porter Cleaning Specialized Floor Clean ing Do you have a maintenance man? Does your gardener have his own coverage? General Janitorial Window Cleaning Supply Ordering P ower Washing Call today for a free quote! Carpet Cleaning Light Changing WATCH YOUR BUSINESS GROW Upholstery Services B Contact us at: (951) 333-2927 or (650) 873-2121 www.coadyinsurance.com www.trinitys ervices.com AAGLA 66 AUGUST 2018 • WWW.AAGLA.ORG VISIT AAGLAORG APARTMENT AGE • AUGUST 2018 67 PT Asset Based Lending * Commercial Loans Construction Loans * Vacant Buildings * Land Loans Loan Fund LA is a unique source for private money loans in the Los Angeles area. We oﬀer creatively structured LoanFundLA loans that work for both real estate investors and developers through short term, asset based, ﬁrst trust deeds PARTNERING in the WORLD of REAL ESTATE

Starting at 1% Los Angeles County

30 Days Case-by-Case Scenario

Marc Sidoti 310-402-4564 This communication is directed to real estate professionals and is for discussion purposes only. Rates and terms are subject to change with market conditions. This is not a commitment to lend restrictions may apply. For wholesale use only not for distribution to the general public. LTV limits are based on current, accurate appraised value. We reserve the right to amend rates and guidelines. All loans are made in compliance with federal state and local laws. AU Lending Group is a Department of Business Oversight Lender DBO: 60 DBO 6051698: Loan Fund LA license: # 01259992. T P

tmnt intnnc o ndscing Serving the Greater Los Angeles Area for over 18 years Licensed and Insured # 684647

S.C.E.P. Pre-inspections Water Wise Installations            “We are in your Neighborhood” ll wos uid wit tcing nd “Affordable Service in a Timely Manner” mobil dic

68 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 69 Management

DEAR MAINTENANCE MEN • Clearly identified type and quantity of asphalt mix, slurry, • Scrutinize the lowest bid very carefully. sealer. This is very important as most asphalt is recycled By Jerry L’Ecuyer & Frank Alvarez and diminishes in quality. • Require all other industry standard practices, insurance, contract language be in the agreement. solutions. If the return line has chronic leaks, it is best to Dear Maintenance Men: • Which equipment will be used to address repairs and run a new line outside the slab. The old return is canceled I have just repaired another slab leak. distribution of materials (compaction and heavy rolling • Visit the www.cslb.gov for additional tips on how to at the pump and the furthest plumbing fixture in the equipment is key). protect yourself. It turns out the problem was the hot building and the new line installed and routed back to the water heater. Another solution after the pipe is repaired water recirculation line. I’m trying • Communicate your long term or short term expectations. is to limit the incoming water pressure with a pressure to decide if I should just abandon the Frank Alvarez is licensed contractor and the Operations regulator and put a timer on the recirculation pump to • Ask that the application warrants against “pooling or Director and co-owner of Buffalo Maintenance, Inc. line and remove the circulation pump operate only at peak demand times such as morning and “ponding” and be done with it. What harm can evening. Installing a water softener system will also help He has been involved with apartment maintenance & keep both the hot water heater and water lines from construction for over 20 years. Frank can be reached it do? Do I really need a hot water • Look for proper compacted thickness according to load. corroding as quickly. at (714) 956-8371 [email protected] return line for my residential units? (Example: 2.5 “of laid asphalt and then compacted 2” by Jerry L’Ecuyer is a licensed contractor & real estate roller.) John Dear Maintenance Men: broker. Jerry has been involved with apartments as a professional since 1988. We are getting bids for the driveway • Monitor all work being performed to ensure the Dear John: contractor is adhering to the contracted specifications. www.Facebook.com/BuffaloMaintenance First, let us demystify what a return line really is. Simply, it of an apartment house. Each (Ask that a supervisor is always onsite). is a dedicated hot water line which loops from the water contractor has his own opinion heater to the furthest unit, and back to the cold water about the scope of work. It becomes heater inlet. Its purpose is to maintain hot water at each tap by assistance from the circulation pump. The circulation confusing and difficult deciding which pump constantly delivers hot water through the return bid is the best. line or loop. A slab leak is a water line break under the Anne Multifamily concrete floor of a building. A water pipe under a concrete Lending floor can leak for a long time before it is noticed or it can Dear Anne, bubble up through cracks in the concrete depending on “Apples and Oranges” bids are very common and not soil conditions. The most reported type of slab leak is on unique to the asphalt trade. Every contractor has different Beverly Hills, CA $10,890,000 Los Angeles, CA $11,200,000 the hot water side of the plumbing and along the return materials and suppliers which they are not only familiar line of the recirculating system. The reason for the return with, but experienced in the application. As with any line being the most popular leak point is because the profession, a diagnosis, procedure, product and cure may • $1MM to $15MM water never stops moving and it wears away and corrodes vary. This is why a second opinion is always encouraged FINANCING REAL ESTATE. • 3, 5, or 7 year ﬁxed rates the pipe. or necessary. We too often consider the” three bid” rule • 30 year loan / 30 year amortization as a tool to compare pricing and do not delve deeper into INVESTING IN RELATIONSHIPS. We do not recommend canceling the return line and quality, workmanship, application, or other specification • Up to 75% LTV / 1:15:1 DSCR removing the pump. This will cause other unintended which can dramatically increase or decrease the costs Contact me for Pricing • Rate lock at loan application consequence such as a slow delivery of hot water to many related to our repairs. • Flexible step-down prepayment schedule Wendy Hejna of the units in the building. The lack of a pump will waste Regional Director • No impounds for taxes, insurance, or capital improvements water while the residents wait for hot water to come out It is best to develop a scope of work, with drawings which 949-517-0505 • Limited recourse available / Interest only available of the tap; which in turn will make the water heater work identify in detail the following, (this will ensure all other [email protected] umpquacrelending.com •Multifamily, mixed-use and mobile home parks harder. Not only will this annoy the residents, it will cause contractors are bidding on the same scope). the water heating bill to go up. • Areas to be covered, replaced, repaired in square feet and Subject to loan approval. Programs subject to change without notice. Member FDIC Equal Housing Lender SBA Preferred Lender CBC18.0220 As for repair of the return line, there are a number of outlined in site plan.

