August 2026 Apartment News Magazine by Apartment Association of Orange County

AUGUST 2026

Congress Gets It Done! The 21st Century ROAD to Housing Act: What it Means for the Rental Industry See Page 24 In This Issue Equality Does Not Always Mean Equal................................................................. 18 Rental Property Ownership: What a Difference 20 Years Makes .......................... 22 The 21st Century ROAD to Housing Act: What The New Housing Law Means For The Rental Industry.................................................................................. 24 Anti-Squatter Legislation Continues for Third Year .............................................. 32 Leasing Brings Them In. Maintenance Keeps Them.............................................. 36 Balcony Safety Remains a Priority After the SB 721 Deadline............................... 40

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VOL. LXVI • August 2026

Contents AAOC Education & Events

Departments

5 General Membership Meeting

4 President’s Message—AAOC: Your Public Policy Advocate & Political Voice

13 AAOC’s Summer Cruise 33 Lunchtime Learning

Features 18 Equality Does Not Always Mean Equal By Tim Gorman 22 Rental Property Ownership: What a Difference 20 Years Makes By Mercedes Shaffer 24 The 21st Century ROAD to Housing Act: What the New Housing Law Means for the Rental Industry By NAA Policy Team 32 Anti-Squatter Legislation Continues for Third Year By Ravi Ehrbeck-Malhotra & Ben Harrold

36 Leasing Brings Them In. Maintenance Keeps Them. By Fabian Bon

40 Balcony Safety Remains a Priority After the SB 721 Deadline By Ali Sahabi

6 Sacramento Report—AB 2042: Clarifying the Legal Framework for Setting Aside Default Judgements After Improper Service of Process. 8 Orange County Legislative Watch—The NeverEnding Ballot. Why Rental Housing Providers Need to Pay Attention Before the Story is Written. 16 Dear Maintenance Men 20 Cover Your Assets—Legacy Means More Than Ownership 44 The Benefits of AAOC Membership 45 Welcome New Members 46 Supplier Corner—New American Funding 47 Supplier Directory 52 Supplier Contact Index 62 Advertisers’ Index—Category 64 Advertisers’ Index—Alphabetical

Apartment News is the official publication of the Apartment Association of Orange County. Apartment News (ISSN 0747-3435) is published monthly for the apartment-house industry. It is published at 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805; (714) 245-9500. Subscription rate for nonmembers is $40 per year. Copyright 2026 by Orange County Multi-Housing Service Corporation. All rights reserved.

Postmaster: Send address change to: 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805. Second-class postage paid at Garden Grove, California.

August 2026

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August 2026

CALENDAR OF EVENTS AUGUST

SEPTEMBER

3 - Certified Apartment Portfolio Supervisor (CAPS) – Class #1 Monday, 9 am–4 pm, Online 3 - CRHP Summer: Class #9 Monday, 6–9 pm, Online 4 - Committee Meetings Tuesday, 9 am– 5 pm, Online 6 - ADA Reasonable Accommodations Thursday, 10 am, Online 10 - Certified Apartment Portfolio Supervisor (CAPS) – Class #2 Monday, 9 am–4 pm, Online 10 - Intellirent: The Screening Deep Dive Monday, 10 –11 am, Online 10 - CRHP Summer: Class #10 Monday, 6–9 pm, Online 11 - Board of Directors Meeting Tuesday, 6 pm, Online 12 - You Bet Your Assets Wednesday, 10:30 am–12:00 pm, Online 13 - Summer Cruise Thursday, 6–8:30 pm, Newport Harbor, See Page 13 17 - Certified Apartment Portfolio Supervisor (CAPS) – Class #3 Monday, 9 am–4 pm, Online 17 - CRHP Summer: Class #11 Monday, 6–9 pm, Online 24 - Certified Apartment Portfolio Supervisor (CAPS) – Class #4 Monday, 9 am–4 pm, Online 27 - Lunchtime Learning Thursday, 12–1 pm, Online, See Page 33

Apartment News Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of County. TheOrange Resources You Want — The Representation You Need — Since 1961 1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805 (714) 245-9500 • www.aaoc.com Executive Director – David J. Cordero Editor in Chief – David J. Cordero n Advertising & Sales Director – Debbie M. DiBernardo n Design & Production – Dave Moeller/Graphic Angles n Printing – Sundance Press n n

The contents of the Orange County Apartment News may not be reproduced without written permission. The opinions expressed in any article in the Orange County Apartment News are those of the author and do not necessarily reflect the viewpoint of the Apartment Association of Orange County or Apartment News. This publication is designed to provide accurate and authoritative information in regard to the subject manner covered. It is provided with the understanding that the publisher

7 - Labor Day Monday, Office Closed 8 - Committee Meetings Tuesday, 9 am–5 pm, Online 15 - Board of Directors Meeting Tuesday, 6 pm, Online 23 - General Membership Meeting Wednesday, 7 pm, Elks Lodge, Santa Ana, See Page 5 29 - Forms Completion 101 Tuesday, 10–11:30 am, Online

OC TOBER 6 - Committee Meetings Tuesday, 9 am–5 pm, Online 20 - Board of Directors Meeting Tuesday, 6 pm, Online 28 - General Membership Meeting Wednesday, 7 pm, Elks Lodge, Santa Ana 29 - Riverside Multifamily Mingle Thursday, 6–8 pm, TBD

is not engaged in rendering legal, accounting or other professional service. If legal service or other expert assistance is required, the services of a competent person should be sought. Publisher disclaims any liability for published articles, typographical errors, production errors or the accuracy of information provided herein. While Orange County Apartment News makes efforts to ensure the accuracy of information provided herein, publication of advertisements does not constitute any endorsement or recommendation, expressed or implied, of the advertiser or any products or services offered. We reserve the right to reject any advertising or editorial copy. NOTE: Unless stated otherwise permission to reprint magazine articles is granted on the condition that full credits are given to the author or to other sources and to Apartment News.

MISSION STATEMENT

Officers

President First Vice President n Second Vice President n Secretary n Treasurer

Denise Arredondo Amy Fylling Stefanie Koslosky Julia Araiza Laurel Dial

n n

Directors

Frank Alvarez Christine Baran n Alan Dauger

Craig Kirkpatrick Rick Roshan n John Tomlinson

Directors Emeriti

To promote, protect and enhance the rental housing industry by providing programs and services that enable our members to operate successfully, and by supporting our members’ interests legislatively in order to preserve private property rights.

August 2026

BOARD OF DIRECTORS

Ronald Berg Vicki Binford n David A. Cossaboom n Nicholas Dunlap

Stephen C. Duringer Jerry L’Ecuyer n Nick Lieberman n Edward Masterson

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PRESIDENT’S MESSAGE B y D enise A rredondo P resident

AAOC: Your Public Policy Advocate & Political Voice

or many rental housing providers, the value of their Apartment Association of Orange County (AAOC) membership is measured by the education and information they receive, their access to operational guidance and business referrals, and other member benefits that help them in their day-to-day operations. These core services are certainly some of the more visible and tangible benefits, but there is another that often goes unnoticed until there is a threat to their investments and livelihood—strong, credible, and effective public policy advocacy and representation. Our elected officials consider policies that can dramatically affect the way rental housing providers own, operate, and invest in their communities. Some proposals seek to address larger issues that are affecting the community; they are well-intentioned but impractical and they risk opening the door to a wide range of unintended consequences. Others are overtly hostile—creating unnecessary costs, administrative burdens, or regulations that ultimately make it more difficult to provide quality housing. Without an organized, strategic, strong and respected voice representing our industry, these proposals can quickly become law. That is why advocacy and representation remains one of AAOC’s most important responsibilities—and arguable its most critical member service. This year has provided outstanding examples of what can be accomplished

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when rental housing providers stand together and amplify the efforts of AAOC. Most recently, in the city of Orange, AAOC mobilized to oppose a proposed vacant property registry that would have created not only privacy issues but also threatened property safety and security. Our members’ email submissions and their public comments at the city council meeting, combined with AAOC’s earlier direct engagement and policy advocacy with city leaders and staff leading up to the meeting resulted in the proposal being removed from further consideration by the Orange City Council. That outcome protected property owners, reinforced the importance of well-reasoned public policy, and illustrated the value of AAOC as an advocate for rental housing providers. Earlier this year, in the city of Costa Mesa, two problematic proposals were considered in one city council meeting: establishment of a citywide rental registry and mandatory landlord reporting to the city of any unlawful detainer filings. Again, AAOC engaged through direct advocacy with city officials and mobilization of its members as part of a broad, housing-industry opposition effort that involved hundreds of housing providers, mobile home park owners, Realtors, investors, and others submitting letters and emails to the city council and speaking at the city council meeting. The coalition presented clear, fact-based arguments for why and how these proposed ordinances would

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August 2026

increase costs, create privacy concerns, negatively affect rental housing investment, and add unnecessary bureaucracy without producing meaningful benefits or outcomes. The effort paid off and the city council ultimately rejected both proposals, delivering an important victory for rental housing providers and property rights. AAOC has consistently demonstrated its effectiveness in the public policy arena as an advocate for its members including the afore-mentioned recent examples, but it has also demonstrated effectiveness in the political arena through the election year activities of its political action committees. It is important to remember that member dues cannot be used for political contributions, which is why it is incumbent upon all of us to make the suggested voluntary PAC contribution on our member dues renewal each year—in addition to any additional contributions that only further strengthen AAOC’s ability to help elect candidates who support rental housing, the preservation of property rights, and policies that do not impose regulations or taxes and fees that unreasonably burden or threaten businesses that support our communities. I urge you to support these efforts to ensure the best candidates are elected to office by donating today at www.aaoc.com/ political-action-committees.

General Membership Meeting Wednesday, September 23, 2026 • 7–9 p.m.

State Legislative Session Recap and 2026 General Election Preview Sponsored by:

Join us for a recap of the 2026 State Legislative Session. Find out which bills passed and failed, those that are likely to be signed into law and take effect in 2027, and what legislation we might anticipate seeing introduced next year. Plus, the 2026 General Election is right around the corner with ballots hitting mailboxes the first week of October. Find out which local city council, county, and state legislative races present the greatest threats and opportunities for the rental-housing industry. Speakers:

Ron Kingston AAOC State Legislative Advocate

Meeting Location:

Chip Ahlswede AAOC Policy & Political Strategist

Santa Ana Elks Lodge 1751 S. Elks Lane Santa Ana, CA 92707

Additional Business:

•

Presentation of 2027 Board of Directors and Officers slate.

•

Presentation of proposed bylaws amendments.

As an AAOC member, you also receive representation from the National Apartment Association and California Rental Housing Association. August 2026

www.aaoc.com

Apartment News

SACRAMENTO REPORT B y R on K ingston , C alifornia S trategic A dvisors

AB 2042: Clarifying the Legal Framework for Setting Aside Default Judgements After Improper Service of Process.

nterpreting our laws can and will always be at issue under our system of laws. At the very least, the legal community thrives on legal conflicts and interpretation. This article will illustrate the breadth and depth of this observation concerning a landlord-tenant bill that will—in our opinion—be signed into law. AB 2042 (Kalra) focuses on improving the provisions of the law that were codified through AB 747 (Kalra), Chapter 563, Statutes of 2025. Current law establishes the Services of Process Accountability, Reform and Equity Act (SPARE Act) which provides that the registry of process servers be publicly available; sets a clear standard for what qualifies as reasonable diligence for several service statutes, including attempting personal delivery of the summons, in good faith, on at least three different occasions, on three different days, at three different times; requires specific corroborating evidence that the service was, in fact, effectuated in the manner required; and authorizes a party to an action to bring a motion

Need Questions Answered? Contact one of our reliable membership service representatives

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to vacate a default judgment that is void for lack of proper service at any time after entry of the judgment. The law also permits a defendant in a debt enforcement action brought by a buyer of consumer debt, who has obtained a default judgment against the defendant, to file a motion to set aside the default or default judgment and for leave to defend the action if the defendant did not receive actual notice of the action in time to defend against it. This motion must be filed within 6 years after entry of the default or default judgment or 180 days after the first actual notice of the action. Mr. Kalra’s new bill, AB 2042, amends Civil Code Section 1788.1 that the defendant who did not receive actual notice may file a motion to set aside and for leave to defend even if the service of the summons was lawfully affected. Additionally, the new bill states that nothing in the Code of Civil Procedure 473.2 alters the court’s authority to adjudicate a motion made pursuant to CCP 473 or otherwise vacate or set aside a judgment with respect to a proof of service filed before January 1, 2027. Again, the terms of AB 2042 only apply to service attempted or completed on or after January 1, 2027. The terms of AB 2042 address proper service of summons and complaints as a fundamental requirement of due process and ensures defendants

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August 2026

are notified of a claim against them so they can properly prepare a defense. To address claims of fraudulent service, the Legislature passed AB 747 which modernized and standardized service of process by requiring evidence of personal and substituted service, defining reasonable diligence when attempting personal service, and clarifying the timing and method of challenging defective service. Proponents of AB 2042 argue that, since the passage of AB 747, further changes were needed. AB 2042 provides clearer guidance to the courts as it relates to the implementation of AB 737. There are a few things AB 2042 does not do: it does not create a new basis for dismissal upon the vacating or setting aside of a default judgment, does not alter a court’s existing authority with respect to cases filed before January 1, 2027, and does not alter the Fair Debt Buying Practices Act with respect to lawsuits that were lawfully served. We firmly believe that the information we have provided will be very instructional and informative affecting unlawful detainers. Ron Kingston is President of California Strategic Advisors and Legislative Advocate for the Apartment Association of Orange County. For questions regarding this article, please call AAOC at (714) 245-9500.

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ORANGE COUNTY LEGISLATIVE WATCH B y C hip A hlswede , V ice P resident of E xternal A ffairs

The NeverEnding Ballot. Why Rental Housing Providers Need to Pay Attention Before the Story is Written.

f you’re of a certain age, The NeverEnding Story probably occupies a permanent spot in your childhood memory. For those of you who are not Generation X or are simply unfamiliar with the 1984 fantasy motion picture, it follows Atreyu’s quest to save the magical land of Fantasia and the Childlike Empress from an invisible force known only as “The Nothing.” Along the way, Atreyu encounters the Swamps of Sadness, Gmork, Ygramul the Many, the Southern Oracle, the Rock Biter, Falkor and enough emotional trauma involving a horse named Artax to scar an entire generation. Watching the film as a kid, those creatures seemed like the villains. Rewatching it years later, you realize they weren’t. They were simply symptoms. The real enemy was—The Nothing. It quietly spread across Fantasia, consuming one kingdom after another until everyone finally realized they weren’t fighting individual monsters— they were fighting the same force wearing different faces. Lately, local government in California has begun to feel a little like the movie. Only, instead of consuming Fantasia, The Nothing is consuming municipal budgets: • Inflation • Construction costs • Deferred infrastructure • Escalating pensions

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• Public safety demands • Insurance premiums • Homelessness programs • Rising labor costs One by one, cities find themselves confronting difficult financial realities. Some cut spending; Some delay projects; Others search for efficiencies. Increasingly, though, many arrive at the same decision—“Let’s ask the voters.” And that’s why rental housing providers should pay attention. Not because every proposal directly affects rental housing, but because every proposal tells us something about where local government is heading. The NeverEnding Story isn’t just playing in theaters anymore. It’s showing up on local ballots— and at that early precipice here in Southern California. Journey with me through what we should expect this November.

