Apartment Age Jan 2020 PDF

“Great Apartments Start Here!
”
A publication of the Apartment Association of Greater Los Angeles • January 2020 • $7.50
Happy New Year!

WISHING YOU A
VERY SUCCESSFUL 2020!
Capitol Advocacy’s Landlords and Their Five Common Mistakes

Year End Wrap-Up Attorneys Suffer Landlords Make When
Page 50 Cruel and Unusual Screening Tenants
Punishment Page 68 Page 110
Page 62

NEED TO INSTALL A NEW AIR CONDITIONER

OR REPLACE AN OLD ONE?
WE’VE BEEN HELPING FOR MORE THAN 50 YEARS!

CALL US TODAY TO PICK UP OR ORDER FOR DELIVERY AND INSTALLATION
(PRICES STARTING AT ONLY $15900)
SALES | DELIVERY | INSTALLATION – APPLIANCES, LAUNDRY, ROOM AIR CONDITIONERS & MORE SINCE 1966
24”w 15 CuFt 18 CuFt
$269 0 0 $359 0 0 $379 0 0 $189 0 0 $549 0 0 $299 0 0 $549 0 0 $639 0 0 $199 0 0 $99900
4-Piece Appliance Packages Always Available Laundry Pairs
$1,80900 $1,94600 $4,77600 $5,92600
$82800
Always Available
Your local, independent, family-owned discount distributor
North Hollywood: 818-769-8000 ApartmentSupply.com Santa Monica: 310-450-8585
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 JANUARY 2020 • WWW.AAGLA.ORG

APARTMENT AGE • JANUARY 2020 3
™
The voice of multi family housing since 1917©

January 2020 Vol.XLVII No.1
MEMBER UPDATE LOCAL AND STATE UPDATE

12 Message from AAGLA’s President 34 Local Government Update
14 Guest Editorial
44 Something Is “Rotten in the State
15 L.A. City Council’s Most Progressive Council

of Denmark”
Member Mike “Can’t Solve My District’s

Homelessness Problem” Bonin Endorses 50 Capitol Advocacy’s Year End Wrap-up
Senator Bernie Sanders for President

56 Earthquake Resiliency Gains Momentum
16 Meet Our AAGLA Members
17 Did You Know?

Landlords and Their Attorney’s
Suffer Cruel and Unusual Punishment 62
18 Mark Your Calendar
20 Legal Aid Society Scores One Million Dollars

for Santa Monica Low Income Tenants
and Michael W. Agopian, Ph.D. Joins the
Apartment Association’s Board of Directors
21 Membership Survey! Please Help Us

By Taking the Survey
22 Next Up…Washington State Wrestles

FEATURE
with Rent Control
23 Federal Rent Control Cannot be a Solution 62 Landlords and Their Attorney’s Suffer Cruel
to the Affordability Crisis and New Members and Unusual Punishment
24 Minneapolis Ends Single-Family Zoning and MANAGEMENT

Dead for 3-Years, Navy Veteran’s Body
Discovered in His Texas Apartment and 68 Five Common Mistakes Landlords Make
When Screening Tenants
“Just Kidding”
26 Elizabeth Warren’s Ambitious Housing 74 Ask Kari: Your 2020 Calendar of

Plans to Help Renters Maintenance, Repairs and Inspections
28 Rent Control’s Self Defeating Effects

79 Renter FICO Scores Have Dropped:
Here’s Why It’s Really No Big Deal
30 Did You Miss Our Annual Holiday &
Installation Dinner?
80 Dear Maintenance Men
31 City of Los Angeles’ HCID+LA Updates
the 2020 Annual Bill 82 6 Ways to Use Pinterest to Drive More
Leads to Your Property
Official publication of the Apartment Association of Serving Los Angeles County, Ventura
Greater Los Angeles County and San Bernardino County
LEGAL IN EVERY ISSUE

90 Tenant Protection Act of 2019 (A/K/A, 1
00 Product/Services Council Directory
Assembly Bill 1482)
106 Advertising Directory - Category

95 Selling Your Property Without Tax
Consequences?
1
09 Advertising Directory - Alphabetical
1
10 Korean News
Apartment Age Magazine is Available Here AAGLA Satellite Offices HCIDLA Office Locations
Apartment Age Magazine and Apartment Age Magazine Available Here
Feder’s Distributors Downloadable Forms Available Here
5720 Lankershim Blvd., North Hollywood Central Regional Office
(818) 769-8000 E.G.L. Properties 3550 Wilshire Blvd., Suite 1500
1543 Pontius Ave. Los Angeles, CA 90010
Mission Valley Bank: Los Angeles, CA 90025
East Regional Office
Santa Clarita Sullivan-Dituri Realtors 2215 N. Broadway
26415 Carl Boyer Drive, Suite 120, Santa Clarita 2111 Wilshire Boulevard Los Angeles, CA 90031
Santa Monica, California 90403
Sun Valley North Regional Office

9116 Sunland Blvd., Sun Valley 6640 Van Nuys Blvd.
Fast Eviction Services
(818) 394-2324 Van Nuys, CA 91405
474 W Orange Show Rd.
San Bernardino, CA 92408
South Regional Office
(909) 889-2000 690 Knox St., Suite 125
Torrance, CA 90502
RST & Associates
11866 Wilshire Blvd Suite 101 West Regional Office
Los Angeles CA 90025 1645 Corinth Ave., Suite 104
(310) 479-2565 Los Angeles, CA 90025
Dyer Sheehan Group Mark Ridley-Thomas

808A E Santa Clara St Constituent Service Center
Ventura CA 93001 8475 S. Vermont Ave., 2nd Floor
(805) 653-8100 Los Angeles, CA 90044
Los Angeles Property Management Group Main Office

12750 Ventura Blvd #202 1200 W. 7th St., 1st Floor
Los Angeles, CA 90017
Studio City, CA 91604
(818) 616-8040
Statements and opinions expressed in Apartment Age are solely those of their respective authors and may not represent the views of
the Apartment Association of Greater Los Angeles, its Board of Directors nor of its employees. The Apartment Association of Greater
Los Angeles is not responsible for the accuracy of any of the information supplied by third-party authors. Products and services
advertised herein are not warranted by the Apartment Association of Greater Los Angeles, either expressly or implied. No testing
or other investigation has been conducted to assess the quality of any of the products or services advertised in Apartment Age. The
Apartment Association of Greater Los Angeles takes no responsibility in the event the cost or quality of products and services herein
are not as advertised.

213.429.4042
Let's Add to
In the past 9 years, Opus Bank’s Commercial
Real Estate Banking Division has funded over
$9 Billion dollars – that’s Billion with a “B” – so
Your Portfolio we have the strength and staying power you

want in a financial partner.
If you have your eye on a multi-family or commercial property that has great
potential, we’re here to help you add it to your portfolio. Opus Bank® has capital to
lend, a broad range of financing options, and the expertise to tailor any one of
these options to your specific needs. Our team will explain the selection of new
and unique lending options, explore different scenarios, and put a financing
package together that works best for you.
Joseph Kim
FVP, Sr. Relationship Banker
949.258.7261
Randy Appeldorn Cathy Huisen

FVP, Structured Finance James Fair FVP, Sr. Relationship Banker
949.234.7563 SVP, Sr. Relationship Banker 949.298.6498
213.429.4042
Call us at 213.429.4042
OpusBank.com/LetsDoThis

Paintcraft Supply

& Hardware (323) 733-9157

6 year tank & part warranty
30 Gallon $
Reliance 6-30-UORT...................... 498
Reliance 6-40-UBRT...................... 498
40 Gallon $

BRADFORD WHITE RESIDENTIAL & COMMERCIAL
WATER HEATERS ALSO IN STOCK
WE STOCK AND ORDER
ALL RAYPAK PARTS
ALSO AVAILABLE:
$
Model RBF121.................. 149.96
1/3HP.......$64.97
1/2HP.......$74.97
84.97
Badger 5 disposer $
1/2 HP disposer...............
25,000 btu Monterey
1/3 HP disposer............... 77.
Badger 1 disposer $ 97 Model 2509822...............
$
527.00
35,000 btu Monterey
Model 3509822............... 547.
$ 00
SMOKE & CARBON MONOXIDE ALARMS 50,000 btu Monterey
Model 5009822............... 727.
$ 00
BRK 9120B Smoke Alarm
$
with 9 Volt Battery Back Up.............. 8.97
7010B Photoelectronic 14,000 btu Direct Vent $
$
with 9v Battery Back Up.....................17.97 Model 1403822............. 617.00
22,000 btu Direct Vent $
Model 2203822............. 727.
SC9120B Smoke Alarm & Carbon 00
Monoxide with 9v Battery Back Up.... 34.97
$
30,000 btu Direct Vent $
Model W3003822...........747.
Carbon Monoxide Detector 00
17.77
$
Battery Only CO 400.........................

US POSTAL APPROVED
Surface Mount Brass

or Silver Finish
710-502 PILOT LUX PSM30 8 OR 10 DIGIT
$ 39.50 per door GAS VALVE GENERATOR THERMOSTAT REMOTE
$
67.96 $
25.97 $
10.97 $
8.97

White or Almond:
24"-$47, 36"-$49
30"-$47, 42"-$74
Stainless Steel:
$
34.96
Desert Classic Sealer................. 30"-$74, 36"-$84, 42"-$124
Gallon Magnesite crack filler...... $24.96

LEVITON
SHOWER STEM OR $
4.
DIVERTER.................
77
GFI
+CA RECOVERY FEE $
13.77
LARGE VERVE
1.
HANDLES.................
$ 50
1.
FLANGE.....................$ 50
FOR PRICE PFISTER

A PA R T M E N T A S S O C I AT I O N G R E AT E R L O S A N G E L E S
OFFICES STAFF Events Coordinator & Reception

Diana Alcaraz, Notary Public
MAIN OFFICE Executive Director Ext. 301, Diana@aagla.org
621 So. Westmoreland Ave.
Daniel Yukelson
(213) 384-4131 / (888) 384-4131 (FAX) Ext.322, Dan@aagla.org Sacramento Advocates
www.aagla.org, membership@aagla.org Jonathan Arambel, Steve Carlson
Open Monday – Friday, 8:30 a.m. – 5 p.m. General Counsel
WESTSIDE Craig Mordoh
(310) 277-1370
APARTMENT AGE MAGAZINE
Mordohlaw@gmail.com
SOUTH BAY Publisher
(310) 803-5325 Director, Finance & Operations Custom Marketing Solutions
SAN GABRIEL VALLEY Matthew Farghum
(626) 285-6357 Ext. 315, Matt@aagla.org Advertiser Customer Support Team
SAN FERNANDO VALLEY Apartment News Publications, Inc.
(818) 780-5611 Director, Government Affairs (800) 931-6666
& External Relations aagla@aptnewsinc.com
BOARD OF DIRECTORS Danielle Leidner-Peretz
Ext. 309, Danielle@aagla.org MEMBER SERVICES
OFFICERS
President.........................Earle Vaughan Director, Membership • Governmental Advocacy
Vice President............. Larry Cannizzaro Engagement
Jacqueline Watter • Free Operational Advice
Vice President/Treasurer...............Joe Patel
Ext. 302, Jacqueline@aagla.org
Vice President........................Cheryl Turner • Free Forms
Coordinator, Membership
DIRECTORS • Free Monthly Magazine
Communications
Larry Cannizzaro*...............Los Angeles Gloria Lee • Low-Cost Tenant Screening
Seong “Charles” Choi.......... Koreatown Ext. 308, Gloria@aagla.org
William Dawson*.............Santa Monica • Exciting Member Only Events
Danielle Elliot......................... Pasadena Accounting & Office Manager and Seminars
Karen Truong
Harold Greenberg*..............Los Angeles • Discounted Workers Compensation
Ext. 312, Karen@aagla.org
Kari Negri...........................Los Angeles Insurance Exclusive to Members Only
Lainy Parry.......................Santa Monica Accounts Receivable &
• Property Management Training
Joe Patel*...........................Los Angeles Collections Specialist
John G. Schulhof*................... Glendale Jazmine Ruiz • Member Discounts
Ext. 320, Jazmine@aagla.org
William A. Shaw*............... Beverly Hills
• Outstanding Vendor Referrals
Cheryl Turner.......................Los Angeles Manager, Membership & Sales
Irma Vargas*....................Santa Monica Jessica Garcia • Low-Cost Liability & Workers
Ext. 311, Jessica@aagla.org Compensation Insurance
Earle Vaughan*..................... South Bay
Tyrone Vaughan....................Hollywood • On-Line Resources
Manager, Membership Advisor
Vic Viereck........................Valley Village
Mona Begum • Discounted Notary Service
Earle Wasserman*................. Sun Valley Ext. 304, Mona@aagla.org
• Free CalRHA and NAA Membership
LIFETIME HONORARY DIRECTORS
Manager, Membership Advisor /
C.W. Carson* Jon. G. Hanson*
Korean Liaison
Shirley M. Dowling* James R. Howard* Jennifer Lee
Jerry Factor* Richard Otterstrom* Ext. 303, Jennifer@aagla.org
Christian Frére Robert J. Sullivan*
Trevor Grimm* Jack K. Wood* Manager, Membership Advisor /
*Past Presidents Spanish Liaison
Maria Arnold, Notary Public
Ext. 314, Maria@aagla.org

BOMA Full pg ad_Optimum | Seismic_w-bleed.pdf 1 6/12/17 9:32 AM
SEISMIC
ENGINEERING &
OPTIMUM | SEISMIC MAKING OUR CITIES SAFER TM
CONSTRUCTION
EXPERTS
S ince 1984, our team has been

making California buildings safer,
performing full-service seismic
retrofit engineering, steel fabrication
and construction on soft-story
apartments, historical structures,
non-ductile concrete buildings, Industry leader
steel frame and unreinforced masonry
Proven expertise
buildings throughout the state of
California. Satisfied clients
Our business model is built on

value engineering: a systematic method
of achieving the optimum ratio of
functionality, safety and cost
effectiveness.
We believe that superior customer

service is the foundation of any Experts in All Building Types Full-service Team
business, and we customize every Soft-story Multifamily In-house Licensed Engineering,
project to suit the individual needs Tilt-up Steel Fabrication & Construction
of our clients. Unreinforced Masonry
Since 1984, our team has completed
Non-ductile Concrete
more than 1,900 projects
Steel Moment Frame
323-OPTIMUM OPTIMUM | SEISMIC, INC.

5508 S. Santa Fe Avenue
optimumseismic.com
Contractor License No. 1012702
323-678-4686 Vernon, CA 90058

2 Breeze Avenue, Suite 101
Venice, CA 90291
www.lambertinc.com
Serving you for over 30 Years! 310-453-9656
Carl J. Lambert Francyne Shapiro Lambert Lambert Investments, Inc.

310-453-9656 310-720-9299 Team of Professionals
Carl@Lambertinc.com Francyne@Lambertinc.com 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 OUR EXCLUSIVE INVENTORY!

KNOW THE VALUE OF YOUR BUILDING
LET US PROVIDE YOU WITH A TRUE REALISTIC MARKET ANAYLIS
Lambert Investments, Inc.

2 Breeze Avenue, Suite 101 Venice, CA 90291
tel: 310-453-9656 fax: 310-829-6288 mobile: 310-720-9299
carl@lambertinc.com francyne@lambertinc.com
www.lambertinc.com

Member Update
MESSAGE FROM
AAGLA’S PRESIDENT
By Earle Vaughan
There You Go Again! As I said, “there you go again!” And here we go again by
launching yet another campaign to beat back Proposition
As the late, great President of the United States, Ronald 10’s evil twin, the so-called “Rental Affordability Act.”
Reagan, once said: “There you go again!” And, there we The title and summary that will be seen on the ballot will
go once again. Not much more than a year after nearly state: ““Expands Local Governments’ Authority to Enact
two-thirds of California’s voters rejected Proposition Rent Control on Residential Property.” Sadly, many fellow
10, backers of that measure have garnered enough Californians, not knowing any better, will think this is a
signatures, more than 625,000, to qualify a similar rent good idea. But obviously, this new, proposed measure is
control measure for the November 2020 ballot. deeply flawed and would still stymie new growth. Like its
evil twin, this proposal does not target the true problem
This time, called the “Rental Affordability Act,” the
that’s going on in California – there is just not enough
proposed ballot initiative would “chip-away” at the
housing for the people that live here. And, this will do
Costa-Hawkins Rental Housing Act by imposing rent
nothing but make matters worse.
control on single family homes and condominiums, and by
eliminating the very one thing that keeps all of us rental
Rumor has it that the initiative’s principal proponent
property owners in business, “vacancy de-control.” The
and backer, Michael Weinstein, President of the A.I.D.S.
“new” but no way improved Proposition 10-like ballot
Healthcare Foundation, will invest about $25 million to
initiative greatly expands these draconian rent control
$30 million to seek passage of his new initiative. That
measures without local governments taking required any
means, “WE” as an industry must again raise at least
sort of local action.
three-times that amount, or about $80 million to $90
Under this newly, ill-conceived initiative, property owners million to defeat Weinstein’s latest attack on our industry,
who rent out two or fewer single-family homes would our investments and our retirement. We need your
automatically be exempt, and the law would apply to only support once again. Heed the call when we contact you
the “larger” landlords who own 3 or more single-family for your support and your money – please don’t wait
homes or condominiums that are available for rent. And, around expecting others to do the job you must do. Give
far, far worse, if passed, we lose “vacancy de-control.” please and please give generously. Also, please give
us your time and energy by helping to tell your friend,
Yes folks, the proposed ballot initiative also seeks to by making phone calls, by writing letters to your local
regulate how much landlords may increase rent when a newspaper and elected officials, and by distributing lawn
tenant voluntarily leaves and a new tenant moves in. The signs. This will be all-out war and “all hands-on deck”
proposed limit? That would be only 15% over a three- are needed.
year period based upon the last rent paid by the previous
tenant. That would be bad news for those of us in the Although bad for housing and bad for our business,
multifamily rental housing industry. If you have any units our one saving grace may be newly in-effect Assembly
renting for far below market, you will never catch up, and Bill 1482. This new law has many tenant protections
your property value will suffer. and imposes statewide rent “caps.” As a result of our

lobbying efforts immediately prior to Assembly Bill 1482’s passage, not only were
Please! Let’s make sure we have
we successful in securing certain “key” amendments, but we obtained assurances
the resources to fight the new
from Governor Gavin Newsom that he would oppose the proposed, new Weinstein
ballot initiative that seeks to impose
ballot initiative. We can only keep our “fingers crossed” that Mr. Newsom delivers
vacancy control. Make sure we can
on the promise made to us last October. However, with or without our dear impact change in California and
Governor’s support, we still need to deliver our message that expanding rent control fight rent control wherever and
only makes matters worse by increasing our housing shortage and discouraging whenever it occurs. Please help by
investment in existing properties and new development. More housing regulation giving generously to the AAGLA
is just a plain old bad idea. Political Action Committee.
Give today! Please contribute by
K - Town Pest & Termite Control mailing your check to AAGLA PAC,
c/o Reed & Davidson, LLP, 515 South
Figueroa Street, Suite 1110, Los
Angeles, California 90071-3301;
Attn. C. Davidson, Treasurer, or
contribute online at: https://aagla.
org/pac/.
Free Inspections! Every dollar counts in the fight to

Thorough...Complete...One Stop Shopping!! protect your property rights, your
We Can Do It All! retirement and your bottom line.
Apartment Maintenance Co Sea Breeze Landscaping

(310) 996-3184 (310) 478-1797
Serving the Greater Los Angeles Area for over 18 years
Licensed and Insured # 684647
S.C.E.P. Pre-inspections Water Wise Installations
 Plumbing  Weekly Landscape Maintenance
 Electrical  All Electric Service Available
 Carpentry  Expert Tree Trimming
 General Repairs  Hillside Clearing &Trash Hauling
 Apartment Refurbishment  Irrigation Installation & Repairs
& Upgrades
 Photo Inspections on Request
“We are in your Neighborhood” All workers
are equipped
with GPS
tracking and a
“Affordable Service in a Timely Manner” mobile device
Visit us @ LandscapeLA.com and HandymanLA.com

11866 Wilshire Blvd., # 102, Los Angeles, CA 90025

Member Update
GUEST EDITORIAL
Rent Control Will Do Nothing to Solve California’s Housing Crisis
By Logan Graham
The conceit of the free market is that generally it supplies complexes. Doing so would dramatically increase the
most things efficiently to most people. Whenever it fails to amount of people who can live in these neighborhoods
supply, it is a market failure. and, as the vehement opposition of local homeowners’
associations tell us, would decrease property value (and,
There is, unquestionably, a market failure at play in therefore, rent).
California’s housing market. This market failure has
managed to place California as one of the richest states A secondary benefit of this policy would be reducing the
with the most homelessness. The question is simple: Why environmental impact of these neighborhoods. With urban
has the market failed to provide enough affordable housing expansion, the need for cars would decrease and maybe
to Californians? The answer is simple: There’s not enough finally the famous Los Angeles traffic would start to be
housing is being built. reduced. Furthermore, the people living within California’s
largest cities have some of the lowest environmental impacts
The California legislature has just passed a bill to limit in the U.S. This comes from a combination of not needing air
rent price increases, which, while well-intentioned, will conditioning, being less likely to drive cars and environmental
ultimately fail to help the housing problem. The problem regulation in the cities and California. Increasing the size of
in California is not that existing housing is too expensive, urban parts of these city areas would dramatically reduce
it is that this expense happens because there is simply not the carbon footprint of California as a whole.
enough housing options in the first place. If it were just a
rent price problem, then there would be a surplus of empty This bill has sat stagnant for months, as it has divided the
apartments and homes in California, with people just California legislature. Some are scared that the increased
unable to rent there. The simple truth is that not enough development could price people out of the market, as
housing is being built. developers may elect to build high-cost places to live rather
than homes that could be afforded. With all due respect
This is not just a practical question in California – rent to California’s politicians, this idea is at best ignorant and
controls have time and time again proven ineffective in at worst pandering spurred on by a detest for any and all
reducing housing costs and homelessness. In fact, the of the economic literature on the topic. When looked at
Washington Post referred to rent controls as “the one policy in a contemporary or historical lens, the development of
all economists can agree is bad,” as it is fundamentally inept and creation of more housing in a market with a constant
at solving the real problem at hand; there are not enough demand will always decrease price. Gentrification is
places to live. This is not a carte-blanche, conservative, already a massive problem in California’s urban centers and
anti-government intervention argument. In fact, there is suburbs, specifically because not enough housing is built
a state intervention in the California housing market that to satisfy the demand.
would do a whole lot to address this issue. Furthermore,
it is contained in a bill already proposed in the California If the California legislature truly wanted to actually make
State Senate. movement on solving California’s housing crisis, they
would pass the bill they’ve already written, Senate Bill 50.
California Senate Bill 50 would attack existing zoning laws
in California. Outside of the very center of California’s The author, Logan Graham, is a student at St.
major cities, local zoning laws prohibit housing that is not Olaf College in Minnesota. His major is presently
single-family housing. This is because the constituents undecided. The opinions expressed in this article are
deeply involved in local governments want to see their those of its author and not necessarily those of the
home values go up and have misaligned incentives that Apartment Association of Greater Los Angeles. This
lead them to pass zoning law to keep others out of the article was first published in the Manitou Messenger
market. This bill would forcefully change much of the and is being reprinted with permission from that
zoning law in California to allow for the spread of more publication and the author.
urban housing, including apartment and condominium

L.A. CITY COUNCIL’S MOST PROGRESSIVE COUNCIL
MEMBER, MIKE “CAN’T SOLVE MY DISTRICT’S
HOMELESSNESS PROBLEM” BONIN ENDORSES SENATOR
BERNIE SANDERS FOR PRESIDENT
Following on the heels of California Assembly Member The latest coalition being headed by Michael Weinstein,
Reggie Jones Sawyer’s endorsement, Los Angeles City President of the AIDS Healthcare Foundation, has submitted
Council Member, Mike Bonin, has endorsed Sen. Bernie more than 1 million signatures for a ballot initiative that
Sanders for president. According to Mr. Bonin, “We would limit rent increases following a renter’s vacancy to
need to halt climate change and save our planet,” said just 15% over a three-year period and subject single-family
Councilmember Bonin. “We need to wrest our economy homes and condominiums to rent control when more
from the few and provide housing, medical care, education than 2 properties are owned.
and good jobs for everyone. We need to combat racism,
sexism, homophobia, xenophobia and bigotry in all forms. Already, the Apartment Association of Greater Los Angeles,
We desperately need big, substantive, systemic change. the California Rental Housing Association, the California
We need bold and empowering leadership. That’s why I Association of Realtors, the California Business Roundtable
endorse Bernie Sanders for president and why I’m proud and other real estate and housing advocates are again
to join his grassroots movement for change.” organizing to oppose the measure. Groups opposing
this new ballot initiative have said the initiative will chill
Cincinnati May Soon Outlaw Security Deposits development of new homes and apartments. By some
estimates, California has a housing deficit of 3.5 million
Concerned about the upfront cash landlords require, units. The rent “caps” would be applicable to properties
the City of Cincinnati may eliminate security deposits that are 15 years old or older.
altogether. Under a proposed ordinance, Cincinnati would
no longer allow rental property owners to require payment According to Daniel Yukelson, Executive Director of the
of security deposits in excess of specified amounts, Apartment Association of Greater Los Angeles, “Vacancy
and instead, direct owners to accept a security-deposit “de-control” is the one remaining right we have left here
insurance policy as an alternative. The proposal could make in California that keeps rental property owners in business.
Cincinnati the nation’s first locale to mandate a new option When the time comes, every owner must give generously
for renters to pay security deposits. to the opposition campaign. We cannot expect others
to carry water for us. Every owner must do their part by
According to the proposed ordinance’s author, Councilman contributing to the defeat Weinstein’s latest ballot initiative
P.G. Sittenfeld, “…the amount tied up in that security before he wins and destroys us.”
deposit can literally be the total of their life savings.” With
security deposit insurance, a renter signs a policy with
Please don’t let vacancy de-control go down without
an insurer and pays a monthly premium and that policy
a fight. Give us the resources to fight and win
guarantees an amount of money would be given to the
against Michael Weinstein’s and the AIDS Healthcare
owner if there’s damage to an apartment. While renters
Foundation’s latest attack on rental housing providers.
will surely miss the refund of their security deposit at
Please contribute to the Apartment Association of
the end of the lease term, their up-front cash outlay will
Greater Los Angeles’ Political Action Committee.
be less, and insurance companies providing this security
Mail your check today to c/o Reed & Davidson, LLP,
deposit insurance product will benefit.
515 South Figueroa Street, Suite 1110, Los Angeles,
California 90071-3301; Attn. C. Davidson, Treasurer,
Proposition 10, Version 2.0 – Rent Control Likely
or contribute online at: https://aagla.org/aagla-pac-
Headed Back to Ballot This November
to-save-costa-hawkins-and-fight-rent-control/. Please
give generously. GIVE TODAY. EVERYONE MUST
Rent control advocates have submitted signatures to get
DO THEIR PART TO FIGHT THIS LATEST ASSAULT
the latest attack against Costa-Hawkins that would repeal
ON OUR PROPERTY RIGHTS!!!
vacancy de-control back onto the ballot this November.

Member Update
MEET OUR AAGLA MEMBERS

Adrian Hernandez - Proud Member of AAGLA for 2 Years
By Gloria Lee, Coordinator, Membership Communications & Events
Why did you join AAGLA?
The Apartment Association of Greater Los Angeles (AAGLA) is one of the largest multifamily organizations in our area and
we value networking with owners as well as other colleagues that are in the sector. Even though Los Angeles is a large
city, the organization makes it feel smaller and it is great to have resources that you can go to for anything. With their
long-established history, it just makes no sense not being a member.
What type of experience have you had in the multifamily housing industry?
As a general contractor we have built multifamily buildings from the ground up as well as having remodeled hundreds of
apartment units through the years. We are experienced in working in tenant occupied settings and know all the pertinent
building codes that apply to multifamily commercial applications.
What is the best part about your AAGLA membership?
Interacting with professionals that “live and breathe” this space every day. Even with our vast experience and knowledge,
we still run into new things almost daily. Codes are changing, laws are changing, and the multifamily business continues
to evolve. Technology is just starting to break into the space both on the management side as well as the contracting side.
Yet, this space is highly specialized and very different from the other commercial real estate asset classes. We can all relate
to one another regardless of the role we have.
What advice do you have for people in the multifamily industry?
Know the laws and know the codes. Be patient and hang on to knowledgeable and loyal team members. They are hard
to come by and are worth their weight in gold.
Gloria Lee is the Coordinator, Membership Communications & Events at the Apartment Association of Greater Los Angeles.
If you would like to be featured in the next issue of Apartment Age, please contact Gloria Lee at gloria@aagla.org.