70 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 71 Legal

disability. A ‘doctors’ note provided it has not been requirement may work fine if you have a single vacancy forged, although highly suspect will generally satisfy the and a dozen applicants, however it may be a bit too extremely low threshold here in California. The reasonable restrictive in the present economy, or in the event you accommodation, their request to smoke “willy nilly” within have three vacancies, your phone hasn’t rung in days, the apartment, must be balanced with the ‘burden’ to and you’ve only received a single application in the past you the housing provider, and those other residents that two weeks. Every owner should establish the following as might be affected, for example, the asthmatic child living their general rental criteria. A qualified applicant should: next door. It is conceivable, and probably likely, that an (i) have a verifiable and positive credit history; (ii) have asthmatic child when exposed to the smoke billowing from a verifiable and positive past tenancy history, (iii) have next door might have a devastating and fatal reaction. sufficient and verifiable income to meet his or her present Certainly the neighbor child, with a truly verifiable disability, and future financial obligations, and (iv) should not pose asthma, is entitled to be free of the exhaled smoke as a a risk of harm to the rental property or to others. These “reasonable accommodation” for her verifiable disability. general rental criteria can and should be applied equally When balancing the benefit to Cheech and Chong of and fairly to all applicants, and in compliance with all fair being able to light up in their apartment, with the burden housing rules. Once applied, the best applicant should be to you as well as the extreme life threatening burden to accepted, not necessarily the first to apply. LEGAL the asthmatic child, courts would most likely find that a reasonable accommodation would be to prohibit the I just put my single-family home on the rental market, and CORNER smoking of the marijuana within the apartment unit, or in have agreed to rent it to a nice family of four; mom, dad any place that might affect the asthmatic child, or others and two kids, two and five. The parents seem responsible August with such a sensitivity to smoke, but provide an area within enough and I’m sure they’ll make great tenants, but I am the community, possibly a portion of the outdoor common concerned because the house has a pool. Is there anything area that may be used for the smoking of their medical I can do to protect myself from liability should one of the marijuana. children fall in and drown? My apartment building has always been a nice and quiet of a school, recreation center, or youth center, on a school community, no bother, no worries. Everyone keeps to bus, or in a moving vehicle or boat. Alternatively, there are other methods of delivering the themselves, and we never have complaints about behavior. active ingredient in marijuana, i.e. ingestion, pills or tablets, The short answer is yes. There are several measures you can, Well, that all changed when my manager let down her The right to ‘smoke’ marijuana in your apartment food based, etc. Remember, reasonable accommodation and should, take to protect yourself. First and foremost, guard and didn’t fully screen my newest residents! Ever community is not automatic and will depend upon the issues are extremely fact sensitive and the analysis is ensure that the pool and the gate/enclosure conform to since these two characters moved in, flashing me their individual facts of each case. The use of non-medical dependent on a proper review of the relevant facts. all state and local codes and ordinances. The gate should ‘doctor’s note’ saying they could smoke pot, they’ve been marijuana is technically illegal under federal law, and as Always contact an experienced attorney when faced with a be self-latching, and should be checked to ensure that it puffing away ever since. Apparently they claim to be such, cannot be used or smoked anywhere, including your request for a reasonable accommodation, as the issues are closes properly. Review your insurance policy with your ‘disabled’ and that because they are ‘disabled’ they get to community, and may be grounds for termination of their typically complex and a reasoned response must be made broker to ensure that your coverage is adequate; consider do whatever they want. Huge clouds of smoke literally tenancy. The use of medical marijuana requires that the in a timely manner. an umbrella policy as well. Your broker can counsel you on billow out of their apartment! I’m concerned about lots user be disabled, and the disability must be ‘verifiable.’ coverage limits; consider $3,000,000 as a minimum. Finally, of things, but mostly, the little girl who lives next door, I Additionally, the disabled individual must request a I’ve always heard that I should post my rental criteria in you should include as part of your rental documents an believe that she’s asthmatic. How much more of this must “reasonable accommodation” from you the housing a conspicuous place so that applicants can plainly see addendum to the lease in which the tenant acknowledges the neighbors and I take? provider prior to just lighting up. Once the disabled person whether or not they are qualified before they submit their the dangers of the pool, agrees to ensure that all gates makes the request for a reasonable accommodation, you application. I typically require that the applicants combined are kept closed, and agrees to periodically verify that the are obligated to consider the request, and attempt in good income exceed three times the rent, however I might self-latching gate functions properly. Consider requiring The audacity of some medical ‘professionals’ to abuse faith to accommodate the request in a reasonable manner. make exceptions. Also, in years past, a foreclosure on that your tenants procure renters liability insurance as well. and game the system by willfully proscribing the use of The accommodation does not necessarily require you to an applicant’s credit report was an automatic disqualifier, These requirements should be a part of your rental policies ‘medical marijuana’ to non-disabled fraudsters is an affront ‘grant’ the request outright, but you must make a good but after attending your tenant screening class, I have for a property with a pool, regardless of whether or not to all truly disabled persons. As of this writing, the use faith effort to provide an accommodation that addresses reconsidered. With so many exceptions to my rental your tenants have children. of marijuana, medical or otherwise, is still illegal under the disability but does so in such a manner that it does not criteria, my sign would be huge! How do I handle this? federal law however the federal government has elected unreasonably ‘burden’ you the housing provider. to stay any enforcement and prosecution for the use and Stephen C. Duringer is the founder or possession of ‘medical marijuana.’ California legalized The courts will apply a “benefit to the requestor” versus a Yes, it’s a good practice to post your rental criteria in a of The Duringer Law Group, the recreational use of marijuana, which allows for the “burden to the housing provider” standard in determining conspicuous place. The details and specifics of your PLC. The firm may be reached possession of a limited amount of marijuana, for personal whether or not you met your obligation to reasonably rental criteria, however, do not need to be included, at (714)279-1100. Please visit use, provided certain requirements are met. Marijuana accommodate the disability. In your specific situation, as these details and specifics are not necessarily static, www.DuringerLaw.com for more smoking is restricted by location. It may not be smoked the initial hurdle for your new residents to surpass is that is, they may change or evolve over time depending information. wherever smoking is prohibited by law, within 1,000 feet to establish that one or both truly has a “verifiable” on your situation. For example, your three times income

72 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 73 RECENT LOCAL CLOSINGS

$2,210,000 $3,630,000 $1,625,000

6 Units – Glendale 12 Units – Granada Hills 7 Units – Burbank

S o f t S $3,050,000 $1,595,000 $2,180,000

t o r y O

r d 16 Units – Pasadena 10 Units – Santa Clarita 7 Units – Sherman Oaks i n a n t t c c n oje me e Pr ge Andy Kawatra ana Senior Associate | License: CA 01881930 | (818) 212-2737 M [email protected] | www.AndyKawatra.com ent C rtm o pa n e s t ing D r

us u s

n n t Office: (562) 220-2303

io a a

l Cell: (714) 595-4144 l n

Email: [email protected]

P P g g

LIC# 1000647 y

Visit us at: Precisionironworks.co & g t

n n

f i i

r r

a s

e it d S

l rm i P I

TH e RT Pe

n n

i i

g g

n n E

Sylvan’s ts E nan Te lan Commercial & Residential y P & Phillip’s ver eco Stairs – Railings – Fences t R drapes and blinds Cos helping apartment Soft Story Retrofit – Decking owners since 1965 Trash Enclosures

12623 W. Washington Blvd. Los Angeles, CA 90066 (310) 391- 0414 www.retroexperts.com | 818.600.4325 Visit us at: Precisionironworks.co Not sponsored by the Santa Monica Public Library

74 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 75 READY TO RETIRE FROM THE PROPERTY MANAGEMENT BUSINESS?