The Swamps of Sadness: Where Municipal Budgets Slowly Sink

One of the most memorable scenes in The NeverEnding Story is Atreyu’s journey through the Swamps of Sadness. The swamp doesn’t attack. It simply pulls everything beneath the surface until escape becomes nearly impossible. Many California cities find themselves navigating their own version of that swamp today. Residents understandably expect safe neighborhoods, maintained parks,

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August 2026

reliable infrastructure, responsive public safety services and thriving communities. At the same time, cities face mounting costs that continue increasing faster than many traditional revenue sources. Those aren’t political observations. They are financial realities. Each city responds differently. Some tighten spending. Some postpone projects. Others begin exploring new revenue streams: • Sales taxes • Business taxes • Hotel taxes • Transportation measures • School bonds • Housing initiatives • Public safety funding The specific proposal may change. The story rarely does. If you want to know where your city is heading tomorrow, don’t just read today’s budget—watch what begins appearing on the ballot.

Gmork Steps Out of the Shadows: Anaheim and the Return of Rent Control

Throughout much of The NeverEnding Story, Gmork lurks in the darkness. You know he’s there long before he finally reveals himself. Housing policy has begun behaving Watch — continued on page 10

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Watch — continued from 8 much the same way. For years, many believed local rent control conversations were confined to a handful of California cities. Not anymore. Anaheim this year has had the specter of the region’s most significant citizendriven housing initiatives in years looming overhead. The proposed rent stabilization measure would establish a local rent board, expand just-cause eviction protections, and significantly regulate future rent increases. Thankfully, the signature gathering effort to qualify the measure for the ballot ran out of steam, but regardless of whether it made it on the ballot this year misses the point. The point is that people believed the political environment had changed enough to make the attempt worthwhile. If the rent control experience in Santa Ana has taught us anything, it is that today’s unsuccessful proposal often becomes tomorrow’s revised proposal.

Then, next year’s ordinance— Then, someone else’s ordinance. That’s how Gmork works. He doesn’t disappear. He simply waits for another chapter.

The Ivory Tower: Orange, Santa Ana and Fullerton Discover “The Nothing”

The Childlike Empress didn’t create The Nothing. She simply recognized that Fantasia was changing around her. Orange County cities are confronting much the same reality. Orange has advanced proposals for both a local sales tax increase and a transient occupancy tax increase. Several other taxation proposals were originally considered—including taxing vacant properties. Santa Ana voters may soon decide whether Measure X, originally introduced as a temporary sales tax, should become a permanent stream of city revenue. Meanwhile, Fullerton has spent much of the past year in the headlines

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as city leaders wrestle with difficult fiscal realities and the challenge of maintaining services at a level residents have come to expect. Reasonable people can disagree about individual policy decisions—and there are certainly plenty of opinions—but Fullerton illustrates something much larger than one city’s fiscal debate. The Nothing doesn’t stop at city limits. Cities throughout California are discovering that balancing budgets are becoming more difficult, expectations continue to rise, and easy answers and solutions are increasingly difficult to find. Whether the ultimate solution comes through efficiencies, economic development, voter-approved revenue, or some combination of the three, one thing is becoming increasingly clear. Fantasia keeps getting a little smaller.

The Three Magic Gates: Costa Mesa, Westminster and Placentia

Before Atreyu could reach the Southern Oracle, he first had to pass through the Three Magic Gates. Apartment owners have their own version this election cycle—Costa Mesa—Westminster—Placentia. Each community has spent the past year exploring ways to strengthen municipal finances. • Business license tax reforms • Hotel tax increases • Revenue restructuring Different communities. Different proposals. Same journey. The lesson for housing providers isn’t whether one, particular tax proposal succeeds or fails. It’s recognizing the direction of travel. Government policy rarely appears overnight. It evolves. One discussion becomes one proposal. One proposal becomes one initiative. One initiative becomes one ordinance. One gate after another. Watch — continued on page 12

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Watch — continued from 10 Ygramul the Many: Riverside County’s Swarm

Ygramul may have been the most fascinating creature in the entire movie. It looked like one monster; In reality, it was thousands of tiny creatures moving together. That’s Riverside County this election cycle. Renewing Measure A to continue

funding transportation improvements; Murrieta Valley Unified School District seeking voter approval of a major bond measure to modernize schools; Other school districts evaluating facility bonds; community college districts discussing future capital needs; special districts examining infrastructure funding. • Fire protection • Water systems

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• Parks • Roads • Public facilities Some of these proposals will appear on the General Election ballot this November—others won’t. Some will wait until 2028—Others may quietly disappear altogether. But that’s almost beside the point. Ygramul was never frightening because of one insect. It was frightening because there were thousands of them. Taken individually, each proposal may seem perfectly reasonable. Taken collectively, they paint a picture of governments throughout Southern California turning increasingly to the voters whenever major financial needs arise. The swarm keeps growing.

The Rock Biter: One Rental Housing Provider Can’t Stop The Nothing Alone

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Near the end of the movie, the Rock Biter quietly observes that his “big, strong hands” couldn’t stop The Nothing. It’s one of the most unexpectedly powerful moments in the film. Rental housing providers should remember that lesson. No single housing provider can realistically monitor every city council meeting agenda. Nor can that housing provider attend every planning commission meeting, follow every proposed school bond, transportation tax, business license revision, housing initiative, rental registry, vacancy tax discussion, inspection program and citizen petition. The challenges have simply become too numerous. That’s precisely why the Apartment Association of Orange County exists— because advocacy has become a team sport.

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Pay attention to the trends, comments, and actions. Watch — continued on page 14

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• Vacancy tax proposals spread

Watch — continued from 12 Perhaps the biggest mistake made in Fantasia was believing The Nothing would stop before reaching them. Housing policy behaves much the same way. • Rent control spreads • Rental registries spread • Just-cause ordinances spread • Inspection programs spread

Earlier this year, San Diego voters rejected a proposed vacancy tax. The measure failed. The idea didn’t. Anyone who has observed California public policy long enough knows unsuccessful ideas have a remarkable tendency to return—often times wearing different clothes. California doesn’t produce many one-hit wonders. It produces sequels. Sometimes entire franchises.

Falkor

You will never be alone fighting The Nothing. Fortunately, The NeverEnding Story wasn’t really about The Nothing. It was about refusing to surrender to it. AAOC isn’t expected to weigh in on every ballot measure—nor should we. Many proposals are well-intentioned. Many address legitimate community needs. But rental housing providers do need to recognize the broader trend before it becomes tomorrow’s crisis. • Pay attention before signatures are gathered

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• Before consultants are hired • Before campaign mail begins filling your mailbox • Before Election Day Because, by then, someone else has already written the story. Atreyu eventually discovered he wasn’t really fighting Gmork, Ygramul, the Swamps of Sadness or The Southern Oracle. Those were simply obstacles along the way. His real enemy was The Nothing.

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The Nothing is always in waiting. AAOC is here with you Rental housing providers should take the same lesson from this year’s ballot. Don’t become so focused on one rent control initiative, one sales tax, one hotel tax, one school bond or one vacancy tax that you miss the greater trend. Those are individual chapters. The real story is the growing fiscal pressure confronting local governments throughout the state, and the increasingly creative ways cities are asking voters to respond. Fortunately, unlike Atreyu, you don’t have to make that journey alone. That’s why Falkor exists. Around here, we just happen to call Falkor, AAOC.

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DEAR MAINTENANCE MEN

B y J erry L’E cuyer & F rank A lvarez

Dear Maintenance Men:

I have a residence built in the early 1960s and it has original cast iron drains. The last time I had a clog, my plumber said cast iron pipes have a 50-year life expectancy. During the auguring process he said they felt rough inside and may backup more frequently. Last year we replaced a ruptured pipe with a plastic pipe. The main drain, part of which is above ground, is rusty and tends to flake away. What are the possibilities for this situation—replace when they fail, replace before they fail, reline the pipes to prevent trouble, or some other option? Long term, what makes sense financially? Korey

Dear Korey:

We recommend calling a plumbing company that specializes in sewer pipe inspections using a camera snake. The camera snake will be able to tell you the actual condition of the pipe and where

Apartment News

there are trouble areas, breaks, clogs, etc. The snake will be able to pinpoint the location, depth, and direction of the sewer line. If part of your system is failing now, chances are the rest of the sewer line is not far behind. The best solution to a damaged or broken sewer line is to replace it with a new pipe. However, this is not always an easy or cost-effective solution. The distance to the city sewer may be too great or extensive landscape or property damage may result from the re-piping. If replacing the pipe is not viable, consider using a pipe liner as preventive maintenance or repairing a damaged pipe. The cost to reline a pipe is approximately $80 to $135 per foot with a 50-year warranty. Balance this cost against the cost of trenching in a new line with landscape repairs and down time. A pipe liner will be as strong as the original pipe.

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August 2026

Dear Maintenance Men:

I have a carbon monoxide detector question. The building I manage is an “all-electric” building with attached garages. Do I need to install a CO detector in each unit? Dan

Dear Dan:

I don’t think your situation is all that uncommon. We have run into this installation problem before. We consulted with the Orange County Fire Authority. Because every building is unique in its construction and design, a proper assessment will need to be made based on the location of any gas-operated appliance in an all-electric building. The general rule is: if an all-electric building has a gas-operated appliance and shares a common wall with the residential units, Carbon Monoxide (CO) detectors will be required. For example, you will need to install CO detectors in your all-electric building if you have enclosed garages attached. CO detectors will also be required if the building has an attached laundry room with a gas water heater or gas dryer. We also recommend installing a CO detector in the laundry rooms that contain a gas appliance. Keep in mind that automobiles, wood fireplaces, barbecues and any other combustible material can cause carbon monoxide. Owning an “all-electric” building does not necessarily eliminate the need for CO detectors.

Dear Maintenance Men:

How do I determine if it is time to replace the roof or just have some maintenance or minor repairs done? Ed

Dear Ed:

Determining if a roof needs replacement or should be repaired is sometimes more of an art than a science. An old roof in good condition that has roof leaks may be as simple to solve as an inspection of the roof flashing system. The roof flashing is where the roof meets a different material or changes course. For example, roof flashing is found around the chimney, in valleys, where the roof transitions to vertical a wall or around vent pipes. Any roof transition area is a potential roof leak. Keeping the roof flashings in good order is the first line of defense. However, should your roof be experiencing leaks in several different areas, missing granules (bald spots) and pooling might be an indication of a roof past its prime and ready for replacement. In the case of a shingle roof, the telltale signs are more obvious. For example, a shingle roof may exhibit curling edges, loss of granules and material brittleness. This roof may be beyond repair and should be replaced. Tile roofs may present different issues as they may look great on the outside, but have hidden damage under the tiles, such as a rotted felt membrane or disintegrating roofing paper. These are much more difficult to solve and often the repairs are more expensive than replacements.

If you need maintenance work or a consultation for your building or project, please contact Buffalo Maintenance, Inc. to schedule an appointment. We are available throughout Southern California and can be reached at 714-956-8371. For more information, visit www.BuffaloMaintenance.com Frank Alvarez is a licensed contractor and the Operations Director and Co-Owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance and construction for more than 30 years and frequently serves as a guest lecturer and educational instructor. Frank is a past president and current board member of the Apartment Association of Orange County (AAOC). He also chairs AAOC’s Education Committee. Frank can be reached at (714) 956-8371 or Frankie@BuffaloMaintenance.com. Jerry L’Ecuyer is a real estate broker and a Director Emeritus of the Apartment Association of Orange County. He is a past president and longtime board member of the association, in addition to having served as chair of its Education Committee. Jerry has been involved with apartments as a professional since 1988.

When requesting a bid from a roofing contractor, always ask for a cost to repair the existing roof and a cost to replace the roof. When having multiple bids, always use the same scope of work for each roofer. A deviation in scope will make it harder to determine the correct course of action. We need Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men” column, please email your questions to DearMaintenanceMen@gmail.com. August 2026

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Apartment News

Estate Planning Series

Equality Does Not Always Mean Equal

ne of the most difficult questions in estate planning has nothing to do with taxes, trusts, or legal documents. It is the question of how to divide your estate. Do you divide everything equally among your heirs, or do you make adjustments to recognize a caregiver, an heir with greater need, grandchildren, charity, or other legacy goals? For many people, the answer feels obvious. Equal is equal, and equal must be fair. Divide everything evenly and everyone is treated the same. No mixed messages. No favorites. Unfortunately, estate planning is rarely that simple. Every family is different. Every child is different. Every asset is different. Trying to force everything into equal shares can sometimes create the very problems you were trying to avoid. This becomes especially true when real estate is involved. Imagine three children inherit an apartment building. Each owns onethird. On paper, that sounds fair. Now ask the next question. Who makes decisions? Someone has to approve repairs,

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negotiate loans, hire vendors, respond to emergencies, and make difficult financial decisions. Those decisions also come with responsibility and potential liability. If three people are equally in charge, who is actually in charge? In my experience, if everyone is responsible, no one is responsible. Successful real estate ownership requires leadership. One person ultimately needs the authority to make decisions and accept responsibility for the outcome. That does not mean the others should be ignored. It simply recognizes that properties are businesses, and businesses operate best when leadership is clear. The same principle applies to estate planning. Many parents believe every asset should be divided equally. That is certainly one option, but it should not be the default simply because it avoids difficult conversations. Instead, start by asking a different question. What outcome am I trying to achieve? Perhaps one child has special needs and will require additional financial support throughout life. Perhaps one child spent years helping care for you while others lived across the country. Perhaps grandchildren have educational needs that are important to you. Perhaps charitable giving is part of the legacy you hope to leave behind. These are all legitimate considerations. Your life’s work is yours to distrib-

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BY TIM GORMAN, REAL ESTATE BROKER/ CRE/FIDUCIARY/CPA (INACTIVE)

ute as you choose. It is not automatically an equal inheritance waiting to be divided. While many heirs understandably hope for equal treatment, your responsibility is not to satisfy expectations. Your responsibility is to carry out your values, protect your family, and accomplish the goals that matter most to you. Of course, theory and reality are not always the same. An unequal distribution without explanation can leave lasting wounds. Family members often compare percentages without understanding the reasoning behind them. What may have been a thoughtful decision can easily be interpreted as favoritism. That is why communication is just as important as the legal documents. In fact, in my course on legacy planning, I start by saying that if you are going to take the course and not communicate your plan, you might as well not take the course at all. I recently worked with a family facing this exact issue. One child had a greater financial need than the others. The parents wanted to help but were concerned that unequal inheritances would create resentment after they were gone. Their solution was simple. They made gifts during their lifetime to help that child when the need was greatest. By the time the estate was distributed, the remaining assets could be divided equally. The financial outcome reflected the parents’ intentions while the estate itself appeared equal to the heirs.