DID YOU KNOW???
All Apartment Association of Greater Los Angeles Members are Automatically
Members of the National Apartment Association
The National Apartment Association serves 155 affiliates located throughout the U.S. and has over
82,000 members that own or manage more than 10 million rental housing units. As a member of
the Apartment Association of Greater Los Angeles, the largest affiliate within the National Apartment
Association, you automatically become of member of the National Apartment Association. This
means, in addition to the many benefits associated with your membership in the Apartment Association of Greater Los
Angeles, you also have access to many additional benefits offered through the National Apartment Association.
To access the benefits associated with your membership in the National Apartment Association, register on their website
at www.naahq.org by following the steps outlined below.
Step #1: Access the National Apartment Association website landing page at www.naahq.org.
Step #2: Once you have accessed the landing page of the National Apartment Association website at www.naahq.org,
at the top of the page, go to Login/Register as shown in the figure below:
Step #3: After you have accessed “Login/Register” then click on “Need Help Signing In?” You then have the option to
either create a new account or reset the password if you have logged in once before.
Do it today and get yourself registered with NAA at www.naahq.org. Be sure you are taking full advantage of the many
benefits of your membership in the Apartment Association of Greater Los Angeles.
Residential
Sullivan-Dituri Realtors Income
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

Member Update
MARK YOUR CALENDAR

BOARD OF DIRECTORS AND TRAINING PROGRAM (ENGLISH)*
COMMITTEE MEETINGS Date: Thursday, January 16, 2020
Date: Wednesday, January 8, 2020 Time: 9:00 a.m. - 6:00 p.m.
Time: 11:00 a.m. - 3:00 p.m. AAGLA’s Office
Location: AAGLA’s Office Location: 621 South Westmoreland Ave., Los Angeles,
621 South Westmoreland Ave., Los Angeles, CA 90005 CA 90005
Price: Complimentary Price: $99 Member | $129 Non-Member
$225 if Cited by the City of Los Angeles
CERTIFIED APARTMENT MANAGER *Advance registration is necessary. Please register online
at https://www.aagla.org/events or call (213) 384-4131
(CAM) TRAINING* ext. 301.
Date: Thursday, January 9, 2020 (6 Meetings) No refunds/no exceptions.*
*Multiple dates, must attend each day and pass exam for
certification* LUNCH & LEARN (Topic to be Announced)
Time: 9:00 a.m. – 6:00 p.m. Date: Tuesday, January 21, 2020
Location: AAGLA’s Office Time: 12:00 p.m. - 1:30 p.m.
621 South Westmoreland Ave., Los Angeles, CA 90005 Location: AAGLA’s Office
Price: $999 Members | $1,099 Non-members 621 South Westmoreland Ave., Los Angeles, CA 90005
*Advance registration is necessary. Please register online Price: Complimentary
at https://www.aagla.org/events or call (213) 384-4131 *Advance registration is necessary. Please register online
ext. 301. at https://www.aagla.org/events or call (213) 384-4131
No refunds/no exceptions. * ext. 301.
No refunds/no exceptions.*
FAIR HOUSING CLASS*
Date: Friday, January 10, 2020 KOREAN OWNERS’ ROUNDTABLE
Time: 10 a.m. – 1:00 p.m. MEETING
Location: AAGLA’s Office Date: Wednesday, January 22, 2020
621 South Westmoreland Ave., Los Angeles, CA 90005 Time: 11:00 a.m. – 12:30 p.m.
Price: $99 Members | $139 Non-Members |$300 if Location: AAGLA’s Office
Mandated by the City of Los Angeles 621 South Westmoreland Ave., Los Angeles, CA 90005
*Advance registration is necessary. Please register online Price: Complimentary
ext. 301. WESTSIDE MEETING
Date: Thursday, January 23, 2020
A.B. 1482 AND 2020’S OTHER Time: 7:00 p.m. – 9:00 p.m.
Location: Mt. Olive Lutheran Church – Community Hall
NEW LAWS* 1343 Ocean Park Blvd., Santa Monica, CA 90405
Date: Wednesday, January 15, 2020 Price: Complimentary
Time: 11:00 a.m. - 1:00 p.m.
Location: AAGLA’s Office BOARD OF DIRECTORS AND COMMITTEE
621 South Westmoreland Ave., Los Angeles, CA 90005 MEETINGS
*Advance registration is necessary. Please register online
at https://www.aagla.org/events or call (213) 384-4131 Date: Wednesday, February 12, 2020
ext. 301. Time: 11:00 a.m. - 3:00 p.m.
No refunds/no exceptions.* Location: AAGLA’s Office
621 South Westmoreland Ave., Los Angeles, CA 90005
Price: Complimentary
PROPERTY MANAGEMENT

LUNCH & LEARN WITH PATTI WIDGET* *Advance registration is necessary. Please register online at
https://www.aagla.org/events or call (213) 384-4131 ext. 301.
(New Notice Requirements, New Laws, Bed Bugs, Evictions, No refunds/no exceptions. *
Preparing for Court, Smoke Free, Pets vs. Service Animals,
Fair Housing, and Many, Many More Important Topics)
Date: Thursday, February 13, 2020 PROPERTY MANAGEMENT
Time: 12:00 p.m. - 1:30 p.m. TRAINING PROGRAM (EN ESPANOL / SPANISH)*
Location: AAGLA’s Office
Date: Thursday, January 16, 2020
621 South Westmoreland Ave., Los Angeles, CA 90005
Time: 9:00 a.m. - 6:00 p.m.
Price: Members: $35 | Non-Members: $50 | At the Door: $60
*Advance registration is necessary. Please register online 621 South Westmoreland Ave., Los Angeles, CA 90005
at https://www.aagla.org/events or call (213) 384-4131 Price: $99 Member | $129 Non-Member |$225 if Cited by
ext. 301. the City of Los Angeles
No refunds/no exceptions. * *Advance registration is necessary. Please register online
HISPANIC ROUNDTABLE ext. 301.
Date: Thursday, February 20,2020
Time: 10:30 A.M. – 12:00 P.M.
WESTSIDE MEETING
621 South Westmoreland Ave., Los Angeles, CA 90005 Date: Thursday, February 27, 2020
Price: Complimentary Time: 7:00 p.m. – 9:00 p.m.
Location: Mt. Olive Lutheran Church – Community Hall
1343 Ocean Park Blvd., Santa Monica, CA 90405
BEDBUGS SEMINAR* Price: Complimentary
Date: Friday, February 21, 2020
Time: 12:00 p.m. – 2:00 p.m. In celebration New Year’s Day on January 1st and in
Location: AAGLA’s Office observance of Martin Luther King Holiday on January 20th,
621 South Westmoreland Ave., Los Angeles, CA 90005 our office will be closed. In observance of President’s Day on
Price: Members: $25 | Non-Members: $35 | At the Door: $45 February 17, 2020, our office will be closed.
American Decking & Waterproofing Co

Exterior Water Proofing & Decking Specialist
Specializing in waterproofing, repairing, & maintaining fiberglass & Magnesite decks, stairs and balconies.
We install new waterproofing systems on brand new decks & replace precast steps and repair railings!
Systems: All Sealers We Use Are 100% Organic Pigmented Desert Waterproof Sealer
❖ Fiberglass ❖ Polymer Decking Classic Knockdown or

“Stone” Cementitious Finish
❖ Magnesite ❖ Patios Waterproof Polymer

Modified Cement
❖ Epoxy Gravel ❖ Below Grade Flat Roofs Application
❖ Dexotex ❖ Retaining Walls

Isotropric Fiberglass and
❖ Desert Crete ❖ Stairs Bonder 480 Waterproof
Resin Membrane
❖ Mer-Kote Decking ❖ Pool Decks Existing Concrete Base
❖ Parking Lots ❖ Garage Floor Epoxy Coatings Licensed and Bonded Lic#1018649
8 8 8www.americandecking.org
-203-2083
Member Update
LEGAL AID SOCIETY SCORES ONE MILLION DOLLARS

FOR SANTA MONICA LOW INCOME TENANTS
The Legal Aid Foundation of Los Angeles secured a million-dollar settlement for nine low-income, rent-controlled
tenants from Santa Monica. In the lawsuit filed against their landlords, the tenants alleged their apartment
building was kept in an uninhabitable and unsafe condition, and that their landlords illegally tried to terminate
their tenancies after a fire forced the tenants to vacate the building and further, that the landlords failed to pay
for temporary relocation, which is required under Santa Monica’s ordinance.
The building, known as the Overlook Hotel, is located on Ocean Front Walk near the Santa Monica Pier. In the
lawsuit, the tenants asserted the building’s 2015 fire was caused by the building’s substandard electrical system
– one of several slum-like conditions cited that also included defective plumbing and fire prevention systems,
insufficient or no heat, mold, and infestations of bedbugs and cockroaches.
After the fire, the tenants were displaced and the landlords failed to pay for required, temporary relocation
benefits. Instead, the owner had filed paperwork with the Santa Monica Rent Control Board to withdraw the
property from the residential rental housing market under the Ellis Act. The former tenants then sought temporary
shelter in local motels provided by the Red Cross and the City. One of the 77-year-old displaced tenants alleged
that the landlords offered her a sleeping bag on the manager’s office floor.
MEET OUR NEW AAGLA BOARD MEMBER
Michael W. Agopian, Ph.D.

Joins the Apartment Association’s Board of Directors
Longtime apartment owner and college professor, Dr. Michael Agopian, was recently elected to
the Apartment Association of Greater Los Angeles Board of Directors for a one-year term starting in
January 2020. Dr. Agopian is a criminology Professor, Researcher and Policy Advisor. He holds executive
management experience in criminal justice from leadership positions in Federal, State and local justice agencies.
Dr. Agopian served by appointment from President George H.W. Bush as Deputy Director, Bureau of Justice Statistics, in
the United States Department of Justice. In 1992 he was appointed Deputy Administrator, Office of Juvenile Justice and
Delinquency Prevention, United States Department of Justice and served until 1993. He was the Juvenile Justice advisor
to two Attorney Generals: Richard Thornburgh and William Barr. Previously he served as Chairman of the California State
Commission on Juvenile Justice and as a Member of the California Council on Criminal Justice, both by appointment of
Governor George Deukmejian (1983-1988).
He is the author of the pioneering book Parental Child Stealing (D.C. Health: 1981) and has published over 18 journal
articles dealing with: youth gangs, missing children, community service orders for juveniles, court diversion, forcible rape,
school violence, jail over-crowding, and drug treatment programs. His research has been cited twice in decisions by the
United States Supreme Court. He has also authored numerous government research studies.
He has been a Professor of Criminal Justice (Graduate Program Director) at California State University, Long Beach; The
Claremont Graduate University; and Chapman University. Professor Agopian earned his Doctorate Degree from the
University of Southern California.
MEMBERSHIP SURVEY! PLEASE HELP US
BY TAKING THE SURVEY
Last month, we asked members to help us understand about their experiences and challenges as owners and/or
managers of rental housing, and how they have been impacted by the seemingly endless barrage of new laws and
regulations like rent control and other tenant protections. We asked our members to “TELL US YOUR “STORY” from
the perspective of landlords.
All of us are tired of hearing the tenant groups do all the complaining, much of which is just a bunch of overblown
conjecture. We need to tell our personal stories as owners and property managers who have worked diligently to
provide safe and affordable housing to those living in our local communities, and that have sacrificed and taken
significant risks by investing in rental property.
We asked YOU, our members, to tell us about your concerns associated with owning rental property or if you regret
having invested in rental property. We asked to hear your worst tenant nightmares. We want to know if you’ve
depended on your rental income for retirement and how your earnings may be negatively impacted due to regulations
such as rent control and tenant protections (e.g., just-cause eviction, relocation fees, right to counsel, etc.). WE WANT
LANDLORD STORIES SO WE CAN TELL OUR SIDE OF THE STORY. THERE IS A STORY TO TELL HERE. So far, 34
of our members did just that, they told their story through our survey, and about 20 have said they are willing to help
us by speaking to the media to share their experiences. So far, the survey says:
• 85% “strongly agree” that “Assembly Bill 1482 and other rent regulations will do NOTHING to help relieve the
housing crisis in California.”
• 82% indicated that their property is subject to local (city or county) rent control ordinances.
• 67% indicated that they have owned a rental property for more than 20 years.
• 67% are not the first person in their family to own or manage a rental property.
• 62% indicated that they will own the same number of rental units in the next 5 years, neither planning to buy or to sell.
• 74% “strongly agree” that “Assembly Bill 1482 and other rent regulations make it harder to operate in the rental
housing business.”
• 61% indicated that rent control impacts decisions on making capital improvements or major repairs and that they will
likely reduce such expenditures in the future.
• 50% depend on their rental property income for retirement.
• 50% “strongly disagree” when asked if elected officials take into consideration the viewpoints of landlords.
• 48% reported that their net income from their rental properties has increased over the past five years.
• 38% on their rental property income to support their family’s living expenses and daily needs.
• 29% of responders depend on their rental properties for extra spending money.
So, PLEASE TELL US YOUR STORY. Take the survey at: https://www.surveymonkey.com/r/69VV86Y.

Member Update
NEXT UP…WASHINGTON STATE WRESTLES

WITH RENT CONTROL
Signs declaring “We Need Rent Control” are showing up all over the city of Seattle
and this and messages like it have been the main campaign slogans of Seattle City
Councilmember Kshama Sawant, who recently won reelection. Washington state
remains one of by far the large majority of states that doesn’t allow, according to
its constitution, cities to impose rent control measures. This restriction has been in
place for nearly 30 years.
Ms. Sawant, the only socialist on Seattle’s City Council, is well aware of the statewide restriction, but still has proposed
enacting a rent-control policy that would limit annual rent increases to the rate of inflation only if the state Legislature lifts
the moratorium on local rent-control measures. Her hopes hang on the enactment of statewide rent control measures in
Oregon and California and counts on that to help advance the conversation at Washington’s state Capitol.
State Representative Nicole Macri (D-Seattle), who sponsored unsuccessful legislation in 2018 that attempted to have
repealed the state’s ban on local rent-control ordinances, plans to introduce legislation next year that may borrow some
pieces of Oregon and California’s statewide rent-control policies with the intention of limiting how much landlords can
raise rents from year to year, give localities the authority to adopt their own regulations, and set rules governing when
landlords can evict tenants.
The Washington city of Federal Way recently enacted a “good cause” eviction policy through an initiative that local voters
approved in November.
AAGLA Welcomes Its New Members

1133 Hope Apartments Celia Feramisco HRE Smart LLC Powered by
15220 Sherman Way Christine Taylor Ida Rusnak WebLinkCONNECT
Apartments Clear Capital, LLC Indie Collection Apartments Riverton of the High Desert
3475 Bentley Apartments David and June Sohn Irma Arellano Samuel Garcia
6920 Sepulveda Blvd. Diane Robertson Jessye Davis Samuel Ramirez
Sergio Solorzano
AccountingX Enrique Gomez Jim Chen
Sorrento Villas
Alexan Bahay Esteban Alvarez Joseph Matura
Strand Hill Properties
AMLI Mgmt. Co. Eunice Lee Kirk Blaschke Sue George
Antonio Centeno Francisco Barera Las Brisas Susana E Urban
Ara Hollenback Goshen Properties Trust Leah Breibart The Cashio Building
Arrive Thousand Oaks GPM Lystt, Inc. The Weddington
Arvind Prasad Grace Lee Mariecruz Romero TPN Investments, Inc.
Brad Powell Haven Marilyn Chudnofsky Wesley Kim
Burlington Hilgard Management Co. Patrick Dibernardo Wina Tran
AAGLA Welcomes Its New PSC Members

Company Business Type
Conrad Property Management Inc. Property Management
OpenScope Studio Architects
SphereMail Co-Working Software

FEDERAL RENT CONTROL CANNOT BE A SOLUTION TO
THE AFFORDABILITY CRISIS
It’s not just a problem here in California. There are federal fair housing laws, reducing public housing funding
shortages of affordable housing across the U.S. and a and removing protections for certain immigrants.
growing homelessness crisis in virtually every major city. As
a result, housing policy has now been thrust into the center The Federal Government estimated in 2017 that there are
of the Democratic presidential primary. more than 550,000 Americans without homes. Housing
advocates, code word for tenant rights groups, have alleged
Affordable housing advocates allege that we in the U.S. that an increasing portion of the homeless population
lack approximately 7 million affordable housing units, are men and women who had been priced out of homes
either in the form of single-family homes or apartments, and neighborhoods they were once able to afford with
that are needed to house low-income Americans. These some describing the current situation “The worst case of
advocates have also reported that for every ten low-income economic homelessness since the Great Depression.”
renters in the U.S., there are fewer than four homes within
their price range and, in fact, advocates allege that there is Democratic candidates have proposed massive federal
no state or large metropolitan area or community that has intervention as a means to reverse the affordability crisis
a sufficient supply of homes for its lowest-income renters. and is seeking to challenge local zoning laws used to
These well-organized housing advocates have now gotten limit the construction of affordable housing units through
the attention of policymakers. federal grants and incentives, by spurring housing
production through massive investments in construction
The Trump administration has proposed many solutions and maintenance of low-cost houses and apartments.
to increasing housing production, including through While many of the 2020 Democratic candidates have
deregulation, reducing taxes and cutting federal subsidies proposed similar measures to rapidly expand the supply of
for affordable homes, and has been seeking to shift the affordable housing, there have been many ongoing internal
responsibility for creating affordable housing to the private debates over how far and in which direction the federal
sector by arguing that federal policy alone cannot end the government should go to ensure low-income Americans
affordable housing crisis. The Secretary of the Housing and can find and stay in affordable homes.
Urban Development Department, Dr. Ben Carson, stated:
“The federal government cannot solve this problem alone. Unfortunately, many of the proposals also look to rent
This is not a federal problem, it’s everyone’s problem. That control to ensure a supply of affordable housing, including
is why we are exploring new ways to bring the power of Bernie Sanders’ proposed federal limitation that would
the private, philanthropic and faith-based sectors together limit annual rent increases to 3 percent or 1.5 percent of
to tackle this challenge.” Democrats; however, are largely the consumer price index, which is a “sort of” one size fits
opposed to the Trump administration’s attempts to address all approach. But, experts agree that such an approach
the affordability crisis and housing shortages by easing would surely carry unintended consequences.
License #544459 Bonded & Insured
Got Housing Code Violations?

T.S.A will bring your building up to code!
Painting • Plumbing • Flooring • Drywall & Plaster • Electrical
Ironwork • Concrete & Stucco • Everything in between
2111 S. Broadway #202, Contact us for your code violations & general repairs
www.totalserviceofamerica.com info@totalserviceofamerica.com 213.747.1001
Member Update
MINNEAPOLIS ENDS SINGLE-FAMILY ZONING

To address its own housing shortage, the City of Minneapolis became the first large American city
to do away with single-family zoning by repealing the rules that restrict certain neighborhoods to
single-family homes. As a result, construction is now limited to buildings with up to three units
per residential lot. Due to its strong business climate and excellent living conditions, the city’s
population’s been rising faster than any point in the last 70 years, increasing by more than 12
percent to almost 430,000 between 2010 and 2018. The City’s leaders hope by ending single-
family zoning and other plans will eventually add badly needed new housing units, create density
and limit segregation.
DEAD FOR 3-YEARS, NAVY VETERAN’S BODY DISCOVERED

IN HIS TEXAS APARTMENT
A Navy veteran living in Texas is believed to have been dead for about three years before his
body was discovered inside his apartment by the apartment community’s staff. The veteran,
Ronald Wayne White, age 51, was discovered on the kitchen floor of his Dallas apartment as
inspections were being conducted by staff of units that had not been using water. According
to reports, the veteran had paid his rent, always on time, through automatic withdrawals from
his bank account.
White’s family was shocked and deeply saddened to learn that he had been in the apartment dead
for three years. Distressed by the loss of her son, his mother stated: “My biggest question is, how
in the world could my son have been dead in that apartment and nobody knows anything?” Apparently, White’s mother
had been concerned about her son’s welfare since being unable to reach him, on his birthday in April 2017, and was
completely unaware her son had been living at the building where he was found dead. As an adult and because he was
known to move around, past requests from White’s mother to file a missing person’s report were denied by authorities.
She knew that her son suffered from diabetes and other medical conditions, which was a cause for great concern about
her son’s welfare and her loss of contact. Toxicology tests have been ordered to determine a cause of death.
“JUST KIDDING”
Landlord-Tenant Resolutions for the New Year!
• The landlord’s New Year’s resolution is to help all his friends gain ten pounds so he can
look skinnier.
• The tenant’s New Year’s resolution was to read more so she put the subtitles on here television.
• To kick start his New Year, the tenant took an IQ test and the results were negative.
• The landlord was going to quit all her bad habits for the new year, but then she remembered that nobody likes
a quitter.
• The landlord did not have any New Year’s resolutions because his wife still hadn’t told him what his New Year’s
resolutions are.
• The landlord told his tenant that he loves when they drop the ball in Times Square. He said to his tenant: “It’s a nice
reminder of what I did all year.”
Apartment Age magazine wishes all our readers a very happy and healthy New Year. May all your troubles during the
upcoming year last only so long as your New Year’s resolutions!!!

SOUTHERN CALIFORNIA’ S LARGEST
KITCHEN & BATH CABINETS WAREHOUSE
OVER 20,000 KITCHEN & BATH CABINETS ASSEMBLED & IN STOCK
21 KITCHEN STYLES
ASSEMBLED & IN STOCK
Made in USA Made in USA Made in USA
RENTOWN LIMESTONE JAMESTOWN SLATE GEORGETOWN SHAKER WHITE
FEATURING
Made in USA
75 VANITY STYLES
ASSEMBLED & IN STOCK
CARMEL
ARCTIC WHITE BELFAST CHESTNUT DARK MAPLE Made in USA
FARMINGTON BLUE GLAZED CHOCOLATE JAMESTOWN
VANITY & TOP CHERRY Made in USA
QUAKER QUAKER MOCHA SARATOGA DARK VANDERBURG ST JAMES VICTORIAN

GRAY OAK Made in USA CHERRY Made in USA
MAPLE Made in USA LIMESTONE Made in USA DOVE WHITE DARK OAK Made in USA
SEE IT, BUY IT, TAKE IT HOME TODAY!

48 YEARS IN BUSINESS Come visit our Showroom!
(888)253-3722 1800 East Dyer Rd • Santa Ana, CA 92705
BUILDERS SURPLUS www.BuildersSurplus.Net/APT Tuesday-Saturday 7:30 AM - 6 PM
KITCHEN & BATH CABINETS Closed Sunday & Monday
Member Update
ELIZABETH WARREN’S AMBITIOUS HOUSING

PLANS TO HELP RENTERS
Elizabeth Warren continues adding to her ambitious housing plans. Unfortunately,
her ideas will only cost rental housing providers more money and more lost
opportunities. In her recently released addition to her housing plans, Warren has
focused on increasing public housing, protecting renters’ rights, and regulating
corporate landlords that have a history of high eviction rates. Warren is also
proposing a Tenant Protection Bureau within the Department of Housing and
Urban Development (HUD), modeled after the Consumer Financial Protection
Bureau she helped to create during the Obama Administration.
According to Candidate Warren, “Tenants deserve a cop on the beat, too,” Her
plans for the proposed, new Tenant Protection Bureau are to enforce federal tenant protections such as just-cause eviction
rules for tenants in all federally funded affordable housing developments, regulations to ensure safe and decent living
conditions, and policing landlords to that they do not illegally raise rents or fees in federally-subsidized housing.
Candidate Warren has also proposed a national “right-to-council” fund that would provide legal representation for
renters facing eviction or other issues, and the establishment of federal “just-cause” eviction standards and a right to
lease renewal. She has also proposed creating a national small dollar grant program that prevents families from being
evicted because of financial emergencies.
She also wants to force corporate landlords to publicly disclose data on rental rates and evictions, among other things, to
HUD. What’s next? Perhaps Ms. Warren wants to completely eliminate private property ownership in this country?
OpenScope Studio
Architects
openscopestudio.com
info@openscopestudio.com
(415) 891-0954
Ask us about adding additional units to

your multifamily building per the new
state ADU law.
• Multi-family specialists
• Value add remodels
• Accessory Dwelling Units
• Pre-purchase consultations
• Feasibility and capacity studies
• Interior / Exterior renovations
• Urban infill
• Mixed-use

Member Update
RENT CONTROL’S
SELF-DEFEATING EFFECTS
By Steven Malanga, City Journal
When New York State’s legislature passed a bill Rent regulation has insidious consequences. Unable to
strengthening rent controls on apartments in June, New recoup their costs, landlords invest less. Conditions in
York City mayor Bill de Blasio crowed that the legislation buildings, especially those with lower-income tenants,
“will halt displacement . . . and keep working families worsen. Higher-income renters spend their own money on
in the homes they love.” Yet one of the biggest eras of upkeep, and the additional costs wipe out much of the
displacement in Gotham’s history happened decades ago
money they save from cheaper rent. “The benefits of rent
because of rent control. Enacted during World War II,
control, from the tenant’s standpoint, are likely to decline
controls squeezed landlords unable to increase rents for
steadily over time,” a 1997 study by the Department of
maintenance, repairs, and fuel prices until owners began
Housing and Urban Development found.
abandoning buildings by the thousands during the late
1960s, driving out middle-class residents, stranding the poor
in deteriorating apartments, and creating immense tracts Fallout from rent regulation accelerates during recessions,
of poverty in formerly stable blue-collar neighborhoods. suggesting that the effects in New York will become worse
when the economy slows. That’s what happened in the
Billed as tenant-protection legislation, New York’s latest sixties and seventies, when the city faced a bloated budget,
rent regulations, which make it more difficult for landlords business-killing taxes, and a worsening national economy.
to raise prices on apartments that they upgrade or that Landlords, charging rents that hadn’t kept up with costs
become vacant, mark a return to the disastrous policies of for 20 years, were buffeted by escalating inflation and
the displacement era. But because New York’s progressive soaring fuel costs. Thousands of owners, many of them
legislators can’t repeal the laws of the marketplace, the
small landlords, lost their buildings to lenders, or simply
effects have already begun to show. Two owners of large
walked away from them. One former Bronx landlord,
portfolios of buildings with rent-regulated apartments
Gertrude Schneider, told City Journal in 1990 that she and
have already started falling behind on mortgage payments.
Sales of rental apartment buildings in New York plunged her husband had accumulated 15 small rental buildings
50 percent in the first quarter after the legislation was that they hoped to use for their retirement. They lost all
enacted, and now some owners face the prospect of being but one. Values declined to the extent that one of their
saddled with buildings operating at a loss, with a value less buildings—carrying a $65,000 mortgage—could sell for
than their mortgages. only $12,000. The city took control of more than 100,000
units of abandoned housing, spending $5 billion to
None of this should be surprising. Decades of bipartisan rehabilitate many of them.
research tell us that controls on rent suppress real estate
values, diminish property taxes, and reduce investments in By contrast, after Massachusetts voted to abolish rent
housing. A 1988 Peat Marwick study estimated that rent
regulations in 1994, property values soared in Cambridge,
controls resulted in a $4 billion loss of taxable assessed
which had had controls for decades. A 2014 study
residential property in New York, depriving the city of
published in the Journal of Political Economy estimated
$370 million in annual property taxes—the equivalent of
that deregulation boosted values some $2 billion over 10
more than $800 million in today’s dollars. A 1994 study in
Berkeley, California, a city of 110,000 residents that had years, thanks in part to a 45 percent increase in the worth
rent regulations for more than a decade, found that the of deregulated properties. The study found that values rose
city lost some $1.6 million a year in property taxes, the even in buildings not subject to regulation because of the
equivalent of $3 million in today’s dollars. spillover effect of higher values in neighborhoods.

New York legislators justified re-imposing strict regulations produced a sharp uptick in construction. In 2018, builders
because median rents have been rising for years in the completed 27,000 new units in New York City. But since
city—though they declined by 3 percent in 2018. The new June, real estate investors have begun to flee to nearby
law, they claimed, will make housing affordable again. cities such as Philadelphia.
But regulating rents accomplishes the opposite. Rents in
buildings not covered by regulation will soar, and tenants After a decade of economic expansion, rents have risen
in regulated apartments will stay put even when they robustly around the country, leading left-leaning states
outgrow their units because their rent is artificially low. like California and Oregon to impose unprecedented
Newcomers will find it virtually impossible to find space at statewide controls. All the evidence suggests that these
affordable prices. laws will make housing less affordable at best and, at
worst, may spark a new era of abandonment. When that
happens, regulation advocates like Mayor de Blasio will
Rent regulation will also undermine construction of new
find someone else to blame.
rental buildings because investors worry that the city
might someday impose controls on them. New York
Steven Malanga is the George M. Yeager Fellow at the
regularly produced tens of thousands of new housing
Manhattan Institute and Senior Editor to its City Journal
units annually until the late sixties, when the city expanded
from which this was reprinted. Mr. Malanga is also the
rent regulations to hundreds of thousands of previously
George M. Yeager Fellow at the Manhattan Institute, and
exempt apartments. Output fell drastically, often averaging
the author of Shakedown: The Continuing Conspiracy
less than 10,000 new units a year, until the state began
Against the American Taxpayer.
loosening rent regulations in the mid-nineties. That

Member Update
DID YOU MISS OUR ANNUAL HOLIDAY & INSTALLATION

DINNER?
Once again, the Apartment Association of Greater Los Angeles held its Annual Holiday & Installation Dinner at
the Jonathan Club in Downtown Los Angeles. The event took place on December 6th.
As in past years, the annual festivities included the installation of the Association’s Board of Directors and of its
Board of Directors President, Earle Vaughan, who will be leading the Association for the third consecutive year. At
the event, re-installed President Vaughan also gave thanks to two of the Association’s retiring directors, Leonardo
Wilborn and Danielle Elliott.
Honored guests in attendance included many current and past elected officials from both State and local elected
offices, including: City of Grand Terrace Council Member, Sylvia Robles; Los Angeles City Council Member, Mitch
O’Farrell; Los Angeles City Controller, Ron Galperin; Los Angeles County Assessor, Jeffrey Prang; Former State
Senator, Kevin de Leon; Former State Senator, Roderick Wright; Assembly Member, Mike Gipson; Assembly
Member, Miguel Santiago; Assembly Member, Sydney Kamlager-Dove; Assembly Member, Tom Lackey; Assembly
Member, Al Muratsuchi; Former Los Angeles City Council Member, Jan Perry; Culver City Vice Mayor, Goran
Eriksson; and Fontana Council Member, Jesse Sandoval.