We are ready, willing and able to provide a permanent home for the company you spent your career building.

We pledge: • To care for your properties and the families who own them • To protect the people who have worked so hard for you VIDE’S DECKING • To hold onto your business and grow it over the & WATERPROOFING AAGLA Repair Replace Reseal Refinish long term 10 Year • Magnesite • Fiberglass 100% Warranty OFFERS • If you contact us, to keep your name and company • Decking • Stairways • Balconies • Walkways Waterproofing ALL WORK VALUABLE information 100% confidential • Patios • Welding, Metal GUARANTEED • Pool Deck DEPENDABLE SEMINARS FREE (800) 283-6054 CA Lic. # 21 Years Experience 773490 Prompt Estimate We are happy to work with you R H in a flexible, transparent manner to structure a deal that M T makes sense for you and your company. l. F H F L & L If you are interested in transitioning out of your M E business, please contact us by phone at (310) 994-0001 S or by email to [email protected].

76 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 77 2 Breeze Avenue, Suite 101 Venice, CA 90291 www.lambertinc.com 310-453-9656

Serving you for over 30 Years!

Carl J. Lambert Francyne Shapiro Lambert Lambert Investments, Inc. 310-453-9656 310-720-9299 Team of Professionals [email protected] [email protected] RE Broker’s License # 00860625

We are the team with over 30 years of expertise in Apartment Building Sales & Management

Property Management & Rent Control Experts

Experience with Seismic Retrofitting

CALL US FOR A REALISTIC MARKET ANALYSIS OF YOUR APARTMENT BUILDING

Lambert Investments, Inc. 2 Breeze Avenue, Suite 101 Venice, CA 90291

tel: 310-453-9656 fax: 310-829-6288 mobile: 310-720-9299 [email protected] [email protected] www.lambertinc.com

78 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 79 U T O ce Buildings CARLOS MORENO Commercial Apartment Buildings COMPLETE JANITORIAL Parking Lots Preasure Washing CONSTRUCTION & MAINTENANCE SERVICES Carpet Shampoo & Steam Cleaning DEPENDABLE, RELIABLE, AFFORDABLE & HONEST Floor Care THE BEST PRICES ON LAMINATE, VINYL & CARPET JOBS Trash Chute/Trash Room Pressure Washing - CITY CODE COMPLIANCE INSPECTION & REPAIRS - NO MORE CITY INSPECTORS FINES 213-487-0059 - INTERIOR & EXTERIOR PAINTING WWW.DELEONBUILDINGMAINTENANCE.COM | DELEONBM87 GMAIL.COM - INTERIOR PLASTERING U TT - DRYWALL - EXTERIOR STUCCO - VACANT APARTMENT PAINTING SPECIALIST - WE PERFORM A FULL RANGE OF TRADES (small or big jobs) - REPAIR & UPGRADE BUILDING UNITS - LEGALIZE UNITS - REMODELING. ADDITIONS

- FLOORING SERVICES license #626234 YOU TRIED THE REST "NOW TRY THE BEST" CALL FOR FREE ESTIMATE 213 321 1445 aeltine Ae an us CA.

EVICTION WE CARE DECK COATING WATCH YOUR Fiberglass 5 Coat 50 % Water Proof System: $ 00 off only $2.99/ sq. Ft. BUSINESS GROW 375. * Limited time only + Court Fees, Writ & Sheriff • All Work Guaranteed • Patios, Walkways (waived if applicable) • Tenant Safe Non-Skid & Balconies Our Program Includes: Surface • Baseplate Repairs • Flexible and Waterproof • Courteous & Professional 3/30/60/90 Day Notice • Earthquake Repairs • Insured & Bonded B Monthly File Complaint Payments Available File Request for Default (800) 998-5304 Up to 10 Years File Writ & Sheri Lock Out LOW PRICES - FREE ESTIMATES Lic. #886297 Guaranteed PROPERTY AAGLA MANAGEMENT GREENGREENGREEN ROOFINGROOFINGROOFING COCOCO... K - Town Pest & Termite Control % Management Fees GREEN ROOFING CO. 4 Units and Up H Reasonable Prices!! 5 Repair, Re-Roofing Specialists! H 310-957-2713 H Quality Guaranteed Work! - Hot Asphalt (Tar) ~ - Composition Bonded SE HABLA ESPANOL Lic.#C-39-518520 dre#00979895 Member of CALDA - Shake/Shingle Insured Free Inspections! We Accept All Credit Cards Thorough...Complete...One Stop Shopping!! Call NowFor Free Estimates 1-800-201-7555 VISIT AAGLAORG We Can Do It All! www.pennﬁeldparalegalservices.com email: [email protected] (213) 453-7617

80 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 81 • General Cleaning • Window Wash • Shampoo-Waxing Twins Cleaning Co. Gary Ganchrow Attorney-at-Law CHOICE PAINTING Cell: 323-215-8615 Interior & Exterior Paint Specialists - Free Estimates - Guaranteed Work Fax: 626-281-9346 [email protected] 1600 Sarazen Dr • Alhambra, CA 91803 Have an employment issue? (323) 731-4244 (323) 389-8257 A resident manager situation? 1-800-870-5900 Parker Milliken has been helping clients Our quality workmanship and on-time performance take the headache in Los Angeles for more than 100 years. Gary Ganchrow has been litigating out of any job - from large building to bachelor pads! and advising on employment, property management, and business issues for twenty-ﬁve years, and is a proud contributor to AAGLA magazine. • Apartment Interior Specialists • Residential • Special Projects Parker, Milliken, Clark, • Exterior Paint Specialists • Excellent Preparation • Quality Materials O'Hara & Samuelian, a Prof. Corp. 555 South Flower Street, 30th Floor, • Remove Peeling Paint • Plaster, Patching, Sanding • Primer Los Angeles, California 90071 tel.(213) 683-6535 fax.(213) 683-6669 email: [email protected] Insured & Bonded - State Lic. #997206