It solved both problems. In another family, a child who had spent years serving as caregiver was compensated during the parents’ lifetime rather than receiving a larger inheritance later. The parents felt their child deserved recognition for the sacrifices made, but they also wanted to avoid creating questions among the other beneficiaries. There is no single right answer. The key is to be intentional. Sometimes equal is appropriate. Other times, equality is not actually fair. What matters is that your decisions support your goals and reflect your values. Estate planning gives you the opportunity to be thoughtful, creative, and purposeful. It allows you to consider your spouse, children, grandchildren, charitable interests, and long-term family legacy together, rather than treating every asset as something that simply needs to be divided. Whatever you decide, do not let your family discover your reasoning only after you are gone. If your heirs, or at least the people responsible for carrying out your wishes, first learn about your plan after your death, the risk of confusion, hurt feelings, mistakes, and unintended consequences increases dramatically. Take the time to decide what matters most. Think through the reasons behind your decisions. Then communicate them. In my experience, successful estate planning is not defined only by perfectly drafted documents. It is defined by clear intentions, thoughtful decisions, and honest conversations. About the Author Tim Gorman is a licensed Real Estate Broker, principal of Gorman & Associates, CRE, published author, instructor, and seasoned entrepreneur with decades of experience. A CPA (inactive), Tim brings a wealth of knowledge to his work. His first book, Tangled Legacy, debuted as a #1 New Release on Amazon in multiple categories. His second book, “Building Blocks to a Complete Estate Plan” is a workbook aimed to put the learnings of the class and the book into motion.

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COVER YOUR ASSETS B y N icholas D unlap , CPM

Legacy Means More Than Ownership

ecently, I’ve found myself reflecting on a conversation that I had with a client. As she remarked on her real estate holdings, she couldn’t help but get emotional when talking about her late husband’s dedication to their family. He had taken an interest in real estate investments and the income they produce as it was his goal to achieve the benefits of owning real estate while practicing medicine and to later supplement his income from these and other investments made during his retirement. But things didn’t quite work out as planned. He passed away shortly after retiring and his widow was forced to take the reins of the portfolio. It was abrupt and without any coaching or preparation, but she has managed exceptionally well using her instinct, being present to meet and review the physical assets and financial deliverables, and especially due to the network of professionals and the plan that her late husband set in place. For many families with real estate holdings, succession isn’t a future event. It is something that is already happening. The question is whether succession will be intentional or forced by circumstance. Think of a transition not as a single event, but a series of events. While there are numerous processes and procedures that must individually take place in order to complete a successful or effective transition, it is the gradual transfer of knowledge, wisdom, relationships, judgment and responsibility that truly

Apartment News

help to prepare an heir or beneficiary for what awaits. Think of them more as a partner in this sense. Properties or wealth can be inherited overnight, but experience cannot. The more you keep your heir informed and prepared, the better. People avoid these discussions for all types of reasons but simply bringing in a spouse or heir and incorporating them into discussions with your estate planning attorney, accountant, property manager and others can help prepare them for the decisions they will one day be faced with. Succession can serve as a reminder that as people grow older and are less aware of the changes taking place in the business world, they are likely creating and taking on additional risk for not adapting to changes in the marketplace. These changes include financial/tax implications, compliance with state/ local regulatory measures, risk management and insurance needs, physical maintenance/updates and more. It’s not just about collecting rent, it takes understanding the asset as a whole and being able to bifurcate the needs of the physical versus financial asset and addressing each of the priorities accordingly. Often times we see a founder detailing the way things have been done and a second generation asking if there is a better way to do them. Succession should not feel like replacement, it should feel like supplementation, especially when both generations are working together. Professional management does not

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August 2026

replace family values. Often times, investors or owners have the false belief that hiring a management company means relinquishing control of their property or portfolio, but in most cases it allows the founder and their heirs to maximize their time and results by focusing on revenue generating items, projects that will improve or enhance the overall quality or value of the asset or perhaps hone-in important tax strategies for the family. This is especially important as heirs or second-generation family members are still working. Professional management can minimize the operational burden while preserving the benefits of ownership. Legacy is more than ownership. It’s the bond created outside of any business or financial situation that is carried forward for generations. Throughout my career, I’ve learned that successful transitions happen not because the right legal documents were signed, they happen because families spent years working together before the transition was necessary. Don’t confuse legacy for wealth or wealth for legacy. Consider confronting your own mortality for your estate’s sake today. If you have decided or determined your succession plan, don’t just focus on the property or portfolio, focus on imparting the knowledge and confidence needed to succeed in your absence. Based on my experience, it is more necessary than you know. Assets — continued on page 23

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Rental Property Ownership: What a Difference 20 Years Makes

When I purchased my first apartment building more than 20 years ago, the business was remarkably straightforward. I met prospective tenants in person. We walked the property together. We talked. We shook hands. We signed a simple lease with wet ink, exchanged the keys, and began what was hopefully a long and mutually beneficial landlord-tenant relationship. The focus was on maintaining the property, responding to tenants’ needs, and being a responsible housing provider. Today, that same transaction often feels less like renting an apartment and more like preparing legal documents for a court filing. What was once a simple lease agreement can now exceed fifty pages of leases, disclosures, notices, acknowledgments, and other legally required forms. Housing providers are expected to stay current on an ever-changing body of laws and regulations that can feel like a full-time occupation. Missing a required notice, using an outdated form,

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D ATE ER

FAMI LY

he recent announcement of the largest healthcare fraud takedown in U.S. history, alleging billions of dollars in fraudulent Medicare and Medicaid claims, caught my attention. As I read through the headlines, I couldn’t help but think about California’s apartment owners. The contrast is difficult to ignore. On one hand, surprisingly simple fraudulent schemes can allegedly siphon billions of taxpayer dollars from government programs before they’re detected —including billing for services never performed, submitting claims for deceased patients, and falsifying medical records to collect Medicare reimbursements. On the other hand, California housing providers must navigate an ever-growing maze of laws, regulations, local ordinances, tenant mandates, required disclosures, procedural hurdles, and legal liabilities—many of which make it more difficult to provide housing while doing little to discourage those who intentionally break the law.

BY MERCEDES SHAFFER, BROKER

August 2026

or making an innocent procedural mistake can expose even the most conscientious owner to significant liability. At some point, owning rental housing stopped feeling like a passive investment and started feeling like practicing law without a license. That should concern all of us because multifamily real estate has long been one of the most attainable paths for ordinary Americans to build longterm wealth. For generations, families purchased a duplex, fourplex, or small apartment building while working fulltime, raised their children, gradually paid down the mortgage, and eventually created retirement income and financial independence. Gone are the days when most Americans can count on spending 40 years with one employer and retiring with a generous pension. For many, rental property has become the modern pension. Yet every new layer of regulation makes that path more difficult. The young couple balancing careers, raising children, and hoping to invest in their first rental property must now navigate an increasingly complex legal and regulatory environment. What was once considered a manageable investment now requires a level of compliance that many understandably find intimidating. Good public policy should encourage responsible investment in housing, not discourage it. Housing is not created by government regulations. It is created by individuals

willing to save for a down payment, qualify for financing, accept financial risk, maintain aging buildings, respond to tenant needs, and invest in their communities over decades. Every time government makes that commitment more burdensome, fewer people are willing to make it. The irony is difficult to ignore. While billions of taxpayer dollars were allegedly lost to fraud within government healthcare programs before the schemes were uncovered, California continues to impose new laws, regulations, mandates, and compliance requirements on housing providers who are simply trying to provide rental housing. Government should stay out of our business and focus on overseeing its own programs, protecting taxpayers, and prosecuting fraud—not creating additional barriers for private citizens who are investing their own capital to provide housing. Every new law, regulation, and mandate makes apartment ownership more complex, more expensive, and less attractive to current and future investors. The result is fewer people willing to invest in rental housing, less competition, fewer housing choices, and ultimately higher housing costs. With fewer regulatory barriers, more investors would be willing to enter the market, increasing competition to provide better housing, improve existing properties, and offer residents greater choices. California doesn’t need more people regulating housing. It needs more people investing in housing. Every law that makes apartment ownership more complicated discourages the very investment our state desperately needs. The solution to California’s housing shortage isn’t another mandate or another disclosure. It’s creating an environment where responsible people are encouraged—not discouraged—to invest, compete, improve properties, and provide quality housing. It’s time to simplify the rules, remove unnecessary barriers, and let responsible housing providers do what they’ve done successfully for generations: invest in

their communities, provide quality Assets — continued from 20 housing, and build wealth through hard work—not paperwork. About the Author: Mercedes Shaffer is a multifamily real estate broker, serving Orange County and Los Angeles Counties. For questions about buying, selling or 1031 exchanges, contact her team at 714.330.9999, InvestingInTheOC@gmail.com, or visit InvestingInTheOC.com. BRE 02114448 REAL Brokerage.

August 2026

Nicholas Dunlap is the founder and president of Spadra Property Company, Inc., He is also a second-generation rental-housing provider, and a member of the Apartment Association of Orange County where he served as a member of the board of directors, in addition to terms as AAOC president in 2015–2016 and 2018. For more information about Spadra Property Company, Inc. see their ad on page 25.

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Apartment News

The 21st Century ROAD to Housing Act: What the New Housing Law Means for the Rental Industry Learn more about 12 key provisions in the law and what comes next. BY NAA POLICY TEAM

The Big Picture

The 21st Century ROAD to Housing Act became law on July 11, 2026, marking an incredible victory for the rental housing industry and representing the largest federal action on housing policy in decades. In total, the new law contains dozens of provisions aimed at increasing housing supply, reducing regulatory barriers, modernizing federal housing programs and encouraging state and local governments to adopt policies that support new housing development. Many of the law’s housing provisions align with longstanding National Apartment Association (NAA) policy priorities and advocacy efforts, aimed at boosting housing supply, easing affordability challenges and improving the effectiveness of federal housing programs. Below are some of the most significant provisions for the rental housing industry.

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Key NAA Priorities

Sec. 209. Accelerating Home Building Act.

Sec. 107. Housing Supply Frameworks Act.

• What it does: Authorizes HUD to award grants to support localities, including tribes, in developing and adopting pre-reviewed housing designs. Designs are intended for use in mixed-income housing and apply to low and mid-rise housing with 25 or fewer units. At least ten percent of the annual funding pool is reserved for rural areas, and repayment may be required five years after receiving a grant if designs have not been adopted. Funding cannot be used for construction, alteration or repairs.

• What it does: Directs the U.S. Department of Housing and Urban Development (HUD) to research, develop and publish a set of nonbinding best practice recommendations and guidelines to assist state and local communities in adopting modern local and state zoning frameworks that support the production of adequate housing options at every income level. • Why it matters: The zoning and land-use reforms outlined in the section would reduce barriers to rental housing development, including higher density allowances, increased by-right uses, reduced parking requirements, streamlined permitting processes, incentivized transit-oriented development and more.

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• Why it matters: By supporting pre-reviewed designs, the program seeks to reduce regulatory delays in permitting and help projects move faster through approvals, ultimately facilitating more efficient housing ROAD — continued on page 26

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reduce wait-times and put families into affordable housing sooner. This reduced administrative burden will save time and resources while preserving housing quality standards. Virtual inspections will provide relief to small-market operators in rural areas who previously have dealt with inspection delays. Additionally, early inspections will approve units while they are being marketed, reducing lease-up delays.

ROAD — continued from 24 development.

Sec. 405. Choice in Affordable Housing Act (Inspections Provisions) • What it does: This section reduces duplicative inspections by allowing inspections performed within the last 12 months to be valid across Low-Income Housing Tax Credit (LIHTC)-financed, HOME Investment Partnerships Program (HOME) and U.S. Department of Agriculture (USDA) Rural Housing Service properties. Furthermore, it permits HUD to authorize virtual inspections for properties in rural areas. This section also authorizes early inspections for new housing providers before a unit is selected by an assisted resident. • Why it matters: Allowing an inspection to cover multiple federal housing programs will

Sec. 501. HOME Investment Partnerships Reauthorization and Reform Act. • What it does: Reauthorizes and modernizes the HOME program to improve administration and support more housing construction. Certain jurisdictions now have additional options to utilize HOME funds in support of infrastructure like water and sewer lines, sidewalks and roads that support qualifying housing developments. Several small-scale

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Sec. 102. Federal guidelines for pointaccess block buildings. • What it does: Directs HUD to develop model code guidance for point-access block residential buildings, a type of single-stair ROAD — continued on page 28

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additional weight in competitive housing grant programs to projects located in, or that directly benefit, federally designated Opportunity Zones. The preference can apply to grants supporting housing construction, rehabilitation, preservation or modification.

ROAD — continued from 26 residential building which is no greater than six stories. These guidelines are directed to discuss fire safety, construction costs and affordability, flexibility for diverse consumer needs, examples of code language from the local to international level and more. HUD may also establish a grant for pilot programs that evaluate or demonstrate “the safety, feasibility, or cost-effectiveness” of pointaccess block residential buildings. • Why it matters: These guidelines, and the model language that will eventually be provided, will assist state and local lawmakers in developing informed point-access block building provisions in their regulations.

Sec. 201. Increasing housing in opportunity zones. • What it does: Allows HUD to give

• Why it matters: The provision is intended to encourage greater housing investment and development in economically distressed communities by making Opportunity Zone projects more competitive for federal funding. By leveraging existing HUD grant programs, it could help attract additional public and private capital to support housing production and preservation without creating new mandates on housing providers.

Sec. 202. Whole-Home Repairs Act. • What it does: Authorizes a HUD pilot grant program, administered by states or localities, to fund wholehome repairs for certain low-income homeowners and small rental owners, defined as owning fewer than 10 properties, no more than 25 total units and with a majority of affordable units. Homeowners receive grants, while rental providers get access to loans which may be forgiven to use on repairs and improvements. The program will run through October 1, 2031. • Why it matters: The program aims to preserve and improve existing housing stock, including rental housing. Property owners renting to residents who are not already under other rental assistance programs are subject to certain requirements, including rent increase limits (capped at five percent or the change in inflation, whichever is lower, for at least three years after completion of repairs) and other resident protections such as lease extensions requirements with specified exceptions.

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August 2026

Sec. 204. Addition of affordable housing construction as an eligible activity. • What it does: Explicitly allows Community Development Block Grant (CDBG) funding to be utilized for the construction of affordable housing under CDBG funding with a cap of 20 percent of the amounts allocated to the recipient. • Why it matters: The new flexibilities in this law will allow CDBG recipients to allocate their funding to directly finance new affordable housing construction.

Sec. 206. Unlocking Housing Supply Through Streamlined and Modernized Reviews Act. • What it does: Directs HUD to streamline environmental reviews for housing related activities by expanding exemptions and categorical exclusions under HUD’s environmental review regulations. It allows many routine and lowerimpact activities, such as rental assistance, small-scale rehab, predevelopment work and limited new construction, to move forward more quickly with reduced regulatory burden. • Why it matters: The provision prioritizes infill development and smaller housing projects, including office-to-residential conversions, to accelerate redevelopment of underutilized sites. HUD must also report reductions in review times and costs.