CITY OF LOS ANGELES’ HCID+LA UPDATES THE 2020
ANNUAL BILL
New, Increased RSO Fees for 2020 That May Be Passed-Through, But Only Monthly
Every year in December, the Los Angeles Housing and Community Investment Department (HCIDLA) issues the Annual
Bill for the following year, to make sure property owners whose properties are subject to the Rent Stabilization Ordinance
(RSO) and/or the Systematic Code Enforcement Program (SCEP) can make timely payment of the fees.
NEW: RSO Registration Fee increase for 2020
The 2020 Annual Bill was issued in December 2019, and it contains the updated annual RSO fee of $38.75 per unit. As
this RSO fee is effective for 2020 and thereafter, if an automatic payment has been scheduled through your
bank, please update your authorized payment amount. This will prevent underpayment of your RSO fees.
The 2020 SCEP fee remains unchanged and is still $43.32 per unit.
NEW for 2020: Owners can still pass-through 50% of the costs of the RSO fee but may do so only on a monthly basis
instead of one-time per year in the amount of $1.61 per month. You no longer have the option to pass-through the
RSO fee at one-time and may only do so monthly in equal installments. Owners may still pass-through the SCEP
fee on a monthly basis in an amount equal to $3.61 per month.
IMPORTANT DATE: March 2, 2020 – Annual Bill Payments Due
Your payment should be RECEIVED by HCID+LA on or before March 2, 2020 to be considered on-time. If payment is not
received by the due date, starting March 3, 2020, delinquent fees will be assessed on the account. To avoid delinquency,
HCID+LA highly recommends you use the Online Customer Payment Portal, which includes the option to make mobile
payments, making the payment effective immediately. You can access our secure and user-friendly CP through the
website www.hcidlabill.org. It is fast, you can avoid the lines or postal service delivery delays, and you are certain that
payment is made correctly by receiving an electronic payment confirmation email.
We have worked hard to enhance the user’s experience of the Customer Payment Portal, and this can be easily accessed
via a computer or a mobile device. Customers can:
• Add all the properties owned and manage their billings using one single account;
• Pay HCID+LA fees and request exemptions;
• Receive payment confirmation emails and RSO certificates;
• Submit forms online to HCID+LA by attaching documents;
• Save time registering by using our FAST Payment feature;
• Set-up an owner-representative account to allow online access to your agent/management company;
• Use credit/debit card or ACH (E-check) to make payments, with no service fees;
• Access helpful online video tutorials to guide you through any doubt about the payment process;
• Consult the Frequently Asked Questions (FAQs) and easily contact HCIDLA for any questions concerning the bill received.
Access to your online account can be completed easily by entering the Assessor’s Parcel Number (APN) and Statement
Number, available at the top-right corner of your Annual Bill. We also make sure that options are available for those
customers who do not have access to a computer, making dedicated computers available at HCIDLA public counters
(listed online at http://hcidla.lacity.org/Public-Counters or on the reverse side of your bill), where trained staff can help you
accessing the Customer Payment Portal. Please note that payments in-person at the HCID+LA Public Counters are limited
to six properties per visit.
You can also pay by mail. The USPS “Postmark” is not accepted as an indicator of a timely payment. Mail delays are also
not accepted as justification for a payment received after the due date. If paying by mail, you are encouraged to mail all
payments at least 10-days prior to the deadline, to ensure timely receipt.
Our Annual Bill package also comes with a Frequently Asked Question or “FAQ” sheet to assist you with the general
questions. Moreover, through our website www.hcidlabill.org you can receive assistance in accessing your account or
registering your property online, and also contact us using the portal or via email at HCIDLA.billing@lacity.org or calling
the HCID+LA Billing Helpline at (877) 614-6873.
We encourage you to visit our website at, www.hcidlabill.org and make all fees’ payments online, to ensure that the
payment is received on time. We want this to be an easy experience for you, we are positive the process is more efficient,
and we are always eager to learn from your experience in paying your Annual Bill.

SOCAL RETROFIT
ENGINEERING & CONSTRUCTION SERVICE
EARTHQUAKE RETROFIT FOR APARTMENT WITH SOFT STORY
WE WILL BID YOUR PROJECT WITH CONFIDENCE
TEL 323-300-6630 INFO @ SOCALRETROFIT.ORG
IF YOU NEED AN ENGINEER,
WE HAVE A GREAT TEAM OF ENGINEERS

WHO WILL DESIGN WITH SIMPLICITY AND
MINIMUM REQUIREMENT.
IF YOU HAVE AN ENGINEERING PLAN,
LET US BID ON YOUR PROJECT

FOR GREAT PRICING!
Socal Retrofit
12222 Bell Ranch Drive
Santa Fe Springs, CA 90670
Tel 323-300-6630 Fax 323-300-6029
info@socalretrofit.org www.socalretrofit.org
Lic No. 967771

LINDER
PROPERTY MANAGEMENT & MAINTENANCE
“The trusted name since 1989”

INTEGRITY. HONESTY. RELIABILITY.
SPECIALIZING IN APARTMENTS
& COMMERCIAL BUILDINGS
 MANAGEMENT SERVICES THAT PROTECT YOUR INTERESTS 

 MAINTENANCE SERVICES THAT SAVE YOU MONEY AND TIME 
 LEASING SERVICES THAT WILL IMPRESS YOU 
 ACCOUNTING SERVICES THAT YOU CAN TRUST 
CALL US TODAY!
Take advantage of our experience to FOR YOUR FREE QUOTE
get the most out of your investment 213.487.0800
and ensure that it will be left in good P ROP M ANAGE.COM

hands for generations to come 3699 WILSHIRE BLVD. #800
LOS ANGELES, CA 90010

Local Advocacy Update
LOCAL GOVERNMENT UPDATE

By Danielle Leidner-Peretz, Esq., Director, Government Affairs & External Relations
Happy New Year!! 2020 is here, and we begin a new

decade filled with endless possibility, opportunity and City of Los Angeles
continued advocacy.
Eviction Prevention Program - “Right to Counsel”. On
As 2019 was drawing to a close, rent control continued Wednesday, December 11th, the City of Los Angeles
to dominate the political landscape as localities continued Housing Committee and Personnel and Animal Welfare
to advance interim rent control and renter protection Committee held a special joint meeting where they
ordinances pending the January 1, 2020 effective date discussed and advanced a motion to initiate a pilot “Right
of Assembly Bill 1482. The Cities of Commerce, San to Counsel” program within designated geographic areas
Gabriel, and San Buenaventura adopted interim urgency of the City. The pilot program, covering three city zip
ordinances. Some of these interim ordinances accelerate codes, will provide comprehensive legal representation to
the effective date of Assembly Bill 1482 and its related eligible, low-income renters, rental assistance, education
tenant protection provisions, while others are limited to and outreach campaigns, and supportive services inclusive
addressing “no-fault” evictions, constructive evictions and of case management and financial literacy.
voiding termination notices where the renter remains in
possession of their unit and/or any eviction lawsuit that has The pilot also calls for the establishment of an Eviction
not been finally adjudicated at the time that the urgency Filing System, whereby owners will be required to file
ordinance took effect. evictions within the City with the Los Angeles Housing and
Community Investment Department (HCIDLA). Currently,
Bell Gardens which had adopted a 45-day interim ordinance only evictions in units subject to the City’s Rent Stabilization
on October 28th returned on December 9th to consider Ordinance (RSO) are required to file and record evictions
an extension of the ordinance for up to an additional 10 with HCIDLA. The City attorney has been directed to
months and 15 days. Ultimately, the ordinance was only prepare an Eviction Filing System ordinance which will be
extended until December 31, 2019. In December, Baldwin considered at a later date.
Park adopted a permanent rent control ordinance, while
Culver City, currently subject to an interim rent control The Association has repeatedly provided feedback
ordinance allocated additional funding to maintain its regarding our concerns with a “right to counsel” program
interim ordinance pending continued discussions relative to and our support of the City’s allocation of funding for an
the adoption of a permanent rent stabilization ordinance. emergency rental subsidy program to assistance individuals
For any legal questions related to any of the permanent at risk of eviction. Further, we expressed opposition to the
rent control or interim urgency ordinances referenced and establishment of an Eviction Filing System. Owners are
its applicability to your property or specific tenancies, it is already subjected to filing requirements, fees and extensive
recommended that an attorney be consulted. costs related to eviction proceedings and must not be
subject to further filing impediments and cost burdens.
Among the other issues that rounded out the year were
“Right to Counsel”, home-sharing, and one-year lease During Joint Committee deliberations, Committee members
requirements. discussed the issue and the related budgetary implications.

Councilmember Koretz, the introducer of the motion, the Los Angeles County Board of Supervisors adopted a
provided the rationale for the pilot program and expressed resolution to place a measure on the March 2020 Ballot
the need to expand the program city-wide. Councilmember to allow the Fire District to levy an annual special parcel
Krekorian echoed many of the Association’s concerns tax of 6 cents per square foot of improvements on all
and recommendations, indicating his strong support for improved parcels within the District up to 100,000 square
allocating funding for eviction prevention for people in feet. Improvements are defined as “structures under
need. While at the same time raising concerns relative roof, and not include non-structural improvements such
to the allocation of funding for legal representation, as parking lots.” The parcel tax will be subject to annual
emphasizing that lawyers should not be provided to renters adjustments of 2% or the California Consumer Price Index,
who do not demonstrate financial need and renters being whichever is less. The parcel tax does not contain a sunset
evicted solely for nonpayment of rent, where there is no date which means that the tax would remain in effect
unlawful detainer defense. Councilmember Krekorian indefinitely. The measure provides for limited exemptions
steadfastly opined that the City’s function is not to provide including government parcels, parcels owned by non-profit
residents with legal representation in any context and that organizations and upon application to eligible low-income
that function is more appropriately placed in the State’s and Senior owner-occupied parcels. Small owners, defined as
County’s jurisdiction. “an owner who owns, or has a common ownership or
common control of fifty (50) or fewer Dwelling Units in the
As this pilot program is implemented and the related eviction County” would be permitted to pass through the cost of
filing system ordinance is considered, the Association the parcel tax to renters.
will continue to monitor this matter, advocate for all our
members interests and provide updates. The basis provided by the Fire District for advancing this
measure is to establish an ongoing funding mechanism
Rent Stabilization Ordinance (RSO) Registration Fee Increase. to enable the Fire District “to hire and train additional
The Los Angeles City Council adopted an increase in the firefighters and paramedics, and enhance its staff positions,
RSO Rental Unit Registration Fee which effective January 1, and maintain, update, and replace its emergency response
2020 is $38.75 per unit per year. The City will continue to infrastructure, including upgrade or replacement of its
allow owners to pass-through 50% of the fee to renters, aging firefighter safety equipment, vehicles, facilities,
but now on a monthly basis rather than once per year. life-saving rescue tools, and emergency communications
technology, to improve its fire protection and emergency
The City Council also instructed the Los Angeles Housing and medical response.” It is important to note that the Los
Community Investment Department (HCIDLA) to conduct a Angeles County Fire Department currently receives funding
fee study related to the proposed Tenant Anti-Harassment, through a special tax, approved by voters in 1997.
Eviction Prevention and Defense, and Just Cause programs
for which HCIDLA had requested additional fee increases A two-thirds vote of the qualified voters voting in the
to fund these programs. HCIDLA was also directed by the election is required for the measure to be instituted. The
Council to prepare a separate report with recommendations parcel tax, if enacted, would apply to properties in the
relative to the City’s administration of Assembly Bill 1482, County’s unincorporated areas and the 59 cities that receive
as well as potential funding sources. fire and emergency services through the Fire District.
Los Angeles County Culver City
Fire District Parcel Tax. On Tuesday, December 3, 2019, Interim Rent Control Ordinance, Related Expenses and

Possible Fee Study. On December 9th, the Culver City City’s continued allocation of funding for the IRCO and
Council approved a budget amendment of $487,708 to advancement of a permanent rent control ordinance.
continue funding the City’s Interim Rent Control Ordinance As discussions continue, the Association will maintain
(IRCO) and the advancement of a fee study for the costs a dialogue with Council and City staff, advocate for our
associated with owner registration. Vice Mayor Eriksson members interests and provide updates.
was the only vote in opposition. The approved amendment
results in a total expenditure of more than half a million West Hollywood
dollars over a thirteen-month period. A portion of the
funding requested, $79,380, will be utilized to extend Minimum One-Year Lease Requirement. On December 2,
the agreement with BAE Urban Economics (BAE), the 2019, the West Hollywood City Council voted to adopt
City’s consultant hired previously to conduct an analysis of a Zone Text Amendment (ZTA), with Council Member
the City’s multifamily housing stock, related rent growth Duran voting in opposition, that would require all rental
and to survey other local jurisdictions’ implementation of dwelling units to have an initial one-year lease and this
interim rent freezes and displacement measures. BAE will requirement would be applicable to all leases signed on
be conducting a second study and develop long-term rent or after February 1, 2020 and applies to all apartments
control policies. and accessory dwelling units within the City. There are
limited exemptions provided in the ZTA, including single-
The IRCO, adopted by the City Council on August 12, family homes and condominiums, and in instances where
2019 imposes a 3% rent cap, “just cause” and “no-fault” the seller of a dwelling unit leases the unit from the buyer
eviction requirements, relocation fees triggered by a “no- immediately following the sale for a period of less than
fault” termination of tenancy, and a rental registry. one-year. As a procedural matter, the ordinance must be
voted on a second time in order to be adopted.
Despite the enactment of Assembly Bill 1482, the statewide
rent control and renter protection law, that was going into This matter had been reviewed and discussed by Staff and
effect in a matter of weeks on January 1, 2020 coupled the City Council over the greater part of 2019. The City
with the City’s declaration of a fiscal state of emergency, Council acknowledged but ultimately rejected concerns
the Council approved the additional funding of $487,708 raised by our Apartment Association and realtors regarding
to cover the cost of the IRCO through June 2020. the importance of providing flexible tenancy term options
and the need for shorter-term leases to accommodate
Vice Mayor Eriksson acknowledged the millions of dollars renters who do not want or cannot commit to one-year
that would be required for the City to administer its own minimum terms. The Council’s decision and vote reflected
permanent rent control ordinance, pointing out the overall their prioritization of long-term housing preservation
benefits of adopting Assembly Bill 1482, and noting that and long-term residents. As a result, individuals seeking
interim ordinances adopted by many cities are set to expire temporary rental housing due to employment, active
once the state law goes into effect. The Council indicated military duty, to care for loved ones or due to displacement
that a determination on the adoption of a permanent rent from their primary home following a natural disaster will
stabilization ordinance had not been made but the interim need to seek housing elsewhere.
ordinance remained of importance as discussions and
analysis of the need for a permanent ordinance continues. Santa Monica
Further, the Council sought to engage with small rental
property owners as part of the overall discussion. Right to Counsel. On December 10th, the Santa Monica
City Council voted unanimously to direct staff to prepare
The Association encourages all members who reside and/ a “Right to Counsel” ordinance that would provide
or own property in Culver City to contact the City Council legal representation to renters facing eviction. During
to share your personal experiences and opposition to the the meeting, concerns were raised relative to criteria for

program eligibility and program implementation costs, engage in home-sharing the host, who may be an owner
which the City Attorney approximated to be $1 million or renter, must obtain a home-sharing license from the
and for which there is no available funding within the City by completing an application, providing the required
current city budget. City staff will return at a later date documentation, and paying a processing fee of $272. A
with a proposed ordinance for Council consideration and license is valid for a period of one year from the date of
recommendations regarding program implementation and issuance and is applicable to the specific real property. A
related funding. host is defined as “person who is a lawful occupier of a
dwelling who has occupied the dwelling for at least sixty
Prior to the meeting, the Association submitted a letter to consecutive days with the intent to establish that dwelling
the Council expressing concerns and recommendations as his or her residence.
regarding our position on “Right to Counsel” programs and
advocating for the City Council to establish an emergency While the ordinance adopted by the Glendale City Council,
rental subsidy or voucher program. Such a program includes provisions that enable an owner to prohibit
would serve to directly address homelessness prevention short term rentals in their rental agreements (AAGLA
by reducing evictions. The City’s general funds should be forms contain such prohibition) and requires both the
allocated to assist and to educate renters who are at risk of owner and the host, where different individuals, to sign
eviction due to nonpayment of rent. The assistance should an indemnification agreement indemnifying the City in
be a combination of emergency rent subsidies coupled order to obtain a home-sharing license, the Association
with supportive services such as financial counseling and urged the Council to include explicit language to ensure
employment resources to address both the immediate that rental property owners have proper knowledge and
financial need and promote skills enhancement. provide written consent as part of the host application
and licensing process where the host is a renter. Moreover,
We will continue to monitor this issue, advocate on behalf that the owner be afforded the option to proactively
of our members, and provide further updates as this issue prohibit home-sharing entirely in their building. We also
develops. raised concern related to the imposition of penalties and
that such fines be incurred by the aggrieving party. We
Glendale emphasized that if the renter is the “host”, then the renter
as the individual who engaged in the illegal activity should
Home-Sharing. On December 10th, the Glendale City be responsible for payment of administrative fines and any
Council adopted ordinances and related resolutions that related penalties.
will prohibit vacation rentals and regulate home-sharing
inclusive of an application process, associated processing Long Beach
fees and administrative citation fines for violations. The
ordinances will go into effect thirty days after adoption on Tenant Relocation Assistance Ordinance Repealed. On
approximately January 9, 2020. December 10th, the Long Beach City Council repealed
the City’s Tenant Relocation Assistance Ordinance,
Home-sharing will be permitted in single family dwellings, which provided up to $4,500 in relocation benefits to
condominiums, and multi-residential dwellings except eligible renters. The repeal goes into effect on January
where prohibited by law or agreement, such as a lease or 1, 2020, the date upon which Assembly Bill 1482, the
rental agreement. The ordinance defines home-sharing statewide rent control and renter protection law, takes
as “an accessory use of a dwelling for the purpose of effect. Among the reasons for the repeal was to address
providing temporary lodging, for compensation for a the compliance conflict between the local ordinance and
period of thirty consecutive days or less, where at least one Assembly Bill 1482.
host lives on site throughout the guest’s stay.” In order to

Soft Story Seismic DRE #01232587
Our structural engineers will analyze and
FOR SALE
determine the most economical way to strengthen
your buildings with minimum impact on the
function and use of the building.
Design & Build PERFECT FOR OWNER-MANAGER

Contractor License # 986535 CITY OF SANTA MONICA
Structural Engineers NEAR METRO LINE AND SCHOOLS
License # S 3761 16,000 SQUARE FOOT CORNER LOT
1,314 SQUARE FOOT STAND ALONE HOUSE FOR OWNER / MANAGER
Economical Design
6 ADDITIONAL RENTAL UNITS OR FOR MANAGER
“NO VACANCY” NEIGHBORHOOD - APPRECIATING VALUES
SERVING SOUTHERN CALIFORNIA FOR OVER 40 YEARS
ASKING PRICE $3,000,000 - RENT ROLL AVAILABLE ON REQUEST
(310) 474-1013
FREE STRUCTURAL EVALUATION CONTACT: STEVEN FOONBERG
CALL 800.443.2125 or 310.625.3467 WESTSIDE REALTY GROUP, INC.
THE OLDEST INDEPENDENT REAL ESTATE OFFICE IN LOS ANGELES (SINCE 1911)

888-866-1838
Wood-Frame Seismic Retrofit
We have learned that you might be the owner of a wood soft-story building
that may need to be retrofitted.
In the last 24 years we have completed hundreds of seismic retrofit projects.

The purpose of this letter is to offer our services and to assist you in the
process of complying with the retrofit requirements. This process involves
three steps:
Step 1: Provide building inspection.
Step 2: Prepare seismic retrofit plans and submit for review and approval.
Step 3: Perform the seismic construction work based on approved plans.
Estimates for steps 2 and 3 can be provided after site inspection.
AMA
AMA Construction Services, Inc.
536 W. Arrow Hwy, Ste. 201
Covina, CA 91722
CALL OUR ENGINEER DIRECT 626-859-0222
Engineering Lic. No. C49021 Construction Lic. No. 831856

Direct Vent Heater Gravity Wall Furnace
210 $579 58 25,000 $496 26

215 $658 98 35,000 $53946
8
06
35 $891 03 50,000 (dual) $792

Local Advocacy Update
SOMETHING IS “ROTTEN IN THE STATE

OF DENMARK”
Los Angeles City Attorney Announces Retreat from Lawsuit to Recover Fees
By Harold Greenberg, Esq.
case normally are not available for the prosecution, to take

their deposition or to call them as a witness for trial. This;
however, does not preclude the City’s ability to proceed
with a civil lawsuit. Not only is it inaccurate, but it makes
no logical sense. The City’s dismissal of the matter may cost
taxpayers hundreds of millions of dollars.
Dismissing the lawsuit against Price Waterhouse Coopers

is one thing, but on what basis is the City Attorney’s
Editor’s Note: This article is a follow-up to Mr. Greenberg’s office not pursuing the lawsuit against Paul Paradis, Jack
guest editorial, “Have We Become the Chicago of the Landskroner and Paul Kiesel for conflicts of interest? Why
West” published in the May edition of Apartment Age is the City Attorney’s office basing a dismissal solely on
magazine, and Mr. Greenberg’s feature article “We Have Wright’s and Paradis’ lack of testimony? After all, there
Become the Chicago of the West” published in the October were depositions taken not only of these individuals, but
Edition of Apartment Age magazine. The Los Angeles City of others. Additionally, in a civil lawsuit, the City Attorney’s
Attorney’s office retained outside counsel Paul Paradis and office could subpoena the financial records not only from
Paul Kiesel to represent the City of Los Angeles at the same DWP, but from various attorneys that had conflicts of
time they were representing the class action plaintiffs and interest. Moreover, there are individuals at both the DWP
lead plaintiff Antwon Jones in litigation against the City’s and the City Attorney’s office who can testify as to what
Department of Water & Power. Attorney Paul Paradis occurred and why.
reportedly received $30.0 Million dollars in attorney’s fees,
and a third attorney involved in the case, Jack Lindskroner, The attorney’s representing Price Waterhouse Coopers
collected $15.0 Million dollars. could now sue the City for the dismissed litigation, which
would allow Price Waterhouse Coopers to recover its legal
The City of Los Angeles has dismissed its lawsuit against fees and costs. The issue is: What did City Attorney’s and
the global accounting firm of Price Waterhouse Coopers, a DWP employees know about what took place in the cover
move which makes no logical, legal, or financial sense. The up which followed?
City Attorney’s office excused this latest move based upon
David Wright, the former head of the City’s Department of What reason is there not to proceed with litigation
Water & Power (DWP), and Paul Paradis, the attorney for against the parties that were involved with double billing,
the Antwon Jones class action litigation and also the City conflicts of interest and exorbitant attorney’s fees resulting
itself, which had a very apparent conflict of interest when from a No Bid Contract? What is the City Attorney’s
representing both parties in the original lawsuit for invoking office afraid of? Why hasn’t the City Attorney’s office
their Fifth-amendment right against self-incrimination. requested the District Attorney’s office to have a Grand
Jury hear the facts of this charade? It is obvious that
The City Attorney’s office, which prosecutes misdemeanors attorneys employed by the City were part of the scheme
and infractions should know that defendants in a criminal to settle the class action lawsuit without any discovery,

any investigation and a settlement in excess of $67 million The Ethics Expert Finds Violations of Duties
dollars of taxpayers’ money.
Ellen Pansky, a well-known ethics expert, was hired by the
Political Motivations for Ending the Lawsuit Los Angeles City Attorney to conduct an investigation of the
City Attorney’s office. She found that Paul Paradis and
It is obvious that there are political implications pertaining to Paul Kiesel, who had resigned from the case, violated
the dismissal of the lawsuit, particularly since City Attorney, their duties by failing to tell the City that they assisted
Mike Feuer, has been considering his own campaign to the Class Action plaintiff Antwon Jones to bring the
run for Mayor in 2022. There is no question there was action against the City. This ethics determination by Ms.
massive fraud and cover-up in this matter. Why are Panksy is an issue for the Superior Court and the California
State Bar to resolve.
we not having full disclosure? Since there is an ongoing
Investigation by the Federal Bureau of Investigation (FBI)
City Attorney Feuer has maintained that attorneys Paradis,
of the City’s handling on the DWP billing fiasco with the
Landskroner and Kiesel committed a reprehensible breach
concurrent FBI search warrants of the City Attorney’s office
of ethics. Paul Kiesel said their actions were done
and the DWP? This obviously would be of tremendous
at the direction of the City Attorney’s office. Why
assistance to the City in a civil lawsuit with the prosecution
did Deputy Chief City Attorney James Clark modify his
of a criminal case.
deposition testimony over fifty times? Why? Why? Why
was legal ethics expert Ellen Pansky, who was retained
A plea of guilty by these parties in the trial court would
by the City Attorney’s office to investigate the above-
establish a prima facie case for the city in a civil lawsuit.
mentioned charade finding that there was no breach of
Essentially, the cover up and a dismissal sweeps the ethics on the part of the City Attorney’s office? Incidentally,
facts under the rug. The City should not have dismissed Ms. Pansky was paid $176,195 for her investigation. The
the lawsuit unless there was full disclosure of the facts. Why taxpayers are entitled to full disclosure of the facts
has neither the Mayor nor the City Council commented on the above-mentioned matter. Since, the City denied
publicly? They both hold press conferences for the inane collusion or any conflicts of interest, why did it cancel the
issues, but not this major calamity. $30.0 million dollars in fees it had awarded to Paradis?
Why did the DWP subsequently retain Paradis to develop
The City filed lawsuits against the attorneys who handled security cyber work? Sunshine will bring out the facts.
the class action lawsuit and against the DWP to freeze the Dismissing the case, as the City Attorney has done,
legal fees given to the attorneys. Obviously, there was will prevent the truth from being known.
misconduct by the attorneys. Therefore, why dismiss the
lawsuit without informing the public about the true facts? Why are our politicians tiptoeing around? This is not the
time to be politically correct, or to be nice to people who
Jack Landskroner pleaded the Fifth Amendment against defrauded us. Why! Why!
self-incrimination when the judge asked him whether
This article was written by Harold Greenberg, a
there were any kickbacks in the case. How can there
Los Angeles-based attorney and member of the
not be? There is evidence to pursue the civil litigation
Apartment Association of Greater Los Angeles’ Board
as Landskroner’s lawsuit against the City was drafted by
of Directors. Mr. Greenberg has been a past President
Paradis, who was hired by the City, to defend the City. All
of the Apartment Association of Greater Los Angeles
of this requires answers! The dismissed case had survived
and currently serves as its Chairperson for its Local
a motion to dismiss and a motion for summary judgement
Government Relations Committee. You can reach Mr.
with the Court essentially saying there are issues for the
Greenberg at Harold@hglaw.pro or (323) 732-9536.
trier of fact to determine at trial, be that a court or jury.

. e,
�1e) c\�•o'(\ Most
e) Experienced
''!'c;,V.
� , \� •
"\� CSLB #
%z, 1047943
LA Retrofit, Inc
•
Soft-Story Design & Construction

� One-Stop Shop Retrofit
� Efficient Design
ft Guaranteed City's Permit
,� Affordable Construction Our expertise is
your guarantee!
With LA Retrofit, getting my soft
11
story compliance was extremely Dr. David Hosseini

easy, economic, and hassle-free. 11 Ph.D. in Structural/
Earthquake Engineering
-Simon K., LA Retrofit Customer
President of LA Retrofit
Free Inspection! (213)713-3058
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
Retrofit COMMERCIAL LENDING

EQUIPMENT FINANCING
Purchase SBA FINANCING
Refinance “We’re proud of our reputation as a Trusted Advisor and

welcome the opportunity to earn your business.”
—Tamara Gurney, President/CEO
M I S S I O N VA L L E Y B A N K . C O M
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

ELECTRICAL &
STRUCTURAL REPAIRS
➪ REWIRING, NEW SERVICE,
MAIN POWER
◗ New power panels. BESTS
◗ New sub panels PRICE
◗ Emergency service calls
➪ BOLTING & RETROFITTING

➪ FOUNDATIONS REPAIRS
➪ LEGALIZE ROOMS AND UNITS
➪ SUB-FLOORS, BALCONY
State license INSPECTIONS & REPAIR
944000,
B- General,
C-10 Electrical
GENERAL BUILDING & ELECTRICAL CONTRACTOR
· Licensed, bonded and insured. · Free estimates
· Residential and commercial
PLEASE CALL EFRAIM: 818-624-5303
e-mail: effyshalev@hotmail.com

dick’s Hours of Operation
Monday-Friday 7:00am to 6:00pm
Saturday 8am to 6pm, Closed on Sunday
310-397-3220
12216 Venice Blvd , Los Angeles, CA 90066
www.dickstruevalue.com
CO &CO/Smoke Detectors
Combo Photoelectric Smoke & CO Detector
BRK SC7010B
Heater Valve
710-502
$54.99
$79.99 Ionization Smoke & CO Detector
BRK SC9120B
Kidde Carbon Monoxide Alarms (6-Pack) 21006249 at The Home Depot
$44.99
6-Pack Kidde Battery Only
CO Detector
21008908
$119.99
ALL APARTMENTS MUST HAVE EITHER CO
P188200LF OR COMBO CO/SMOKE DETECTORS BY 12/31/2012
$49.99 Adler-CAL84502 Contractors Wardrobe

$69.99
®
Vinyl/Mirror Door Sets &
Shower/Bypass Tub Doors
(All sizes available, including custom)
15 amp GFI $7.99 3 day turn around, delivery available within 10 mile radius
Available in white or ivory

Aluminum & Vinyl Windows
Remote Controls (Job sight delivery available)
Multicode, Linear, Allstar,
Genie, Liftmaster
http://images.peerlessfaucet.com/...tendN=.05,.05,.05,.05&op_usm=1,1,0,0&fmt=jpeg,rgb&bgc=240,240,230&wid=2000&hei=2000&qlt=80[3/9/2012 10:48:11 AM]
AMM COUPON
FLUIDMASTER SALE AMM COUPON
91¢
$5.49 20% off
Single Sided....
KEY SPECIAL:
Double Sided....$128
$4.00 House lock cyclinder:
Expires 1/31/20 all new window screens (no limit)
rekeyed or masterLimit
keyed (no
25 with limit)
coupon only *COMPLETE SCREEN SERVICE AVAILABLE
http://www.homedepot.com/buy/electrical/home-automation-security/kidde/contractors-6
If it goes in an Apartment, we have it!