82 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 83 Korean Update

84 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 85 APARTMENT ASSOCIATION OF GREATER LOS ANGELES PRODUCTS/SERVICES COUNCIL DIRECTORY 5 ACCESS CONTROL Genesis Credit Management CHARGING STATIONS SYSTEMS Wells Fargo Private Bank Josh Guerrero, Money Maestro NRG eVgo Doorport John Ray 844.662.9001 Kevin Kelleher Howard Chien [email protected] [email protected] 310-912-9037 626-482-0220 805-777-8363 www.genesiscred.com [email protected] [email protected] www.nrgenergy.com www.doorport.com BED BUGS & PEST CONTROL COMMERCIAL REAL Bed Bug Solutions ESTATE SERVICES ELECTRONIC/ Visionarus Jeffery Stafford CBRE BLUE TOOTH LOCKS OUR SPECIALTY: FLAT, COMPOSITION & TILE ROOFS Cassio B. Goldshmidt 760-758-9747 Manny Nunez Gino Development 424-442-0074 [email protected] 310-550-2602 Eddie Wang [email protected] innovativepestsolutions.com [email protected] 805-579-9292 www.visionarus.com www.cbre.com/people- [email protected] Corky’s Pest Control and-offices/manny-nunez ACCOUNTING David Luong Gino Development Expense Management 800-333-7138 COMMUNITY Mikael J. Stuart Services [email protected] MANAGEMENT SOFTWARE Sales and Marketing Rick Goodman Star Building Group 805-579-9292 888-994-4414, Ext. 101 BIOHAZARD CLEANUP Paul D. Jenkins 971-282-2810 Bio SoCal 888-782-7117 [email protected] 35+ Yr. AAGLA Advertiser Premiere Accounting Alan Cohen [email protected] “Cool Roof” Specialists Rochelle Booth 818-839-9000 www.starbuildinggroup.com EMERGENCY REPONSE, 310-433-2826 [email protected] ASBESTOS & LEAD www.BioSocal.com CONSTRUCTION ABATEMENT Sadd-Velazquez-Higashi- www.socalhoarding.com Argos Independent American Technologies Inc Shamma LLP Contractors Pauline Maclean Mary Jo Wiedey CABINETS Mark R. Taylor 818-700-5060 818-547-5701 Ext 358 Casa Cabinets 404-317-5415 818-290-9446 Cell [email protected] Melissa Salazar [email protected] 909-476-8428 SFT Construction www.atirestoration.com ANCILLARY REVENUE Deli Razavi Rentbelly CARPETS AND FLOORING 310-923-6473 Pacific Environmental & Maksim Ioffe Masland Contract Carpeting [email protected] Abatement Solutions Inc. 855-978-2538 Patrick Orr Kristine Ramos, Joe Anthony [email protected] 503-330-4377 Pacific West Construction 714-379-5029

www.rentbelly.com Services [email protected] T U T T T T CLEANING SERVICES Adrian Hernandez www.peasolutions.com APPLIANCE LEASING Cendecon 424-389-3501 STOVES • RANGES • REFRIGERATORS • DISHWASHERS • LAUNDRY • COIN- Appliance Warehouse Ethan Phearson [email protected] ENERGY EFFICIENCY OPERATED • BUILT-IN COOKTOPS • BUILT-IN WALL OVENS • RANGE HOODS Ron Parent 877-800-8110 SaveCal 888-572-7222 Ext 12328 DECKING Claire Parke MICROWAVES • SINKS & FAUCETS • AIR CONDITIONERS • HEAT PUMPS 714-403-4761 (cell) Maintenance Concierge ABC Decks & Stairs 818-394-6973 [email protected] Maximus Fernando Rash Yambo [email protected] www.appliancewhse.com 323-965-8800 323-633-6085 [email protected] ENVIRONMENTAL ATTORNEY CLEAN ENERGY CONSULTANTS Byzova Law Firm Center for DIGITAL MARKETING Masek Consulting Natalya Byuzova Sustainable Energy Rentpath Services Inc. 213-263-8161 Chad Reese, Katrina Martin Laura Lemansky Stephen Masek 858-634-4738 949-943-5177 Stephenmasek@ Law Offices of Sam Chandra [email protected] masekconsulting.net

626-305-0555 www.energycenter.org ELECTRICAL SERVICES / www.masekconsulting.net Fax: 626-305-0556 PLUMBING SERVICES

www.ca-evictions.com COIN & CARD OPERATED Express Electrical Services ENVIRONMENTAL WHITE WHITE [email protected] LAUNDRY EQUIPMENT & Ken Roland CONSULTING-SEISMIC 30” GAS RANGES 24” DISHWASHERS SERVICES 323-872-2697 RETROFIT 00 00 BANKING/MULTI-FAMILY All Valley Washer [email protected] US Integral Service Only $349 Only $259 LENDING John Cottrell www.laelectricalservice.com Jack Forest Citizens Business Bank 800-247-1100 Optima Energy Inc. 323-300-6630

T T h Michael Park [email protected] Young Chang 323-300-6029 Fax 213-542-3762 www.allvalleywasher.com 424-488-3443 [email protected] T [email protected] www.socalretrofit.org en ondayday a aday a osed nday www.cbbank.com COLLECTIONS ELECTRIC VEHICLE