Sec. 211. Housing Affordability Act. • What it does: This section significantly increases FHA multifamily loan limits across several programs to better reflect current construction costs and market conditions, while establishing a new index-based approach to adjust limits annually. ROAD — continued on page 30

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will go into effect after three years and expire in 2043.

ROAD — continued from 28 • Why it matters: The updates are intended to improve the feasibility of financing new and existing multifamily housing developments. The provision also preserves HUD’s authority to adjust for high-cost areas and requires a study on the impacts of higher loan limits, including effects on lending volume, housing supply and costs.

Sec. 213. Build Now Act. • What it does: Incentivizes cities and counties to increase housing production by increasing or decreasing CDBG funding based on a jurisdiction’s housing growth improvement rate over the preceding five years relative to other eligible recipients. Jurisdictions with a housing growth rate of at least four percent will automatically receive increased funding. This law

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• Why it matters: This “carrot and stick” approach will help incentivize communities to find new ways to increase housing supply and will discourage exclusionary zoning, permitting delays, arbitrary barriers and other policies that limit supply.

Sec. 505. New Moving to Work cohort. • What it does: Authorizes HUD to create a new cohort of 25 Moving to Work (MTW) designated Public Housing Agencies (PHAs) named the “Economic Opportunity and Pathways to Independence Cohort.” MTW demonstration gives PHAs flexibility to use approved waivers of HCV and public housing programs regulations. The bill also allows HUD to consider policy options for positive rental payment reporting to credit bureaus with resident consent. • Why it matters: The PHAs in this cohort may explore new administrative and programmatic flexibility to improve the HCV program’s effectiveness. Participating PHAs are required to publicize data on eviction rates, turnover, waitlist length, average wait times and more. HUD will use this data to provide legislative recommendations to improve the HCV program. Furthermore, positive rental payment reporting may strengthen payment behavior in residents and reduce late payments.

Advocacy In Action

This legislative achievement represents a major victory for the rental housing industry and reflects extensive efforts by NAA members, our affiliate network and industry partners to advance bipartisan solutions that increase housing supply and improve affordability nationwide. Many of the provisions included in the final law align with longstanding

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August 2026

industry priorities that are a direct result of consistent industry engagement and a unified advocacy effort. In March, more than 800 rental housing professionals gathered in Washington, D.C. to hold more than 300 meetings on Capitol Hill in one single day. Their efforts helped encourage lawmakers to eventually strike a proposed forced sale requirement for build-to-rent (BTR) housing, a provision that would have ultimately removed an important and flexible housing option for American families. Importantly, that provision was not included in the final law. NAA sincerely appreciates the extensive efforts of the Congressional champions of this bill in Congress. NAA President and CEO Bob Pinnegar sent a thank you letter to key leaders, including House Financial Services Committee Chair French Hill (R-Ark.-2), Ranking Member Maxine Waters (D-Calif.-43), House Subcommittee on Housing and Insurance Chair Mike Flood (R-Neb.-1), Ranking Member Emanuel Cleaver (D-Mo.-5), Senate Banking Chair Tim Scott (R-S.C.) and Ranking Member Elizabeth Waren ( D-Mass.).

What’s Next

NAA looks forward to continuing its work with policymakers and federal agencies to support effective implementation of these provisions and advance policies that expand housing opportunities nationwide. On July 14, NAA and industry coalition partners sent a letter to the U.S. Department of Treasury requesting a technical clarification as the law begins to be implemented. Stay tuned for additional reporting on the implementation of the new housing law. For more timely updates on the industry’s advocacy and legal news, register for NAA’s monthly Advocacy and Legal Webinar (ALW) series and tune in every third Wednesday of the month at 2 pm ET. This webinar is exclusively for NAA members and affiliate partners.

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Anti-Squatter Legislation Continues for Third Year

BY RAVI EHRBECK-MALHOTRA & BEN HARROLD

States continue to enact anti-squatting laws, demonstrating lawmakers’ concern over this issue. Overview

Following a surge of state activity in 2024 and 2025, states have continued to enact anti-squatting laws at a steady pace. Eight states have enacted legislation since our last update in mid-2025, and twenty-five have introduced or considered legislation in 2026 thus far. Unauthorized occupants in vacant units pose significant safety concerns and costs on rental communities. Properties may be at risk of property damage, lost rent, and liability concerns with few and lengthy legal processes to remove these occupants. Anti-squatting laws provide housing providers, and often law enforcement, with greater tools to address unauthorized occupants in vacant homes, ranging from expedited removal processes to criminalization. To date, twenty-eight states have enacted laws addressing squatting.

The Big Picture

Texas, North Carolina, Illinois, Oregon, Kansas, Mississippi, and Arizona have enacted new laws since June, 2025. Most recently, South Carolina Gov. Henry McMaster signed into law a

Apartment News

comprehensive anti-squatting bill, which includes an expedited ejectment process, on June 30, 2026. Legislative trends largely mirror those identified last year. These include streamlined removal processes (OR, KS, AZ, SC), clearer statutory distinctions for unauthorized occupants (AZ, SC), and new or expanded criminal penalties (SC). These laws are often paired with safeguards against wrongful removals (KS, SC). Of note, some states are enacting legislation targeting housing fraud. In Florida, lawmakers just created a new felony offense for fraudulent entry into residential property. Kentucky enacted broader real estate fraud legislation targeting fraudulent transactions. These actions suggest an emerging focus on combatting fraud that may be adjacent to or even facilitate squatting.

Affiliate Advocacy & Looking Ahead

Several of these bills provide insight into the continued policymaking developing around the country:

Kansas (HB 2378) • Affidavit-based, expedited removal process executed by law enforcement

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August 2026

• Includes protections for wrongful removals for law enforcement, tenants • Approved by Governor on April 6. Effective upon publication in statute Jason Grill, the Apartment Association of Kansas City’s Managing Director of Government Affairs, noted that the law “provides for an expedited process for removing unlawful squatters, while also protecting against abuse,” adding that its strong bipartisan passage—“114–8 in the House and 39–1 in the Senate”—signals a “significant step in Kansas property law and could serve as a national model.”

Arizona (SB 1426) • Adds squatting to the definition of forcible detainer • Requires writ of restitution immediately after judgment in forcible detainer action, accelerating process • Approved by Governor on May 29. Effective in September 2026 Anti-Squatter — continued on page 34

Lunchtime Learning Topics will include:

Resident Expectations Customer Experience The New Rules of Resident Experience: What Today's Renters Expect and How Leading Operators Deliver Today's renters expect more than just a place to live, they expect seamless communication, quick service, and a community that values their experience. Join us to discover how leading operators are leveraging technology, data, and operational best practices to create memorable resident experiences that increase retention, improve leasing velocity, and strengthen your property's overall performance.

Maintenance Performance Team Efficiency Speakers:

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Apartment News

Anti-Squatter — continued from 32 Courtney LeVinus, President/CEO of the Arizona Multihousing Association, said that “property owners deserve a clear path to remove people who are unlawfully occupying their homes, and that’s exactly what SB 1426 was designed to do,” while stressing the final bill “doesn’t change the rights or protections for property owners and residents that already exist under Arizona law.”

Oregon (HB 3522) • Allows owners to initiate removal process after 24-hour written notice • Approved by Governor on June 20, 2025. Effective January 1, 2026 Jonathan Clay, Multifamily NW’s Government & Public Affairs Manager, shared that in 2025 the legislature “passed HB 3522 that attempted to streamline the squatter process within the courts.” He noted that legislative efforts will continue, and that

“Multifamily NW will run a more robust squatter bill in 2027 to improve trespass enforcement” so “properties can be returned far sooner without lengthy delay of the courts.”

South Carolina (H 3387) • Creates expedited ejectment process for unlawful occupants • Adds new criminal penalties • Signed by Governor on June 30. In effect The South Carolina Apartment Association (SCAA) shared that it “engaged early and thoughtfully” on antisquatter legislation during the 2025– 2026 session to ensure the procedures proposed were as “streamlined and effective as possible” for property owners. Additionally, SCAA was “instrumental in removing a provision that would have required a unit sit vacant and unleased for three months in order to trigger the anti-squatting law.”

NAA Outlook

Squatting continues to pose a significant risk to the rental industry, infringing on the rights of housing providers and residents alike. Fortunately, states across the country continue to take steps to address the issue. The National Apartment Association (NAA) is grateful to its affiliate partners across the country for ensuring that the industry’s perspective is heard and represented in legislative conversations. NAA will continue to advocate for federal policy that helps housing providers’ ability to provide quality, affordable housing. For more timely updates on the industry’s advocacy and legal news, register for our monthly Advocacy and Legal Webinar (ALW) series and tune in every third Wednesday of the month at 2pm ET. This webinar is exclusively for NAA members and affiliate partners.

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Leasing Brings Them In. Maintenance Keeps Them. Key Takeaways from AAOC’s Maintenance & Repair 101 Series

here is a saying in the rental housing industry that perfectly captures the importance of one of the industry’s most overlooked professions: “Leasing brings them in. Maintenance keeps them.”

While a beautifully staged model apartment and an exceptional touring experience may inspire someone to sign a lease, it is the maintenance professional who often shapes the resident’s experience thereafter. Every completed service request, every preventative repair,

BY FABIAN BON, EDUCATION & MARKETING MANAGER, APARTMENT ASSOCIATION OF ORANGE COUNTY

every emergency response, and every apartment turn directly affects resident satisfaction, property value, and lease renewals. This past spring, 30 maintenance professionals from across Orange and Riverside Counties made an investment in their careers and professional development by participating in AAOC’s Maintenance & Repair 101 series. These professionals with a range of experience levels dedicated themselves to strengthening their technical knowledge, embracing the reality that the rental housing industry continues to evolve. Maintenance professionals are the backbone of our industry. They prepare homes for new residents, address existing residents’ service requests, respond when emergencies arise, identify potential issues before they become Maintenance — continued on page 38

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Maintenance — continued from 36 costly repairs, and support communities that residents are proud to call home. Their work often happens behind the scenes, but its impact is seen every day. The series began on May 7 with Frank Alvarez and his team at Buffalo Maintenance laying the foundation for the four-week series, emphasizing the importance of professionalism and personal pride, and the responsibilities that extend beyond simply making repairs. Participants explored best practices for receiving and completing service requests and effectively communicating with residents, then moved into hands-on instruction in drywall repair, painting techniques, framing fundamentals, door and window installation, and minor deck repairs. The class was reminded that maintenance professionals are not only skilled tradespeople but also ambassadors of the communities they serve. Week Two featured Dave Waters (Arrow Appliance), who led an indepth session on appliance maintenance and troubleshooting and provided the class with practical tips and best practices for diagnosing and repairing common issues with gas and electric ranges, refrigerators, and dishwashers. He also discussed hazard isolation, asbestos awareness, and chemical safety, sharing real-world

Apartment News

experience and practical techniques that students could immediately apply in the field. Week Three focused on plumbing, with Christian Barrientos and Mauricio Silver (California Rooter & Plumbing) sharing their expertise on one of the most common maintenance calls for service. From identifying different pipe materials and understanding plumbing systems to troubleshooting leaks, servicing water heaters, and following proper safety procedures, students received valuable information to help reduce costly repairs and improve response times. The instructors also emphasized the importance of preventative maintenance, noting that plumbing-related issues account for a

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August 2026

significant portion of service requests among apartment communities. Week Four was the series conclusion and featured Derrick Laughlin and Ken White (KD Electric), who introduced participants to the fundamentals of residential electrical systems. The class was presented with the basics of switches, outlets, dimmers, garbage disposal wiring, testing equipment, troubleshooting techniques, and electrical safety best practices. Students received hands-on demonstrations and practical examples that provided them with a greater understanding of how proper diagnostics and electrical best practices contribute to efficient property operations and technician and resident safety.

Technical skills are essential, but great maintenance professionals also possess qualities that cannot be measured by the toolbelt alone. Maintenance technicians demonstrate patience, professionalism, problem-solving abilities, and empathy while entering residents’ homes for both routine and unexpected calls for service. Every interaction is an opportunity to build trust and reinforce the reputation of the community and the owners and operators they serve. AAOC extends its sincere apprecia-

tion to Buffalo Maintenance, Arrow Appliance, California Rooter & Plumbing, and KD Electric for generously sharing their time and expertise and investing in the next generation of maintenance professionals. Their willingness to educate, mentor, and elevate the industry reflects the collaborative spirit that strengthens rental housing throughout Southern California. Education is an investment not only in individuals, but also in the future of the rental housing industry. AAOC

presents programs like Maintenance & Repair 101 to ensure that maintenance professionals, as well as do-it-yourself owners and managers, are equipped with practical skills, confidence, and industry best practices that ultimately benefit both residents and housing providers alike. At the end of the day, leasing may bring residents through the front door, but it is maintenance professionals who help ensure they want to stay.

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August 2026

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Balcony Safety Remains a Priority After the SB 721 Deadline

he January 1, 2026, deadline for initial SB 721 balcony inspections has passed but the responsibility to maintain safe exterior elevated elements continues. For apartment owners and managers throughout Orange County, balcony safety remains an important part of protecting residents, preserving property value, and maintaining compliance with California law. Balconies, decks, stairways, and elevated walkways are among the amenities that make multifamily communities attractive to residents. Because these structures are exposed to weather yearround, they can also experience gradual deterioration over time. Moisture intrusion, wood decay, corrosion, and aging materials may not always be visible from the surface, making routine inspections an important part of ongoing property maintenance. California enacted SB 721 following the tragic 2015 balcony collapse in Berkeley that claimed six lives and injured several others. The law requires owners of multifamily buildings with three or more dwelling units to have exterior elevated elements supported substantially by wood inspected by a qualified design professional. The purpose of these inspections is to identify conditions that could compromise structural safety before they become serious hazards. While many property owners have already completed their initial inspections, the work often does not end there. Inspection reports may identify repairs that require further evaluation,

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engineering, permitting, or construction. Addressing these findings promptly can help prevent more extensive deterioration while supporting the long-term safety of the building. Even properties that received favorable inspection results should continue to monitor exterior elevated elements as part of their regular maintenance program. Common issues identified during inspections include moisture intrusion, dry rot, deteriorated framing members, corrosion of metal connectors and fasteners, damaged waterproofing systems, and loose guardrails or stair components. Left unaddressed, these conditions can gradually reduce the structural capacity of balconies and other exterior elevated elements. For apartment owners and managers, maintaining these structures is about more than regulatory compliance. It is also an investment in resident safety and the long-term performance of the property. Identifying deficiencies early often allows repairs to be completed before they become larger and more costly. Orange County’s coastal climate can also contribute to ongoing wear. Moisture, marine air, and seasonal weather conditions can accelerate deterioration in some building materials, making routine inspections and preventative maintenance even more valuable. SB 721 represents an ongoing commitment to building safety rather than a one-time milestone. Property owners who continue to monitor their buildings, address recommended repairs, and

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August 2026

BY ALI SAHABI

maintain detailed inspection records will be better positioned to protect their investments and provide safe housing for their residents. Proactive maintenance remains one of the most effective ways to extend the life of exterior elevated elements and help ensure that California’s multifamily housing continues to provide safe, reliable homes for years to come.