Local and State Update
CAPITOL ADVOCACY’S YEAR END WRAP-UP

By Kate Bell, Partner, Capitol Advocacy
Gavin Newsom wrapped up legislative business in his first his veto. Several lawmakers this year reintroduced bills
year as Governor on Sunday, October 13, approving 870 of that Brown vetoed, taking their chances with a new,
the 1,042 bills that made it to his desk. Governor Newsom’s more progressive Administration. Those bets paid off in
final decisions were mostly as anticipated, but his veto rate many cases. Smoking at state parks and beaches will now
was higher than many predicted and the delivery of his be banned. Childcare workers will now be able to form
signings and vetoes was noteworthy. unions and public universities must provide medication
abortions to students.
Most of Newsom’s bill signings occurred in press releases
packaged by issue areas, allowing him to demonstrate Assembly Bill 1482, Statewide Rent Control and
his Administration’s priorities. For example, on October Tenant Protections Signed by the Governor
12 he announced his approval of six anti-fossil fuel bills
in conjunction with the appointments of two individuals Governor Newsom opposed Proposition 10 last year,
to the California Department of Conservation. Consistent the ballot measure that would have repealed the Costa-
with this pattern, Newsom launched a statewide “rent and Hawkins Rental Housing Act. After its failure, Governor
housing tour” on October 8 during which he visited different Newsom asked the Legislature to introduce bills that
California cities while signing multiple bills that seek to would give renters some stability. In his signing message of
address the state’s housing crisis – including Assembly Bill Assembly Bill 1482, he stated “about a third of California
1482, which caps rent increases across the state.
renters pay more than half of their income to rent and
are one emergency away from losing their housing…One
The Governor completed his work on bills Sunday night
essential tool to combatting this crisis is protecting renters
with a press release thanking the Legislature and touting
from price-gouging and evictions. The bills signed into law
California’s efforts to “defend our state from Trump’s
today are among the strongest in the nation to protect
attacks.” He highlighted his signature and the Legislature’s
tenants and support working families.”
action on “passing the Nation’s strongest statewide rent
protections” (Assembly Bill 1482), in addition to measures
Assembly Bill 1482 limits annual rent increases at 5% plus
that expand access to healthcare, enhance wildfire mitigation,
the change in cost of living, as measured by the Consumer
and expanding tax credits for low income families.
Price Index (CPI), for all rent increases occurring on or after
March 15, 2019. Beginning on January 1, 2020, it also
Governor Newsom’s veto rate this year matched Governor
requires rental property owners to have “just-cause” in
Brown’s highest veto rate at 16.5%. He emphasized that
the bills he vetoed would have cost the state $1.2 billion order to evict tenants for tenants who have occupied a
and referred-back to his inauguration speech, in which he unit for at least 12 months, or up to 24 months when an
“spoke of the California Dream as a house – one that must adult tenant is added onto a lease (change in roommates).
be built on a strong fiscal foundation”. He said that for that The new law does not amend the Costa-Hawkins Rental
reason, he vetoed bills that “would significantly increase Housing Act, so existing local rent control ordinances that
costs outside of the state’s regular budget process.” One are more stringent than Assembly Bill 1482 still apply.
of his high-profile vetoes was Senate Bill 5 by Democrat
Senator Jim Beall, which would have allowed for millions Despite passage of Assembly Bill 1482, another initiative
of dollars in property tax funds to be used for affordable on statewide rent control is likely in November 2020,
housing. Even though Newsom has made housing a as tenant protection groups (e.g. the AIDS Healthcare
priority and has called for 3.5 million new units by Bulletin Foundation’s Michael Weinstein) do not believe Assembly
2025, he rejected Senate Bill 5, stating such a significant Bill 1482 goes far enough.
cost should be considered through the budget process.
Outside of Assembly Bill 1482, multiple other key bills
As with every California Governor over the last several were considered by the Governor within the housing
decades, far more bills received Newsom’s signature than space. Below is an overview of some of the notable bills:

Other Bills That Were Signed by the Governor others, supported this bill. Numerous local governments,
the AIDS Healthcare Foundation and others were opposed.
• Senate Bill 13 (Wieckowski), Assembly Bill 68 (Ting) It was signed by the Governor on October 9.
and Assembly Bill 881 (Bloom) – Accessory Dwelling
Units - Several bills were introduced this year to lighten • Assembly Bill 206 (Chiu), Lead Paint Abatement Programs
restrictions on accessory dwelling units (ADUs), more - This bill will protect property owners who voluntarily
commonly known as “granny flats.” In 2016 and 2017, participate in a lead paint abatement program by providing
then-Governor Brown signed legislation that significantly limited immunity from lawsuits and other claims associated
reduced restrictions on ADUs in California. Since then, with the participation in the lead abatement program.
multiple bills have passed that seek to further increase Californians for Safe and Affordable Housing opposed
access to ADUs. Those that passed this session and were Assembly Bill 206, stating that it is unconstitutional. Local
signed by the Governor included Senate Bill 13, which governments and rental housing groups supported it and
makes it easier to build ADUs; Assembly Bill 68, which it was signed by the Governor om August 30.
allows two ADUs on the same property and removes other
barriers to facilitate ADU development; and Assembly Bill • Assembly Bill 1110 (Friedman), Rent Increase Noticing
881, which removes the requirement that ADUs be owner- - This bill requires month-to-month tenants to receive
occupied and further streamlines ADU permitting. As 90 days’ notice for rent increases over 10%. The City of
housing prices increase – especially in large cities – ADUs
Glendale is the sponsor of this bill and proponents include
are viewed as an affordable option for renters and a means
the AIDS Healthcare Foundation (Michael Weinstein’s
to encourage infill development.
group that will likely pursue a rent control initiative in
2020). Like Assembly Bill 1482, this was one of the tenant
• Senate Bill 18 (Skinner), Keep Californians Housed Act
protections bills that passed out of the Legislature this year
- This bill removes the sunset on the requirement that
and garnered the Governor’s approval. He signed it on
tenants receive at least 90 days written notice that they
October 8 when he signed Assembly Bill 1482.
will be evicted due to foreclosure on the property. It was
a noncontroversial bill that passed out of the Legislature
• Assembly Bill 1188 (Gabriel), Lodging for At-Risk
easily and was signed by the Governor in July.
Individuals - This bill allows tenants, at landlord discretion,
to allow a person who is at risk of homelessness to occupy
• Senate Bill 329 (Mitchell), Housing Discrimination: Source
their residence. According to the author, this bill “removes
of Income – Senate Bill 329 by Democratic Senator Holly
many of the barriers keeping tenants from supporting their
Mitchell will require owners of rental properties to accept
all federal, state, and local public assistance subsidies. This loved ones in a time of desperate need. Assembly Bill 1188
bill seeks to require landlords to accept more Section 8 is not meant to be a permanent solution for homelessness.
vouchers, however, opponents argued that the process Rather, it acts as a form of rapid rehousing by giving an
and requirements that are laid out as part of the Section individual time needed to find a more permanent solution
8 program are very burdensome and make it difficult for while helping them avoid falling into homelessness.” It
property owners to comply. Despite this argument, the bill was signed by Governor Newsom on September 26.
passed and was signed by Governor Newsom.
Bills Vetoed by the Governor
• Senate Bill 330 (Skinner), Housing Crisis Act of 2019 –
Senate Bill 330 establishes the Housing Crisis Act of 2019, Governor Newsom signed most of the housing bills
which places restrictions on certain types of development that made it to his desk, but many measures that put
standards, amends the Housing Accountability Act (HAA), substantial fiscal pressure on the state were rejected.
and makes changes to local approval processes and the Several redevelopment bills, including those that would
Permit Streamlining Act. Among other things, it will require have allowed successor agencies in specific cities to spend
property owners to provide relocation assistance and right stranded bond assets on affordable housing, were vetoed
of first refusal in new housing to tenants when a housing due to General Fund costs. Below is a sample of some of
project requires demolition. The bill sunsets in 2025. the other housing related bills that didn’t make it off the
The business community, including realtors, builders and Governor’s desk:

• Senate Bill 5 (Beall), Affordable Housing and Community Assembly Bill 36, which would have amended the Costa-
Investment Program – Senate Bill 5 was one of the first bills Hawkins Rental Housing Act to allow local governments to
introduced this year to address the housing crisis. It would apply rent control units in use for 20 years or more, and
have allocated up to $2.0 billion in property tax revenue Senator Durazo carried Senate Bill 529, which would have
to fund affordable housing over the next three decades. imposed just-cause eviction rules and the formation of
Cities and counties could have applied for the funding tenant associations. Bills outside the rent control / just-cause
and used it for transit oriented or other housing related space that did not make it to the Governor this year include:
initiatives. In his veto, Newsom said “legislation with such
a fiscal impact needs to be part of budget deliberations so • Assembly Bill 36 (Bloom), Costa-Hawkins – Assembly Bill
that it can be considered in light of other priorities.” 36 was introduced in March by Assembly Member Richard
Bloom (D-Santa Monica). It would have modified Costa-
• Senate Bill 127 (Wiener), Transportation Funding: Hawkins and allowed local governments to apply rent
Active Transportation: Complete Streets - This bill would control policies to units that have been in use for at least
have established a process for Caltrans to add complete 20 years. It also would have allowed local jurisdictions to
streets components to certain state highway projects. apply rent control to single-family homes if the property
The Governor, again, supports the concept of the bill but owner owns ten or more single-family residences. It was
believes the bill is costly and too prescriptive. In his veto strongly opposed by the realtors and rental housing groups
message, he referred to his executive order under which and was pulled from consideration in April. Assembly Bill
Caltrans is increasing its investments in active transportation 1482 was ultimately the bill that contained the rent control
where feasible. deal that passed.
• Assembly Bill 386 (E. Garcia), Agricultural Working • Assembly Bill 53 (Jones-Sawyer), Tenant Applications –
Poor Energy Efficient Housing Program - This bill would Criminal History - This bill would have prohibited landlords
have created the Agricultural Working Poor Energy from inquiring or requiring applicants to disclose criminal
Efficient Housing Program to improve energy efficiency history when applying for housing. The AIDS Healthcare
for farmworker housing. Similar to Senate Bill 5, Newsom Foundation, labor and others supported the bill and several
vetoed Assembly Bill 386 because of the fiscal pressure rental housing and business groups opposed. It was never
it would have placed on the state, believing it should be heard in Policy Committee so it became a 2-year bill and
addressed through the budget process. will be back in 2020.
• Assembly Bill 684 (Levine), Building standards: Electric • Assembly Bill 69 (Ting), Accessory Dwelling Units -
Vehicle Charging Infrastructure – Assembly Bill 684 sought This bill would require the Department of Housing and
to establish building standards for the installation off electric Community Development to submit building standards for
vehicle charging infrastructure for existing multifamily ADUs and homes under 800 square feet to the Building
dwellings and nonresidential developments. Although Standards Commission by 2021. The bill had a long list
he agreed with the intent of the bill, Governor Newsom of supporters but was opposed by the Fire Chiefs and
believed the issue should be addressed administratively. Fire Districts Associations, who had concerns with the
increased pressure the bill would place on fire departments
• Assembly Bill 1590 (Rubio), First-time Homebuyer Tax due to increased construction of ADUs. Assembly Bill 69 is
Credit - This bill would have created a nonrefundable tax a 2-year bill, so it will be eligible to be considered next year.
credit for low-moderate income first-time homebuyers.
Although it cleared the Legislature with no opposition, • Assembly Bill 234 (Nazarian), Seismic Retrofit Tax Credit
the Governor believes it should be addressed through the - This bill would have created a tax credit until 2025 equal
budget process given the potential costs. to 30% of the costs paid by a taxpayer for seismic retrofits.
It died in the spring on the Assembly Appropriations
Bills That Did Not Make it Out of the Legislature Suspense File.
Assembly Bill 1482 was not the only rent control bill • Senate Bill 50 (Weiner), Development Incentives - This bill
introduced this year. Assembly Member Bloom authored would have required local governments to allow for the

development of apartment buildings near public transit. sent to the Rules Committee in the Assembly at the end of
It would have also prohibited single-family-only zoning session and is now a 2-year bill.
statewide. It was held by the Senate pro Tem in May and
was not resurrected this session. Although the Governor It’s a Wrap on 2019!
did not officially endorse Senate Bill 50, he expressed his
disappointment with the fact that it did not move. It is a Governor Newsom’s first year in office was ambitious and,
2-year bill, so it will likely come up again next year. in many ways, very successful. He accomplished many of the
goals he set out to achieve, including passage of Assembly
• Senate Bill 248 (Glazer), Renters Tax Credit - This bill Bill 1482, expanding healthcare coverage, tackling
by Senator Glazer attempted to address the housing prescription drug costs, and free community college. He
affordability crisis by providing tenants relief through a tax differentiated himself from his predecessor by signing bills
credit. Senate Bill 248 would have increased the existing Brown vetoed and criticizing the Trump Administration on
renters tax credit from January 1, 2020 through January a much louder scale.
1, 2025. It was held in the Assembly Appropriations
Committee in August. However, as with any new Governor, Newsom experienced
a few hiccups along the way. He had limited engagement
• Senate Bill 521 (Portantino), Section 8 Participation in the legislative process until late in the session, preferring
- This is another bill that dealt with Section 8 vouchers to issue Executive Orders and work through the budget
and attempted to increase landlord participation in the process to achieve his objectives. At the end of the
program. Senate Bill 521 differed greatly from Senate Bill legislation session, he asked some legislators to pull bills
329 because it did not require landlords to accept these back from his desk after they passed both houses, sowing
vouchers, rather it would have incentivized them to do so confusion and frustration. Recent intentional power
by providing a tax credit. Many housing groups favored and outages across the state to prevent wildfires could cast
supported this bill due to the fact that it did not mandate a shadow over Newsom’s Administration, as some made
their participation and provided tax incentives. It was held correlations between the current outages and the energy
in the Assembly Appropriations Committee in August. crisis under former Governor Gray Davis.
• Senate Bill 529 (Durazo), Tenant Associations - Senate Upon conclusion of his bill signings and vetoes, Governor
529 would have allowed renters to form tenant associations Newsom stated that he looks forward to a continued
and required landlords to allow those associations to meet partnership with the Legislature. Lawmakers will return
and distribute leaflets and information on the site of the to Sacramento on January 6th for the second year of
property. Property owners would be prohibited from the 2019-20 session, and Governor Newsom’s proposed
attending association meetings unless invited. In addition, budget will be released the same week. The budget will
the bill would have implemented a just cause requirement for provide a glimpse into what his priorities will be for 2020,
the eviction of tenant association members. Tenant groups and we expect housing to once again be one of the
and other consumer groups supported the bill, which was Governor’s priorities.
sponsored by Tenants Together. Rental housing groups were
opposed and were ultimately successful in stopping Senate
Capitol Advocacy has been consistently ranked
Bill 529. It failed on the Senate floor in May.
as one of California’s top lobbying firms. The firm
• Senate Bill 592 (Wiener), Housing Accountability Act specializes in lobbying, strategic planning, coalition
- This bill is sponsored by the California Association of building, budget advocacy, procurement, and political
Realtors and amends the Housing Accountability Act to involvement. Capitol Advocacy represents the
extend the Act’s protections to Accessory Dwelling Units interests of the Apartment Association of Greater
(ADUs) and certain ministerial decisions. When it initially Los Angeles in association with its affiliation with the
surfaced, opponents erroneously believed that it was a California Rental Housing Association.
reintroduction of Senate Bill 50. It is much narrower. It was

$
150

EARTHQUAKE RESILIENCY GAINS MOMENTUM

By Ali Sahabi, Chief Operating Officer, Optimum Seismic
Southern California had its own “wake up call” as a

whopping 7.1-magnitude earthquake struck in July on the
heels of a 6.4 temblor in Ridgecrest. Fortunately, these
quakes hit well outside the urban area. And lurking just
beneath the harbor in Long Beach is a newly awakened
giant: the Wilmington Blind-Thrust fault, long dormant
but now revealing the ability to spark a destructive
6.4-magnitude quake locally, or trigger the nearby San
Five years after the City of Los Angeles enacted what was
Andreas to produce an even larger temblor reaching in the
at the time the nation’s most sweeping earthquake retrofit
7 magnitudes.
law, progress toward resilience has taken a resounding
leap forward. A “safety revolution” is spreading along
Some Good News
our streets and back alleys, with steel frames and strong
walls fortifying buildings that were once at risk of failing in
Woven into this fabric of earthquakes and fault discoveries
a major earthquake, the Los Angeles Times has reported.
is a growing movement to make our cities safer. California
More than a quarter of the 11,400 soft-story structures
in 2019 rolled out its early warning system, designed to
identified as vulnerable have been retrofitted, up from 5%
save lives by giving people about 20 valuable seconds to
the year before.
prepare before an earthquake strikes. A newly released
phone app will enable the Office of Emergency Services
It’s a trend that shows promise for the future of our region to broadcast warnings throughout the state, should a
– building owners taking action to save lives, protect the major quake be detected. New funding from the federal
equity in their investments and doing their part to preserve government will help expand or strengthen the system
the quality of life in our neighborhoods, from the Westside around Lake Tahoe, Death Valley, Mammoth and Bishop,
to the Valley and into Central L.A. and beyond. In areas where the potential for major earthquakes has been found.
dominated by soft-story structures – typically apartment
buildings with tuck-under parking on the ground floor and State and local governments continue to identify vulnerable
dwelling units above – there is a marked effort to retrofit. buildings that may be significantly damaged or collapse
The Palms neighborhood on the Westside, the Times in a major earthquake. This includes some 600 structures
noted, contains more than 700 of these structures holding recently pinpointed on college campuses up and down
more than 9,000 residential units. About 30% of them the coast. In addition, the Los Angeles region has more
have been retrofitted so far. To view these numbers for than 2,500 of it’s soft-story apartment buildings have been
yourself, visit the Los Angeles Department of Building and retrofitted, with another 10,000 in the process or expected
Safety website at: http://www.ladbs.org/. to complete their retrofitting within the next five years.
Why is This Important? Why is Protecting Buildings Important?
The threat of a major earthquake looms large in 2020 Los Angeles County ranks as the number one region for
and presents major concerns for California. Thirty years earthquake damage and loss, according to the United
after the devastating Loma-Prieta earthquake of 1989, a States Geological Survey. A recent study at U.C. Berkeley
U.S. Geological Survey geologist is calling the Bay Area a performed by the California Geological Survey supported
“tectonic time bomb,” and the head of the U.C. Berkeley that finding, ranking potential damage in Southern
Seismological Lab is warning that “Loma-Prieta was not California higher than that of any other part of the
the big one” — an even more destructive quake is waiting state, including San Francisco. The California Geological
to strike. Survey found that in Southern California, a magnitude

7.1 earthquake along the Puente Hills fault would bring Not only could a major earthquake cause costly property
an estimated $69 billion in damages. Other calculations damage or trigger lawsuits, loss of income can also occur
for Southern California include $49 billion from a 6.9 when commercial property is damaged to the point where
magnitude quake on the Newport-Inglewood fault; $30
it is no longer habitable. This can create severe financial
billion from a 7.1 magnitude event along the Palos Verdes
hardship for property owners who lose their monthly rental
fault; $29 billion from a 6.8 event on the Whittier fault;
income, bear the high costs of repairs and recovery, and
and $24 billion for a 6.7 event on the Verdugo fault.
must pay the ongoing monthly costs associated with their
These figures represent more than just widespread loss. original mortgage.
Every dollar reflects damage to the building or structure – in
many cases putting severe hardship on the building owner With all the progress made in 2019 to help people prepare
and its occupants. The USGS determined that 300,000 and protect themselves during earthquakes, I am expecting
structures would be damaged in a 7.8 San Andreas
2020 to show even greater movement towards resilience.
earthquake. That’s one in every 16 buildings in the region.
The types of structures determined to be most vulnerable
Ali Sahabi has been a licensed General Engineering
in a quake include: soft-story structures built before 1978,
Contractor (GEC) since 1993, and is a principal at
unreinforced masonry, concrete tilt-up structures built
before 1994, non-ductile concrete built before 1977 and Optimum Seismic, Inc. He has completed hundreds
steel moment frame structures built before 1996. of seismic retrofitting and adaptive reuse projects for
multifamily residential, commercial, and industrial
Protecting Buildings Makes Good Business Sense for buildings throughout California.
Apartment Owners www.optimumseismic.com
ONE STRONG FIRM

FOR ALL YOUR RENTAL
HOUSING NEEDS.
EVICTIONS FAIR HOUSING LITIGATION

COLLECTIONS ESTATE PLANNING TRANSACTIONS
WWW.KTSLAW.COM | 915 WILSHIRE BLVD, SUITE 1650, LOS ANGELES, CA 90017 | 213 3370050

BAD TENANTS HAPPEN.
When “Good-bye” Isn’t Enough...
It’s time to call Brennan Law Firm. Evicting or attempting to collect from an uncooperative tenant
can be stressful, complex, and costly if not handled correctly. At Brennan Law Firm, we focus on
representing landlords and property managers exclusively in landlord-tenant transactions and dis-
putes. Our knowledgeable, assertive, and client-centered advocacy helps to get the job done right
the first time - saving you time and money. Call us today for a free consultation. We’re here to help.
EVICTIONS - JUDGMENT ENFORCEMENT - LITIGATION

We Offer:
 Commercial and Residential Evictions
 Options to Open Your Case by Phone, Fax, or Email
 Same Day Notice Preparation and Service
 Judgment Enforcement and Collections
 Aggressive Representation
 Direct Access to an Attorney for Answers to Ques-
tions at No Cost
 Free Consultations
 Saturday Hours by Appointment
 Se Habla Española
QUICK, EFFICIENT, COST-EFFECTIVE!
67 E. Live Oak Avenue

Suite 105
Arcadia, CA 91006
(626) 294-0500 – Office
(626) 294-0505 – Fax
(855) 285-2230 – Toll Free
www.MBrennanLaw.com
Serving The Greater
Los Angeles Areas
ry
Retrofi ng
Single Family &
Multi-Family Properties
1st Month's Free Management Service for properties Los Angeles Ordinance #183893
10 Units and Up with a 6 Month Signed Contract
SERVICES OFFERED
Leasing Only Service(With or Without Property Management)
24/7 Full Service Property Management Service
Regular Property Inspections
Code Enforce Inspection Compliance
Maintenance Coordination License #599455 Since 1990
Aggressive Rent Collection
Eviction Coordination Engineering & Construction
Monthly Financial Reports
Rent Control Inspection & Compliance
Tenant Complaints
R&R Property Management & Leasing Service
626-818-7654 / 626-797-1214
R.Leasing@yahoo.com
www.rnrpropertymanagementandleasingservice.com
Free Tenant Habitability Plan

Free Inspection
Free Estimate
818-965-9800
www.nadconstruc on.com
Looking for a reliable
COMMERCIAL PEST MANAGEMENT
TERMITE TREATMENTS
pest control company? FUMIGATIONS
HEAT TREATMENTS
Look no further than Corky’s. SPOT TREATMENTS
TERMITE REPAIR AND CONSTRUCTION

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
business is built on providing custom pest control solutions based on each
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

Corky’s technology delivers the best in tracking, monitoring and exterminating
pests. Our commercial service utilizes custom software and bar code technology
BEE SERVICE
to provide our customers with account data accessible online anytime, anywhere.
Go with a reliable company. Call Corky’s today for a free commercial consultation BIRD SERVICE
and estimate.
BAT SERVICE
GOPHER TREATMENTS Mon
LANDSCAPE PLANT TREATMENTS
corkyspest.com
1-800-333-7138
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

Feature Story
LANDLORDS AND THEIR ATTORNEYS SUFFER

CRUEL AND UNUSUAL PUNISHMENT
Government Finally Orders Eviction Under Los Angeles
Municipal Code Section 151.09(A)(11)
By Harold Greenberg, Esq.
your arguments rehearsed. You sit and wait for your case
to be called. You sit and wait. You sit. You wait. Then
suddenly you realize, it’s lunchtime.
“Excuse me, Madame Clerk? The judge did not call my

case,” you say. “Oh, the other side called and said they
will be here this afternoon” the clerk informs you. “But
Madame Clerk, when I checked in at 8:30 you said the
other side checked in.” “Yes, but that was a different
attorney from the firm, they are not on this case.” And
still you sit and wait, for days and months, for your case to
never be called…a nightmare? Could be, or you could be a
Imagine if you will that you keep on coming into court landlord’s attorney in an Unlawful Detainer Court.
prepared for your case but it keeps getting continued

This was my experience representing Landlords in Unlawful
because the opponent does not show up... “Case is
Detainer Court in the City of Los Angeles. Eviction defense
continued...” I return…“case is continued …” I return
firms lie, cheat and steal to protect the tenants for the
…“case is continued …” I return…
coveted limitless attorney’s fees clause in a lease. They
falsify declarations, their process servers file false proofs of
The above scenario? A dream? No way, it’s the stuff of
service … they delay depositions and discovery, file massive
nightmares! You show up to court prepared, fresh cleaned
meritless motions, and they have the full support of Judge
suit, hair brushed flat, briefs or binders in hand… where is
… well … let’s just call him Judge Wrong.
the opponent? Not present? Case is continued! Let’s add
some elements…a gavel “BAM-BAM Case Continued!” A
One particular case was especially egregious. The tenant
judge who is not listening...“BAM-BAM Case Continued!”
was represented by the notorious eviction defense firm
And again...and again. Why won’t the judge listen to me? “Basta.” Lenny Landlord was a simple gardener. His father,
Doesn’t he recognize delay tactics? Doesn’t he care? How an immigrant, had worked hard all his life and accumulated
many times will I have to come back? Ugh, wake me up several small buildings on the East side of the City of Los
please. This is a nightmare! Angeles. After he passed, the buildings went to his wife
and three children.
Oh, you’ve not had that dream? How about this one: You
show up in court, you are ready. Your suit is pressed, and One particular building was a mixed-use building with a
your hair brushed flat. You have your binders, your briefs, residential upstairs and commercial office downstairs.

The upstairs was rented to a family for living, sleeping the trial date. The trial date is merely the day you show
and dining purposes. The commercial first floor unit up in court, watch the other cases, and wait for someone
was vacant. While reports differ on how it came to be from BASTA to show up and ask for a continuance. If you
occupied (one report says the tenants upstairs sublet it are lucky, this will be before lunch and you can go back to
to them, another report says neighbors informed them the office and get some work done. Usually, though, this
of a long-time vacant unit in the building). However, it is after lunch.
happened, a family moved in and squatted there for years
without paying rent, 12 years to be exact. They were rarely It started off like any other case. We file the Complaint
bothered for rent. Eventually, family members passed and a Summons is issued and served. We appear for their
away and our client, the gardener, eventually inherited the meritless demurrer that they lose. They file an Answer and
position of managing Trustee charged with taking care of Demand a Jury Trial. A Jury Trial? Is it a question of fact
the properties, a job he knew nothing about. So, he did for the jury to decide whether tenants living in an illegal
the sensible thing and hired a management company. The commercial unit under a government order to vacate have
management company unfortunately attempted to collect a right to possession? Nevertheless, the jury trial was set
rent from the squatters living in the commercial unit and many weeks later for June 4, 2019.
the squatters ran squawking to BASTA, Inc.
We then filed a Summary Judgment motion (obviously –
Founded in 2005, BASTA, Inc. is the largest tenant rights why bother the courts with a jury trial on this case) but it
organization in Southern California serving virtually every is continued to the next day at the request of defendants.
tenant need (legal or otherwise). On its website, BASTA On May 24th, we learned from the court docket records
brags that it pioneered the strategy of bringing all eviction “pursuant to request of defendants, Motion for Summary
defense cases to jury trial rather than having cases decided Judgment is continued to June 21, 2019.” Next, on May 28,
by a single judge, and that it has won more jury trials 2019, we learned from the court docket records “pursuant
in eviction cases than all of the other organizations in to request of defendant, trial scheduled for June 4, 2019 is
Southern California combined. BASTA prides itself in that it continued to June 21, 2019 in the morning.
has revolutionized the entire eviction legal process.
On June 21, 2019, I show up at 8:30 A.M. ready for trial.
BASTA took control of the situation, calling in the Housing Case is never called. After lunch at approximately 3:30
Department, the Building Department, the Kitchen Sink P.M., my client’s Plaintiff’s Motion for Summary Judgment
Department. Result? ORDER TO VACATE! Remove all was heard. Judge Wrong denied it because tenants’
persons from the first floor! It is not zoned for living- declaration that they did not receive in the mail the Notice
sleeping-dining purposes. The end, right? Wrong. posted on the door created a triable issue of fact (as to
what?). We argued that service is complete upon mailing
Thus, began the eight-month Odyssey in Unlawful Detainer and the proof of service states that it was mailed, but the
Court. What is that you say? Eight months? Couldn’t motion was denied. The judge invited us to submit an
be…Landlords are entitled to an expedited trial! True, a amended Motion for Summary Judgment to connect the
trial date is set within three weeks of filing the Request for dots. We did. The motion was denied.
Trial. But that doesn’t mean you are actually going to trial.
In Judge Wrong’s court, you are going to trial when he It is worthy (or unworthy) to note here a court docket entry
“orders the parties to be trial ready” which is different from on July 25, 2019, “pursuant to oral stipulation, non-jury

Feature Story
trial scheduled for July 17, 2019 not held – continued to “Updated – Amended Complaint 1st: Name Extension:
August 16, 2019.” Stipulation? Really? I appeared ready 1st; as to Parties changed from Erica Hurrah (Defendant),
for trial with proposed joint documents in hand on each Louie Hurrah (Defendant), Socorro Sassy (Defendant),
and every trial date. Eric Hurrah (Defendant) to Louie Hurrah (Defendant),
Erica Hurrah (Defendant), Socorro Sassy (Defendant), Eric
The period of June 3, 2019 to July 17, 2019 became a Hurrah (Defendant)”
bizarre odyssey of Defendant’s Motions to Compel Discovery
responses for discovery never served, which was denied, What does that mean? And why is that even a court
and for further discovery on the discovery served which docket entry? The complaint and First Amended Complaint
was granted “in part.” What were the further discovery are identical as to parties. It is continuing madness from
responses granted “in part?” Changing all “N/A” answers 14 pages of 49 court docket entries beginning with
to “Responding Party is not aware of any” and to change “Updated” regarding Defendants’ Motions to Compel said
a small handful of the hundreds of discovery requests to
entries providing no information and don’t even appear to
conform with the “a-b-c-d-e” response format. There were
be internal corrections, just a bunch of gobbledygook!
no substantive changes or additions. No sanctions were
imposed, however, Judge Wrong invited us to file a motion
BUT…backing up just a tad…After we filed the first
for sanctions for having to appear and oppose a motion
amended complaint, the Defendants served HUNDREDS
to compel discovery that was never served. Following the
OF PAGES OF DISCOVERY REQUESTS and Deposition
judge’s advice, we did. The motion was denied.
Notices, substantially identical to the first set, and even
called them each “Set One.” I spent hours responding with
But Judge Wrong didn’t JUST deny it, it was a long and
objections. And they filed a NEW SLEW OF MOTIONS TO
drawn out process requiring multiple appearances:
COMPEL to further delay the case.
• July 17th: Motion for Sanctions filed by us (16 court days

The trial was finally scheduled for September 20, 2019. I
before hearing on August 8th);
attempted to exchange documents (again), but no response
• August 6th: Reply (Notice of non-opposition) filed by us.
from BASTA. I showed up in court on September 20, 2019
• August 8th: On day of hearing, tenants filed their
opposition. The judge continued the hearing to August 20, prepared, fresh cleaned suit, hair brushed flat, and with
2019 in order to review the paperwork and purportedly to proposed joint documents trial binder in hand. Defense
give us an opportunity to reply. He called this continuance counsel shows up unprepared and requests a continuance.
a “Stipulation” of the Parties.” If a stipulation can be Court docket entry: “Pursuant to oral stipulation (meaning
unwilling and forced, then it was a stipulation. forced and unwilling), Non-Jury Trial scheduled for
September 20, 2019...held - continued was rescheduled to
Oddly missing from the court’s docket is Defendants’ October 11, 2019.”
Motion for Judgment on the Pleadings. The basis? The
Three-Day Notice to Quit attached to the complaint refers Then on October 11, 2019, I show up in court prepared,
to the 60 day notice NOT attached. As a result, the judge fresh cleaned suit, and again, hair brushed flat, and with
granted it, and we filed a First Amended Complaint (using proposed joint documents binder (pursuant to The Los
“60 day” notice). Angeles Superior Court Third Amended Standing Order) in
hand. In comes another BASTA attorney who has never
But the oddness does not end there. There is an entry on before appeared on the case. This new attorney says trial
August 21, 2019 that goes like this: counsel is on vacation. He also served me with a Motion

for Summary Judgment set for October 18, 2019. Once Opposition was delivered on Wednesday, October 16,
again, the trial was continued to October 24, 2019. 2019, not one BUT TWO court days before the hearing.
This next part should be read in slow…motion…The judge
I prepare the opposition over the weekend and e-filed it gives me the hand-up and says “shhhhhhh” and then turns
on Monday, October 14, 2019, which happens to be a to defense counsel and asks him what date he would like
government holiday, so we mail out the Opposition by to come back.
priority post on the next day, Tuesday, and it is delivered
on Wednesday, October 16, 2019. Then on October 18, This was THEIR Motion and THEIR date chosen and THEY
2019, I showed up in court again, and as always, I am ready. showed up unprepared. The tentative ruling DENIED their
My suit is pressed, and my hair is brushed flat. I have my motion. Why do we have to come back AGAIN! Why?
binders, my briefs, and my arguments all rehearsed. I sit The judge explained very clearly that on this day he wanted
and wait for my case to be called. I sit and wait and wait… to give them EVERY OPPORTUNITY to succeed. That’s why.
and in comes yet another BASTA attorney who has never Every opportunity to defeat a government order to vacate
before appeared on the case. He states as an officer of is given. This is the state of our Unlawful Detainer Court
the court that their office has just received the opposition system. And their motion was granted. Yes, it was.
today and they need time to review it and prepare a reply.
In summary, the Landlord and his attorney suffered cruel
I inform the judge that we are in compliance with and unusual punishment for attempting to evict tenants
Rule 3.1351 and our tracking number shows that the under a government order.