86 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 87 ESTATE PLANNING Pacific West Construction Paoletta Insurance Agency LIGHTING Infor Property Management REAL ESTATE Greystone Engineering Elite Interactive Solutions The Ziskin Law Corp Services Farmers Insurance Monterey Lighting Solutions George Morris Transwestern Group, Inc. Aria Kozak Ken Ziskin, Esq. Adrian Hernandez Vito Paoletta Steven Spitzer 770-625-2461 Josh Kaplan Soheil Moeini P.E. 877-435-4832 818-988-0949 424-389-3501 818-842-2588 909-397-8000 213-430-2538 310-405-2341 [email protected] 888-340-6545 Fax Los Angeles Property 213-674-4141-Facsimile [email protected] Kastle Systems www.ziskinlaw.com [email protected] Sandra Macdonald Insurance MARKETING AGENCY Management Group [email protected] www.greystoneeng.com John Shubin www.pwconstructionservices.com Sandra Macdonald Jason Pires David Crown 949-363-3526 LA Retrofit FINANCIAL 800-237-2669 818-718-2005 818-646-8151 REAL ESTATE INVESTMENTS [email protected] Chase Commercial Tri Country Development & [email protected] Chuckor Inc David Hosseini www.kastle.com [email protected] [email protected] 213-713-3058 Term Lending Construction www.mvcagency.com Brittnee Rosenblum www.smacdonald.com www.lapmg.com [email protected] Alison Ramsey (5 units & up) Scott Patel 805-722-9617 Sensor Industries 909-322-5411 MULTI-FAMILY INVESTMENT Jim Tyner 949.833.4867 (office) INVESTMENT Dave Author [email protected] Optimum Seismic 310.936.1934 (cell) [email protected] PROPERTY SALES 805-402-7238 MANAGEMENT Riti Properties, Inc. 818-646-8151 Ali Sahabi [email protected] Jones Lang LaSalle [email protected] Harding,Larmore,Kutcher 626-470-6092 HEATING ENERGY, Rachel Robin Skyguard Surveillance James McArthur & Kozal, LLP [email protected] ENVIRONMENTAL, PUBLIC 310-756-1805 Chris Verzosa Linker Technology Corporation 213-239-6188 MPS Management Kevin Kozal www.optimumgroupllc.com SAFETY [email protected] 424- 777-3867 Fan Xu [email protected] Taryn Spiller 310-393-1007 ICF International www.rtiproperties.com [email protected] 626-986-5436 www.us.jll.com/united-states/en-us 310-919-5707 [email protected] ECRI Inc. Leslie Diaz-Villavicencio www.skyguardsurveillance.com [email protected] PAINT taryn.spiller@mps-management. www.hlkklaw.com Ted Oh www.linkerinvestment.com 213-312-1716 Office 213-353-0033 626-975-4010 Cell JANITORIAL SERVICES Behr Paint com SIDEWALKS De Leon Building Ray N. Echlin www.mps-management.com REAL ESTATE SERVICES [email protected] Saber Foundations FINANCING [email protected] CBRE www.icfi.com Maintenance 949-257-8107 Jennifer Ohlsson REHABS/RETROFITS Danny De Leon North Oak Property Manny Nunez S Graciano Consulting, LLC. 800-922-2488 CleanFund Commercial Capital 310-550-2602 Santiago Graciano, SE HEATING AND COOLING 213-487-0059 PPG Industries Management [email protected] Jon Spelke Edward Youn [email protected] 626-626-0154 SaberFoundations.com Aircall Industries Inc. [email protected] Melinda Manor [email protected] 213-258-5429 deleonbuildingmaintenance.com 213-500-0146 818-715-0575 www.CBRELosAngeles.com [email protected] Ariel Englander www.laquakesolutions.com 818-940-8198 [email protected] STAFFING www.cleanfund.com PEST CONTROL Co-Star Group Property Management LEASING SERVICES www.northoak.com ROOF REPAIRS/ Corky’s Pest Control Max Williams Personnel Reliable Energy Bright Skyline Inc. CONSULTANTS FLOORING Daving Luong 844-382-4729 Heather S. Leemon Management Inc Stacy Raskin Playa Vista Property Everroof Shaw Industries 800-333-7138 310-258-0400 Ron Garcia 310-920-3100 Management, Inc. Wayne Ellis Moe Makkawi [email protected] REAL ESTATE SOFTWARE 310-258-0401-Facsimile 562-984-5511 [email protected] Susan Rodriguez 702-966-9961 310-692-0680 Leonardo 247 [email protected] [email protected] [email protected] 310-306-6789 [email protected] Orkin Daniel Cunningham www.pmpincusa.com www.relenergy.com [email protected] Royal Roofing & Solar www.shawcontract.com Robert E. Barr 213-700-5872 phone Steve Pinkus LENDING 213-232-7002 [email protected] Liberty Group INSURANCE 562-928-1200 Solid Design Flooring Chase Mortgage Lending [email protected] RTI Properties www.leonardo247.com Stefanie Koslosky Coady Insurance [email protected] Geoff Miller Brian Custer www.orkincommercial.com Robert Abbasi 713-964-7666 Jim Coady www.royalroofing.com 310-692-0680 562-434-3090 310-532-9122 RENTERS INSURANCE 562-400-6839 310-442-2958 PROPERTY MANAGEMENT [email protected] STORAGE [email protected] [email protected] LeaseLock Rooster Roofing www.soliddesignflooring.com [email protected] Edward Hill www.rtiproperties.com Jonathan Rodriguez Claudia Kang The Container Store Property Management 310-906-2910 323-732-2700 Mariangela McMurray Employers Insurance Victor Tashkoff Don Parish Seaside Properties 214-298-1760 FURNITURE RENTAL Kevin Osterman [email protected] [email protected] AFR Furniture Rental and 310-442-2958 213-399-6181 Michael Rees www.roosterroofing.com 720-288-2297 [email protected] [email protected] 310-853-1703 TENANT SCREENING Event Furnishings 800-700-9113 RENT PAYMENTS Angela Gomez www.edwardhillproperty [email protected] RentTrack ROOTER SERVICES Intellirent Solutions, Inc. [email protected] management.com 323-248-0830 Robert Blanchard seasidepropertiesinc.com Curtis Knievel L.A. Hydro-Jet and Cassandra Joachim 310-442-2966 Rooter Services 415-849-4400 Fuller Insurance Agency 310-484-5070 [email protected] EGL Properties PET SERVICES Lorrie Baldwin [email protected] GAS GRILLS Orlando May [email protected] Brandon Stein Evolution Dog Wash 800-750-4476 www.myintellirent.com AEI Corporation 800-640-4238 310-481-0922, Ext. 230 Dale Leisen Provident Bank Gary M Sherman [email protected] [email protected] Zumper RentSpree Pete Arnold Blair Bess 800-426-0760 Brian Coyne SECURITY SERVICES www.fullerins.com www.eglproperties.com American Protection Group Michael Lucarelli 949-474-3070 Ext 402 310-499-8543 [email protected] 415-263-4213 (APG) 323-515-7757 [email protected] [email protected] www.evolutiondogwash.com [email protected] Gordon Associates Haynes Properties 818-279-2433 [email protected] www.myprovident.com [email protected] Insurance Services Braemon Haynes www.zumper.com [email protected] www.rentspree.com www.aeicorporation.com Property & Casualty 818-805-8305 PROPERTY RESTORATION www.apg-svcs.com Insurance Broker LED PROGRAM PRC Restoration and RETROFITTING TRASH SERVICES GENERAL CONTRACTORS Benjamin Sarto Energy Innovations Group Energy Efficiency Consultants Construction Alpha Structural, Inc. Bastion Security Athens Services eCRI Construction Inc. 310-633-0858 Lindsay Wood Power Synergies George Hecht Alana Tourje David Raske, Jason Trexler Eric Romero Ted Oh 650-650-5555 ext.6970 415-378-8398 Michael Salhab 562-338-3089 323-258-5482 800-783-5700 626-623-8419 888-333-3856 [email protected] [email protected] 310-595-5012 [email protected] [email protected] [email protected] [email protected] [email protected] www.gordoninsurance.com www.webeig.com [email protected] www.prcrestoration.com www.alphastructural.com www.bastionsecurity.com www.athensservices.com UTILITY MANAGEMENT