Sources • California Senate Bill 721 as amended by Assembly Bill 2579. • Berkeley balcony collapse, which prompted enhanced exterior elevated element safety requirements. • California Department of Consumer Affairs guidance regarding qualified design professionals and inspection requirements. About Optimum Seismic, Inc.: The Optimum Seismic team has been making California cities safer since 1984 by providing fullservice earthquake engineering, steel fabrication and construction services for multifamily residential, commercial and industrial buildings. With more than 4,000 earthquake retrofit and renovation projects completed, Optimum Seismic’s work includes soft-story multifamily apartments, tilt-up, non-ductile concrete, steel moment frame and unreinforced masonry (URM) buildings. To arrange a complimentary assessment of your building’s earthquake resilience, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.

CAREER CENTER AAOC helps connect multifamily employers and job seekers in Orange & Riverside Counties. The AAOC Multifamily Career Center is designed to help promote industry-specific job openings to current and prospective industry talent. Employers can post job openings, view resumes, and pre-screen candidates. Job seekers can search job openings, create alerts, post resumes, and apply online. The AAOC Multifamily Career Center features: Relevant, industry-specific job postings that will reach desired audiences Email notifications directly to employers’ and candidates’ inboxes Easy to use, web-based interface Competitive job posting rates for AAOC members and non-members

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August 2026

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The Benefits of AAOC Membership Founded in 1961 as a nonprofit trade organization, the Apartment Association of Orange County represents the interests of those involved in owning, managing and maintaining rental property. Membership is open to all owners of residential income-producing property. Whether you own one or one hundred units, the AAOC is here to serve your needs. As a one-stop resource for information and specialized rental property services, the AAOC offers a host of benefits, including: – Free consultation from our trained membership counselors – Up-to-date rental and legal forms – Thorough resident screening services – Legislative representation aimed at protecting your investment and defending your property rights, both at the state and local levels

– Special seminars on topics such as taxes, property maintenance and management, fair housing and much more – Informative monthly membership meetings covering a variety of topics throughout the year – The rental-housing industry’s premier trade show and conference held on an annual basis – A free subscription to the very magazine you’re holding right now, Apartment News

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Apartment Association of Orange County’s

Supplier Directory

(Please see Supplier Contact Index for contact information) Supplier Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism. Acoustic Ceiling Removal BMS CAT of Southern California

WASH Multi Family Laundry Systems West Coast Chief Appliance

Access Control Solutions

Appraisal

A.S. Wise, Inc. City Wide Protection Service LiftMaster/myQ Connected Property Solutions Tour24

Accounting Services AllView Real Estate Charitable Trust Administrators, Inc.

Accounting Software Yardi Systems Inc.

Answering Service Frontdesk AI

Apartment Building Inspection Duro-Last Roofing Systems Green Valley Environmental Optimum Seismic, Inc.

Apartment Market Research Data ALN Data Apartment Association of Orange County Apartment SEO Yardi Systems Inc.

Apartment Rental Publications & Services apartments.com Frontdesk AI Intellirent Zillow Rentals

Apartment/Student Housing CBRE Multifamily SoCal—Dan Blackwell & Team EF Contract Flooring Kairos Investment Management Company Stream Realty Partners—Pat Swanson Titanium Restoration Services Vesync

Appliances Sales, Service & Leasing ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc Copper Home L and D Appliance Corp. National Service Company R&B Wholesale Distributors, Inc. T and T Appliance Rental, Inc.

CMP Appraisal

Asbestos Alliance Environmental Group ATI Restoration BluSky Restoration Contractors, LLC BMS CAT of Southern California Green Valley Environmental Restoration Management Company

Asphalt Sales & Service Advantage Painting Solutions Ben’s Asphalt & Maintenance Co. Everline Coatings and Services—S Orange Co Rose Paving LLC

Attorneys Brennan Law Firm Charitable Trust Administrators, Inc. Duringer Law Group, PLC Fast Eviction Service Fisher & Phillips Kimball, Tirey & St. John LLP Newmeyer & Dillion, LLP SNR Law Group, PC Spencer Fane LLP Wesierski & Zurek LLP, Lawyers

Balconies & Decks Deck Diagnostics FWC, LLC Optimum Seismic, Inc.

Biohazard Bio SoCal Dignified Bio-Cleaning Knight Commercial Kraken Restoration Inc.

Boiler Systems Benrich Service Company H2O Heating Pros, Inc. Ironwood Plumbing, Inc. Water Heater Man, Inc.

Building Products BEHR Paint Company EF Contract Flooring VacuuBondLVT

Cabinets/Refinishing Buffalo Maintenance, Inc. International Building Investment, Inc. KJ Design Center MirrorMate Frames Qwikkit Pinnacle Apartment Supply The Door & Window Company

Carpentry Buffalo Maintenance, Inc.

Carpet Sales & Service Contract Carpet Corporation EF Contract Flooring KJ Design Center R&B Wholesale Distributors, Inc.

Cleaning/Janitorial Services

Bath Restoration or Renovations Buffalo Maintenance, Inc. CALbath Copper Home FMM Construction International Building Investment, Inc. MirrorMate Frames OC Professional Maintenance Team Pinnacle Apartment Supply Titanium Restoration Services Restoration Services Company

Bio SoCal City Wide Protection Service Cmax Sanitary Anaheim Crown Building Services Inc. Dignified Bio-Cleaning

Cleaning/Janitorial Services (Continued) Strategic Sanitation Services Titanium Restoration Services Company The Junkluggers of Orange County

Closet Doors Argos Home Systems Inc The Door & Window Company

Supplier Directory — continued on page 48

August 2026

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Apartment News

Supplier Directory continued from page 47

Rose Paving LLC Spyder Construction

Coin-Operated Laundry Equipment

Construction Defect Specialist

ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc National Service Company WASH Multi Family Laundry Systems

Mason Reconstruction LLC Spyder Construction

Inhabit Dryer Vent & Duct Cleaning Alliance Environmental Group Crown Building Services Inc.

Consulting

Duct Cleaning

City Wide Protection Service Gorman & Associates, Inc. Intersolutions — Property Management Staffing Specialists SNR Law Group, PC Stream Realty Partners—Pat Swanson

Collections David S. Schonfeld, Attorney at Law Domuso Duringer Law Group, PLC Fast Eviction Service Kimball, Tirey & St. John LLP

Content Restoration 1-Tom-Plumber in Anaheim-Brea

Communications

Contract Services

Cox Communications Frontdesk AI

Concrete Maintenance & Repair Ben’s Asphalt & Maintenance Co. Blueray Management LLC Buffalo Maintenance, Inc. Everline Coatings and Services—S Orange Co Mason Reconstruction LLC Miko Development, Inc. Precision Concrete Cutting Rose Paving LLC

Construction Alpha Structural Inc. Aquinas HVAC BELFOR Property Restoration Buffalo Maintenance, Inc. CAMP Facility Services Contract Carpet Corporation CraftWorks Painters ECC Exteriors EF Contract Flooring EmpireWorks Reconstruction and Painting FMM Construction FWC, LLC International Building Investment, Inc. KD Electric Company Miko Development, Inc. OC Professional Maintenance Team Optimum Seismic, Inc. Pilot Painting & Construction

Drug & Alcohol Testing

Argos Homes Systems CAMP Facility Services City Wide Protection Service

Countertops Buffalo Maintenance, Inc. KJ Design Center

Deck Coatings, Magnesite Repairs, Waterproofing Advantage Painting Solutions Crank Waterproofing Duro-Last Roofing Systems ECC Exteriors International Building Investment, Inc. Miko Development, Inc. Painter Bros of Orange County Precision Roofing & Waterproofing Inc. Premier Commercial Painting South, Inc.

Doors Bear Windows Inc. Hometime Windows and Doors The Door & Window Company

Aquinas HVAC

Electric Vehicle Products & Services Chargie Gerhard Electric KD Electric Company S.E. Electrical Service Inc.

Electrical/Lighting Advantage Painting Solutions Electric Medics FMM Construction FWC, LLC Gerhard Electric JP Electrical Solutions Inc. KD Electric Company S.E. Electrical Service Inc.

Energy Management Armada Power AutoHot Copper Home Synergy Companies Yardi Systems Inc.

Environmental Consulting & Training American Environmental Specialists, Inc. Bio SoCal Knight Commercial Restoration Management Company Strategic Sanitation Services

Environmental Services

California Rooter & Plumbing OC Hydro-Jet & Rooter Service, Inc.

ATI Restoration BluSky Restoration Contractors, LLC Dignified Bio-Cleaning Green Valley Environmental Knight Commercial

Draperies/Blinds/Window Coverings

Escrow

Apex Window Décor R&B Wholesale Distributors, Inc.

Genesis Bank

Drain Cleaning

Estate/Financial Planning Fast Eviction Service Kimball, Tirey & St. John LLP SNR Law Group, PC

Fencing & Gates Buffalo Maintenance, Inc. Premier Commercial Painting South, Inc.

Financial Planning Charitable Trust Administrators, Inc. Kairos Investment Management Company New American Funding LLC

Fire Safety Black Bird Fire Protection, Inc. Bob Peters Fire Protection

Apartment News

www.aaoc.com

August 2026

Fire & Flood Restoration

Insurance

1-Tom-Plumber in Anaheim-Brea ATI Restoration BluSky Restoration Contractors, LLC BMS CAT of Southern California Bob Peters Fire Protection FMM Construction Kraken Restoration Inc. Livewell Restoration, LLC PRC Restoration Restoration Management Company Service First Restoration Inc Titanium Restoration Services

AA Lares Insurance Services, Inc. Arroyo Insurance Services, Inc Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Farmer’s Insurance — Theresa Simes Agency ISU — The Olson Duncan Agency Jimenez Family Insurance Agency NFP Property & Casualty TheGuarantors

Flooring Contract Carpet Corporation EF Contract Flooring KJ Design Center Real Floors Sitton Flooring Urban Surfaces VacuuBondLVT

Internet Services Apartment SEO apartments.com Cityside Fiber Cox Communications Spectrum Community Solutions

Fire-N-Ice West Coast Chief Appliance

Furniture/Furniture Rental

Interior Design

AFR Furniture Rental CORT Furniture Rental PatioShoppers

BEHR Paint Company Contract Carpet Corporation MirrorMate Frames VacuuBondLVT

Garage Doors Hometime Windows and Doors

Investments

General Contractor

CFG Investments, Inc. Kairos Investment Management Company Kay Properties & Investments Company LordCap Green Morgan Skenderian Investment Real Estate Group Company

Alpha Structural Inc. Angelo Termite and Construction BELFOR Property Restoration Buffalo Maintenance, Inc. Deck Diagnostics EmpireWorks Reconstruction and Painting International Building Investment, Inc. Knight Commercial Livewell Restoration, LLC Mason Reconstruction LLC Monument Roofing OC Professional Maintenance Team Pilot Painting & Construction PRC Restoration Service First Restoration Inc Spyder Construction

Handyman Buffalo Maintenance, Inc. OC Professional Maintenance Team

Heating & Air Conditioning Aquinas HVAC Benrich Service Company Fire-N-Ice R&B Wholesale Distributors, Inc. West Coast Chief Appliance

Leak Detection Benrich Service Company Blueray Management LLC California Rooter & Plumbing Fire-N-Ice Green Valley Environmental Roto Rooter Service Company

Lending Institutions CBRE Multifamily SoCal—Dan Blackwell & Team Chase Commercial/Multifamily Lending—Scott Schweer Citizens Business Bank Genesis Bank

Mailboxes Orange County Mailboxes

Inspections Bob Peters Fire Protection Deck Diagnostics Duro-Last Roofing Systems Inspection Express JP Electrical Solutions Inc. One Structural — Balcony1 • Retrofit1 • ADU1 Optimum Seismic, Inc.

Furnaces

National Service Company WASH Multi Family Laundry Systems

Maintenance, Repairs, Products Aquinas HVAC AutoHot Bar-B-Clean BEHR Paint Company BGSF Buffalo Maintenance, Inc. Contract Carpet Corporation CraftWorks Painters Ingersoll Rand KD Electric Company Miko Development, Inc. MirrorMate Frames OC Professional Maintenance Team Pilot Painting & Construction Pinnacle Apartment Supply

Marketing

Cmax Sanitary Anaheim Strategic Sanitation Services

apartments.com Frontdesk AI Intellirent Renew Tour24 Zillow Rentals

Junk Removal & Hauling

Mold Remediation

Cmax Sanitary Anaheim Dignified Bio-Cleaning Kraken Restoration Inc. The Junkluggers of Orange County Trash Butler

Alliance Environmental Group American Environmental Specialists, Inc. ATI Restoration BELFOR Property Restoration BluSky Restoration Contractors, LLC BMS CAT of Southern California Green Valley Environmental Kraken Restoration Inc. PRC Restoration Roto Rooter Service Company Service First Restoration Inc

Janitorial

Kitchen Renovations Buffalo Maintenance, Inc. CALbath Copper Home MirrorMate Frames OC Professional Maintenance Team Pinnacle Apartment Supply

Laundry Equipment & Services ACE Commercial Laundry Equipment, Inc. All Valley Washer Service Inc. Johnnies Appliances

August 2026

Multi-Family Advisory Services Gorman & Associates, Inc. SNR Law Group, PC

Supplier Directory — continued on page 50

www.aaoc.com

Apartment News

Supplier Directory

Pool Renovations

continued from page 49

Blueray Management LLC CE Commercial Pool Service

Odor Removal

Power/Pressure Washing

Alliance Environmental Group Bio SoCal Dignified Bio-Cleaning Strategic Sanitation Services

Cmax Sanitary Anaheim CraftWorks Painters Crown Building Services Inc. Everline Coatings and Services—S Orange Co Trash Butler

Outdoor Furniture & Refinishing PatioShoppers

Private Security

Paint Sales & Service Advantage Painting Solutions BEHR Paint Company CraftWorks Painters Dunn-Edwards Corporation ECC Exteriors EmpireWorks Reconstruction and Painting OC Professional Maintenance Team Painter Bros of Orange County Pilot Painting & Construction Premier Commercial Painting South, Inc.

Parking Coachella Valley Public Safety Dedicated Transportation Services Reliant Parking Solutions, LLC

Patrol Services Coachella Valley Public Safety California Safety Agency City Wide Protection Service

Pest Control Alliance Environmental Group Corky’s Pest Control Crest Pest Control Enviro-Care Pest & Termite Control, Inc. Lloyd Pest Control

Pet Waste

Coachella Valley Public Safety

Products TheGuarantors

Property Management AllView Real Estate API Property Management CFG Investments, Inc. Fairgrove Property Management Frontdesk AI Intersolutions — Property Management Staffing Specialists LoCali Management Group Orange County Property Management Real Property Management Optimal Satellite Management Company

Property Management Software AutoHot Inhabit Inspection Express Reliant Parking Solutions, LLC Renew Snappt Inc. TenantSider Inc. Yardi Systems Inc.