COM
ME AND VISIT OUR
O
S
Saalee
ROOM
SHOWR N
Nylon C
Carpet
5 /sq.ft.*
$1.95
(3
310) 412-2424
4 *Including in
nstallation
& ½” pad dding.

delttacarpet1@
@gmail.co
om
Com
mmerciaal Carp pet
$1.50 / sq.ft.*
*Including in
nstallation
& jute padding.
**Minimum 550 sq. yards

purchase reqquired**
Delta Carpet
Servving California Since 1985
Warehouse, Inc.
979 S. La Brea
B Avenue Store ho
ours:
Inglewood CA 90301 10:00 am
m– 5:00 pm (M - F)
Weekendds by appointmeent only

CHOICE PAINTING
Interior & Exterior Paint Specialists - Free Estimates - Guaranteed Work
(323) 731-4244 1-800-870-5900 (323) 389-8257
Our quality workmanship and on-time performance take the headache

out of any job - from large building to bachelor pads!
• Apartment Interior Specialists • Residential • Special Projects

• Exterior Paint Specialists • Excellent Preparation • Quality Materials
• Remove Peeling Paint • Plaster, Patching, Sanding • Primer
Insured & Bonded - State Lic. #997206

Management
FIVE COMMON MISTAKES

LANDLORDS MAKE WHEN
SCREENING TENANTS
By Alexandra Alvarado, Senior Account Manager, TenantAlert
Every housing provider should try to fill vacancies nine months ago and has been paying it consistently on
as quickly as possible (after all, time is money), but time. She is building her credit history and her score will
skipping the following essential screening steps may likely trend positively if she keeps making timely payments
result in renting to a nightmare tenant and loss of rental and perhaps opens more lines of credit. When comparing
substantial income. TenantAlert’s recent survey of 1,100 John and Jane, Jane would be a lower risk applicant even
rental property owners showed that 20% of owners do though their scores are the same.
not collect a valid proof of identification and only 32%
collect a social security number. When it comes time to MISTAKE No. 2: Not Running a Criminal Background
sue or collect from a delinquent tenant, it can be nearly Check
impossible to locate them without the right name or
government issued identification. To ensure you keep Many owners have a “feeling” about an applicant and
your rental income (and your sanity), make sure you think it’s not necessary to run a background check on
aren’t committing the following common mistakes when every tenant, but on some tenants they may. Although
screening your tenants. your intent may not be to discriminate, changing your
screening policies based on your intuition could be
MISTAKE No. 1: Relying Solely on a Credit (FICO) deemed a violation of the Fair Housing Act, so make sure
Score to Make Your Decision to treat and screen every tenant equally.
A tenant’s credit score is only one data point of many that The only reason not to run a criminal background check
should be considered when determining an applicant’s is if your applicant is under the age of 18 or if you plan to
financial state. Don’t just look at the FICO score but look never run a criminal background check on any applicant –
at trends. which we advise against. Your due diligence as an owner
or manager is to first ensure that your other residents
For example, let’s say John Smith has a 680 FICO score are safe. Should anything happen on your property
– not bad right? Think again! For many years he has you’ll want proof that you ran a background check and
had six credit cards, a car loan, and a student loan, and considered the nature of the crime, if any. If the reason
although he has always paid his bills on time, about 6 you are not running a criminal background check is that
months ago he made several late car payments and was you fear a housing discrimination lawsuit, be sure to
sent to a collection agency for an unpaid phone bill and review HUD’s guidelines on the topic and consult with
auto insurance bill. His score may be at a 680 for now, the Apartment Association of Greater Los Angeles or your
but he is certainly trending negatively. His score is not attorney to verify the records and how to properly decline
bad, but that’s really because he has an extensive credit the applicant.
history of which he spent most of it paying his bills on
time. His recent trends, though, can make him a high-risk MISTAKE No. 3: Not Collecting a Government Issued
applicant. Identification or Social Security Number
On the other hand, for example, Jane Doe also has a 680 Although California law prevents you from requiring that
FICO credit score. She just opened her first credit card an applicant provide their Social Security number, you

can request information or documentation necessary to January 1, 2020, the maximum-security deposit for active
verify the financial qualifications of a prospective tenant military personnel is one month’s rent, or two months for
or occupant. This includes a passport, driver’s license, a furnished unit). In a worst-case scenario, a tenant may
foreign identification, social security number, or ITIN stop paying rent and delay eviction proceedings, resulting
(Individual Taxpayer Identification Number). Be sure to in multiple months of lost rent. Having a security deposit
ask for a copy of the identification and make sure the on hand can help mitigate these losses.
name, signature, photo, and other details match what
your applicant has provided you. Although it does not Unfortunately, even if you take a tenant to court and
happen often, we have come across individuals who obtain a judgment against them, they will likely never
are attempting to impersonate someone else and they pay you back. To help protect against losses that exceed
are hoping the landlord doesn’t look too closely at their a security deposit, consider insuring your potential loss.
identification. There are also applicants that may change AAGLA Screening offers Lease Guarantee through the
their date of birth or name spelling very slightly to throw Lease Guarantee Analyzer provided in the Plus and
off criminal background checks results. Premium AAGLAscreening.org packages. If your tenant
qualifies (most do) you can purchase or have your tenant
MISTAKE No. 4: Not Checking References or Source purchase annual coverage for lost rent, damages, or legal
of Income fees. This is better than traditional insurance because it
covers you up to $10,000 against common rental losses.
Ask your applicants for multiple references including Landlords who do not get LeaseGuarantee may later find
two landlords and a current employer (if employed). themselves paying out of pocket for lost rent or damages.
Although they may not always be able to speak to their
character, they can share important facts like whether Conclusion
they paid rent on time or their employment status.
Keep in mind that in California you can’t discriminate Hopefully you’ve already been ordering a credit and
based on source of income, but you can verify that the background check on every rental applicant. However,
tenant has enough income to pay rent. Income sources misreading the results you receive and not obtaining an
can include employment, child support, or government applicant’s identification, income verification, references,
assistance programs. security deposit, and LeaseGuarantee can still leave you
open to risk down the road. The extra effort of thoroughly
If you don’t verify income or references, you could screening tenants will always pay off.
be renting to someone who simply can’t afford rent
or someone who has a history of making late rental Alexandra Alvarado is a Senior Account Manager
payments. Remember, just because someone has a good at TenantAlert, which is the operating system
credit score and no evictions, it doesn’t mean they can
behind AAGLA’s preferred tenant screening service,
afford to pay your rent or didn’t have issues paying rent in
AAGLAscreening.org. She is responsible for
the past. In addition, you’ll want to review the applicant’s
TenantAlert’s educational division and in the last 2
monthly debt obligations which are clearly listed on credit
reports. An applicant with a high debt to income ratio years has hosted and moderated over 50 webinars
may struggle to pay rent. for thousands of clients nationwide on topics such as
screening compliance, evictions, emotional support
MISTAKE No. 5: Not Getting Additional Protection animals, and more. Alexandra has also been heavily
involved in the marketing and sales of LeaseGuarantee,
It goes without saying that a security deposit is the a breakthrough program offered by TenantAlert that
primary method of protection you should always use
reimburses landlords for lost rent, legal fees, and
when renting your units. The maximum-security deposit
damages incurred during tenancy. Alexandra has a BA
in California is two month’s rent or three month’s rent if
and MBA in Marketing from Pepperdine University.
you are renting out a furnished unit (Note that effective

Excellent property management
doesn’t cost. It pays.
Call today and learn exactly how we’ve saved our clients much more
than they spend on our management fee.
Kyle Crown: President | David Crown: Founder and CEO DRE: 01931033
Award-winning, trusted. Los Angeles Property Management Group has provided

25 years of managing award-winning property management in Los Angeles and the
with integrity. San Fernando Valley for over 25 years. Regardless of the
size of your investment, we deliver impeccable service and
Highest rents paid by the
maximum profits each and every month. Your peace of
best tenants.
mind is our greatest objective. Visit us at www.lapmg.com
No charge to oversee or call David at (323) 616-1438 to find out how we’ve earned
seismic retrofit. our reputation as Southern California’s best reviewed
No long term contracts. property management company.
Read our monthly articles for the

@losangelespropertymanagementgroup @laproptymngmt @lapmgconstruction
Forbes Real Estate Council

LIC. #787744
AAGLA MEMBERS CAN NOW PURCHASE

WORKERS’ COMPENSATION FOR AS LOW
AS 7.99 PER $100 OF PAYROLL
5% Discount to all AAGLA Members
Do you have a resident manager?

Do you have a maintenance man?
Does your gardener have his own coverage?
Call today for a free quote!
www.coadyinsurance.com
PRICING SUBJECT TO CHANGE

CABine
s
AMERICAN MADE CABINETRY
nets &
i
Cab uartz
q nters
TARZANA, CA
Includes:
coutalled
*
FREE Stainless Steel Sink
ins
$5995 FREE 2 pcs Solid Quartz Counters
FREE Handles up to $100
Visit our showrooms and let our expert
*Pricedesigners
based on 20LFhelp create
of cabinets your
& two next
pieces kitchen
of solid today!
quartz pre-fab
Visit our showroom and let our expert designers help create your next kitchen today!
LOS ANGELES ORANGE COUNTY

13213 Sherman Way CONTACT US 1201 E Ball Rd. Unit W
North Hollywood, CA 91605 info@mtdkitchen.com Anaheim, CA 92805
WWW.MTDKITCHEN.COM
818-764-2254 714-766-4440
SKY Properties, Inc.
was founded in 1997 by
Kari Negri to offer hands-on
boutique property
management services. Sky
has demonstrated success
while managing properties
ranging from 16 to 150 unit
buildings. We maintain
transparent accounting,
offer competitive pricing
and reliable customer
service.
For the Best in Sustainable Property

Management in Los Angeles
CALL SKY TODAY!

(323) 882-6606

Management
DEAR KARI: YOUR 2020

CALENDAR OF MAINTENANCE,
REPAIRS AND INSPECTIONS
By Kari Negri, Chief Executive Officer of Sky Properties
Monthly or More Often Than That February
Check the lights on the entire property, including pool Your Los Angeles City Business license is due for renewal.
light once every week. Clean the trash areas once per City of Los Angeles Code Enforcement and City of Los
month. Check / repair all railings at least once per month. Angeles Rent Registration is due by the end of the month.
Meet with vendors to go over safety at your property and
Re-seed grass and add seasonal flowers. Schedule to
discuss what is going right or wrong and how to improve
have laundry service clean behind dryers (e.g., prevent fire
conditions at your building. Calendar professional service
hazard). Clear rain gutters and check roofs for debris.
of all fire extinguishers and fire equipment.
March
January
Business tax returns must be filed by March 15th. Service
Make a schedule and calendar residents rent increases for all heating and air conditioning units, including cleaning
the entire year. Get a current market survey to determine coils and checking freon for leaks (cheaper to check air
market rents for upcoming rent increases and any vacancy conditioning system before the hotter months). Check and
if needed repair and seal all magnesite decks. Order smoke
(many people move during February and March). Update
and carbon monoxide combination alarms with ten-year
manager contracts and tenant leases with any changes in
battery life and buy a can of smoke to test alarms. Check
law (there are new ones every year such as notices required
walkways for fall or trip hazards, and grind concrete as
for Assembly Bill 1482). Make sure all the signs on your
necessary or call city (in Los Angeles you just need to dial
property are up to date - check with the Apartment
“311”) to remove trip hazards on city sidewalks.
Association of Greater Los Angeles to see if any laws
have changed so you can be compliant. Send 1099’s to April
vendors. Review financial data for improvements and
prepare and send the financial statements to your Certified Smoke and carbon monoxide alarm should be checked.
Public Accountant. Make sure all required devices are present and have not

been removed, all plumbing inspected, appliances checked, September
heating and air conditioning filters checked for cleanliness,
and investigate any roach and bed bug infestation. Adjust Perform roof cleaning, and roof leak testing. Inspect roof
light timers with time change, or better yet, install photo for bubbles, splits or any gaps. Clear rain gutters and
sensors. downspouts. Order smoke alarm / carbon monoxide
combination devices and once installed, test with canned
smoke. Ask manager to submit any needed building
May
improvements / wish lists for next year’s budget.
Tenants should be given a reminder to change or keep air

October
conditioning filters clean. Let your tenants know how to
care for air conditioning unit during the summer months. Check smoke alarm, plumbing, and appliances. Look
Clean and repair, or replace if needed, all pool and at and replace as necessary, air conditioning filters.
Investigate air conditioning units for health or safety issues
courtyard furniture and equipment. Service barbeque(s). of any kind – repair as necessary. Adjust light timers when
Pressure wash all driveways and carports and restripe or the time changes. Add seasonal flowers. Finalize capital
touch-up parking lines and numbering as needed. Clean improvements needs and budget for New Year. Hydro-jet
all exterior windows (get at least two bids). Landscape by all main sewer lines to clear sludge and grease build-up to
prepare for rain.
adding seasonal flowers and fill-in bare areas.
November
June
Trim trees, re-seed grass, clear roofs, clean gutters and
Service water heaters and lubricate 100-gallon boilers and downspouts of leaves, etc. Make sure tenants have
Raypak units. Palm trees should be trimmed during the someone to contact over the Thanksgiving holiday in case
months of June to August - get bids Have all parking of emergency. Clean sediment build-up from 100-gallon
gates serviced and checked for proper operation and safety tanks, lubricate circulating pumps. Ask anyone to turn on
equipment. Schedule paint touch ups - meet painter at their ovens in early November and actually cook something
the building and have them do a mock-up if complete in oven (even a frozen dinner or pie) before the holidays
repainting is required. as many vendors will not come out on those days. Finalize
budget for the upcoming year.
July
December
Obtain bids for monthly recurring services (pool, trash, Distribute notes on tree disposal and fire prevention tips
elevator, pest control, gardening, alarm, etc.). Apply such as disposing of Christmas trees, lighting and candle
touch-up paint on buildings and fences. Schedule to use safety. Winter is known to be one of the slower seasons
have laundry service clean behind dryers. Serve notices to for rentals, but also the season that sees increases in
tenants on July 2nd to collect rent registration in August accidents and crime. Reduce occurrence of winter-related
for Rent Controlled buildings only. risks and injuries, including: Carbon Monoxide poisoning,
Fires, Slips and Falls by making sure your property is well
August maintained and that your tenants are well informed.
Inspect and make repairs to asphalt and re-seal as necessary. Kari Negri is the Chief Executive Officer of Sky
Hydro-jet all main sewer lines to clear sludge and grease Property Management and is a member of the Board
build-up. Get tree trimming bids prior to the month of of Directors of the Apartment Association of Greater
November. Trim palm trees. Have furnace serviced before Los Angeles. For questions, you can reach Kari at
the cold season begins. Kari@SKYprop.LA

ReassureRent Insures your Rental Income!
If the tenant does not pay the rent,

ReassureRent will manage the
eviction, restore possession of the
Visit us online or call us today to save premises back to the landlord, and
an average of $5,960 per eviction with pay the landlord for the missing rent!
ReassureRent!
www.ReassureRent.com/AAGLA
833-3TENANT (833-383-6268)
info@reassurerent.com
O
ALS • SEWER & DRAIN CLEANING • GAS MAINS • DISPOSALS
• WATER HEATERS • LEAK DETECTION • EARTHQUAKE VALVES

Management
RENTER FICO SCORES HAVE DROPPED:

HERE’S WHY IT’S REALLY NO BIG DEAL
By Becky Bower, Contemporary Information Corporation
Contemporary Information Corporation (CIC) has just 1. Summer Vacations. According to Business Insider,
released the credit, criminal and eviction data for July people spend an average of $1,979 annually on summer
2019 through September 2019 and discovered that your vacations – with both West and East coasters spending
tenant’s FICO scores have trended downward. “FICO,” more on vacations than Midwesterners do. As this quarter
originally known as Fair, Isaac and Company, is a data was in the thick of Summer, its likely rental applicants
analytics company based in San Jose, California focused used their credit cards to take care of their Summer
on credit scoring services - its FICO score has become the vacation expenses.
standard measure of consumer credit risk.
2. New Renters Enter the Market. A big factor that
CIC’s quarterly data analysis highlights the number of could be contributing to the decline in FICO scores are
rental applicants that have criminal and eviction records the newest generation of renters. In our full credit score
on their tenant background checks, as well as the average
analysis, you can see that the rise in ‘poor’ and ‘very poor’
FICO credit score. Compared to the last quarter (April 2019
scores increase month-to-month. For ‘very poor’ scores
to June 2019), the average FICO score has declined slightly,
alone, it goes from 13.1% in July to 15.2% in September!
which is likely due to Summer vacation spending and the
As most colleges start their Fall semester in September, it’s
increased number of college student rental applicants.
likely that rental applicants with student-debt, or first-time
renters, might be aiding in the average FICO score decline.
FICO Scores Dipped in the Third Quarter
3. Increase in Rental Applicants. These months were

Since last quarter (April 2019 to June 2019), the ‘excellent’
prime renting season, meaning a large number of renters
and ‘good’ range has decreased by 2.57%, while the
were hunting for new rental unit to move in. Generally, the
‘poor’ and ‘very poor’ score range has increased by 2.27%.
While there was a steady decline in credit scores month- more rental applicants there are, the more likely you’ll see
over-month during the third quarter, on average, credit credit score diversity, which can have a big effect on the
scores are still not as low as during the first quarter of 2019 quarterly average.
was. On average, the total number of applicants in the
third quarter who had an ‘excellent’ or ‘good’ credit score As new rental applicant eviction, criminal and credit scoring
amounted to 39.9%. background check data gets released, keep this in mind
when you revise your property’s rental criteria.
FICO Score Ranges
Becky Bower is a marketer and writer that specializes
Excellent and Good Scores 701-850 in legislative trends. As Contemporary Information
Average Scores 641-700 Corporation (CIC)’s Content Specialist, she authors
in-depth guides on how to manage, grow, and scale
Poor and Very Poor Scores 300-640 within the rental housing industry on the CIC Blog.
CIC is the preferred tenant screening service of the
Reasons Why Credit Scores Are Dipping Apartment Association of Greater Los Angeles. For
While there isn’t enough data present to say for certain more information, please go to https://aagla.org/cic-
what is causing the dip in FICO scores, there are quite a apply-connect/. Proper, upfront tenant screening can
few seasonal factors that could be causing the drop. save you thousands of dollars down the road.

Management
DEAR MAINTENANCE MEN

By Jerry L’Ecuyer & Frank Alvarez
Dear Maintenance Men: once a year may help cure your chronic grease stoppages.
We highly recommend doing a mainline drain maintenance
just before the holidays each year.
I have an opportunity to buy a small
power snake for cleaning out kitchen and Dear Maintenance Men:
bathroom drains. At the rate my tenants I have a parking area at my building with
block their drains it should pay for itself concrete bumper stoppers. The problem
in no time! Is this a good idea? is that when the cars touch the stopper,
Dale S., Alhambra they move. How do I attach them to the
Dear Dale:
parking lot? Bill W., Oxnard, CA
Dear Bill:
From our standpoint, almost any excuse is a good reason to
If you have an asphalt parking lot, it is quite easy. Most
buy a power tool! However, most bathroom and kitchen
concrete bumper stoppers have two holes that go through
drains can be cleared with a three-foot hand snake. The
from top to bottom. These holes are just the right size to
tub or shower will typically have a hair stoppage just past
fit a piece of half inch rebar rods. Pick up two either 12-
the tub shoe and the bathroom sink will have a toothpaste
inch to 18-inch pieces of rebar for each stopper. Place
and hair stoppage in the trap before the wall. The kitchen
the rebar through the holes in the stopper and then use a
sink will typically be stopped on the garbage disposal
sledgehammer and pound the rebar into the asphalt.
side because of improper usage of the disposer. When
both sides of the kitchen sink are blocked, then it may be
If your parking area is concrete, use a hammer drill with
necessary to use the power snake.
a ½ inch concrete bit to drill a hole in the concrete. Use
your existing parking bumper as a guide. Either drill down
But power snakes can be very dangerous. Most operate
through the holes in the bumper stop to the concrete
with a ¼ to ½ horsepower motor, which packs quite a
below or use powdered chalk poured down through the
punch, especially if your finger or arm gets caught! If you
holes in the bumper stop to mark the concrete. Then drill
buy this snake, we highly recommend that you get some
all the way through the concrete until you hit dirt. Hammer
training on your machine. Power drain cleaning is very
your rebar into the bumper and concrete. If the fit is loose,
much an “art” when done well. Knowing the difference
pour some concrete into the parking lot holes and then
between hitting and clearing the stoppage and when the
insert the rods.
snake is snagged comes with experience. A broken snake
cable in your drain system will be far more expensive than
simply calling an experienced plumber when needed. Dear Maintenance Men:
Another thought is that most kitchen stoppages are caused I’m about to start a remodel project in
by grease. Your power snake will only temporarily clear the one of my units. Can you give me some
stoppage. Getting a company to “Hydro-Jet” your drains tips on drywall repairs? The previous
residents were very hard on the walls and be sure to use wallboard tape to reinforce the joint. The
tape comes in paper or fiberglass and will ensure the joint
I want to learn how to do the repairs.
will not crack in the future. Using a ten-inch taping knife,
Thanks. Benjamin E., Calabasas, CA apply a thin layer of joint compound. Then immediately
press the joint tape into the compound and use a four-inch
Dear Benjamin: taping knife to smooth out the tape and let dry.
If there are holes in the drywall, you can use mesh drywall
patches (Available at any hardware store.) and drywall Again, using your 10” knife apply another layer of joint
mud to do the rough repair. If the holes are larger than six compound over the tape and let dry. Finally, apply the
inches in diameter, cut the damaged area out. finish layer of compound and let dry. Use sandpaper or a
Cut out enough material to reach a stud on either side wet sanding sponge and sand the joint until it is smooth.
of the repair. Typically, a square hole is best. Cut a new After all is dry; texture to match surrounding walls.
piece of drywall and nail or screw it into place using the
exposed stud on either side. After completing the rough
Frank Alvarez is licensed contractor and the Operations
drywall repairs, comes the finish work. Use wallboard
Director and co-owner of Buffalo Maintenance, Inc.
joint compound and joint tape on all seams, nail or screw
He has been involved with apartment maintenance
holes and corners. Joint compound can be found at any
and construction for over 20 years. Jerry L’Ecuyer is
hardware store and comes in quart, gallon and five-gallon
a licensed contractor and real estate broker. Jerry
buckets ready mixed.
has been involved with apartments as a professional
since 1988. For more info please go to: www.
Plan on applying three coats of compound material letting it
BuffaloMaintenance.com.
dry between coats. When doing repairs to joints or cracks,
LANDLORD
TENANT LAW
UNLAWFUL DETAINER
Representing
Landlords
for over
35 Years
LAW OFFICES OF
FRED M. SZKOLNIK FREE SEMINARS - (626) 551-4326
A LAW CORPORATION
Let attorneys handle your matter through all stages

of proceedings, Reliable individualized service RUSTY TWEED
PRESIDENT & CEO
MAC GRAHAM
PRINCIPAL BROKER
EDWARD WENG
SR. REAL ESTATE CONSULTANT
MICHAEL MAK
REAL ESTATE CONSULTANT
BRE #: 01956794 BRE #: 00636872 BRE #: 02007124 BRE #: 02069152
www.evictionsla.com WWW.TFSPROPERTIES.COM
2060 HUNTINGTON DR. #1 SAN MARINO, CA 91108
(818) 986-3888 (310) 571-3888 (323) 937-3888

Management
6 WAYS TO USE PINTEREST

TO DRIVE MORE LEADS TO
YOUR PROPERTY
By Jon Simpson, Founder, Criterion.B.
Today’s residents are not just relying on Facebook boards that showcase your property (rooms, amenities,
recommendations or Craigslist to find their next multifamily events), as well as boards that provide tips and tricks for
home. They are now turning to alternative tools for research, commonly searched apartment topics. Make sure not to
guidance, and inspiration, such as online bookmark and go overboard with the number of boards so that you can
picture-sharing site Pinterest. What once was a site for keep all of them active and create descriptions for each
teens to share crafts and recipes with friends is now a one. Consider creating the following boards:
profitable social media platform for savvy marketers. With • Interior decorating tips
more than 150 million monthly users, Pinterest provides • Neighborhood guides
a refreshing way to maintain and enhance your search
• Easy recipes for entertaining
engine optimization (SEO) efforts.
• Space-saving tricks
• Household hacks or craft ideas
While Pinterest relates more to social shares and
engagement metrics rather than technical SEO tactics and
3. Research & Include Keywords - Perhaps one of
backlinks, the pinning platform spurs more than 2.0 billion
the most important aspects of Pinterest is to include
searches each month. Additionally, more than 250 million
appropriate keywords as part of your “pins.” Each “pin”
of those monthly searches are visual searches — opening
needs to contain keywords in the title or description to
the door for significant multifamily marketing potential.
increase its relevance in search engines and direct more
people to your boards. To accomplish this, you will need
So, how do you build (and maintain) a strong presence on
to conduct thorough research on your target residents to
Pinterest? Below, we explore a few ways to get started and
discover what they are most interested in and searching
make the most of this growing social media platform. for online. Also, Pinterest offers a guided search tool to
help find more relevant results and narrow down the focus
1. Start a Business Account - The first step requires of searches. Once you type in a keyword or topic into the
creating a business account and not personal as this will search query, Pinterest will suggest semantically related
give you access to the Pinterest advertising manager and modifiers, which indicate some of the most popular search
analytics tracking. Use your property’s full name in your queries related to your topic. Keep track of these popular
account and be sure to include all necessary descriptive queries and past them into a document that you can keep
information in your Pinterest background, including on hand when pinning new content to your boards.
contact information, logos, and any building or community
amenities or features you would like to highlight. 4. Develop a Strategy & Be Consistent - While Pinterest
may operate a little differently than other social sharing
2. Create Your Boards - Pinterest boards are the topics networks, that does not mean you can create an account
that you use to organize your content. You should create and occasionally log on to pin posts. Just like your other

platforms, it is crucial to develop and maintain a consistent 6. Customize Source Links - Customize your pin’s link to
sharing strategy, regularly check analytics, and continually direct potential residents back to your website so they can
engage with other users. Strategy is at the core of building check out your property. Click “Edit” on your pin, insert
a following, spreading brand awareness, and enhancing your website URL into the “Source” bracket, and make a
your SEO efforts. captivating caption that will entice users to click on it.
5. Pin Frequently and Vary Your Timing - According

Pinterest is a unique social media channel that may not be
to Buffer, you should aim to post between five and 30
successful for everyone, but when utilized correctly, it can
pins per day. Be sure to spread these pins out at different
significantly increase your brand awareness and potentially
times. According to the Pew Research Center, 17 percent
drive more leads to your property. The key is to ensure you
of Pinterest users visit the site daily, and 9 percent visit
utilize the platform to the fullest: by regularly pinning and
several times a day. Additionally, about 29 percent of
users go on Pinterest weekly, while 52 percent say they engaging with residents and maintaining a strategy to
visit the site less often. Accordingly, varying your timing optimize SEO.
will help you reach different segments of your target

residents and create more exposure. We recommend Jon Simpson is the Founder and Chief Strategist at
Criterion.B., a marketing agency focused on branding
pinning content on Saturdays as well as weekdays in the
and inbound marketing for commercial real estate and
afternoons and evenings, as this is typically when most
professional services.
residents are active online.

F R E E C O N S U LT A T I O N
NO CHANGE ORDER Licensed & Bonded
GUARANTEED!
Lic# 697088
SOFT -S TORY EXPERT

CALL FOR REFERENCES
(818) 821-8228 Jesus Gonzalez

jesuslandscaping58@gmail.com
Landscaping Contractor &

Landscaping Maintenance
661.435.3702
Has your property been mandated by the

Los Angeles Retrofit Ordinance?
EARTHQUAKE RETROFIT FINANCING

AVAILABLE FOR APARTMENTS AND
COMMERCIAL REAL ESTATE.
Find design & build services through our personal
recommendations of Contractors & Engineering Firms.
Contact Our Income Property Loan Team Today!