88 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 89 AND ANALYTICS WATER CONSERVATION WATER DAMAGE WATERPROOFING ELECTRICAL GATE MOTORS Parker Milliken K-Town Pest & Termite Control LIVABLE Smart Utility Billing Rick Skinker A.S.A.P Restoration & AVM Industries Callahan Hardware Sun City Construction Pennfield Paralegal Services PIPE/HEATER REPAIR Daniel Sharabi 619-493-4705 Crockett Electric GAS GRILLS LINOLEUM Robby’s Rooter 877-789-6027 [email protected] Remodeling Loren Nelson [email protected] www.indoorh2o.com Avi Peretz 818-456-9737 ELECTRICAL SERVICE AEI Corporation Delta Carpet PLASTERING www.livable.com 818-808-7530 Crockett Electric GATES LOANS/LENDING Carlos Moreno Construction Indoor H2O Ken Leddon info@asap-restoration WINDOWS & DOORS Cross Appliance Repair Sun City Construction Chase PLUMBING National Exemption Service 619-493-4705 Echo Electric GOVERNMENT SERVICES LoanFundLA Donna Ismaijili www.asap-restoration.com Bear Windows Inc. Bobco Plumbing [email protected] ELECTRICIANS LA City Sanitation Services Bulky Luther Burbank Savings 800-241-8651 www.indoorh2o.com George Torres Edward’s Plumbing Constractive Item Pick-up Mission Valley Bank PRC Restoration 310-433-1777 Superior 1 Plumbing NWP Services Corp. LAVIT 855-457-9669 [email protected] Crockett Electric RECYCLA Umpqua Banking Kristen Rathman Steve McKnight PLUMBING SUPPLIES Echo Electric HARDWOOD FLOORS MAGNESITE 949-253-3262 412-527-3361 www.prcrestoration.com www.bearwindows.com Callahan Hardware ENGINEERING AAA-1 Carpet & Upholstery Care ABC Deck & Stairs PROPERTY ENHANCEMENTS American Retrofitters HARDWARE All Trade Decking Snack City CARPET CLEANING & Retro Experts Cal Quake Ace Paintcraft Rash Yambo Decking & Stairs PROPERTY MANAGEMENT ADVERTISING DIRECTORY - CATEGORY EQUIPMENT SoCal Retrofit LA Retrofit Supply & Hardware Vide’s Decking Adaptive Realty Retrofit1 Callahan Hardware Western Magnesite Co. AAA-1 Carpet & Upholstery Care CONSULTING California Real Estate Service AIR CONDITIONING/HEATING Optimum Seismic SoCal Retrofit Dick’s True Value Hardware MAINTENANCE Citywide Maintenance Co. Tweed Financial JKW Properties, Inc. Genie AC & Heating Retro Experts EVICTIONS HEATING & REPAIR Citywide Maintenance Co. Delta Carpet CONTRACTOR Lambert Investments West Coast Chief Repair ASPHALT Dennis Block & Associates Ace Paintcraft De Leon Building Maintenance Trinity Building Services Alpha Structural Inc. Lee Walker Appraisals AIR CONDITIONING C & C Paving Duringer Law Group PLC Supply & Hardware L.A. Painting Co. CARPET REPAIR Carlos Moreno Construction Landlord Legal Service Dick’s True Value Hardware San-Doll Property Services, Inc. NAA Click & Lease Feders Distributors H.L. Caples AAA-1 Carpet & Upholstery Care Holt Analytical North Oak Property Management West Coast Chief Repair Law Offices of Edward’s Plumbing Sky Properties Inc. ASPHALT PAVING Delta Carpet Ada R. Cordero-Sacks Genie AC & Heating Sunshine Painting Co. Sky Properties, Inc. AIR CONDITIONING REPAIR Sky Properties, Inc. C & C Paving CARPET & VINYL Law Office of Fred Szkolnik INSURANCE Twins Cleaning Co. Suba Mgmt. Solutions LLC. West Coast Chief Repair CPA H.L. Caples Delta Carpet Law Office of Steven Siebig Coady Insurance Choice Painting Sullivan-Dituri Company ANALYTICS Al-os Accountancy ATTORNEYS CLEANING Pennfield Paralegal Services Fuller Insurance Agency Young Moon Painting The Beaumont Co. Livable DECKING Dennis Block & Associates Total Service of America EXTERIOR PAINTING Sandra McDonald Insurance MAINTENANCE SERVICES Williams Real Estate Advisors APARTMENT BROKER ABC Deck & Stairs Duringer Law Group PLC COIN OP LAUNDRY L.A. Painting Co. INTERIOR PAINTING Twins Cleaning Co. RAILINGS Andy Kawatra – Marcus & Millichap All Trade Decking Master Painting & Construction Master Painting & Construction MAINTENANCE/REPAIR Law Offices of Advanced Coin Laundry & ABC Deck & Stairs Lambert Investments Precision Iron Works Sunshine Painting Co. INVESTMENTS Sea Breeze Maintenance Co. Rash Yambo Decking & Stairs Ada R. Cordero-Sacks Appliance Repair APARTMENT INSPECTION Rash Yambo Decking & Stairs Choice Painting Andy Kawatra – Marcus & Millichap MANAGEMENT ASSISTANCE REAL ESTATE Landlord Legal Service West Coast Chief Repair eCRI Construction Inc. Young Moon Painting JANITORIAL SERVICES California Real Estate Service Sun City Andy Kawatra – Marcus & Millichap COLLECTIONS Total Service of America Law Office of Fred Szkolnik FENCES De Leon Building Maintenance JKW Properties Inc. Vide’s Decking Hanes Properties, LLC. Duringer Law Group PLC APARTMENT INSURANCE Law Office of Steven Siebig Precision Iron Works LANDSCAPING MOLD DETECTION We-Care Deck Coating Co. JKW Properties Inc. COMMERCIAL EQUIPMENT Parker Milliken Sun City Construction Sea Breeze Landscaping Holt Analytical Coady Insurance Western Magnesite Co. Sky Properties, Inc. Sky Properties, Inc. FINANCIAL LAUNDRY EQUIPMENT MOLD REMEDIATION Fuller Insurance Agency BANKING DRAIN CLEANING Sullivan-DIturi Company CONCRETE Al-os Accountancy Advanced Coin Laundry & Holt Analytical APARTMENT MANAGEMENT Chase Bobco Plumbing The Beaumont Co. C & C Paving LoanFundLA Appliance Repair PAINTING AND CONSULTING LoanFundLA Edward’s Plumbing Will Wheaton Real Estate H.L. Caples Williams Real Estate Advisors Cross Appliance Repair Carlos Moreno Construction North Oak Property Management Luther Burbank Savings Superior 1 Plumbing REAL ESTATE SALES CONSTRUCTION FINANCIAL PLANNING & Feders Distributors Choice Painting APPLIANCE SALES & REPAIRS Hanes Properties, LLC. Mission Valley Bank DRAPERIES INVESTING LEASING SERVICES Citywide Maintenance Co. AMA Construction Services Advanced Coin Laundry & Lambert Investments Umpqua Banking Sylvan’s Drapes & Blinds Tweed Financial Suba Mgmt. Solutions LLC. L.A. Painting Co. American Retrofitters Appliance Repair Sullivan Dituri Company BEDBUG FLOORING Williams Real Estate Advisors Sky Properties, Inc. Cal Quake DRAPERY CLEANING Cross Appliance Repair RECEIVERS BugAbate Exterminator Carlos Moreno Construction LEGAL SERVICES San-Doll Property Service, Inc. eCRI Construction Inc. Sylvan’s Drapes & Blinds Feders Distributors FLOOR CLEANING Ada R. Cordero-Sacks Sunshine Painting The Beaumont Co. BLIND CLEANING LA Retrofit EARTHQUAKE INSURANCE Genie AC & Heating Trinity Building Services Dennis Block & Associates Total Service of America REMODELING Sylvan’s Drapes & Blinds Fuller Insurance Agency West Coast Chief Repair Lehigh Construction Co. GARDEN MAINTENANCE Duringer Law Group PLC Choice Painting Constractive BLINDS EARTHQUAKE SHUT-OFF VALVE APPRAISALS Master Painting & Sea Breeze Landscaping Landlord Legal Service Young Moon Painting REPAIRS/MAINTENANCE Delta Carpet Ace Paintcraft Lee Walker Appraisals Construction GAS LEAK DETECTION Law Offices of PEST CONTROL & SUPPLIES Sea Breeze Maint. Corp Guston Blinds Supply & Hardware ARCHITECTURE Optimum Seismic Bobco Plumbing Law Office of Fred Szkolnik BugAbate RESIDENTIAL CLEANING Superior 1 Plumbing Law Office of Steven Siebig Corky’s Pest Control Lehigh Construction Co. Sylvan’s Drapes & Blinds Retrofit1 Edward’s Plumbing Trinity Building Services