Property Management Staffing & Training

1-Tom-Plumber in Anaheim-Brea Roto Rooter Service Company

BGSF Intersolutions — Property Management Staffing Specialists JWilliams Staffing, Inc. Multi Team Staffing The Liberty Group

Plumbing, Contractors & Supplies

Rain Gutters

1-Tom-Plumber in Anaheim-Brea AutoHot Benrich Service Company California Rooter & Plumbing EZ Drain & Plumbing Fire-N-Ice FWC, LLC Ironwood Plumbing, Inc. Mason Reconstruction LLC Repipe1 Roto Rooter Service Company Wish Granted Plumbing

Argos Homes Systems The Brothers That Just Do Gutters Anaheim

Trash Butler

Pipe Restoration

Pool & Spa Service & Repair Blueray Management LLC CE Commercial Pool Service Pacific Coast Commercial Pool Service

Apartment News

Real Estate/Investments AllView Real Estate CBRE Multifamily SoCal—Dan Blackwell & Team Charitable Trust Administrators, Inc. Gorman & Associates, Inc. Investing in The OC Kairos Investment Management Company Kay Properties & Investments Company Morgan Skenderian Investment Real Estate Group Company Stream Realty Partners—Pat Swanson

Real Estate Broker AllView Real Estate

www.aaoc.com

August 2026

CBRE Multifamily SoCal–Dan Blackwell & Team Gorman & Associates, Inc. Investing in The OC Morgan Skenderian Investment Real Estate Group Company SNR Law Group, PC

Reconstruction BEHR Paint Company BELFOR Property Restoration EmpireWorks Reconstruction and Painting FWC, LLC Knight Commercial Pilot Painting & Construction Service First Restoration Inc Spyder Construction VacuuBondLVT

Rent Payment System Inhabit

Resident Screening AllView Real Estate Intellirent Inhabit Snappt Inc. Yardi Systems Inc.

Resident Services Remote Ally WithMe

Roofing Baja Roofing BluSky Restoration Contractors, LLC CAMP Facility Services Crank Waterproofing Duro-Last Roofing Inc. ECC Exteriors FMM Construction Guardian Roofs by Sudduth Construction Inc. Highland Commercial Roofing J-P Contractors Inc. Knight Commercial Monument Roofing Precision Roofing & Waterproofing Inc. Royal Roofing Spyder Construction

Security Services/Patrol Services California Safety Agency LiftMaster/myQ Connected Property Solutions Snappt Inc. USGI — Upland Group

Seismic Retrofitting & Engineering Alpha Structural Inc. Miko Development, Inc. One Structural — Balcony1 • Retrofit1 • ADU1 Optimum Seismic, Inc.

Service and Leasing Renew Snappt Inc. TheGuarantors Tour24

Staffing Service

Training

Waterproofing

BGSF Blueray Management LLC Intersolutions — Property Management Staffing Specialists JWilliams Staffing, Inc. Multi Team Staffing Revaya The Liberty Group

Intersolutions — Property Management Staffing Specialists

Advantage Painting Solutions Baja Roofing Crank Waterproofing Duro-Last Roofing Systems ECC Exteriors Mason Reconstruction LLC Miko Development, Inc. Painter Bros of Orange County Premier Commercial Painting South, Inc. Precision Roofing & Waterproofing Inc. S M Painting Corp.

Surface Restoration

Trash Service/Recycling Cmax Sanitary Anaheim Strategic Sanitation Services The Junkluggers of Orange County Trash Butler Valet Living

Utilities & Sub Metering

CraftWorks Painters VacuuBondLVT

Livable Inhabit

Sustainability/Green Energy

Water Removal

Video Commercials

California Energy-Smart Homes Copper Home Energy Code Ace Optima The Junkluggers of Orange County

Intersolutions — Property Management Staffing Specialists

Video Surveillance A.S. Wise, Inc. Remote Ally

Tax Planning

Windows & Doors

Charitable Trust Administrators, Inc.

Water Heaters

Telecommunications

AutoHot Benrich Service Company California Rooter & Plumbing Fire-N-Ice H2O Heating Pros, Inc. Roto Rooter Service Company Water Heater Man, Inc. Water Heaters Only, Inc.

Cityside Fiber Cox Communications Spectrum Community Solutions

Towing Alberto's Towing Dedicated Transportation Services TO’ and MO’ Towing

HANDYMAN PLUMBING - ELECTRICAL CARPENTRY & SO MUCH MORE

1-Tom-Plumber in Anaheim-Brea ATI Restoration BMS CAT of Southern California Kraken Restoration Inc. PRC Restoration Restoration Management Company Bear Windows Inc. Crown Building Services Inc. Hometime Windows and Doors The Door & Window Company

Window Coverings Hometime Windows and Doors Pinnacle Apartment Supply

Get the coverage you want from us • Property & Liability Insurance • Commercial Umbrella Insurance • Workers' Comp Insurance

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Call 714-966-3000 today! For a no-obligation quote. Advertisement produced on behalf of the following specific insurers and seeking to obtain business for insurance underwritten by Farmers Insurance Exchange, Fire Insurance Exchange, Truck Insurance Exchange, Mid-Century Insurance Company, Farmers Insurance Company of Washington (Bellevue, WA) or affiliates. In TX: insurance is underwritten by Farmers Insurance Exchange, Fire Insurance Exchange, Truck Insurance Exchange, Mid-Century Insurance Company, Farmers Texas County Mutual Insurance Company, Mid-Century Insurance Company of Texas or Texas Farmers Insurance Company. In NY: insurance is underwritten by Farmers Insurance Exchange, Truck Insurance Exchange, Mid-Century Insurance Company or Farmers New Century Insurance Company. Home office, Los Angeles, CA. Each insurer has sole financial responsibility for its own insurance. List of all insurers and states where licensed at farmers.com/companies/ state/. Not all insurers are authorized in all states. Not all products, coverages, and discounts are available in every state and may vary by state. Restrictions, exclusions, limits, and conditions apply. See agent for details.

Licensed, Bonded & Liability Insurance

August 2026

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Apartment News

Apartment Association of Orange County’s

Supplier Contact Index (Please see AAOC’s Supplier Directory for Listings of Services)

All Supplier Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism. 1-Tom-Plumber in Anaheim-Brea AJ Khan anaheim@1tomplumber.com 2840 East White Star Avenue, Suite 225 Anaheim, CA 92806-2517 (714) 769-6300 anaheim@1tom.com AA Lares Insurance Services, Inc. John Lares jlares@laresinsurance.com 1163 North Tustin Street Orange, CA 92867 (714) 288-8000 insure@laresinsurance.com — https://laresinsurance.com A.S. Wise, Inc. Jean Sabga jsabga@aswise.net 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 info@aswise.net — http://aswise.net ACE Commercial Laundry Equipment, Inc. Multi-Housing Division 14404 Hoover Street Westminster, CA 92683-5319 (714) 897-4342 acelaundry@gmail.com — http://www.acelaundry.com

AllView Real Estate Daniel Gutierrez dgutierrez@allviewrealestate.com 1501 Westcliff Drive Suite 270 Newport Beach, CA 92660 (949) 400-4275 info@allviewrealestate.com — https://allviewrealestate.com/ ALN Apartment Data Dianna Moreau dianna@alndata.com 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 sales@alndata.com — http://www.alndata.com

Advantage Painting Solutions Steve Wiens 14734 Yorba Court Chino, CA 91710 (951) 840-8548 steve@advantagepaintingsolutions.com AFR Furniture Rental John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508 jspivey@rentfurniture.com — http://www.rentfurniture.com Alberto’s Towing Alberto Castellanos albert@albertostowing.com 593 North Batavia Street Orange, CA 92868-1218 (714) 710-1331 dispatch@albertostowing.com All Valley Washer Service Inc John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100 john@allvalleywasher.com — http://www.allvalleywasher.com Alliance Environmental Group Stefanie Koslosky 777 N Georgia Ave Azusa, CA 91702 (877) 858-6220 marketingteam@alliance-enviro.com http://www.alliance-enviro.com

See the Advertisers Index on Page 64 for the location of our ad.

Apartment News

See the Advertisers Index on Page 64 for the location of our ad.

Alpha Structural Inc Franchesca Hernandez 8334 Foothill Boulevard Los Angeles, CA 91040 (323) 943-5675 franchesca@alphastructural.com — https://www.alphastructural.com/ American Environmental Specialists, Inc. James F McClung Jr. jim@aeshb.com P.O. Box 3744 Huntington Beach, CA 92605 (714) 379-3333 admin@aeshb.com — http://www.aeshb.com Apartment Association of Orange County David Cordero cordero@aaoc.com 1601 East Orangewood Avenue Suite 125 Anaheim, CA 92805 (714) 245-9500 http://www.aaoc.com Apartment SEO Ronn Ruiz 111 West Ocean Blvd, Suite 1040 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — http://www.apartmentseo.com Apartments.com Adriana Mamola amamola@costar.com 3161 Michelson Dr #1675 Irvine, CA 92612 (951) 522-3001 slkelly@costar.com — http://www.apartments.com Apex Window Decor Deepa Gorajia 1132 E. Katella Ave., Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com

See the Advertisers Index on Page 64 for the location of our ad.

API Property Management Ana Lamb 18022 Cowan #290 Irvine, CA 92614-6806 (714) 505-5200 admin@apipropertymanagement.com http://apipropertymanagement.com

www.aaoc.com

August 2026

Aquinas HVAC Lane Bidleman 1435 East Borchard Avenue Santa Ana, CA 92705 (949) 217-3980 lane.b@aquinashvac.com Argos Home Systems Inc James Van Dyke 11542 Knott St Ste B5 Garden Grove, CA 92841 (714) 894-9534 argosjvandyke@hughes.net

See the Advertisers Index on Page 64 for the location of our ad.

Arroyo Insurance Services, Inc Seamus McDonald 5000 East Spring Street #570 Long Beach, CA 90815 (310) 245-1925 seamusm@arroyoins.com — http://arroyosouthbay.com ATI Restoration Edwina Garcia edwina.garcia@atirestoration.com 3360 E. La Palma Avenue Anaheim, CA 92806 (714) 412-0828 edwina.garcia@atirestoration.com— http://www.atirestoration.com AutoHot Juliana Campbell 11823 Slauson Ave. Ste 30 Santa Fe Springs, CA 90670 (909) 914-8687 julianac@enovativegroup.com — https://www.autohotusa.com/ Baja Roofing Jeremy Lara 8511 Wellsford Place Santa Fe Springs, CA 90670 (562) 328-6036 jeremy@bajaroofing.com — https://www.bajaroofing.com/ Bar-B-Clean Bryan Weinstein 24655 Las Patranas Yorba Linda, CA 92887 (818) 470-6350 bryan@bar-b-clean.com — http://www.bar-b-clean.com Bear Windows Inc. George Torres george@bearwindows.com 2501 Strozier Avenue South El Monte, CA 91733 (888) 470-2645 george@bearwindows.com — http://www.bearwindows.com BEHR Paint Company Lori Flores 20610 Via Azul Santa Ana, CA 92705-5044 (909) 248-5132 loriflores@behr.com — http://www.behr.com

BELFOR Property Restoration Betty Long 4955 East Hunter Avenue Anaheim, CA 92807-2058 (714) 632-7685 betty.long@us.belfor.com Benrich Service Company Tanner Bendheim 3190 Airport Loop Drive Suite G Costa Mesa, CA 92626 (714) 241-0284 tbendheim@benrichservice.com Ben’s Asphalt & Maintenance Co. Heather Weeks 2200 S. Yale St. Santa Ana, CA 92704 (714) 540-1700 heather.weeks@bensasphalt.com BGSF Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498 svalentino@bgsf.com — http://www.bgmultifamily.com Bio SoCal Alan Cohen Alan@BioSoCal.com 4607 Lakeview Canyon Road, Ste 498 Westlake Village, CA 91361 (818) 839-9000 Info@BioSoCal.com — https://biosocal.com/ Black Bird Fire Protection, Inc. Richard Eyssallene richarde@blackbirdfire.com 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095 info@blackbirdfire.com — https://blackbirdfire.com/

Blueray Management LLC Abby Pearose abby@swimblueray.com 10661 Ellis Avenue Suite E Fountain Valley, CA 92708 (949) 887-5985 info@swimblueray.com — http://www.swimblueray.com BluSky Restoration Contractors, LLC Robert Canchola 1183 Warner Ave Tustin, CA 92780 (657) 406-4351 robert.canchola@goblusky.com — http://www.goblusky.com BMS CAT of Southern California Timothy Keller tim@drymaster.com 26021 Pala Dr #150 Mission Viejo, CA 92691 (949) 422-8708 tkeller@bmsmanagement.com — http://bmscat.com Bob Peters Fire Protection, Inc. Laurie Vandebrake 3397 East 19th Street Signal Hill, CA 90755 (562) 424-8486 LaurieV@bobpetersfire.com Brennan Law Firm Michael Brennan mike@mbrennanlaw.com 67 Live Oak Avenue Suite 105 Arcadia, CA 91006 (626) 294-0500 cynthia@mbrennanlaw.com — http://www.mbrennanlaw.com See the Advertisers Index on Page 64 for the location of our ad.

If you don’t advertise, something terrible will happen…

nothing

The Brothers That Just Do Gutters Anaheim Sara Baayoun 18316 Ward Street Fountain Valley, CA 92708 (949) 954-4558 sara.baayoun@brothersgutters.com Buffalo Maintenance, Inc. Frank Alvarez frankie@contactbuffalo.com 6861 Stanton Avenue #G Buena Park, CA 90621 (714) 956-8371 bills@contactbuffalo.com — http://www.buffalomaintenance.com See the Advertisers Index on Page 64 for the location of our ad.

CALbath Carly Camacho ccamacho@calbath.com 1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779 commercial@calbath.com — https://www.calbathcommercial.com California Rooter & Plumbing, Inc. Mark Fowler 1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202 calrooter@yahoo.com — http://www.calrooter.com See the Advertisers Index on Page 64 for the location of our ad.

California Safety Agency Darrell Cowan 8932 Katella, Suite 108 Anaheim, CA 92804 (866) 996-6990 dcowan@csapatrol.com — http://www.csapatrol.com

Supplier Contact Index — continued on page 54

Residential | Commercial | Retail | Industrial Full-Service Client Support & Asset Management 24-Hour Bilingual Maintenance Call Center

We’re Always Month to Month—No Contracts 60 Day Money Back Guarantee

To discover the benefits of advertising in Apartment News magazine, contact Debbie DiBernardo at

(714) 245-9500

1922 Placentia Avenue, Unit 1, Costa Mesa, CA 92627 (949) 209-9494

August 2026

www.aaoc.com

GenuineManaged.com

Apartment News

Supplier Contact Index — continued from page 53

CAMP Facility Services Amber Hassell ahassell@campfs.com 15139 South Post Oak Rd. Houston, TX 77053 (713) 413-2267 marketing@campfs.com — http://www.campfs.com CBRE Multifamily SoCal—Dan Blackwell & Team Christina Tang 18575 Jamboree Rd, Suite 600 Newport Beach, CA 92612 (949) 307-8319 christina.tang@cbre.com — http://multifamilysocal.com

See the Advertisers Index on Page 64 for the location of our ad.