CANDICE FE
FVP/PORTFOLIO LOAN SERVICING MANAGER
CANDICEF@UNIVERSALBANK.COM
OFFICE: (626) 854-2818 EXT. 148
SARAH LEE
INCOME PROPERTY LOAN ASSOCIATE
SARAHL@UNIVERSALBANK.COM
EARTHQUAKE RETROFIT
OFFICE: (626) 854-2818 EXT. 188
ERAM0819
SECURED/UNSECURED LOANS AVAILABLE

WWW.UNIVERSALBANK.COM

Reporting Your 1031 Exchange for Income Tax Purposes
erty and new debt incurred on the purchase of your
new replacement property, your cost of sale and
purchase expenses, any cash received or paid, and
cost basis of your relinquished property.
IRS Form 4797 — Reporting the Gain

Taxable gain recognized will be reported on IRS
Qualified Intermediaries Are Not Created Form 4797Equal
or on IRS Form 1040 on Schedule D
depending on the character of the relinquished
By:
By Mark C. Turok Mark C. Turok
property. Your taxable gain must be allocated
Exeter 1031 Exchange Services, LLC & Exeter Trust Company between ordinary income, depreciation recap-
Exeter 1031 Exchange Services, LLC and Exeter Trust Company
1031 Exchanges should be reported on the tax ture, unrecaptured Section 1250 taxable gain, and
Investors often think 1031 Exchange Qualified Intermediaries (QI’s) are the same – but they’re not – and the
return for the year in which the 1031 Exchange Section 1231 taxable gain.
differences can be significant and critical. There is no regulatory oversight of Qualified Intermediaries; only about
began.regulated,
1% are licensed, If the audited
relinquished property
or have minimum wasrequirements.
capital sold in Scary,IRS
when you6252
consider how much Sale Treatment
2019 and the replacement property was acquired inbeen regulatoryForm — Installment
money they hold. Most QI failures could have been prevented had there oversight.
2020, the 1031 Exchange would be reported on the You may be able to report all or a portion of the
QI’s are a2019
crucialreturn. Here
part of 1031 is a quick
Exchanges overview
and have of the
three very various
important
taxable gain under the installment sale basis pur-
duties. They prepare documents to properly
structureforms
the 1031that mightwork
Exchange, be with
usedthewhen
investorreporting suant to IRC Section
a 1031to ensure a successful
and their advisors 453 ifand
1031 Exchange you accepted a seller
important responsibility – hold and safeguard the investor’s 1031 Exchange funds. Investors must be consideration from
the mostExchange. carry back note as part of the
careful when choosing a QI. the buyer of your relinquished property by complet-
IRS Form 8824 — Like Kind Exchanges ing IRS Form 6252. There are numerous exceptions
Regulatory Oversight Ensures Safety and Soundness
1031 Exchanges are reported to the IRS on Form for installment sale treatment so always consult with
your tax advisor before proceeding with your trans-
Oversight8824. Part I ofagency,
by a regulatory IRS Form 8824
such as includes
a Division the descrip-
of Banking, Departmentaction.
of Financial Institutions, Office of the
tion of your relinquished and replacement proper-
Comptroller of the Currency or the Federal Reserve Board, ensures the QI is operating in a safe, sound and secure
manner,ties,
whichdate the relinquished
is important since they haveproperty was sold,
such tremendous date
fiduciary duties.
the replacement property was identified to your Failed 1031 Exchanges
QualifiedQualified Intermediary,
Trust Accounts and Funds
Protect Investors’ the date the replace- You may still qualify to defer your capital gains
ment property was acquired. These last two items if your 1031 Exchange fails. It’s possible that you
aredeposit,
QI’s should hold and
to ensure yousafeguard
have 1031 Exchange
complied funds
with in separate,
the may have
45-cal-segregated, a partial tax-deferred
dual-signature Qualified Trust exchange or may be
Accounts. The court ruled in the LandAmerica 1031 Exchange bankruptcyable case to
thedefer the
1031 Exchange incomefundstaxes
were from the failed 1031
endar day identification rule and 180-calendar day
corporate funds and subject to creditor claims since the funds were not Exchange held in a Qualified
into Trust
the Account income
following as tax year under
Exchange period.
permitted by the Treasury Regulations. Qualified Trust Accounts classify 1031the Exchange funds as trust
installment sale funds and not
rules. It will depend on your
Part should
corporate funds II of IRS
the QIForm
file for8824 goes into related party
bankruptcy.
questions. Part III is used to calculate your gain specific situation and when you have the right to
access your 1031 Exchange funds.
Bonding,on the sale
Insurance andof yourProvide
Capital relinquished property and your
Financial Strength
adjusted cost basis in the replacement proper- Mark C. Turok is a Business Development Officer with
ty. maintain
QI’s should The fair marketfidelity
significant valuebond,
of your
errorsrelinquished
and omissions and
insurance coverage
Exeter 1031and capital reserves
Exchange as a LLC and Exeter Trust
Services,
safety net against losses inproperties
replacement a 1031 Exchange. Investigateliabilities
is required, methods used
thatby the QI to protect and safeguard clients’
Company and is based out of the National Corporate
funds. were paid off on the sale of your relinquished prop-
Headquarters Office located in San Diego, California.
NO Substitute for Experience and Expertise
Built to Endure
Investors need more than a processor. They need a QI for guidance on best practices in structuring a 1031 Exchange.
Interview prospective QI’s to ensure they have
Turnthe
to technical
Exeter fordepth,
a betterexperience and expertise
1031 exchange necessary
experience. duefrom
It comes to the
knowing you’re working
complex nature of 1031 Exchanges. Investors need
with support,that
a company so the QI must be
is licensed, advisoryand
regulated andaudited
consultative
by theinWyoming
nature Division of Banking.
and willing to work with investors and their advisors for a successful 1031 Exchange. It’s not the size of the QI that
One that has the requisite experience and expertise to consult and collaborate with investors’
matters, but how they manage, control risk and protect the investors’ 1031 Exchange funds.
legal and tax advisors.
A firm with high levels of fidelity bonding, E&O insurance and equity capital. Where
practitioners have decades of experience and have weathered the winds of change.
404 Camino del Rio South, Ste. 600
A firm like Exeter 1031 Exchange Services, LLC.
San Diego, CA 92108
Qualified Trust Accounts administered by Exeter Trust Company.
(866) 393-8370
exeterco.com Cheyenne • Chicago • Ft. Lauderdale • Los Angeles • Newport Beach • Phoenix • Seattle • San Diego • San Francisco
SPECIAL ADVERTISING FEATURE

IT’S BACK – A NEW Version of
2018’s Proposition 10
RENT CONTROL is Back on the California Ballot in

November: Chip In Your Share Today to Stop It!
A new ballot proposition we’re calling “Proposition 10, Version 2.0” will, if passed, California’s rent
control laws will drastically expand by repealing the protections we currently have under Costa-Hawkins. This
new ballot initiative is the very dangerous threat to we owners of rental housing! If passed:
• Your right to raise rent to market when tenants move out will be restricted – vacancy de-control will be
illegal!
• Rent control will be expanded to single family homes and condominiums when more than 2 are owned.
• Will result in the loss of local revenues leaving less funding for our schools, and police and fire
departments.
The Apartment Association of Greater Los Angeles (AAGLA) and others have launched a
statewide to defeat this latest ballot initiative that threatens your property rights. JOIN US IN
THIS FIGHT TODAY!
Our campaign to stop rent control’s expansion and defeat

this new ballot initiative will cost $80++ million.
Give us the resources to defeat it! Please contribute today.
Please, help us to help you. Please contribute to our campaign today and get into what will be the fight of
the Century to protect your property rights, your property’s value and your income. Don’t delay! Mail in your
contribution today using the enclosed envelope. Make your check payable to: Issues PAC of AAGLA, c/o Reed &
Davidson, LLP, 515 South Figueroa Street, Suite 1110, Los Angeles, California 90071-3301; Attn. Cary Davidson, Treasurer,
or contribute online at: https://secure.anedot.com/aaglaissuespac/donate.
Contributions to Issues PAC of Apartment Association of Greater Los Angeles – No on Prop. 10 are not tax deductible.
Paid for by Issues PAC of Apartment Association of Greater Los Angeles – No on Prop. 10.
Stay informed. Sign up at www.aagla.org to get our latest emails and keep up to date!

!
S IONN he Income Property Management Expo gives
S
MI ATIO owners and managers access to cutting edge
D
E AEGIST
R
E products, services and equipment for efficient, cost
FR RH effective management, operation and maintenance of
WIT multi-family housing and commercial properties. Free
seminars and live demonstrations, along with the
opportunity to network with other industry professionals
will provide you with new strategies & solutions to
managing your buildings. As a new addition to the Expo,
the Apartment Association of Greater Los Angeles, an
NAA Affiliate Chapter, will host Maintenance Mania® at
Southern California
the Income Property Management Expo to recognize

maintenance technicians with awards, prizes and
bragging rights. The competition includes a pinewood
derby style car race where the
cars are made out of
maintenance supplies and 7
other maintenance skill
challenges. Winners from
each local event get a chance
to qualify for a spot at the
National Championship held
at NAA's Apartmentalize.
March 24th 2020 9am - 4pm

Pasadena Convention Center
PR E- RE G I S T E R N OW
INCOMEPROPERTYEXPO.COM
H UN D R E DS OF V E N DO RS & E D U CAT I O NAL S E M I NARS
To reserve a booth call us today (800) 931-6666

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
david@snackcity.com
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.

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
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.
Tenant Eviction
Efficient and Effective legal representation. We have recovered over $155,000,000 for Don’t be vulnerable! Extensive experience
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
all courts and counties throughout California.
Efficient, Effective, Affordable! 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
Locations Orange County office Asset Preservation Wilmington,

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
Inland Empire Sacramento 714.279.1100 909.336.1160
800.829.6994 800.829.6994 800.829.6994 877.387.4643

Legal
TENANT PROTECTION ACT OF 2019

(A/K/A, ASSEMBLY BILL 1482)
Just Cause Eviction and Rent Control
By Stephen C. Duringer, Esq.
With few exceptions, the recent passage of AB 1482 will • Transient and Tourist hotels.
change how landlords do business. Signed by Governor
Newsom on October 8, 2019, the new law requires just • School Dormitories.
cause prior to termination of tenancies and imposes
statewide rent control. • Housing accommodations in a non-profit hospital,
religious facility, extended care, elderly or adult residential
Which Properties Are Covered by the New Law? facility as defined.
The new law will apply to all California residential real • Housing that has been issued a certificate of occupancy
property, except: within the last 15 years.
Just Cause Eviction

• The new law does not apply to residential real property
that is subject to a local ordinance requiring just cause for
After a tenant has resided in the rental unit for one year,
termination adopted on or before September 1, 2019, or
or two years if any additional adults are added, unless
to residential real property subject to a local ordinance
exempt, terminations of tenancies require “Just Cause.”
requiring just cause for termination adopted or amended
There are two types of Just Cause: (i) At Fault Just Cause,
after September 1, 2019 that is more protective than
and (ii) No Fault Just Cause. At Fault Just Cause includes
these provisions.
the following:
• Residential real property that is alienable separate from

• Default in the payment of rent, or a breach of a material
the title to any other dwelling unit, i.e. single-family term of the lease, after being issued a notice to correct
residences, townhomes and condominiums, provided the violation if the breach is curable. A three-day notice
both of the following apply: to terminate the tenancy may then be served;
• The owner is not: (i) a real estate investment
trust as defined by Section 856 of the Internal Revenue • Maintaining, committing or permitting a nuisance;
Code, (ii) a corporation, or (iii) a limited liability company
in which a member is a corporation; and • Committing waste;
•The tenants have been provided written notice
that the residential property is exempt using the methods • Refusal to execute a written extension or renewal of a
and language included in the new law. lease that terminated on or after January 1, 2020 for an
additional term of similar duration with similar provisions;
• Owner occupied duplexes and owner-occupied single-
family residences with ADUs. • Criminal activity on the rental property, including the
common areas;
• Housing restricted by deed with respect to affordable
housing for persons or families of very low, low, or • Criminal activity or threat on or off the property directed
moderate income as defined. at the owner or the owner’s agent;

• Assigning or subletting the premises in violation of the Price Index (CPI) where the residential real property is
lease; located or ten (10) percent whichever is less, of the lowest
gross rental rate charged for that dwelling or unit at any
• Tenant’s refusal to allow entry to the premises as time during the 12 months prior to the effective date
authorized by law; of the increase. In determining the lowest gross rental
• Using the premises for an unlawful purpose as described amount, any rent discounts, incentives, concessions or
by law; credits offered by the owner and accepted by the tenant
shall be excluded.
• Employee, agent or licensee’s failure to vacate the
premises following termination of employment; CPI means the percentage change from April 1 of the prior
year to April 1 of the current year in the regional CPI Index
• Tenant’s failure to vacate the premises after tenant’s as published by the US Bureau of Labor Statistics (BLS.
delivery of notice of the tenant’s intention to vacate the gov), or by the Department of Industrial Relations (DIR.
premises. ca.gov) if the regional index is unavailable on BLS.gov.
[The current allowable rent increase is 5% plus the CPI of
When terminating based on At Fault Just Cause, the 3.3384%, a total of 8.3384% for the Los Angeles / Long
tenant is not entitled to receive relocation assistance. Beach / Anaheim Region; 7.7989% for the Riverside, San
Bernardino, Ontario region; 7.2062% for the San Diego,
No Fault Just Cause includes the following:
Carlsbad region; or 8.3424% if your region is not listed
on BLS.gov.].
• Intent to occupy the premises by the owner or certain
defined relatives. [provided lease entered on or after July
If gross rent was increased on or after March 15, 2019 but
1, 2020 includes specific language];
prior to January 1, 2020, the increase cannot exceed five
(5) percent plus your regional CPI or 10 percent, whichever
• Withdrawal of the property from the rental market;
is less. If the gross rent increase exceeded the allowable
amount, the gross rent effective January 1, 2020 will be
• Government Agency or Court Order, or local ordinance
calculated based on the lowest gross rental amount plus
requiring the property to be vacated (relocation assistance
the allowable increase as of March 15, 2019. Although
not required if Order issued due to tenant fault)
the rental rate may adjust downward on January 1, 2020,
the owner is not required to return or credit the tenant for
• Owner intends to demolish or “substantially remodel”
the excess that was due prior to January 1, 2020.
(as defined) the rental property.
Unlike At Fault Just Cause evictions, when terminating If gross rent was increased between March 15, 2019
based on No Fault Just Cause, the tenant is entitled to but prior to January 1, 2020, in an amount less than
receive the equivalent of one (1) month’s rent through the allowable increase, rent may be increased within 12
either a direct payment or a waiver of the last month’s months of March 15, 2019 up to the allowable amount.
rent. Note: The tenant is not entitled to retain the
relocation assistance if the tenant fails to timely move out. Additional Information – Vacancy De-Control is
The owner can recover these damages in an unlawful Unaffected / Sunset Date
detainer complaint.
Vacancy Decontrol (e.g., per the Costa-Hawkins Rental
Rent Control Housing Act) is unaffected by this new law. When a
unit becomes vacant, either after eviction or voluntary
Effective January 1, 2020, annual gross rent increases will move out, the rent can be adjusted to market without
be limited to five (5) percent plus the regional Consumer restrictions. AB 1482 does not change existing law.

Legal
Assembly Bill 1482 sunsets (is no longer effective) as of 12 months or more or at least one of the tenants has
January 1, 2030. continuously and lawfully occupied the property for 24
months or more, a landlord must provide a statement of
What You Need to do Now cause in any notice to terminate a tenancy. See Section
1946.2 of the Civil Code for more information.”
If you have issued a notice of change of terms increasing
the rent that resulted or will result in a new rental rate as The statutory language should be in 12-point font in
of January 1, 2020 that exceeds the allowable percentage notices and lease agreement documents.
increase as stated above, then you should provide notice
to your residents that effective January 1, 2020, the new Conclusion
rental rate will be reduced to the maximum allowable
rental rate. For example, if your rent on March 15, 2019 This legislation will not create a single additional housing
was $1,000.00 and you subsequently increased it during unit here in California. It will do absolutely nothing to
the remainder of 2019 to $1,250.00, your maximum increase the housing supply in California. Assembly Bill
allowable rental rate on January 1, 2020 would be 1482 is poorly drafted, confusing, vague and ambiguous,
$1,083.38 if your property is in the Los Angeles / Long mis-references statutes, and is overly complicated. In
Beach / Anaheim Region. You should notify your resident short, a tenant lawyer’s dream. It will certainly be applied
that the rent due on January 1, 2020 will be $1,083.38. inconsistently by the courts and will empower and enable
tenant activists with another tool to burden and abuse
If you own residential rental property, you should use the housing providers.
rental agreements provided by the Apartment Association
of Greater Los Angeles or provide written notice, using Housing Providers are not the problem. We don’t need
your association’s revised forms, as required by the new any more interference as we struggle with our many
law by July 1, 2020. For your tenancies that existed prior existing challenges in providing housing to the residents of
to July 1, 2020, the notice may, but is not required to California. Legislation is reactive. Our legislators respond
be in the lease agreement. For tenancies commenced to angry letters and phone calls from constituents by
on or renewed after July 1, 2020, the notice must be crafting legislation, some good, most not. Let’s not give
contained in the lease agreement. The required notices our legislators any reason to ‘help’ us further. Knee jerk
are as follows: termination notices or maximum allowable rent increases
are not the appropriate response.
If your property is exempt: “This property is not subject
to the rent limits imposed by Section 1947.12 of the Civil Thorough Tenant Screening is critical, get to know your
Code and is not subject to the just cause requirements prospective residents, before they become your problems.
of Section 1946.2 of the Civil Code. This property meets Actively manage, use current association tenancy forms,
the requirements of Sections 1947.12(d)(5) and 1946.2(e)
update regularly as required, improve your documentation
(8) of the Civil Code and the owner is not any of the
of activity during the tenancy. Assembly Bill 1482 provides
following: (1) a real estate investment trust as defined
certain challenges and hurdles and will change how we
by Section 856 of the Internal Revenue Code; (2) a
do business however it also provides opportunities that did
corporation; or (3) a limited liability company in which at
not exist previously. Don’t panic, we’ll be just fine.
least one member is a corporation.”
This article is presented in a general nature to address
If your property is non-exempt: “California law this recently passed legislation. Specific inquiries
limits the amount of your rent can be increased. See regarding a specific situation should be addressed
Section 1947.12 of the Civil Code for more information. to your attorney. The firm may be reached at (714)
California law also provides that after all of the tenants 279.1100 or (800) 829.6994. Please visit www.
have continuously and lawfully occupied the property for DuringerLaw.com for more information.

Gary Ganchrow
Attorney-at-Law
Bugs getting in your business

Have an employment issue?
A resident manager situation?
Parker Milliken has been helping clients
in Los Angeles for more than 100 years.
Gary Ganchrow has been litigating
and advising on employment, property
management, and business issues for
twenty-five years, and is a proud
contributor to AAGLA magazine.
Parker, Milliken, Clark,
O'Hara & Samuelian, a Prof. Corp.
555 South Flower Street, 30th Floor,
Los Angeles, California 90071 Make a date - with Bugabate
tel.(213) 683-6535 fax.(213) 683-6669
email: gganchrow@pmcos.com
ADVERTISE WITH
APARTMENT AGE
MAGAZINE
www.aagla.org
www.gustonblinds.com

Legal
SELLING YOUR PROPERTY WITHOUT

TAX CONSEQUENCES?
By Carl J. Lambert, Esq.
We all want to sell property without paying capital gains There are; however, a few nuances to be mindful of
tax. The most obvious way is a tax-free 1031 Exchange. before entering the transaction. First, do not accept an
Many owners are doing tax free exchanges by purchasing offer to sell before agreeing with a charity the terms of
other residential rental income properties or triple net the transaction. Second, choose a charity that will work
lease properties. Some owners are leaving the state with you and your advocate to negotiate the right type
because of rent regulations and are tired of dealing with of transaction and trust. Third, it is important to agree
problem tenants. If you do not want to get into triple net on the rate of return and length of the annuity. Fourth,
leases or acquire another residential rental property, it is it is best to establish how the property will be marketed if
possible to sell without paying capital gains tax. the charity will not be keeping holding onto it. Finally, the
value your property needs to be reasonably established
Federal and state capital gains taxes will be about 30% before the transaction.
combined. So, after paying the taxes only 70% of the
property value can be reinvested and earning income. Some charities are too small and unsophisticated to enter
Then, if you must pay inheritance tax, your heirs will this type of arrangement. Other larger universities and
receive significantly less. With some advanced planning, charities will take the property but are only willing to pay a
100% of you net value can be earning income and paying small percentage on the annuity. Therefore, it is important
you a larger monthly annuity. to have a knowledgeable advocate to independently guide
the process and get you the best terms and annuity rate.
There are several approaches you can take to earning Then the property can be sold in consultation with you, so
income through a monthly annuity such as through a you understand the value of your annuity. I have assisted
Charitable Gift Annuities (CGA). Since the property is sold many owners avoid taxes with gift annuities working with
without income tax, the full sales price is earning income. different charities.
Some of the larger charities and universities are willing
to accept an asset such as income property and give you The use of Planned Giving can offer many financial, tax
an agreed-upon value which is a little lower than the and estate planning opportunities in addition to the
true fair market value. However, with careful planning comforting thought that the assets will be used to benefit
and choosing the right charity, it is possible to have the a worthy organization. This is just a brief overview of
charity sell your property in a coordinated transaction and charitable gift annuities. As they say, “the devil is in the
you get an annuity on the full sales price net of standard details.” I have a saying that the Internal Revenue Service
sales costs. The annuity income can be payable for is a large partner in everything that we own or earn. My
you and your spouse’s entire life. Generally, the annuity strategy is to keep them as my “Silent Partner.” It is not
rate is significantly higher than what you would earn always what you earn but what you get to keep after
investing with a bank. I have seen rates between 4%-7% taxes. Similarly, it is not how much you own but how
depending on your age and other considerations. You much you can pass to your heirs or give to charities.
can also choose to be paid for a specified number of years
(e.g., up to 20). Carl Lambert is the principal of Lambert Investments,
Inc., a real estate brokerage, syndication and property
You can also protect your heirs using life insurance. management firm that focuses in Santa Monica and
The life insurance proceeds can pass to the heirs free of the Westside of Los Angeles. He holds a law degree
inheritance tax. Generally, the extra income generated from Southwestern University and an undergraduate
by the annuity trust is enough to pay your life insurance
business degree and Master of Taxation degree from
premiums. You will also receive a substantial charitable
Pepperdine University. You can reach Mr. Lambert
income tax deduction which can be used to offset up to
at (310) 453-9656 or carl@lambertinc.com. For
50% of your adjusted gross income over a six-year period.
information go to www.lambertinc.com.
Capital gains and inheritance tax may then be eliminated.

VIDE’S DECKING
& WATERPROOFING
Repair Replace Reseal Refinish Expand your
10 Year
• Magnesite • Fiberglass 100% fing Warranty
brand by
• Decking
• Balconies
• Stairways
• Walkways Wat
erproo ALL
• Patios • Welding, Metal WORK
GUARANTEED
sponsoring the
• Pool Deck
FREE (800) 283-6054 DEPENDABLE
CA Lic. #
773490
next event!
Prompt Estimate 26 Years Experience
Contact
Jessica Garcia at
(213) 384-4131
ext. 311
jessica@aagla.org
• General Cleaning
• Window Wash
• Shampoo-Waxing
Twins Cleaning Co.
Cell: 323-215-8615
Fax: 626-281-9346
Fjgcool@aol.com
1600 Sarazen Dr • Alhambra, CA 91803
Tel. (213) 814-6917 / (213) 738-6030

CROSS APPLIANCE CARLOS MORENO
CONSTRUCTION & PAINTING
SALES ! SERVICE ! REPAIR DEPENDABLE, RELIABLE, AFFORDABLE & HONEST
"B" CA State License 626234 Bonded/Insured CC Accepted
WASHERS - DRYERS - DISHWASHERS
RESIDENTIAL -- COMMERCIAL
WALL HEATERS - REFRIGERATORS
SERVICES:
STOVES - COIN MACHINES Maintenance - Handyman Services - Remodeling - Additions -
AIR CONDITIONING & HEATING Weather Proofing - Plastering - Drywall- Exterior Power Washing
PAINTING:
Interior - Exterior Maximum 3 story High
SPECIALS FOR APT. OWNERS
WITH COIN-OP MACHINES VINYL | LAMINATE | PERGO FLOORING | MOLDING
APARTMENT REHAB & UPGRADE SPECIALIST
ALL MAKES & MODELS
HELP WITH BUILDING & SAFETY DEP. INSPECTIONS
818-248-7719
323-665-4037
crossappliancerepair.com
213 321 1445
constructionbycarlos@gmail.com
- CALL FOR LOW PRICES -
You Tried The Rest "Now Try The Best" 1
AdvanceFire-2019-01.pdf 12/17/18 4:15
WE CARE DECK COATING

Fiberglass 5 Coat
Water Proof System
• All Work Guaranteed • Patios, Walkways

• Tenant Safe Non-Skid & Balconies
Surface • Baseplate Repairs
• Flexible and Waterproof • Courteous & Professional
• Earthquake Repairs • Insured & Bonded
Monthly
213- 364-2262
C
Payments
Available DIRECT: M
What We Offer...
LOW PRICES - FREE ESTIMATES Lic. #886297
Up to 10 Years
Guaranteed
Y
CM
Fire Extinguisher
MY
Fire Alarms
GREEN
GREEN ROOFING
ROOFING CO.
Fire Suppression Systems
CO.
CY
Fire Sprinklers
CMY
Hands On Fire Demonstration
H Reasonable Prices!! K
H Repair, Re-Roofing Specialists! FREE ESTIMATES
H Quality Guaranteed Work! Serving Southern California Since 1959
- Hot Asphalt (Tar) techline: 310-464-3474

- Composition Bonded
Lic.#C-39-518520
- Shake/Shingle Insured
Call Now For Free Estimates 1-800-201-7555

email: greenroofingcompany@gmail.com (213) 453-7617
Financing real estate. Investing in relationships.
Long Beach, CA / $3,375,000 Studio City, CA / $6,500,000 Beverly Hills, CA / $3,500,000
• $1MM to $15MM • Up to 75% LTV and 1.20:1 DSCR

• 30 year loan / 30 year amortization • Non-recourse available
• 3, 5, or 7 year fixed rate • Interest only available
Wendy Hejna
• Flexible step-down prepayment schedule • Earnout option available Senior Vice President
• No impounds for taxes, insurance, • Multifamily, mixed-use and mobile Regional Director
or capital improvements home parks O (949) 517-0505
• Early rate lock WendyHejna@UmpquaBank.com
Subject to loan approval. Programs subject to change without notice.
UmpquaBank.com/Multifamily Member FDIC Equal Housing Lender WHB19.0625
CA LICENCE #570689

Resident Manager
Westside/Southbay area
Looking for an on-site property management
team for a 30 unit building.
Resident managers must live on site and maintain specific number
of hours worked per week. The position is ideal for a couple, with
one I individual working, and the other being available to be at the
building during day time business hours. Large 1 bedroom 1 bath
apartment free, plus monthly salary. Have a minimum of 3 years
managing 20 units or more. Minimum credit score of 680. Have
good references from previous owner or management group. Have
no evictions or bankruptcies.
Duties Include, but not limited to:

• Showing and renting vacant apartment units.
• Handling tenant move ins and move outs
• Creating lease documents and delivering legal notices
• Scheduling and monitoring outside venders
• Ensure all tenant work requests are addressed in a timely manner
• Light maintenance, light bulbs
• Keeping outside property clean
• Maintain high occupancy rates at high market rents.
Candidates must possess a valid ca. drivers license , a reliable,

insured vehicle, for delivering rent and paperwork to Main office.
Background check, credit and criminal will be conducted.
Email resume to:

barrinvestments@hotmail.com
*$760 Uncontested

P R O D U C T S /S E RV I C E S CO U N C I L D I R EC TO RY
ACCESS CONTROL BANKING/MULTI-FAMILY CELLULAR LANDLORD Optima Energy Inc.