90 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 91 RETROFITTING Turtle Roofing STAIRS VERTICAL BLINDS ADVERTISING DIRECTORY - ALPHABETCIAL Alpha Structural Inc. ROOF REPAIRS Precision Iron Works Guston Blinds AMA Construction Services Green Roofing Co. STAIRWAYS Sylvan’s Drapes & Blinds American Retrofitters Royal Roofing ABC Decking & Stairs WASTE REMOVAL AAA1 Carpet Care...... 92 eCRI Construction Inc...... 65 Precision Iron Works...... 74 Cal Quake Turtle Roofing Rash Yambo Decking & Stairs Athens Services ABC Decking & Stairs...... 63 Echo Electric, Inc...... 67 Rash Yambo Decking & Constractive ROOFING INSTALL AND REPAIR Vide’s Decking WATER CONSERVATION Ace Paintcraft Supply & Edward’s Plumbing...... 62 Stairs...... 80 eCRI Construction Inc. Green Roofing Co. Western Magnesite Co. Sensor Industries Hardware...... 6 Feder’s Distribution...... 2, 86 RecycLA...... 26, 60 LA Retrofit Royal Roofing STUCCO WATER DAMAGE Ada R. Cordero-Sacks...... 66 Fuller Insurance Agency...... 99 Retro Experts...... 75 Lehigh Construction Co. Turtle Roofing Total Service of America AAA-1 Carpet & Upholstery Care Adaptive Realty...... 77 Genie Air Conditioning & Retrofit 1...... 58 Optimum Seismic ROOFING SERVICE TERMITE INSPECTION WATER HEATERS Advanced Coin Laundry & Heating...... 49 Robby’s Rooter...... 95 Retrofit1 Ocean Seven Roofing, Inc. Corky’s Pest Control West Coast Chief Repair Appliance Repair...... 97 Green Roofing Co...... 81 Royal Roofing...... 86 Retro Experts Royal Roofing K-Town Pest & Termite Control WATERPROOFING AEI Corporation...... 44 Guston Blinds...... 63 Sandra Macdonald Insurance.. 83 SoCal Retrofit Turtle Roofing TILE WORK ABC Deck & Stairs All Trade Decking...... 97 Gutter One...... 97 San Doll Property Service Inc...92 RISK MANAGEMENT ROOFING SUPPLIES AAA-1 Carpet Ocean Seven Roofing, Inc. Al-os Accountancy...... 45 H.L. Caples...... 76 Sea Breeze Landscaping...... 69 Sandra McDonald Insurance Gutter One & Upholstery Care Rash Yambo Decking & Stairs Alpha Structural Inc...... 41 Hanes Properties, Inc...... 21 Sensor Industries...... 67 RODENTS ROOTER SERVICES UTILITY MANAGEMENT WORKERS COMPENSATION Sky Properties Inc...... 55 AMA Construction Services...30 Holt Analytical Mold BugAbate Robby’s Rooter Livable Coady Insurance Smoke Free Apts LA...... 40 ROOF COATINGS SEALCOATING UPHOLSTERY CLEANING WINDOW COVERINGS American Retrofitters...... 19 Inspection...... 96 Snack City...... 23 Ocean Seven Roofing, Inc. C & C Paving Trinity Building Services Guston Blinds Andy Kawatra – Marcus & JKW Properties...... 97 So Cal Retrofit...... 63 Royal Roofing SHEETMETAL VENDING Sylvan’s Drapes & Blinds Millichap...... 74 K-Town Pest & Termite Suba Management Turtle Roofing Gutter One Snack City AR Plumbing...... 63 Control...... 80 Solutions...... 81 ROOF MAINTENANCE SMOKE DETECTORS VENDING MACHINES Athens Services...... 62 L.A. Apartments & Buildings Sullivan-Dituri Realtors...... 50 Royal Roofing DICK’s True Value Hardware Snack City Bobco Plumbing...... 94 Conference and Expo...... 28, 29 Sun City Construction...... 97 BugAbate Exterminators...... 50 L.A. Maintenance & Superior 1 Plumbing Inc...... 64 CA Real Estate Service...... 83 Painting...... 45 AAA1 CARPET CARE Sunshine Painting...... 53 Carlos Moreno Construction...81 L.A. Retrofit...... 51 Sylvan’s & Philip’s Drapes C&C Paving Company, Inc....97 Lambert Investments Inc...... 79 and Blinds...... 74 CARPET CLEANING Callahan Wholesale Landlord Legal Services...... 96 The Beaumont Co...... 50 Hardware Co...... Back Cover Law Offices of Fred M. SOFAS - RUGS Total Service of Cal-Quake...... 45 Szkolnik...... 40 America...... 68 Chase Bank...... 7 Law Offices of Steven J. TILE - WOOD Trinity Building Services...... 66 Choice Painting...... 83 Siebig...... 76 Family Owned Since 1979 Turtle Roofing...... 82 Citywide Maintenance Lee Walker Appraisals...... 50 Tweed Financial Services...... 94 CARPET Painting...... 94 Lehigh Construction...... 82 Twins Cleaning Co...... 82 Hallway & Stairs • All Repairs • Section Replacements Coady Insurance Agency...... 67 Loan Fund LA...... 69 Umpqua Bank...... 71 Odor Removal • Restretching Constractive...... 54 Luther Burbank Savings...... 64 Vide’s Decking & TILE-GROUT Corky’s Pest Control...... 61 Master Painting & Construction Waterproofing...... 76 Stripping-Waxing Scaling • Concrete Crockett Electric...... 66 Co...... 76 High Pressure Cleaning We Care Deck Coating...... 81 Cross Appliance...... 95 Mission Valley Bank...... 14 West Coast Chief Repair...... 63 WOOD Delta Carpet Warehouse...... 40 North Oak Property Western Magnesite Repairs • Refinishing Cleaning • Buffing • Coating DeLeon Building Management...... 15 Company...... 96 Maintenance...... 80 Ocean Seven Roofing, Inc.....43 Williams Real Estate Water Damage Repairs Dennis P. Block...... 31 Optimum Seismic...... 9 Advisors...... 22 Dick’s True Value...... 39 Parker Milliken...... 82 Will Wheaton Real Estate...... 60 1-800-452-7237 www.aaa1carpetcare.com Duringer Law Group PLC...... 27 Pennfield Paralegal Services.....80 Young Moon Painting...... 59