CE Commercial Pool Service Mike West mwest@cecommercialpools.com 310 Via Vera Cruz Ste 206 San Marcos, CA 92078 (760) 290-3427 sales@cecommercialpools.com CFG Investments, Inc. Stephen Meyer 17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430 steve@cfginvestments.com — http://www.cfginvestments.com Chargie Robyn Chu 3947 Landmark Street Culver City, CA 90232 (424) 231-3591 robyn.chu@chargie.com Charitable Trust Administrators, Inc. Charles McLucas 3 Via Zamora San Clemente, CA 92673 (949) 981-4452 cmclucas@ctai-ca.com — http://www.ctai-ca.com Chase Commercial/Multifamily Lending–Scott Schweer Scott Schweer 3 Park Plaza, Suite 1000 Irvine, CA 92614 (949) 833-4074 scott.schweer@chase.com See the Advertisers Index on Page 64 for the location of our ad.

Citizens Business Bank Michael Duran 2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — http://www.cbbank.com Cityside Fiber Mike Gourzis 100 Spectrum Center Drive Suite 500 Irvine, CA 92618 (833) 318-4646 mike.gourzis@citysidefiber.com — http://citysidefiber.com City Wide Protection Service Darryl Bennett 9320 Willowgrove Avenue, Ste F Santee, CA 92071 (619) 938-2333 darrylb@cwpsusa.com — http://citywideprotectionservices.com Cmax Sanitary Anaheim Andrew Pacheco 2644 South Cedar Ridge Place Ontario, CA 91761-7430 (909) 438-6293 andrew@cmaxwash.com

CMP Appraisal Mark Buhler 32565 Golden Lantern St B368 Dana Point, CA 92629 (949) 388-4943 mark@cmpappraisal.com Coachella Valley Public Safety Adrian Estrada adrian.estrada@coachellavalleypublicsafety.com 81701 US Highway 111, Suite #5 Indio, CA 92201 (760) 625-2159 info@coachellavalleypublicsafety.com www.coachellavalleypublicsafety.com Contract Carpet Corporation Mark Lacey 850 Enterprise Way Fullerton, CA 92831 (714) 888-3250 mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.com/ Copper Home Charlie Rebich 2827 Seventh St Berkeley, CA 94710 (415) 342-5901 charlie@copperhome.com Corky’s Pest Control Todd McMackin 150 Vallecitos De Oro San Marcos, CA 92008 (818) 873-9021 todd.mcmackin@corkyspest.net CORT Furniture Rental Carleen Martin 8484 Wilshire Boulevard Suite A Beverly Hills, CA 90211-3227 (949) 852-0711 Carleen.Martin@cort.com — http://www.cort.com Cox Samya Nelson 27121 Towne Centre Dr #125 Foothill Ranch, CA 92610 samya.nelson@cox.com — http://cox.com CraftWorks Painters Chakong Xiong 1462 East 33rd Street Signal Hill, CA 90755 (714) 928-2920 chakongx@craftworkspainters.com http://www.craftworkspainters.com Crank Waterproofing Rocky Glover 134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com Crest Pest Control Jake Shubin 2709 S Orange Avenue, Unit C Santa Ana, CA 92707 (949) 424-5000 jake@crestpestco.com — https://crestpestcontrol.com/ Crown Building Services Inc. Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com — http://www.crownservicesinc.com Deans & Homer, Renter’s Insurance Debbie Halverson 24261 La Hermosa Avenue Laguna Niguel, CA 92677 (949) 231-8495 debbieh@deanshomer.com — http://www.insureyourstuff.com

Deck Diagnostics Ronald White 17341 Irvine Boulevard Suite 200 Tustin, CA 92780 (714) 502-9029 hdc.canfixit@gmail.com — https://deckdiagnostics.com/

See the Advertisers Index on Page 64 for the location of our ad.

Dedicated Transportation Services Richard Rodrigues 13700 Harbor Blvd., #B Garden Grove, CA 92843 (714) 530-8697 richthetowguy@yahoo.com http://www.dedicatedtransportationservices.com Dick Wardlow Insurance Brokers Matt Wardlow 5898 Condor Drive Ste 200-A Moorpark, CA 93021-2603 (805) 553-0505 mattw@wardlowinsurance.com http://www.wardlowinsurance.com Dignified Bio-Cleaning Mike Selvidge PO BOX 6972 Laguna Niguel, CA 92607 (949) 370-2905 mike.selvidge@dignifiedcleaning.com Domuso Kate Rampone 11726 San Vicente Boulevard Ste 500 Los Angeles, CA 90049 (424) 396-1303 kate.rampone@domuso.com Dunn-Edwards Corporation Jessica Seitz 1575 North Placentia Avenue Placentia, CA 92870-2333 (562) 760-9969 Jessica.Seitz@dunnedwards.com Duringer Law Group, PLC Stephen C. Duringer, Esq. 8141 E. Kaiser Blvd. Ste. 300 Anaheim Hills, CA 92808-2241 (714) 279-1100 sduringer@duringerlaw.com — http://www.duringerlaw.com/ Duro-Last Roofing Inc. Jerad Dunbar 111 N. Valley Drive Grants Pass, OR, 97526 (626) 824-7347 Jerad.Dunbar@duro-last.com ECC Exteriors Andrea Lyle 23032 Mill Creek Drive, Suite 150 Laguna Hills, CA 92653-1214 (888) 300-6786 andrea@ecc-exteriors.com — http://www.ecc-exteriors.com EF Contract Flooring Deanne England 1502 Coronet Drive Dalton, GA 30722 (951) 212-5545 deanne.england@efcontractflooring.com Electric Medics Mike Parks 28052 Camino Capistrano 105 Mission Viejo, CA 92677 (949) 462-9200 electricmedics@gmail.com See the Advertisers Index on Page 64 for the location of our ad.

Supplier Contact Index — continued on page 56

Apartment News

www.aaoc.com

August 2026

APARTMENTS | RESIDENTIAL | HOA | COMMERCIAL

Buffalo Maintenance Inc. The Original Apartment Specialist

WE ARE YOUR TRUSTED SOURCE AND SUPPORT TEAM

BUFFALO MAINTENANCE, INC. IS YOUR ‘ONE-STOP SHOP’ FOR ALL ROUTINE MAINTENANCE AND CONSTRUCTION SERVICES

714.956.8371 | www.BuffaloMaintenance.com Licensed & Insured, CA LIC# 1010967

August 2026

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Apartment News

Supplier Contact Index — continued from page 54

EmpireWorks Reconstruction and Painting Chet Oshiro coshiro@empireworks.com 1682 Langley Ave. Irvine, CA 92614 (888) 278-8200 coshiro@empirepainting.com — http://www.empireworks.com Energy Code Ace Zee Hussein 6042 Irwindale Avenue Irwindale, CA 91702 (714) 232-5851 zalmie.hussein@noresco.com Enviro-Care Pest & Termite Control, Inc. Ed Carter 318 W Katella Ave Ste B Orange, CA 92867 (714) 744-1411 calpcparts@aol.com — http://envirocarepest.com Everline Coatings and Services—S Orange Co Srinivas Hanumansetty 2076 South Grand Avenue Santa Ana, CA 92705-5250 (949) 216-8368 srinivas@everlinecoatings.com https://everlinecoatings.com/us/southern-orange-county/ EZ Drain & Plumbing Stacie Fluhrer 6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699 ezdrainandplumbing@gmail.com See the Advertisers Index on Page 64 for the location of our ad.

Fairgrove Property Management Marco Vartanian mvartanian@fairgrovepm.com 2355 Main Street Suite 120 Irvine, CA 92614-6260 (714) 541-0288 info@fairgrovepm.com — https://fairgrovepm.com/ Farmers Insurance—Theresa Simes Agency Theresa Simes 17165 Newhope St., Suite F Fountain Valley, CA 92708 (714) 966-3000 tsimes@farmersagent.com http://www.farmersagent.com/tsimes

See the Advertisers Index on Page 64 for the location of our ad.

Fast Eviction Service Justin Bouzane justinb@fastevict.com 1030 Nevada Street, Suite 204 Redlands, CA 92374 (909) 889-2000 kellyt@fastevict.com — http://www.fastevict.com Fire-N-Ice Jason Rievley jason@firenicehvac.net 1921 Sampson Avenue, Suite A Corona, CA 92879-6024 (951) 258-7557 messages@firenicehvac.net Fisher & Phillips Christine Baran 2050 Main Street, Suite 1000 Irvine, CA 92614 (949) 851-2424 cbaran@fisherphillips.com FMM Construction Annie Bing 525 Florida Avenue Southwest Denham Springs, LA 70726 (714) 925-0598 annie.bing@fmmla.com — https://fmmla.com/

Apartment News

Frontdesk AI Dea Skenderi 148 Lafayette Street New York, NY 10002 (973) 830-9213 dea@myaifrontdesk.com FWC, LLC Robert Fleeger 2007 East Miraloma Avenue Placentia, CA 92870 (714) 471-7924 Robert@fwccompanies.com Genesis Bank Jamie Hauer 4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1275 gbmarketing@mygenesisbank.com — https://mygenesisbank.com/ Gerhard Electric Mark Gerhard mark@gerhardelectric.com 22961 La Cadena Drive Laguna Hills, CA 92653 (949) 951-0490 service@gerhardelectric.com — http://www.gerhardelectric.com Gorman & Associates, Inc Timothy Gorman 272 South Poplar Avenue Unit 101 Brea, CA 92821-5587 (714) 255-9998 tim@wrgorman.com See the Advertisers Index on Page 64 for the location of our ad.

Green Valley Environmental Pascale Bukize 27281 Las Ramblas, Suite 200 Mission Viejo, CA 92691 (949) 317-6025 office@gvenviro.com Guardian Roofs By Suddith Construction Inc Helen Tredo helenguardianroofs@gmail.com 1010 N. Batavia St, Suite F Orange, CA 92867 (714) 633-3619 guardianroofsbookkeeping@gmail.com — www.guardianroofs.com See the Advertisers Index on Page 64 for the location of our ad.

H2O Heating Pros, Inc. Tim Caufield timcaufield@h2oheatingpros.com P.O. Box 91 Menifee, CA 92586 (951) 405-0015 email@h2oheatingpros.com — http://www.h2oheatingpros.com See the Advertisers Index on Page 64 for the location of our ad.

Highland Commercial Roofing Janet Miller 5105 Heintz Street Baldwin Park, CA 91706-1820 (949) 887-9694 janet@highlandroof.com Hometime Windows and Doors Chanel De Los Reyes 1081 West 9th Street Upland, CA 91786 (909) 297-3349 chanel@hometimewindows.com Inhabit Angela Mackey 2035 Lakesude Centre Way Suite 250 Knoxville, TN 37922 (949) 698-3662 Angela.Mackey@inhabit.com — https://inhabit.com/ Inspection Express Alex Karafiloff 21255 Burbank Boulevard, Suite 120 Woodland Hills, CA 91367 (415) 212-0492 alex.k@ipropertyexpress.com

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Intellirent Cassandra Joachim cjoachim@myintellirent.com 632 Commercial Street 5th Floor San Francisco, CA 94111 (844) 755-4059 info@myintellirent.com https://myintellirent.com/aaoc-member-tenant-screening International Building Investment, Inc. Michael Price 2120 S State College Blvd., #4024 Anaheim, CA 92806 (408) 314-4747 mprice@ibiinc.com InterSolutions—Property Management Staffing Specialists Shaye Anders sanders@intersolutions.com 17762 Manchester Avenue Irvine, CA 92614-6649 (858) 367-5998 mbenton@intersolutions.com — http://www.npmstaffing.com Investing In The OC Mercedes Shaffer 1200 Newport Center Drive Newport Beach, CA 92660 (714) 330-9999 InvestingInTheOC@gmail.com — http://investingintheoc.com Ironwood Plumbing, Inc. Carl Ludwig 101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575 carl@ironwoodplumbing.com — http://www.ironwoodplumbing.com ISU-The Olson Duncan Agency Jim Kinmartin 17875 Von Karman Avenue ste 150 Irvine, CA 92614-6200 (424) 757-5024 jim@olsonduncan.com — http://www.olsonduncan.com J-P Contractors Inc. Gregory Linsmeier 2484 N. Glassell Street Orange, CA 92865 (714) 461-9262 greg@jphoaroofing.com Jimenez Family Insurance Agency Joe Jimenez 13211 Garden Grove Blvd. Suite 100 Garden Grove, CA 92843 (714) 534-0072 joe@jimenezfamilyins.com JP Electrical Solutions Inc. Jose Castaneda 7923 Warner Ave, Unit i Huntington Beach, CA 92647 (714) 643-1721 jose@jpelectricalsolu.com JWilliams Staffing, Inc. JoAnne Williams 18022 Cowan Dr. Suite 105 Irvine, CA 92614 (949) 250-1923 JoAnne@JWilliamsstaffing.com — http://www.jwilliamsstaffing.com Kairos Investment Management Company Jon Needell jneedell@KIMC.com 18101 Von Karman Avenue Suite 1100 Irvine, CA 92612 (949) 709-8888 investorreporting@KIMC.com — https://kimc.com/

Supplier Contact Index — continued on page 58

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Supplier Contact Index — continued from page 56

Kay Properties & Investments Company Dwight Kay info@kpi1031.com 2958 Columbia Street Torrance, CA 90503-3806 (855) 899-4597 kana.yu@kpi1031.com — http://www.kpi1031.com

See the Advertisers Index on Page 64 for the location of our ad.

KD Electric Company Derrick Laughlin derrick@kdelectric.com 17071 E. Imperial Hwy Ste A6 Yorba Linda, CA 92886 (714) 223-2700 contact@kdelectric.com — http://www.kdelectric.com Kimball, Tirey & St. John LLP Michael Chen 2040 Main St, Suite 500 Irvine, CA 92614 (949) 476-5585 Michael.Chen@kts-law.com — http://www.kts-law.com KJ Design Center Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180 accounting@kjdesigncenter.com Knight Commercial Amit Gandhi 3415 Hawthorne Drive Corona, CA 92881 (323) 212-1307 a.gandhi@knightcommercial.com http://www.knightcommercial.com

Kraken Restoration Inc. Todd Gelatka P.O. Box 80958 Rancho Santa Margarita, CA 92688 (949) 570-2424 4Krakenrestoration@gmail.com L and D Appliance Corp Henry Hsu henryh@lndappl.com 11969 Telegraph Rd Santa Fe Springs, CA 90670 (562) 946-1105 edison@lndappl.com — http://lndappl.com LiftMaster/myQ Connected Property Solutions Michelle Hartley 7584 S Cook Way Centennial, CO 80122 (630) 207-9877 michelle.hartley@chamberlain.com Livable Daniel Sharabi daniel@livable.com PO Box 42 Los Gatos, CA 95031 (877) 789-6027 finance@livable.com — http://www.livable.com/aaoc

See the Advertisers Index on Page 64 for the location of our ad.