SYSTEMS LENDING CONSULTING Young Chang
Doorport Citizens Business Bank Spectrum Cellular 424-488-3443
Ben Taylor Michael Park Management, LLC
615-400-6758 213-542-3762 Michael Flores ELECTRICAL
ben@doorport.com kspark@cbbank.com 949-683-7101 Sun Mechanical, Inc.
www.doorport.com www.cbbank.com mflores@spectrumcm.com Sean Hernandez
www.spectrumcm.com 619-342-5001
Kastle Systems seanhernandez@sunmechanical.org
Howard Chien Opus Bank www.sunmechanical.org
Edward Padilla CLEANING SERVICES
626-238-3082 Maintenance Concierge
hchien@kastle.com 949-251-8250 ELECTRIC VEHICLE
epadilla@opusbank.com Maximus Fernando
www.kastle.com 323-965-8800 CHARGING STATIONS
www.opusbank.com NRG eVgo
ACCOUNTING CLEAN ENERGY Kevin Kelleher
CCM Universal Bank Center for 310-912-9037
Joonson Choi Candice Fe Sustainable Energy kevin.kelleher@nrgenergy.com
213-384-8470 626-854-2818 www.nrgenergy.com
ccmcpas@gmail.com Chad Reese, Katrina Martin
candicef@universalbank.com 858-634-4738
www.universalbank.com chad.reese@energycenter.org ELECTRONIC/
Expense Management BLUE TOOTH LOCKS
Services www.energycenter.org
Wells Fargo Private Bank Gino Development
Rick Goodman Eddie Wang
888-994-4414, Ext. 101 John Ray COIN & CARD OPERATED
rayj@wellsfargo.com LAUNDRY EQUIPMENT & 805-579-9292
Premiere Accounting 805-777-8363 SERVICES terrie@ginodevelopment.com
Rochelle Booth All Valley Washer
310-433-2826 BED BUGS & PEST CONTROL John Cottrell Gino Development
Corky’s Pest Control 800-247-1100 Mikael J. Stuart
Sadd-Velazquez-Higashi- Fritz Medor John@allvalleywasher.com Sales and Marketing
Shamma LLP www.allvalleywasher.com 805-579-9292
800-333-7138 971-282-2810
Mary Jo Wiedey fmedor@corkyspest.net
818-547-5701 Ext 358 COMMERCIAL REAL ESTATE mikael@ginodevelopment.com
www.corkyspest.com
maryjo.wiedey@svhscpas.com SERVICES
CBRE EMERGENCY REPONSE,
Orkin ASBESTOS & LEAD
ANCILLARY REVENUE Chris Anderson Eric Chen
Rentbelly 909-418-2071 ABATEMENT
Maksim Ioffe 253-230-1321 American Technologies Inc
canders3@rollins.com eric.chen@cbre.com
855-978-2538 www.cbre.com Pauline Maclean
maksim@rentbelly.com www.orkincommercial.com 818-700-5060
www.rentbelly.com JLL 818-290-9446 Cell
BIOHAZARD CLEANUP Christopher Collins pauline.maclean@atirestoration.com
APPLIANCE LEASING Bio SoCal (858) 410-1200 www.atirestoration.com
Appliance Warehouse Alan L. Cohen christopher.collins@am.jll.com
Ron Parent 818-839-9000 www.us.jll.com Pacific Environmental &
888-572-7222 Ext 12328 Alan@BioSoCal.com Abatement Solutions Inc.
714-403-4761 (cell) www.biosocal.com COMMERCIAL ROOFING & Kristine Ramos, Joe Anthony
rparent@appliancewhse.com 714-379-5029
www.appliancewhse.com WATERPROOFING Kristine.ramos@peas1.com
Cendecon ADCO Roofing & Waterproofing
Ethan Phearson www.peasolutions.com
APPLIANCE REPAIR Kat Williams
The Appliance Repair 877-800-8110 (818) 505-9272 ENERGY EFFICIENCY
Professionals www.cendecon.com kat@adcoroofing.com Honeywell Energy Smart
James Mansperger www.adcoroofing.com Program
(815) 514-4663 CABINETS Kenin O’Connor
pmjobs@ Builders Surplus, Inc. CONSTRUCTION (800) 203-7380
theappliancerepairprofessionals.com Enrique Hernandez Argos Independent Kenin.OConnor@honeywell.com
theappliancerepairprofessionals.com 949-315-7676 Contractors www.socalenergysmart.com
ehernandez@builderssurplus.net Mark R. Taylor
ARCHITECTURE & www.builderssurplus.net 404-317-5415 ENERGY EFFICIENCY
PLANNING RETROFIT
OpenScope Studio Casa Cabinets SFT Construction Green Econome
Mark Hogan; Ian Dunn Melissa Salazar Deli Razavi Marika Erdely
415-715-9252 909-476-8428 310-923-6473 818-681-5750
admin@openscopestudio.com info@sft-construction.com marika@greeneconome.com
www.openscopestudio.com www.greeneconome.com
CARPET AND FLOORING Pacific West Construction
ATTORNEY Burbank Carpet Services
Fabian Marti SaveCal
Brennan Law Firm Adrian Hernandez Claire Parke
626-294-0500 – Office 818-244-5058 424-389-3501
losang12345@yahoo.com 818-394-6973
855-285-2230 – Toll Free info@pwconstructionservices.com Claire@savecal.com
www.MBrennanLaw.com
Masland Contract Carpeting DIGITAL MARKETING EVICTION DATABASE
Byzova Law Firm Patrick Orr Rentpath Tenant Eviction Database
Natalya Byuzova 503-330-4377 Laura Lemansky Donald L. Olsen
213-263-8161 www.maslandcontract.com 949-943-5177 www.tenantevictiondb.com
ENVIRONMENTAL FLOORING HOME IMPROVEMENT Boingo Wireless
CONSULTANTS Ritz Flooring Inc. The Home Depot Pro Christopher Vargas
Masek Consulting Amber Vela Brian Aguirre 310-586-5180
Services Inc. 818-901-0001 770-681-1675 cvargas@boingo.com
Stephen Masek amber.v@ritzflooring.com Brian_Aguirre@homedepot.com www.boingo.com/multifamily
Stephenmasek@ www.ritzflooring.com www.homedepot.com
masekconsulting.net Starry Internet
www.masekconsulting.net Shaw Industries INSURANCE Rex Pham; Kurt Fisette
Moe Makkawi BBSI 408-582-4352
ENVIRONMENTAL 310-692-0680 Denise Gelfand rpham@starry.com
CONSULTING-SEISMIC moe.makkawi@shawinc.com 805-764-4615 www.starry.com
RETROFIT www.shawcontract.com Denise.Gelfand@bbsihq.com
US Integral Service www.barrettbusiness.com
Jack Forest JANITORIAL SERVICES
Solid Design Flooring De Leon Building Maintenance
323-300-6630 Geoff Miller Coady Insurance Agency
323-300-6029 Fax James B. Coady Danny De Leon
310-692-0680 213-487-0059
info@socalretrofit.org geoff@soliddesignflooring.com 562-400-6839
www.socalretrofit.org coadyinsurance1@att.net deleonbm87@gmail.com
www.soliddesignflooring.com
www.coadyinsurance.com deleonbuildingmaintenance.com
EVICTION SERVICES GAS GRILLS
Kendall Law Employers Insurance LEASING SERVICES
Eileen M. Kendall AEI Corporation
Dale Leisen Kevin Osterman Bright Skyline Inc.
310-619-4941 720-288-2297 Stacy Raskin
eileen@kendalllaw.net Pete Arnold
949-474-3070 Ext 402 800-700-9113 310-920-3100
www.kendalllaw.net kosterman@employers.com stacy.raskin@gmail.com
dleisen@aeicorporation.com
parnold@aeicorporation.com contact@brightskyline.com
Kimball, Tirey & St. John LLP Fuller Insurance Agency
Michael Janovici www.aeicorporation.com Valerie Zavala LENDING
213-337-0050 800-640-4238
michael.janovici@kts-law.com GENERAL CONTRACTORS Chase Mortgage Lending
Valerie@fullerins.com Brian Custer
www.kts-law.com Army of Builders www.fullerins.com
Ara Gemilyan 562-434-3090
The Eviction Center 310-307-2050 310-442-2958
Gordon Associates Insurance brian.custer@chase.com
Brenda Barajas ara@armyofbuilders.com Services, Inc.
951-845-5499 www.armyofbuilders.com Benjamin Sarto
evict01@aol.com 650-567-3562 Victor Tashkoff
www.eviction-center.com Pacific West Construction bsarto@gordoninsurance.com 310-442-2958
Services www.gordoninsurance.com victgor.tashkoff@chase.com
ESTATE PLANNING Adrian Hernandez
The Ziskin Law Corp 424-389-3501 Newfront Insurance Opus Bank
Ken Ziskin, Esq. Andrew Brackin Edward Padilla
818-988-0949 888-340-6545 Fax
info@pwconstructionservices.com 415-754-3635 949-251-8250
kenziskin@gmail.com andrew@newfrontinsurance.com epadilla@opusbank.com
www.ziskinlaw.com www.pwconstructionservices.com
www.newfrontinsurance.com www.opusbank.com
FINANCIAL Urban Complex General
Contractor, LLC Paoletta Insurance Agency Provident Bank
RED Mortgage Capital Farmers Insurance
Jim McArthur; Beki Miller Tamara Bryant, Andrew Jones Blair Bess
206-225-6763 Vito Paoletta 310-499-8543
312-659-7001 818-842-2588
jemcarthur@redcapitalgroup.com 480-912-2969 hbess@myprovident.com
www.redcapitalgroup.com info@urbancomplex.com www.myprovident.com
Sandra Macdonald Insurance
www.urbancomplex.com Sandra Macdonald
Western International LED PROGRAM
Securities 800-237-2669 Energy Innovations Group
HEATING AND COOLING smacdonald@farmersagent.com
Lyndon Grey/DST 1031 Solutions Aircall Industries Inc. Lindsay Wood
310-954-8384 www.smacdonald.com 415-378-8398
Ariel Englander
lgrey@wisdirect.com 818-940-8198 lwood@webig.com
www.wisdirect.com Kay Properties & Investments,
LLC www.webeig.com
Just One Call, Inc. Dwight Kay
FINANCING Arthur Soghomonyan LIGHTING
Grand Pacific Financing Corp. 855-466-5927
855-641-8323 dwightkay@kpi1031.com Monterey Lighting Solutions
Christopher Meng Steven Spitzer
323-780-8881 info@justonecall.us www.kpi1031.com
christopher.meng@gpusa.com www.justonecall.us 909-397-8000
www.gpusa.com INTERNET SERVICE
Reliable Energy PROVIDER MANUFACTURING
FIRE EXTINGUISHERS Management Inc Bel Air Internet Simpson Strong-Tie
& ALARMS Ron Garcia Danielle Velasquez; Carlos Zarate
Advance Fire Extinguisher 562-984-5511 Michelle Norris 909-731-7278
Company Ron@Relenergy.com 818-449-2626 czarate@strongtie.com
Stanley Castellanos www.relenergy.com daniellev@belairinternet.com www.strongtie.com
310-638-8003 www.belairinternet.com
advancefireco@gmail.com
MARKETING AGENCY PRINTING & GRAPHICS Scott Properties Group REAL ESTATE BROKERAGE
Apartment SEO S&S Printing & Graphics Daisy Moreno Marcus & Millichap
Ronn Ruiz Bernie Smith 424-272-6439 Brett Sanson
877-309-7363 714-402-9801 info@scott-properties.com 818-212-2785
ronn@apartmentseo.com bernie_9@hotmail.com www.scott-properties.com brett.sanson@marcusmillichap.com
www.apartmentseo.com www.marcusmillichap.com/
PROPERTY MANAGEMENT North Oak Property BrettSanson
MVC Agency C3 Management Solutions, Inc. Management
Jason Pires Cliff Chang New Frontier Realty
Joel Rodstein David Silverstein
818-718-2005 (310) 876-2351 Ext. 101 818-715-0575
Cliff@C3ManagementSolutions.com 310-739-0068
jason@mvcagency.com joel@northoak.com David@NewFrontierRealty.Com
www.mvcagency.com www.C3ManagementSolutions.com www.northoak.com www.newfrontierrealty.com
MULTI-FAMILY BRIDGE Conrad Property Playa Vista Property
Management Inc. REAL ESTATE INVESTMENTS
LENDER Management, Inc. Chuckor Inc
Civic Multifamily Property Management Company Brittnee Rosenblum
Matthew Conrad Susan Rodriguez
Brian Murphy 310-306-6789 805-722-9617
310-228-8369 Brittnee.Rosenblum@crekpi.com
844-516-3299 info@conradpm.com susan@alliancelosangeles.com
dayna.hillier@civicfs.com www.conradpm.com
www.multifamily.civicfs.com PMI Golden State Harding,Larmore,Kutcher
Jesse Sasomsup & Kozal, LLP
Edward Hill Kevin Kozal
MULTI-FAMILY Property Management 424-272-8989
INVESTMENT PROPERTY 310-393-1007
Don Parish jesse@pmigoldenstate.com kozal@hlkklaw.com
SALES 213-399-6181 www.pmigoldenstate.com www.hlkklaw.com
Riti Properties, Inc. dp@LaProperty213.com
Rachel Robin www.edwardhillproperty RTI Properties REAL ESTATE SERVICES
310-756-1805 management.com Robert Abbasi CBRE
rachel@rtiproperties.com 310-532-9122 Manny Nunez
www.rtiproperties.com EGL Properties robert@rtiproperties.com 310-550-2602
Brandon Stein www.rtiproperties.com manny.nunez@cbre.com
PAINT 310-481-0922, Ext. 230 www.CBRELosAngeles.com
Behr Paint bstein@eglproperties.com Seaside Properties, Inc.
Ray N. Echlin www.eglproperties.com Michael Reese Co-Star Group
949-257-8107 310-853-1703 Max Williams
Energy Efficiency Consultants michael@seasidepropertiesinc.com 844-382-4729
PPG Industries Power Synergies www.seasidepropertiesinc.com
Edward Youn Michael Salhab REAL ESTATE SOFTWARE
213-500-0146 310-595-5012 Leonardo 247
msalhab@powersynergies.com PROPERTY MANAGEMENT Daniel Cunningham
EXPERT WITNESS 213-700-5872 phone
PAYMENT PROVIDER Donell Expert Services, Inc. daniel@leonardo247.com
PLATFORM Info Property Management
George Morris Stephen J. Donell www.leonardo247.com
Domuso, Inc. 310-207-8481
Michael Lightfoot 770-625-2461
steve.donell@fedreceiver.com Stessa
619-302-3665 Victor Perez
Michael@domuso.com JRealty Property
Management PROPERTY RESTORATION 415-985-7837
www.domuso.com PRC Restoration Inc. Victor@Stessa.com
Justin Reese www.stessa.com
424-732-3980 Zaira Sahagun
PEST CONTROL 562-490-6900
Corky’s Pest Control info@jrealty.org Yardi Systems
www.jrealty.org zaira@prcrestoration.com Kelly Krier
Daving Luong www.prcrestoration.com
800-333-7138 805-699-2040
Los Angeles Property kelly.krier@yardi.com
dluong@corkyspest.com Management Group Smalley & Company www.yardi.com
David Crown Rick Vandenbelt
Orkin 818-646-8151 949-444-4059
Chris Anderson RENTAL SEARCH WEBSITE
dave@lapmg.com r.vandenbelt@ Airbnb
253-230-1321 www.lapmg.com Lorie McBrien
canders3@rollins.com smalleyandcompany.com
www.smalleyandcompany.com 949-422-7166
www.orkincommercial.com Dave Author lorie.mcbrien@airbnb.com
818-646-8151 PUBLISHING www.airbnb.com
PET SERVICES dave@lapmg.com
Evolution Dog Wash Apartment News
Publications, Inc. RENT GUARANTEE
Gary M Sherman MaxWell Property INSURANCE
800-426-0760 Management Group Travis Watson eRLY Insurance Solutions, Inc.
gary@Evolutiondogwash.com Felipe Sattler 800-931-6666 Eric Jarvis
www.evolutiondogwash.com 818-860-3939 travis@aptnewsinc.com 323-206-0123
felipe@mwpmg.com www.AptNewsInc.com ericj@elevatemgt.com
PLUMBING CONSULTING www.mwpmg.com www.erlyinsurance.com
Specialized Pipe REAL ESTATE
Technologies MPS Management Transwestern RENTERS INSURANCE
Tyler Ingley Taryn Spiller Josh Kaplan LeaseLock
855-615-6532 310-919-5707 213-430-2538 Jonathan Rodriguez
taryn.spiller@mps-management.com 213-674-4141-Facsimile 310-906-2910
tyleri@sptpipe.com jonathan@leaselock.com
www.sptpipe.com www.mps-management.com josh.kaplan@transwestern.com

RENT PAYMENTS ROOTER SERVICES STORAGE Lisa Tholen
RentTrack L.A. Hydro-Jet and The Container Store 877-785-2237
Curtis Knievel Rooter Services Mariangela McMurray multifamily@socalren.org
310-484-5070 Lorrie Baldwin 214-298-1760 www.socalren.org
cknievel@rentrrack.com 800-750-4476
SUBMETERING WATER CONSERVATION
RETROFITTING SECURITY & SURVEILLANCE Minol USA Honeywell Energy Smart
Alpha Structural, Inc. SERVICES Nick Poe Program
Alana Tourje American Protection Group 206-972-4724 Kenin O’Connor
323-258-5482 (APG) npoe@minolusa.com (800) 203-7380
info@alphastructural.com 818-279-2433 www.minolusa.com Kenin.OConnor@honeywell.com
www.alphastructural.com sales@apg-svcs.com www.socalenergysmart.com
www.apg-svcs.com SUPPORTIVE HOUSING
DECLA, INC. PROVIDER Indoor H2O
Manuel Perez Bastion Security Brilliant Corners Ken Leddon
818-430-8545 David Raske, Jason Trexler 619-493-4705
800-783-5700 Daniel Valdez
manny@declainc.com Camryn Yarros kleddon@indoorh2o.com
www.declainc.com draske@bastionsecurity.com www.indoorh2o.com
www.bastionsecurity.com (213) 840-5237
dvaldez@brilliantcorners.org
Greystone Engineering www.brilliantcorners.org Rick Skinker
Elite Interactive Solutions 619-493-4705
Group, Inc. Aria Kozak
Soheil Moeini P.E. kleddon@indoorh2o.com
877-435-4832 TENANT SCREENING www.indoorh2o.com
310-405-2341 www.eliteinteractivesolutions.com Contemporary Information
info@greystoneeng.com Corporation (CIC)
www.greystoneeng.com LAVIT
Skyguard Surveillance Dan Firestone Steve McKnight
Chris Verzosa 888-232-3822 412-527-3361
LA Retrofit 424- 777-3867
David Hosseini dan@cicreports.com
info@skyguardsurveillance.com www.cicreports.com Phyn
213-713-3058 www.skyguardsurveillance.com
info@la-retrofit.com Jason Rosenthal & Mariel Devesa
Stealth Monitoring Intellirent Solutions, Inc. 310-948-6781
Optimum Seismic Brandon Koepnick Cassandra Joachim jason.rosenthal@phyn.com
Ali Sahabi 213-435-0973 415-849-4400 www.phyn.com
626-470-6092 bkoepnick@stealthmonitoring.com info@myintellirent.com
asahabi@optimumgroupllc.com www.stealthmonitoring.com www.myintellirent.com Sustainable Solutions
www.optimumgroupllc.com International
SEISMIC RETROFITTING & RentSpree Frank Chamberlain
Retro Experts CA BALCONY INSPECTIONS Michael Lucarelli 714-309-7160
Partner Engineering and Science 323-515-7757 frank@sustainablesolutions.com
Dee Soffer www.sustainablesolutions.com
818-600-4325 Shari Fykes info@rentspree.com
Dee@retroexperts.com 310-615-4500 www.rentspree.com
sfykes@partneresi.com WATER DAMAGE &
www.retroexperts.com RESTORATION
www.partneresi.com TenantAlert.com A.S.A.P Restoration &
S Graciano Consulting, LLC. Scott LaMay Remodeling
Santiago Graciano, SE SIDEWALKS 866-272-8400
Saber Foundations Avi Peretz
626-626-0154 scott@tenantalert.com 818-808-7530
info@sgracianoconsulting.com Jennifer Ohlsson
800-922-2488 www.tenantalert.com info@asap-restoration.com
www.laquakesolutions.com www.asap-restoration.com
jennifero@saberemail.com
SaberFoundations.com Vero
Socal Retrofit John Descalzi PRC Restoration Inc.
Jack Forest SMART HOME AUTOMATION 908-591-7853 Zaira Sahagun
323-330-6630 Rently vero@surecave.com 562-490-6900
info@socalretrofit.org Amir Alimohammadi vero.surecave.com zaira@prcrestoration.com
www.socalretrofit.org 818-297-2648 www.prcrestoration.com
amir@rently.com UTILITY MANAGEMENT
ROOFING www.rently.com Toro Water Damage and
Asset Roofing and AND ANALYTICS Mold Remediation
Construction, LLC LIVABLE Smart Utility Billing Jesus Toro; Diana Alcaraz
SOLAR ENERGY SYSTEMS Daniel Sharabi
Bill Mason Power Panel by RG Resource 714-422-5026
972-442-9494 Technologies 877-789-6027 323-719-9494
bill@arcgroupusa.com rep: SunWorks International comesave@livable.com tororestoration@gmail.com
www.arcgroupusa.com Solar Consulting www.livable.com
Richard D. Brown 770 Water Damage &
ROOF REPAIRS/ 310-502-9386 National Exemption Service Restoration
CONSULTANTS rbrown@powerpanel.com Donna Ismaijili Sean Levi; Zoiya Tate
Everroof www.powerpanel.com 800-241-8651 877-337-0225
Wayne Ellis info@770waterdamage.com
702-966-9961 STAFFING NWP Services Corp. www.770waterdamage.com
Property Management Kristen Rathman
Royal Roofing & Solar Personnel 949-253-3262 WATERPROOFING
Steve Pinkus Heather S. Leemon AVM Industries
562-928-1200 310-258-0400 UTILITY REBATES Loren Nelson
steve@royalroofing.com 310-258-0401-Fax Southern California Regional 818-456-9737
www.royalroofing.com hraboff@pmpincusa.com Energy Network
www.pmpincusa.com

AAGLA CAN
Providing quality work in all your needs…
HELP YOU FIND THE
RIGHT TENANT.
• Master Meter to
Individual Meters
• Upgrade Services; Meter
& Panels
• Trouble Shooting &
Rewiring
• Smoke and Carbon

Monoxide Detectors
Combo AAGLAscreening.org
• Energy Saver; Call (866) 272-8400
Powered by TenantAlert
Outdoor/Indoor Lighting
Serving all of LA County & San Fernando Valley • View results in seconds • Get credit, eviction,
• Landlord or tenant pays criminal, SSN verifier,
Fully Insured California License #641112
• No damage to score OFAC, and more!
$5 Less Than Other Vendors

No Tenant Email Required
LOOKING
FOR NEW
BUSINESS?
80 Advertise in Apartment
Age Magazine, and
make your business
services available to more
apartment owners and
managers monthly.
Just call (714) 893-3971

or (800) 931-6666 for
advertising rates and
information

CALL OR VISIT OUR NEWEST LOCATION IN SANTA MONICA TODAY!
STOVES • RANGES • REFRIGERATORS • DISHWASHERS • LAUNDRY • COIN-
OPERATED • BUILT-IN COOKTOPS • BUILT-IN WALL OVENS • RANGE HOODS
MICROWAVES • SINKS & FAUCETS • AIR CONDITIONERS • HEAT PUMPS
WHITE WHITE
30” GAS RANGES 24” DISHWASHERS
Only $34900 Only $25900
700 COLORADO AVE., SANTA MONICA 90401 (AT 7th St.)
310-450-8585 | 310-450-9292 | TOLL-FREE: 855-28-FEDER
Open Monday-Friday 800am-600pm | Saturday 9am-2pm | Closed Sunday

CONSULTING EVICTIONS
ADVERTISING DIRECTORY - CATEGORY TFS Properties Brennan Law Firm
CONTRACTOR Dennis Block & Associates
1031 EXCHANGE Luther Burbank Savings
Alpha Structural Inc. Duringer Law Group PLC
Exeter 1031 Exchange Services Mission Valley Bank Fast Eviction Services
Carlos Moreno Construction
Kay Properties & Investments, LLC Opus Bank Kimball, Tirey & St. John LLP
Core Contractors
AIR CONDITIONING/HEATING Universal Bank Landlord Legal Service
Holt Analytical
Genie AC & Heating BEDBUG Law Office of Fred Szkolnik
NAD Construction Co.
West Coast Chief Repair BugAbate Exterminator Law Office of Steven Siebig
COUNTERTOPS
AIR CONDITIONING BLINDS
MTD Kitchen EXTERIOR PAINTING
Feders Distributors Delta Carpet
CPA L.A. Painting Co.
West Coast Chief Repair Guston Blinds Master Painting & Construction
AIR CONDITIONING REPAIR Al-os Accountancy
BROKERAGE Choice Painting
West Coast Chief Repair DECKING
Linder & Associates Young Moon Painting
ANALYTICS ABC Deck & Stairs
CABINETS FENCES
LIVABLE All Trade Decking
Builders Surplus Inc. Precision Iron Works
APARTMENT BROKER American Decking &
MTD Kitchen Sun City Construction
Andy Kawatra – Marcus & Millichap Waterproofing, Co.
CARPET CLEANING & FINANCIAL
Lambert Investments Precision Iron Works
EQUIPMENT Al-os Accountancy
APARTMENT INSPECTION Rash Yambo Decking & Stairs
AAA-1 Carpet & Upholstery Care TFS Properties
Total Service of America Sun City
Citywide Maintenance Co. FIRE ALARMS
APARTMENT INSURANCE Vide’s Decking
Delta Carpet Advance Fire Extinguisher Repair
Coady Insurance We-Care Deck Coating Co.
CARPET REPAIR FIRE EXTINGUISHER
Fuller Insurance Agency Western Magnesite Co.
AAA-1 Carpet & Upholstery Care Advance Fire Extinguisher Repair
APARTMENT MANAGEMENT DELAWARE STATUTORY TRUST FIRE SPRINKLERS
AND CONSULTING Delta Carpet
(DST) Advance Fire Extinguisher Repair
North Oak Property Management CARPET & VINYL
Kay Properties & Investments, LLC FLOORING
APPLIANCE SALES & REPAIRS Delta Carpet
DRAIN CLEANING Carlos Moreno Construction
Advanced Coin Laundry & CLEANING
Bobco Plumbing GARDEN MAINTENANCE
Appliance Repair Total Service of America
Edward’s Plumbing Sea Breeze Landscaping
Cross Appliance Repair COIN OP LAUNDRY
Superior 1 Plumbing GAS LEAK DETECTION
Feders Distributors Advanced Coin Laundry &
EARTHQUAKE INSURANCE Bobco Plumbing
Genie AC & Heating Appliance Repair
Fuller Insurance Agency Superior 1 Plumbing
West Coast Chief Repair West Coast Chief Repair
EARTHQUAKE SHUT-OFF VALVE GATE MOTORS
ARCHITECTURE COLLECTIONS
Ace Paintcraft Sun City Construction
Lehigh Construction Co. Duringer Law Group PLC
Supply & Hardware GATES
Optimum Seismic Kimball, Tirey & St. John LLP
Edward’s Plumbing Sun City Construction
Retro Experts COMMERCIAL LENDING
ELECTRICAL HARDWOOD FLOORS
ARCHITECTURE & PLANNING Luther Burbank Savings
Callahan Wholesale Hardware AAA-1 Carpet & Upholstery Care
Openscope Studio
Umpqua Bank HARDWARE
ASPHALT Crockett Electric
COMMERCIAL REAL ESTATE Ace Paintcraft
C & C Paving ELECTRICAL SERVICE
Sky Properties Inc. Supply & Hardware
H.L. Caples Crockett Electric
CONCRETE Callahan Wholesale Hardware
ASPHALT PAVING Cross Appliance Repair
C & C Paving Dick’s True Value Hardware
C & C Paving Echo Electric
H.L. Caples HEATING & REPAIR
H.L. Caples ELECTRICIANS
CONSTRUCTION Ace Paintcraft
ATTORNEYS Constractive
AMA Construction Services Supply & Hardware
Brennan Law Firm Crockett Electric
American Retrofitters Dick’s True Value Hardware
Dennis Block & Associates Echo Electric
LA Retrofit Edward’s Plumbing
Duringer Law Group PLC ENGINEERING
Lehigh Construction Co. Genie AC & Heating
Kimball, Tirey & St. John LLP American Retrofitters
Master Painting & Just One Call Inc.
Landlord Legal Service Core Contractors
Construction INSURANCE
Law Office of Fred Szkolnik LA Retrofit
Optimum Seismic Coady Insurance
Law Office of Steven Siebig NAD Construction Co.
Parker Milliken Retrofit1 Fuller Insurance Agency
Point Design
BANKING Retro Experts Sandra McDonald Insurance
Retrofit1 INTERIOR PAINTING
Chase SFT Construction
Socal Retrofit Master Painting & Construction
Exeter 1031 Exchange Services Socal Retrofit

INVESTMENTS MAINTENANCE/REPAIR JKW Properties Inc. SHEETMETAL
Andy Kawatra – Marcus & Millichap Sea Breeze Maintenance Co. Sullivan-DIturi Company Gutter One
Kay Properties & Investments, LLC MANAGEMENT ASSISTANCE The Beaumont Co. TENANT DEFAULT INSURANCE
INSURANCE California Real Estate Service TFS Properties ReassureRent
ReassureRent JKW Properties Inc. REAL ESTATE SALES SMOKE DETECTORS
JANITORIAL SERVICES MOLD DETECTION Lambert Investments DICK’s True Value Hardware
De Leon Building Maintenance Holt Analytical Sullivan Dituri Company STAIRWAYS
JOB POSTING MOLD REMEDIATION RECEIVERS ABC Decking & Stairs
Ocean Park Enterprises Holt Analytical The Beaumont Co. American Decking &
KITCHEN REMODELING OUTDOOR FURNITURE REMODELING Waterproofing, Co.
MTD Kitchen Texacraft Constractive Rash Yambo Decking & Stairs
LANDSCAPE MAINTENANCE PAINTING REPAIRS/MAINTENANCE Vide’s Decking
Valley Gardening Carlos Moreno Construction Sea Breeze Maint. Corp Western Magnesite Co.
LANDSCAPING Choice Painting RETROFITTING STUCCO
Sea Breeze Landscaping Citywide Maintenance Co. Alpha Structural Inc. Total Service of America
LAUNDRY EQUIPMENT L.A. Painting Co. AMA Construction Services SUBMETERING
Advanced Coin Laundry & Total Service of America American Retrofitters Minol USA
Appliance Repair Choice Painting Constractive
TENANT SCREENING
Cross Appliance Repair Young Moon Painting Core Contractors
CIC
Feders Distributors PEST CONTROL & SUPPLIES LA Retrofit
Tenant Alert
LEASING BugAbate Lehigh Construction Co.
TERMITE INSPECTION
Linder & Associates Corky’s Pest Control NAD Construction Co.
Corky’s Pest Control
R&R Property Management & K-Town Pest & Termite Control Optimum Seismic
K-Town Pest & Termite Control
Leasing Services PIPE/HEATER REPAIR Point Design
TILE WORK
LEGAL SERVICES Robby’s Rooter Retrofit1
AAA-1 Carpet & Upholstery Care
Dennis Block & Associates PLASTERING Retro Experts
UTILITY EXPENSE MANAGEMENT
Duringer Law Group PLC Carlos Moreno Construction SFT Construction
Minol USA
Landlord Legal Service PLUMBING Socal Retrofit
UTILITY MANAGEMENT
Law Office of Fred Szkolnik Bobco Plumbing RISK MANAGEMENT
LIVABLE
Law Office of Steven Siebig Edward’s Plumbing Sandra McDonald Insurance
VACANCY SUPPORT
Parker Milliken Superior 1 Plumbing RODENTS
PATH
LINOLEUM PLUMBING SUPPLIES BugAbate
VENDING
Delta Carpet Callahan Wholesale Hardware ROOF COATINGS
Snack City
LOANS/LENDING PROPERTY ENHANCEMENTS Royal Roofing
VENDING MACHINES
Luther Burbank Savings Snack City Turtle Roofing
Snack City
Mission Valley Bank PROPERTY MANAGEMENT ROOF MAINTENANCE
Royal Roofing VERTICAL BLINDS
Opus Bank California Real Estate Service
Turtle Roofing Guston Blinds
Umpqua Bank JKW Properties, Inc.
Lambert Investments ROOF REPAIRS WATER CONSERVATION
Universal Bank
Linder & Associates Green Roofing Co. Minol USA
MAGNESITE
Los Angeles Property Management Royal Roofing WATER DAMAGE
ABC Deck & Stairs
NAA Click & Lease Turtle Roofing AAA-1 Carpet & Upholstery Care
All Trade Decking
North Oak Property Management ROOFING INSTALL AND WATER HEATERS
Rash Yambo Decking & Stairs
PATH REPAIR West Coast Chief Repair
Vide’s Decking
R&R Property Management & Green Roofing Co. WATERPROOFING
Western Magnesite Co.
Leasing Services Royal Roofing ABC Deck & Stairs
MAINTENANCE
Sky Properties, Inc. Turtle Roofing American Decking &
American Decking &
Sullivan-Dituri Company ROOFING SERVICE Waterproofing, Co.
Waterproofing, Co.
The Beaumont Co. Royal Roofing Rash Yambo Decking & Stairs
Citywide Maintenance Co.
PROPERTY RESTORATION Turtle Roofing Vide’s Decking & Waterproofing
De Leon Building Maintenance
PRC Restoration Inc. ROOFING SUPPLIES WORKERS COMPENSATION
L.A. Painting Co.
RAILINGS Gutter One Coady Insurance
Twins Cleaning Co.
ABC Deck & Stairs SEALCOATING WINDOW COVERINGS
Choice Painting
Rash Yambo Decking & Stairs C & C Paving Guston Blinds
Young Moon Painting
REAL ESTATE SELF DIRECTED IRAS WINDOWS & DOORS
MAINTENANCE SERVICES
Andy Kawatra – Marcus & Millichap Exeter 1031 Exchange Services Bear Windows
Twins Cleaning Co.