92 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 93 Sewer Problems? CROSS APPLIANCE SALES !!SERVICE REPAIR

WASHERS - DRYERS - DISHWASHERS We provide Quality Plumbing Service WALL HEATERS - REFRIGERATORS STOVES - COIN MACHINES • Rooter Drain Cleaning AIR CONDITIONING & HEATING • Pipe Bursting • Trenchless • Camera Inspection SPECIALS FOR APT. OWNERS • Sewer Repair/Replacement $50 off WITH COIN-OP MACHINES • Hydro-Jetting Sevice-4000PSI Hyro-Jetting Service ALL MAKES & MODELS

Hyro-Jetting uses high velocity water ll us to pressure to blast away years of 818-248-7719 Ca ll free accumulated scale, slit, sand and grease build-up on 323-665-4037 Bonded & Insured, the inside walls of State Licence #773697 your pipes crossappliancerepair.com (800) 992 - 0151 24 hours, 7 days a week 5506 York Blvd., Los Angeles, CA 90042 - CALL FOR LOW PRICES -

94 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 95 GUTTER ONE 5” & 6” SEAMLESS 3$9,1*&203$1<,1& ALUMINUM RAIN GUTTERS • Baked On Enamel Colors • Custom Gutters • Copper • Bonderized $VSKDOW2YHUOD\V&RQFUHWH3DYLQJ6WRQHV • Drain Systems • Gutter Cleaning and 1HZ,QVWDOODWLRQV 3HWURPDW2YHUOD\V&XUE *XWWHUV by ATTORNEY-AT-LAW Maintenance • Low Rates Fully 6HDO&RDWLQJ %ORFN:DOOV6WULSLQJ Lic. #844614 Insured Quality F FSDYLQJ SERVING Work $'$([SHUWV5DPSV6LJQDJH7UXQFDWHG'RPHV ALL OF CALIFORNIA 800-825-4225 )XOO\,QVXUHG %RQGHGZZZFDQGFSDYLQJFRPSDQ\QHW NO OFFICE VISIT REQUIRED "ONE CALL STARTS YOUR EVICTION" LET YOUR LA AREA COURTS VOICE BE $650 HEARD CALL TODAY FOR YOUR ESTIMATE INCLUDING COSTS UNCONTESTED S EACH PROGRAM INCLUDES: • FILING FEES - • SHERIFF FEES • 3 OR 30 DAY NOTICE [email protected] or mail to (Served Same Day) 621 S. Westmoreland Ave, • UNLAWFUL DETAINER Los Angeles, CA 90005. • Service With Integrity Since 1985 (Lawsuit) Member of Apartment • Specializing in Residential Property • PROCESS SERVICE FEES Association • Complete Management and DRE License #01041829 Maintenance Services (Registered and Bonded Bonded & Insured •Management is Our ONLY Business Professional Servers) CALL JAMES K. WOOD, CPM® (310) 306-9465 AAGLA LANDLORD www.jkwproperties.com LEGAL SERVICES Decks, Stairs & Gates L.A., Glendale 323-870-3311 Coin-Op Laundry San Fernando Valley 818-660-1919 Decks • Stairs • Balconies • Fiberglass Systems Pasadena, & Appliance Repair Patios•Waterproofing • Gates • Fences • Railings San Gabriel Valley 626-443-3882 Repair • Service • Installation Metal Stairways•Pre-Cast Steps •Walkways Washers/Dryers • A/C • Heating Long Beach, South Bay 562-513-6220 Stoves • Ovens and More! Phone Systems • Operators • Installation & Repair Residential • Commercial • Industrial Santa Monica, W.L.A. 310-837-9458 All Major Appliances! Orange County 714-533-8080 SUN CITY CONSTRUCTION Advanced Coin Laundry San Bernardino, & Appliance Repair C.A. State Lic. #876695 Riverside Counties 909-824-8080 Office: (866) 953-4111 (310) 820-5752 Free Estimates FAX # 310-204-4631 (310) 721-0129 Cell: (818) 645-8485 www.landlordlegal.com Fax: (818) 739-9505 Email: [email protected]

96 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 97 

                                            

98 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 99 N N A L A $1999 #688 Exhaust Fan NEW SCREENS OR To Open or Close N Your Electric

Parking Gate $ 88 RE SCREENS 66 n ie p to #154 Surface Mount Regular Miniature Ceiling Heater N 5-12 $1399 5-12 $1899 Before Sliding Screen Doors Available $ 99 $ 99 $ 99 After 13-20 12 13-20 16 eplace ile o ait linear & Multicode, Other Models & #55578 Heather/Fan/Light Reselers Available N N N N per case $ 99 N 25BTU WITH 64 N N THERMOSTAT 75lb Oxypatch Repair $ 00 $ 99 83 $381.27 Carbon Only Battery $ 99 84 75lb Oxypatch Kit $ 99 Direct oel EA . CD-9000 19 $ 99 $ 99 95 . Crack Filler $ 99 . Carbon/Smoke Combo 98 39 Electric Battery Back Up $ 99 24 ontere N For Lighter Brighter White, Almond & Stainless Steel 34 EA All Colors Gallon $ 88 . Smoke/Fire #5304 $452.67 .

Bigger Rooms 36 Electric With Battery $ 39 14M BTU/3 . EA Also Available in Mirror Call For Best Price

9 N N N ls ont isposals or omes N N partments SKU 12277 ite lat $ 99 $21.50 Model Naajo ite #2501 $ 88 N ite 16 gt 1/3 HP 59 emi loss $ 99 18 SKU 12244 ate lat $ 99 Model igt rome #2503 $ 88 61 all all i emi loss $ 99 1/2 HP 69 92 SKU 12291 N N N N N N N N $ 75 468 SATIN $ 75 CHROME 458 STOCK Per Ft. $ 75 01260 525 $ 99 8” SINGLE HANDLE 4” 2 HANDLE $ 88 MANY SIZES & FINISHES OF 1988 99 VANITIES IN STOCK. CALL FOR $ 99 $ 99 $ 99 $ 99 N BEST PRICES EA EA 43 33 19 29 N N N stems N e ll it 1.5 Gal.Water Saver ite $ 49 $ 99 $ 99 2 74 14 $ 99 er o $ 99 4 2 COMP, 4HOLE o $ 99 44 $ 99 $ 92 5 STOCK 01000 ite6 nl 48 er ase Min. Purchase 6 pcs. N CALLAHAN WHOLESALE HARDWARE CO. N 139 S. Western Ave., Los Angeles, CA 90004 ISCOUNT SALE Ph: (213) 384-4916 • Fx: (213) 384-6044 n ll None ale tems PRICES Open Monday - Sat 8:00 am to 5:30 pm Minimum $25 Purchase. Limit one Coupon per Customer. Closed Sundays *Prices are subject to change without notice Valid with Coupon Only. Expires 8/31/18

100 AUGUST 2018 • WWW.AAGLA.ORG APARTMENT AGE • AUGUST 2018 101