Livewell Restoration, LLC John Teed john@livewellrestoration.com 587 North Smith Avenue Unit B Corona, CA 92878 (310) 463-8799 john@livewellrestoration.com

See the Advertisers Index on Page 64 for the location of our ad.

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Lloyd Pest Control David Hinrichs 1331 Morena Blvd. #300 San Diego, CA 92110 (619) 843-6369 david.hinrichs@lloydpest.com LoCali Management Group Nathan Poth 2808 E Katella Ave #104 Orange, CA 92867 (714) 747-9074 nathan@livinglocali.com — http://www.livinglocali.com Mason Reconstruction LLC Joshua Mason 26895 Aliso Creek Road #B-25 Aliso Viejo, CA 92656 (714) 206-8392 josh@masonrecon.com Miko Development, Inc. Michelle Durey 1350 West 228th Street, Ste 6 Torrance, CA 90501-5038 (310) 880-5649 michelle@mikodevelopment.com MirrorMate Frames Dustin Murphy 9317 Monroe Road Suite A Charlotte, NC 28270 (704) 390-7374 dustin@mirrormate.com Monument Roofing Aaron Martin aaron@monumentroofing.us 625 W. Katella Ave #29 Orange, CA 92867 (714) 538-3330 debbie@monumentroofing.us — http://www.mccarthyroofing.com

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Morgan Skenderian Investment Real Estate Group Company Molly Driscoll 4590 Macarthur Boulevard, Suite 260 Newport Beach, CA 92660-2030 (949) 251-8800 md@morganskenderian.com Multi Team Staffing Teresa Manzano Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841 teresa@multiteam.net — http://www.multiteamservices.com National Service Company Anel Burgin 845 N Commerce St Orange, CA 92867 (714) 633-1811 ab_national@yahoo.com — http://apartmentlaundry.com See the Advertisers Index on Page 64 for the location of our ad.

Pacific Coast Commercial Pool Service Inc. Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881 rdklump@gmail.com — http://pccpools.com/ Painter Bros of Orange County Nitin Gotmare East Lincoln Avenue 195 Orange, CA 92865 (949) 827-6514 ngotmare@painterbros.com PatioShoppers Joe Sotomayor joe@patioshoppers.com 38340 Innovation Court, Suite 612 Murrieta, CA 92563 (951) 696-1700 customerservice@patioshoppers.com — http://patioshoppers.com

Pilot Painting & Construction Allison Lewis 1955 N. Main St. Orange, CA 92865 (714) 229-5900 allison@pilotpainting.com Pinnacle Apartment Supply Nick McCartney 23671 Vía del Rio Yorba Linda, CA 92887 (714) 941-9388 nick@aptsupply.net

Supplier Contact Index — continued on page 60

New American Funding LLC Evelyn A McDonald 1 MacArthur Place Suite 800 Santa Ana, CA 92707 (949) 363-3897 evelyn.mcdonald@nafinc.com Newmeyer & Dillion, LLP Rondi J Walsh 895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000 Rondi.Walsh@ndlf.com — http://www.newmeyeranddillion.com NFP Property & Casualty Eric R Marrs 1551 North Tustin Avenue, Suite 500 Santa Ana, CA 92705-8634 (714) 617-2446 eric.r.marrs@nfp.com — http://www.nfp.com OC Hydro-Jet & Rooter Service, Inc. Teresa Inzunza 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426 TInzunza@lahydrojet.com OC Professional Maintenance Team Jennifer Barragan 1442 East Lincoln Avenue Orange, CA 92865-1934 (714) 583-8633 jennifer@ocproteam.com — http://www.ocproteam.com See the Advertisers Index on Page 64 for the location of our ad.

One Structural—Balcony1 • Retrofit1 • ADU1 Helen Fower 19326 Ventura Boulevard Suite 201 Los Angeles, CA 91356 (818) 996-6245 helen@retrofit1.com Optimum Seismic, Inc Ali Sahabi 4199 Bandini Boulevard Suite A-B Vernon, CA 90058-4208 (323) 605-0000 asahabi@optimumseismic.com — http://www.optimumseismic.com See the Advertisers Index on Page 64 for the location of our ad.

Orange County Mailboxes Edward Schade ed@orangecountymailboxes.com P.O. Box 11539 Westminster, CA 92685 (714) 878-3093 info@orangecountymailboxes.com Orange County Property Management Eric Reichert 17951 Lyons Circle Huntington Beach, CA 92647-7167 (714) 840-1700 eric@ocmgmt.com — http://orangecountypropertymanagement.com See the Advertisers Index on Page 64 for the location of our ad.

August 2026

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Supplier Contact Index — continued from page 59

PRC Restoration Inc Freddy Rodriguez ap@prcrestoration.com 23839 Banning Blvd. Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — https://prcinc.com/ Precision Concrete Cutting Isaac Lopez 650 S Grand Ave #108 Santa Ana, CA 92705 (760) 448-0979 aarona@safesidewalks.com — http://www.safesidewalks.com Precision Roofing & Waterproofing Inc. Brandon Decker 8 Mclaren Ste L Irvine, CA 92618 (949) 751-7321 brandon@precisionroofingoc.com — https://precisionroofingoc.com/ Premier Commercial Painting South, INC. Robert Black 17150 Newhope #405 Fountain Valley, Ca 92708 (714) 546-3692 Rblackpcp@yahoo.com Qwikkit Jennifer Mau tradeshows@Qwikkit.com 7350 Langfield Road Houston, TX 77092 (713) 540-3205 j.mau@qwikkit.com R & B Wholesale Distributors David Rhodes drhodes@rbdist.com 2350 S. Milliken Ontario, CA 91761 (909) 230-5400 jennie@rbdist.com — http://www.rbdist.com See the Advertisers Index on Page 64 for the location of our ad.

Real Floors Delia Chamberlain delia.chamberlain@realfloors.com 560 Webb Industrial Dr Marietta, GA 30062 (810) 444-1550 jessica.mcconnell@realfloors.com Real Property Management Optimal Leo Stein 65 Enterprise Aliso Viejo, CA 92656 (949) 391-1019 leo@rpmoptimal.com Reliant Parking Solutions, LLC Kevin Wexler kevin@reliantparking.com PO Box 13004 Carlsbad, CA 92013 (760) 494-0938 info@reliantparking.com — http://reliantparking.com/ Remote Ally Eddie Conlon 4431 Corporate Center Drive Ste. 121 Los Alamitos, CA 90720 (866) 439-0318 conlon@remoteally.com — http://www.remoteally.com Renew Darcey Forbes 333 1st St, K 313 Seal Beach, CA 90740 (562) 708-3712 darcey@heyrenew.com

Apartment News

Repipe1 Daniel Zilberberg ornela@repipe1.com 19326 Ventura Boulevard, Suite 201 Tarzana, CA 91356-3032 (866) 737-4731 info@repipe1.com — https://repipe1.com/ Restoration Management Company Staling Ngoy 4925 East Hunter Avenue Anaheim, CA 92807 (714) 208-1841 staling.ngoy@rmc.com — http://www.rmc.com Revaya Yoni Shraga 434 East Alondra Boulevard Gardena, CA 90248 (310) 351-7153 yoni@revaya.com Rose Paving LLC Aaron Anderson 10200 Matern Place Santa Fe Springs, CA 90670-3248 (562) 662-2329 aaron.anderson@rosepaving.com — http://www.rosepaving.com Roto Rooter Service Company Jacob Coe 1501 Railroad Street Corona, CA 92878 (714) 666-1665 jacob.coe@rrsc.com — https://www.rotorooter.com/ Royal Roofing Steve Pinkus 6831 Suva St. Bell Gardens, CA 90201 (562) 928-1200 steve@royalroofing.com — http://www.royalroofing.com See the Advertisers Index on Page 64 for the location of our ad.

S.E. Electrical Services Inc. Sam Edalati 6282 Abraham Avenue Westminster, CA 92683 (714) 448-6252 seelectricoc@verizon.net

See the Advertisers Index on Page 64 for the location of our ad.

Satellite Management Company Kathy Karimloo kkarimloo@satellitemanagement.com 1010 E Chestnut Ave Santa Ana, CA 92701 (714) 558-2411 pconzelman@satellitemanagement.com ServiceFirst Restoration Inc Christian Rovsek 23192 Verdugo Dr STE D Laguna Hills, CA 92653 (855) 883-4778 accounting@callservicefirst.com — http://www.callservicefirst.com Sitton Flooring Scott Rawley 1901 Vía Burton Anaheim, CA 92806 (714) 457-8870 srawley@sittonflooring.com Snappt Inc. Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340 dcooper@snappt.com — https://www.snappt.com/ SNR Law Group, PC Sakeenah Redmond 17821 E 17th Street 145 Tustin, CA 92780 (714) 731-0900 sredmond@SNRLawGroup.com

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August 2026

Spectrum Community Solutions Christina Sedrak-Soliman 400 Washington Blvd Tower II, 5th Floor Stamford, CT 06902 (203) 705-5608 christina.sedrak-soliman@charter.com Spencer Fane LLP Tawnza Kring tkring@spencerfane.com 225 West Santa Clara Street Suite 1500 San Jose, CA 95113 (408) 286-5100 info@spencerfane.com Spyder Construction Ryan Champagne 32565 Golden Lantern #173 Dana Point, CA 92629 (949) 842-7019 rchampagne@spydercon.com Strategic Sanitation Services Bill Sowers 25801 Obrero Drive #11 Mission Viejo, CA 92691 (949) 813-5888 bills@wasteoptemize.com — http://www.wasteoptimize.com Stream Realty Partners—Pat Swanson Pat Swanson 19200 Von Karman Avenue, Suite 800 Irvine, CA 92612 (949) 203-3049 pat.swanson@streamrealty.com — http://www.streamrealty.com Synergy Companies Douglas Price 90 Business Park Drive Perris, CA 92571 (951) 443-6151 Doug.Price@synergycompanies.com https://www.synergycompanies.com/ T and T Appliance Rental, Inc. Theresa Magee 5608 East La Palma Avenue Anaheim, CA 92807 (714) 238-0038 rent@tandtappliances.com TenantSider Inc. Mustafa Bostanci 14 Donatello Aliso Viejo, CA 92656 (562)501-8235 mustafa@tenantsider.com The Door & Window Company Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com http://www.thedoorandwindow.com The Junkluggers of Orange County Kyle Mussche 1135 West Katella Avenue Orange, CA 92867 (714) 493-7625 kyle.mussche@junkluggers.com The Liberty Group Chris Burger chrisb@thelibertygroup.com 500 N. State College, Suite 1100 Orange, CA 92868 (951) 744-0057 Socal@thelibertygroup.com — http://www.thelibertygroup.com TheGuarantors Alexandra Nazaire associations@theguarantors.com 1 World Trade Center New York, NY 10007 (212) 266-0020 success@theguarantors.com

Titanium Restoration Services Victor Martinez P.O Box 4584 Anaheim, CA 92801 (714) 290-5875 titaniumrestoration@gmail.com To’ and Mo’ Towing Robert Heer, Jr. 518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879 rchjr@pacbell.net — https://www.toandmotowing.net/ Tour24 Amy Marthaller 3316 East Lochleven Lane, Unit B Orange, CA 92869 (714) 718-3891 amym@tour24.io Trash Butler Alexandra Elzey 4411 West Tampa Bay Boulevard Tampa, FL 33614-7803 (877) 941-1007 marketing@trashbutler.com — https://www.trashbutler.com/ Urban Surfaces Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645 brandon.c@urbansurfaces.com — https://www.urbansurfaces.com/ USGI_Upland Group William Estela 1615 French Street suite 201 Santa Ana, CA 92701-2475 (855) 787-5263 westela@usg.org — http://www.usg.org

VacuuBondLVT Shandin Wilson 9108 Pittsburgh Avenue Rancho Cucamonga, CA 91730 (909) 444-2745 shandin@vacuubondlvt.com — https://www.vacuubondlvt.com/ Valet Living Laura Lemansky 10150 Highland Manor Drive Suite 120 Tampa, FL 33610-9713 (562) 522-3309 laura.lemansky@valetliving.com — http://www.valetliving.com WASH Multi Family Laundry Systems Joanne Venter 2200 W 195th Street Torrance, CA 90501 (800) 421-6897 joannev@washlaundry.com — http://www.washlaundry.com See the Advertisers Index on Page 64 for the location of our ad.

Water Heater Man Inc. Tommy Guerra (714) 282-7098 tommyg@waterheatermaninc.com http://www.waterheatermaninc.com Water Heaters Only, Inc. Thomas Gill 970 E. Main Street #200 Grass Valley, CA 95945 (833) 500-0180 thomasg@waterheatersonly.com — https://waterheatersonly.com/ Wesierski & Zurek LLP, Lawyers Thomas B Cummings Esq. 1 Corporate Park Dr Fl 2 Irvine, CA 92606 (949) 975-1000 tcummings@wzllp.com — http://www.wzllp.com

West Coast Chief Appliance 3300 North San Fernando Boulevard Unit 101 Burbank, CA 91504 (714) 418-4997 michael@chiefappliance.com

See the Advertisers Index on Page 64 for the location of our ad.

Wish Granted Plumbing Drew Miller drew@wishgrantedservices.com 17011 Beach Boulevard Huntington Beach, CA 92647 (949) 877-7444 info@wishgrantedservices.com WithMe Kaileen Santos kaileen.santos@withme.com 1556 W Carroll Ave Ste 103 Chicago, IL 60607 (818) 632-6297 kc.aquino@withme.com Yardi Systems Inc Ryan Shields ryan.shields@yardi.com 430 S Fairview Ave Santa Barbara, CA 93117 (805) 699-2040 https://www.yardi.com/products/property-management-software/. Zillow Rentals Paige Gamboa 1301 2nd Ave, Floor 31 Seattle, WA 98101 (206) 757-4830 rentalsevents@zillowgroup.com — http://www.zillow.com

S.E. ELECTRICAL SERVICES, INC.

Residential Services • ADU • Breaker/Fuse Repair and Replacement • Ceiling Fan Installation • Code Corrections • Electrical Outlets • Electrical Panels • EV Chargers • Rewiring

• Lighting • Light Switches • MULTI-UNIT • New Construction • Remodels • Safety • Service Upgrades • Troubleshooting

Commercial Services • Business • New Office Construction • Property Management • Tenant Improvements

Best Electricians in Irvine

2023

S.E. Electrical Services, Inc. 714-448-6252

6282 Abraham Avenue Westminster, CA 92683

www.myseelectric.com CA-License C-10 1061092

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