by ATTORNEY-AT-LAW
SERVING
ALL OF CALIFORNIA
NO OFFICE VISIT
REQUIRED
"ONE CALL STARTS YOUR EVICTION"
LA AREA COURTS
CALL TODAY FOR YOUR ESTIMATE

$750
(800)WEST-MAG
INCLUDING COSTS
UNCONTESTED
(800)937-8624 • (310)275-1692 EACH PROGRAM INCLUDES:

• FILING FEES
• SHERIFF FEES
• 3 OR 30 DAY NOTICE
• UNLAWFUL DETAINER
(Lawsuit)
• PROCESS SERVICE FEES
(Registered and Bonded
Professional Servers)
LANDL ORD
LEGAL SERVICES
L.A., Glendale 323-870-3311
San Fernando Valley 818-660-1919
Pasadena,
San Gabriel Valley 626-443-3882
Long Beach, South Bay 562-513-6220
Santa Monica, W.L.A. 310-837-9458
Orange County 714-533-8080
San Bernardino,
Riverside Counties 909-824-8080
FAX # 310-204-4631
www.landlordlegal.com

ADVERTISING DIRECTORY - ALPHABETICAL
AAA-1 Carpet & Upholstery Edward’s Plumbing................94 Optimum Seismic....................9

Care...................................113 Exeter 1031 Exchange Services...85 Opus Bank................................. 6
AAGLA Screening...............104 Feder’s Distribution.........2, 105 Parker Milliken......................... 94
ABC Decking & Stairs............96 Fuller Insurance Agency......115 PATH........................................ 29
Ace Paintcraft Supply & Genie Air Conditioning & PMI Golden State..................26
Hardware................................7 Heating.................................93 Point Design.........................38
Action Construction..............84 Green Roofing Co.................97 PRC Restoration Inc.............112
Advanced Coin Laundry & Guston Blinds.......................94 Rash Yambo Decking &
Appliance Repair.................113 Gutter One.........................113 Stairs....................................96
Advance Fire Extinguisher H.L. Caples...........................96 ReassureRent........................77
Repair...................................97 Holt Analytical Mold Retro Experts........................27
All Trade Decking................113 Inspection...........................108 Royal Roofing.....................105
Al-os Accountancy................71 Income Property Expo.............. 87 R&R Property Management &
Alpha Structural Inc..............44 JKW Properties....................113 Leasing Services....................... 60
AMA Construction Services...40 Just One Call Inc. .................98 Sandra Macdonald Insurance.. 67
American Decking & Kay Properties & Investments, Sea Breeze Landscaping........78
Waterproofing, Co................19 LLC.............................. Cover, 3 SFT Construction...................78
American Retrofitters............54 Kimball, Tirey & St. John LLP.....57 Sky Properties Inc..................73
Andy Kawatra – Marcus & K-Town Pest & Termite Smoke Free...........................60
Millichap...............................65 Control.................................13 Snack City.............................88
Bear Windows and Doors.....11 L.A. Maintenance & Socal Retrofit........................32
Bobco Plumbing....................39 Painting................................71 Sullivan-Dituri Realtors..........17
Brennan Law Firm.................59 L.A. Retrofit..........................46 Sun City Construction.........113
BugAbate Exterminators.......94 Lambert Investments Inc.......10 Superior 1 Plumbing Inc........77
Builders Surplus Inc...............25 Landlord Legal Services.......108 TFS Properties.......................81
CA Real Estate Service...........67 Law Offices of Fred M. The Beaumont Co...............104
Carlos Moreno Construction...97 Szkolnik................................81 Total Service of
C&C Paving Company, Inc..113 Law Offices of Steven J. America..........................23, 93
Callahan Wholesale Siebig...................................98 Turtle Roofing.......................84
Hardware Co...........Back Cover Lehigh Construction..............66 Twins Cleaning Co................96
Choice Painting.....................67 Linder & Associates...............33 Umpqua Bank.......................99
Citywide Maintenance LIVABLE................................16 Universal Bank......................80
Painting................................30 Los Angeles Property Valley Gardening...................84
Coady Insurance Agency.......71 Management........................70 Vide’s Decking &
Constractive..........................48 Luther Burbank Savings.........83 Waterproofing......................96
Core Contractors..................76 Master Painting & Construction We Care Deck Coating.........97
Corky’s Pest Control..............61 Co........................................96 West Coast Chief Repair.......99
Crockett Electric....................99 Mission Valley Bank...............47 Western Magnesite
Cross Appliance....................97 MTD Kitchen.........................72 Company............................108
Delta Carpet Warehouse.......66 NAD Construction Co...........60 Westside Realty Group, Inc...28
Dennis P. Block......................55 North Oak Property Williams Real Estate..............58
Dick’s True Value...................49 Management........................41 Young Moon Painting...........42
Duringer Law Group PLC......89 Ocean Park Enterprises..........98
Echo Electric.......................104 Open Scope Studio...............26
Korean Update
KOREAN
KOREAN NEWS NEWS
한국어 한국어
뉴스 뉴스
로스앤젤레스 2시 임대료
3 안정화
, 조례 (RSO)
( 등록 ) 로스앤젤레스
이전에 카운티 반대표를
임대료 동결안에 감독위원회는
던졌던 현행
감독관임시 임
캐서린
비 인상 . 대료 안정화
바거도 이 제안에조례(RSO)를 2020년 3월 31일까지
찬성표를 던졌다.
연장하고 2020년 4월 1일부터 시행되는 영구 임
로스앤젤레스시는 2020년
9 월 10 일, 산타 모니카 시의회는1월임대료
1일에관리
임대료
조례에안정
따라 대료 안정화 조례를 제정하는 조례를 채택했습니
화
허용조례 (RSO)
가능한 일반 수수료를 단위당
조정 금액보다 $38.75로
임대료를 인상한인상했습
임대인이 다. 감독위원회는 또한 영구 RSO를 시행하기 위
니다.
이사를소유주는 여전히
가게 될 때, 테넌트
3 유닛 이하의에게 수수료의
소유자도 50
이사비용 해 임대 주택 감독위원회를 만드는 조례를 통과
%를 통과 할 수 있습니다, • 최대 연간 허용 임대료인상은 대부분의 경우 최대
수수료를 지불하도록 하는 종전에는 1 년에
새로운 조례를 한 번이
통과시켰다. 시켰습니다.
받았지만 앞으로는 매월 받습니다. 8%까지 소비자물가지수(CPI)의 변화에 의함.
2019 년 일반 인상 율 2%로, 월 임대료가 종전 요금은
최대 44 렌
달러 이상
탈 단위당 $24.51였습니다. •카운티의
주인 입주에 대한지역은
비법인 제한과 연간
테넌트3 무과실 퇴거 요구
%로 임대료 인
인상되었다. 2019 년 7 월 1 일부터 시행되는 (이사
사항이 충족되지 않는
상을 제한하고 퇴거, 세입자
카운티의 다시 돌아올
통합되지 수 있는
않은 지역 내
비용)이전 수수료는 1 유닛 15,850 달러에서 방 2 개이상의
로스
유닛은앤젤레스시 엘리스다양하다.
30,350 달러까지 법 시행 노인,
절차에 따른 건물
미성년자 또는
"정당한
의 모든원인"
임대 권리에 의한대해
단위에 퇴거 규칙.
“정당한 원인”없이 퇴
에 제한을 제안함.
장애인이 있는 가구는 수수료가 인상됩니다.
•거를
다음과 같은 상황에서 테넌트에게
금지하는 임시 임대료 동결 지불:
유예 "무과실"퇴거,
대상이되
보수공사로
었습니다. 인한 임시 이동, 수리 또는 리모델링, 임차인
1985년에 채택된 엘리스 법은 캘리포니아의 집주 매수; 및
인이 임대 주택 사업을 벗어날 수 있도록 허용하는 •2020년
로스앤젤레스, 산타 모니카,
4월 1일부터 영구비벌리힐스 등 도시와 다음
(RSO) 조례에는 같은
의회 법안 1482,
캘리포니아 주 전체 임대 "최상 허가 한도" 법안이
법 조항입니다. 필수
조항이임대포함됩니다.
레지스트리 작성.
주지사 Newsom시는
로스앤젤레스 이 법안
엘리스서명함으로 통과시켰다.
법 절차에 의회
따라 입주자
법안 1482
에게 지급되는 이사비용
는 주 전체 상대로 지원금액을 부과, "무과실"
임대료 제어를늘리고, 신축 엘에이 카운티 이사회는 직원들에게 소유주의 아파트
• 임대료 인상은 12개월 당 1회 인상으로 제한되
에 필요한
퇴거에 대한적정 규모의 단위를
이전(이사비용) 늘리고,
수수료의 지불을건물 철거
요구하고, 업데이트 수리 비용을 테넌트 에게 비용 분담 통보할 수
며, 임차인에게 부과되는 비용을 포함하여 소비자
로 인해 전락한
집주인이 "정당한임차인에
원인"퇴거 대한
규칙을새건물 거부권을
준수하도록 우
강요한다. 있는 조례를 소유주를 위해 포함하도록 지시했다.
물가지수(CPI)의 변동을 최대 8%까지 초과할 수
선순위로 부여할 수 있는 부동산에 대한 개정을 검
있습니다.
, AB1482:
토하고 있다. : 2019/2020
• “정당한 사유” (Just Cause) 세입자퇴거에 대한 제
또한, 로스앤젤레스 시는 임대 안정 조례의 적용
• 현재 임대료통제 대상이 아닌 모든 임대 건물 대상으로, 한된보험
올해 이유,시장
임대료 미납을
환경은 포함하여
지난 35 년 동안 목록들을 퇴거
그 어느 때보다
을 받는 건물과 비렌트 통제 건물에 대해서도 엘
연간 인상 한도는 5%, 최대 10%까지 소비자물가지수 규정으로
빠르게 합니다.
변화하고 있습니다. 거의 모든 업종, 자동차, 주택,
리스 법 절차를 시작한 건물을 시정부가 “우선 권
(CPI)의 변동율에 더한 (Plus) 숫자입니다. • 소유주
아파트, 입주는
임대 최대
주택의 2유닛으로
보험비는 신규 제한되며 소유주
사업과 기존 사업
리”로 매입할 수 있도록 하는 소유주들에 대한 우
• 지난 15 년 이내에 지어진 새 임대건물 그리고 단독주택 또는 소유주의
모두에 대해 보다친척이
엄격한차지할
기준을수적용하는
있는 단위에
것과 엄격
함께
선 거부 권리를 강제로 하는 것을 검토할 것입니
과 주인이 한 유닛 살고 있는 2 유닛(Duplex) 임대는 이 한 요구 오르고
보험료가 사항을있다.
배치합니다.
많은 보험회사들이 최악의 보험금
다.
번법안에서 면제됩니다.
• “무과실” 사유로 퇴거 된 임차인에게 지급되는 이
청구 경험을 겪었고 그들은 심각한 적자에 처해있다.
• 10 년 "만료" 기간
전 (이사 비용) 수수료는 조례에 명시된 이사 비용,
로스앤젤레스 시 홈으셰어링
로 측정 되어있습니다.
(Home Sharing)조례 상황이 곧 나아지지 않을 것이다.
카운티 평균 임대료의 3배, 그리고 아파트 규모에
• "정당한 원인”에 의한 퇴거 규칙을 부과합니다. 보험회사들은 홍수로 인한 수해 청구, 거주성 청구 등
따라 측정됩니다. 노인, 미성년자, 장애인 및 저소
로스앤젤레스 시는 단기 임대를 허용하는 조례안 소송이 늘고 산불로 인한 화재 피해 등으로 피해를 입었다.
로스앤젤레스 카운티 감독 위원회, 영구임대차 규제 득 가구들에게는 추가 이전 지원이 적용됩니다. 또
을 제한된 소유자 대상으로 채택하였으며 이는 그 결과, 많은 장기 보험회사들이 캘리포니아 시장을
영구화 요청 한 소유주들은 임차인을 돕기 위해 이전 전문가를
2019년 7월 1일부터 시행되었다. 이 주택공유 조 떠나고 있다.
고용해야 합니다.
례에 따르면 1년 중 최소 6개월 동안 살며, 본인의
9 월 10 일, 로스앤젤레스 카운티 감독 위원회는 만장일치로 • 아파트 수리, 건강 및 안전 위반등 으로 인한 작
주 거주지로(primary residence)사용하는 경우, 소
11 월 12 일 이전에 포괄적 영구임대차 관리 조례를 업으로 인해 임시 주거이동시, 임차인에게 렌트비
유주는 1년에 120일 이하의 단기 임대로 자신의 주
제정하기로 결정했다. 또한 예상치 못한 상황의 전환으로, 일당을 계산해서 반환이 요구 됩니다.
택을 임대 소유주 ”호스트”로 시에 등록하고 연간
• 소유주들은 이미 임대 중이거나 임대 가능한 모
등록비를 지불합니다.
든 아파트 단위를 매년 등록하고, 등록비를 납부해
야 합니다. 등록비의 50%는 임차인에게 동일한 월
시 렌트 컨트롤 조례(RSO)에 소속된 기타 유닛들은
이 단기 임대를 못하게 금지 되어있습니다. 지불로 요청 할 수 있습니다
• 위반시 건당 하루에 최대 $1000 벌금 또는 형사
로스앤젤레스 카운티 비법인 지역(Unincorporat- 처분과 최대 $1000 벌금을 최대 6개월 이하의 징역
ed Area)에 대한 임대료 통제 으로 두가지 모두 부과될 수 있습니다.

KOREAN NEWS
한국어 뉴스
이 조례는 소유주와 임차인 모두 신청 절차를 통해 임대료 조 한인 아파트 소유주 모임

정을 요청할 수 있도록 허용합니다. 또한 절차를 통해 소유주 1월 22일 (수), 2020
들은 공사 비용(capital improvement costs) 최대 50%를 통과 시간: 11:00 a.m.-12:30 p.m.
하기 위해 신청할 수 있습니다. 장소: 아파트 협회
문의: Jennifer Lee 213.384.4131 Ext.303
특정 건물들은 조례에서 면제됩니다. 1995년 2월 1일 이후로 Wednesday, January 22, 2020
Event: Korean Roundtable Meeting
지어진 건물들, 호텔, 모텔, 임시 투숙객 시설, 학교 시설, 단독
Location: AAGLA office
주택, 및 콘도미니엄 등은 이 조례에서 면제됩니다.
아파트 임대계약서 내용
-AAGLA 협회 리스 양식-
마이클 W. 아고피안 박사 (Michael W. Agopian, Ph.D.), 아
파트협회 이사회 합류
Smoking/흡연: 소유주가 이 임대 계약서에 대한 부록으로 첨
부한 것과 다른 방침을 채택하지 않는 한, 개별 유닛 및 내부
오랜 아파트 소유주이자 대학교수인 마이클 아고피안 박사는
및 외부의 공동구역을 포함하여 전 장소에서 모든 물질의 흡
2020년 1월부터 1년 임기로 로스앤젤레스 아파트소유주 협회 연은 금지된다. 흡연은 전자 담배 또는 베이핑(Vaping)을 포함
이사회로 선출되었습니다.아고피안 박사는 범죄학 교수, 연구 한다. “연기(Smoke)”라는 용어는 전자 담배 또는 다른 베이핑
원, 그리고 정책 자문 위원입니다. 그는 연방, 주 및 지방 사법 장치로부터의 증기를 포함한다. (부록이 첨부되어 있으면 확
기관의 지도적 직책에서 형사 행정학에 대한 임원 관리 경험 인란의 박스 선택).
을 보유하고 있습니다. - 임대 부동산은 지방정부의 금연 규정에 따른다.
- 흡연 허용에 관한 임대 부동산의 방침은 첨부된 부록에 들
아고피안 박사는 조지 H.W. 부시 대통령으로부터 미국 법무 어있다.
부 통계청 부국장으로 임명되었습니다.1992년에 그는 미국 법 세입자는 그들 손님들의 본 흡연 금지 규정 준수에 대한 책임
무부의 소년 사법 및 소년 범죄 방치(Office of Juvenile Jus- 을 진다. 세입자는 연기가 구내 외부의 어느 출처로부터 구내
tice and Delinquency Prevention) 사무국의 차장으로 임명 로 이동해오는 모든 사건을 소유주에게 서면으로 즉시 통지
되었으며 1993년까지 근무했습니다. 그는 두 명의 법무부장 할 것이다.
관의 (Richard Thornburgh and William Barr) 청소년 사법 세입자는 소유주의 본 방침 채택이 소유주를 세입자의 건강
또는 위에 열거한 지역의 금연 조건 보장자로 자리매김하지
자문 위원으로 활동했습니다.이전에, 조지 듀크메지안(Gov-
않음을 시인한다. 소유주는 실제로 알았거나 서면 통지를 받
ernor George Deukmejian,1983-1988)캘리포니아 주지사의
지 않은 한 흡연 위반에 대한 조치를 취하도록 요구되지 않
임명을 받아, 그는 캘리포니아 소년 정의 위원회 (California
을 것이다.
State Commission on Juvenile Justice) 의장과 형사 행정학
의원회의 (California Council of Criminal Justice) 의원으로 일
Use of Premises/구내 활용: 구내외부에서 나는 소리나 소음,
했습니다.
공용 구역에서의 시끄러운 대화 또는 큰 소리가 나는 활동은
어느 때든지 허용되지 않는다. 모든 악기, 텔레비전, 라디오, 스
그는 선구적인 책 Parental Child Stealing (D.C. Health:1981) 테레오 등은 귀하의 구내 밖에서 들리지 않도록 오로지 적당한
의 저자이며, 청소년 갱단, 실종 아동, 청소년들을 위한 사회봉 음량으로 사용해야 한다. 거주자나 방문객에 의한 약물 또는
사 명령, 법원 전환, 강제 강간, 학교 폭력, 교도소 과밀수용 및 술 취함(Intoxication), 무질서한 행동, 불쾌감을 주는 언어, 또
약물 치료 프로그램 등 18개 이상의 저널 기사를 출판했습니 는 다른 방해 행위는 퇴거사유가 될 것이다. 세입자는 손님의
다. 그의 연구는 미국 대법원의 판결에 두 번이나 인용되었고, 행동에 책임이 있으며 손님이 이 규칙을 준수하는 것을 보장해
또한 정부를 위해 많은 연구를 저술했습니다. 야 한다. 세입자와 손님은 질서를 지키지 않으면 안된다. 임대
부동산은 단지 주거용으로 만 사용해야 될 것이다.
그는 캘리포니아 주립 대학교 롱비치 (대학원 프로그램 디렉 *위 기사는AAGLA 아파트협회 임대계약서 일부를 번역한 것이
터), 클레어몬트 대학원, 그리고 채프먼 대학교에서 형사 행 다. 오역에 대해선 일체 책임이 없으므로 이용하려면 관련분
정학 교수를 역임했습니다. 아고피안 교수는 남가주 대학교 야 전문가의 검토를 받길 바란다.
(University of Southern California)에서 박사 학위를 받았습
니다. 제공: Charles Choi, Board of Director, AAGLA

GUTTER ONE
5” & 6” SEAMLESS
3$9,1*&203$1<,1&
ALUMINUM RAIN GUTTERS
• Baked On Enamel Colors
$VSKDOW2YHUOD\V&RQFUHWH3DYLQJ6WRQHV
• Custom Gutters
• Copper • Bonderized
1HZ,QVWDOODWLRQV 3HWURPDW2YHUOD\V&XUE *XWWHUV

• Drain Systems
• Gutter Cleaning and
6HDO&RDWLQJ %ORFN:DOOV6WULSLQJ
Maintenance • Low Rates
Fully
F FSDYLQJ
$'$([SHUWV5DPSV6LJQDJH7UXQFDWHG'RPHV
Lic. #844614 Insured Quality
Work
)XOO\,QVXUHG %RQGHGZZZFDQGFSDYLQJFRPSDQ\QHW
800-825-4225
AAA1 CARPET CARE
CARPET CLEANING
SOFAS - RUGS
TILE - WOOD
Family Owned Since 1979
CARPET
Hallway & Stairs • All Repairs • Section Replacements
Odor Removal • Restretching
TILE-GROUT
Stripping-Waxing Scaling • Concrete
High Pressure Cleaning
WOOD • Service With Integrity Since 1985

Repairs • Refinishing Member of Apartment
• Specializing in Residential Property
Cleaning • Buffing • Coating Association • Complete Management and
DRE License #01041829 Maintenance Services
Water Damage Repairs Bonded & Insured • Management is Our ONLY Business
®
CALL JAMES K. WOOD, CPM
1-800-452-7237
www.aaa1carpetcare.com (310) 306-9465
www.jkwproperties.com
Coin-Op Laundry Decks, Stairs & Gates

& Appliance Repair Decks • Stairs • Balconies • Fiberglass Systems
Patios • Waterproofing • Gates • Fences • Railings
Repair • Service • Installation Metal Stairways • Pre-Cast Steps • Walkways
Washers/Dryers • A/C • Heating
Stoves • Ovens and More!
Phone Systems • Operators • Installation & Repair
Residential • Commercial • Industrial
All Major Appliances!
SUN CITY CONSTRUCTION
Advanced Coin Laundry
& Appliance Repair
Call Today! C.A. State Lic. #876695
(310) 820-5752
(310) 721-0129 (818) 645-8485 Free Estimates Fax: (818) 714-7147
Email: nick_suncity@yahoo.com

INSURANCE STORM AHEAD Sticker
Shock!
APARTMENT BUILDINGS RENTALS HOMEOWNERS
Be Prepared
NEED TO FIND A NEW COMPANY
It’s Coming!
RELIEF HAS ARRIVED
Higher Premiums
New Programs/Great Rates
Reduced Coverages
Unique Coverages Available
Tougher Standards
Older Property Acceptable
Age Restrictions
Multiple Carriers
Brush Areas Issues
Non-Renewals Build Your Own Policy/Price
Call Before Industr y Leader in Proper ty Insurance
You Renew Compare Today
Phone: (800)640-4238
“PROTECTING WHAT YOU OWN”TM
Fax: (888) 990-0721 www.fullerins.com
contact@fullerins.com CA Lic# 0802666
139 S. WESTERN AVE. OPEN MON-SAT 8:00 AM TO 5:30 PM
LOS ANGELES, CA 90004 CLOSED SUNDAYS
(213) 384-4916 • FAX: (213) 384-6044 EMAIL: CALLAHAN139@AOL.COM
GARAGE DOOR
PLUMBING • ELECTRICAL • TOOLS • PAINT • SCREEN • GLASS
9
$ 99
EA. OPENERS
APARTMENT MAILBOXES $
3750 As Low As
$
1199 $
1999
KEY NEW SCREENS OR #688 Exhaust Bath Fan
RE SCREENS
To Open or Close
CABINETS &
7299
Your Electric
9
Parking Gate $
DIRECTORY
BOARDS Any Size Up to $ 99 Regular Miniature #154 Surface Mount
Before 36”x36” Ceiling Heater

IN STOCK!
After Sliding Screen Doors Available
5-12 $1399 5-12 $1899
13-20 $1299 13-20 $1699 $
7899
Replace While You Wait! Linear & Multicode, Other Models & #555 Bath Heater/Fan w/ Light
Resellers Available
CARBON MONOXIDE VINYL CLOSET DOORS DESERT CLASSIC WALL HEATERS

& SMOKE ALARMS
12 per case $
7795 KITCHEN RANGE HOODS MAGNESITE SEALER 25BTU
$
2199 $506.25
10095
Patch Repair
$
1999EA $
2700
Direct Model
Crack Filler $
116 88
Carbon Only Battery 1403222 $599.00
$ 2203822 $722.40
CD-9000
39 $ 99
$
3900
3003822 $769.65
3499EA
All Colors Gallon
$
Carbon/Smoke Combo
White, Almond & Stainless Steel
For Lighter Brighter $599.00
Monterey
Electric Battery Back Up 2509822 $506.25
9EA
Bigger Rooms
3509822 $539.70
$ 39
Smoke/Fire #5304 14M BTU/3 5009822 $733.43
Electric With Battery
Also Available in Mirror Call For Best Price
ENTRY LOCKSETS
Fits Kwikset Quality
MEDICINE CABINET GARBAGE
Disposals For Homes
LIGHT FIXTURES
16
13” Flush Mount $ 99
APARTMENT HOUSE
PAINT
29
MELON LIGHT FIX
& Apartments
$ 99
$16.50 SKU 12277 White Flat $
1699GAL
5988
Model Navajo White
#2501 $ 15” FLUSH MOUNT Off White
Polished Brass
1/3 HP LIght FIX> $
24 99
Semi Gloss $ 1899 1 GAL
SKU 12244
6199
69
Latex Flat $
Model
$9.00 $ 88 3 Light Chrome 5 GAL
1299
#781045 #2503
Wall Wall Fix. $
$10.00
$11.00
16” x 26” 1/2 HP Semi Gloss $
92996 GAL
SKU 12291
STANDARD
BATH VANITY BASE
PRICE PFISTER GAS WATER HEATERS TUB SHOWER ALL BRASS
NAKED PINE
LEAD - FREE FAUCETS INSTALL IT YOURSELF OR WE
AMERICAN
CAN ARRANGE IT DOORS VERVE FAUCET
30 GAL
53900
$
SATIN
$
50 00 54000
40 GAL $ CHROME
STOCK
56900 01260
9999
50 GAL $
$
18" wide
8” SINGLE HANDLE 4” 2 HANDLE 100 GAL76MBTU 198888
1999 2999
$
4399EA $3399EA
MANY SIZES & FINISHES OF
VANITIES IN STOCK. CALL FOR $ 100 GAL 199 & 270MBTU $ $
BEST PRICES CALL FOR BEST PRICE HD TUB ENCLOSURE 13999
$
KITCHEN SINKS
STAINLESS STEEL
TOILET FLOOR TILE GFCI OUTLET SHOWER TRIM SET
FITS PRICE PFISTER
1.5 Gal.Water
Saver
79
Tamper Proof
$ 99
16
2395
$ 50 White
9
$ 95 $
TOILET SEAT Per Box
6
2 COMP, 4HOLE
5995
$ $ 99 45/Box
White Only SKU 12936 SKU 85000
STOCK 01000
6 Per Case
CALLAHAN WHOLESALE HARDWARE CO. VALUABLE COUPON

139 S. Western Ave., Los Angeles, CA 90004
FREE Ph: (213) 384-4916 • Fx: (213) 384-6044
10% DISCOUNT
On All Non Sale Items
PARKING Open Monday - Sat 8:00 am to 5:30 pm
IN REAR
Minimum $25 Purchase. Limit one
Closed Sundays *Prices are subject to change without notice

Coupon per Customer.
Valid with Coupon Only. Expires 1/31/20
108
116 OCTOBER2020
JANUARY 2019••WWW.AAGLA.ORG
WWW.AAGLA.ORG

Apartment Age Jan 2020 PDF

Uploaded by

Document Information

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Apartment Age Jan 2020 PDF

Uploaded by

Copyright:

Available Formats

“Great Apartments Start Here!

Happy New Year!

Capitol Advocacy’s Landlords and Their Five Common Mistakes

NEED TO INSTALL A NEW AIR CONDITIONER

WE’VE BEEN HELPING FOR MORE THAN 50 YEARS!

24”w 15 CuFt 18 CuFt

4-Piece Appliance Packages Always Available Laundry Pairs

$1,80900 $1,94600 $4,77600 $5,92600

Your local, independent, family-owned discount distributor

North Hollywood: 818-769-8000 ApartmentSupply.com Santa Monica: 310-450-8585

2 JANUARY 2020 • WWW.AAGLA.ORG

The voice of multi family housing since 1917©

MEMBER UPDATE LOCAL AND STATE UPDATE

15 L.A. City Council’s Most Progressive Council

Member Mike “Can’t Solve My District’s

Senator Bernie Sanders for President

17 Did You Know?

20 Legal Aid Society Scores One Million Dollars

21 Membership Survey! Please Help Us

22 Next Up…Washington State Wrestles

24 Minneapolis Ends Single-Family Zoning and MANAGEMENT

26 Elizabeth Warren’s Ambitious Housing 74 Ask Kari: Your 2020 Calendar of

28 Rent Control’s Self Defeating Effects

LEGAL IN EVERY ISSUE

106 Advertising Directory - Category

Dyer Sheehan Group Mark Ridley-Thomas

Los Angeles Property Management Group Main Office

APARTMENT AGE • JANUARY 2020 5

Your Portfolio we have the strength and staying power you

Randy Appeldorn Cathy Huisen

6 JANUARY 2020 • WWW.AAGLA.ORG

  

Surface Mount Brass

Gallon Magnesite crack filler...... $24.96

APARTMENT AGE • JANUARY 2020 7

OFFICES STAFF Events Coordinator & Reception

8 JANUARY 2020 • WWW.AAGLA.ORG

S ince 1984, our team has been

Our business model is built on

We believe that superior customer

323-OPTIMUM OPTIMUM | SEISMIC, INC.

APARTMENT AGE • JANUARY 2020 9

Carl J. Lambert Francyne Shapiro Lambert Lambert Investments, Inc.

We are the team with over 30 years of expertise in Apartment

CALL US FOR OUR EXCLUSIVE INVENTORY!

Lambert Investments, Inc.

10 JANUARY 2020 • WWW.AAGLA.ORG

12 JANUARY 2020 • WWW.AAGLA.ORG

Give today! Please contribute by

Free Inspections! Every dollar counts in the fight to

Apartment Maintenance Co Sea Breeze Landscaping

Visit us @ LandscapeLA.com and HandymanLA.com

APARTMENT AGE • JANUARY 2020 13

14 JANUARY 2020 • WWW.AAGLA.ORG

APARTMENT AGE • JANUARY 2020 15

MEET OUR AAGLA MEMBERS

Why did you join AAGLA?

What is the best part about your AAGLA membership?

What advice do you have for people in the multifamily industry?

16 JANUARY 2020 • WWW.AAGLA.ORG

APARTMENT AGE • JANUARY 2020 17

MARK YOUR CALENDAR

18 JANUARY 2020 • WWW.AAGLA.ORG