Issuu

JANUARY 2026

2026 AAOC President Denise Arredondo See Page 4 In This Issue Stay Organized Without Letting the Process Take Over .................................................20 Northridge Earthquake: 32 Years Later, Lessons for Orange County Preparedness.........24 When Homelessness Dollars Disappear…Housing Providers Pay Twice........................28 FTC Signals New Path for Fee Transparency..................................................................32 Pulse on the Marketplace—Will the Fed Impact Apartment Investors in 2026?...........34 Fee Transparency Mandates…By The Numbers...........................................................36

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VOL. LXVI • January 2026

Contents AAOC Education & Events

Departments

5 General Membership Meeting

4 President’s Message—Ready to Serve

23 Leasing 101 Series

6 Sacramento Report—Changes to Rent Collection & UD Noticing Looms in Sacramento

39 Managing Biohazards in a Rental Unit and More! 40 2026 Rental Housing Show 43 Managing Moisture, Mildew, Mold

8 Orange County Legislative Watch—When Sacramento Isn’t Done and City Hall Decides to Get Creative 12 Legal Corner

Features

16 Dear Maintenance Men

20 Stay Organized Without Letting the Process Take Over

18 Cover Your Assets—2026 AAOC Multifamily Forecast Indicates Opportunity for Owners and Investors

By Tim Gorman

24 Northridge Earthquake: 32 Years Later, Lessons for Orange County Preparedness By Ali Sahabi

46 The Benefits of AAOC Membership

28 When Homelessness Dollars Disappear… Housing Providers Pay Twice Mercedes Shaffer

48 Supplier Spotlight—Domuso

32 FTC Signals New Path for Fee Transparency By Ayiesha Beverly & Nicole Upano

34 Pulse on the Marketplace—Will the Fed Impact Apartment Investors in 2026? By Nick Lieberman

47 Welcome New Members 49 Supplier Directory 54 Supplier Contact Index 66 Advertisers’ Index—Category 68 Advertisers’ Index—Alphabetical

36 Fee Transparency Mandates…By The Numbers By Emily Howard

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.

January 2026

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January 2026

CALENDAR OF EVENTS JANUARY 1 - New Year’s Day Thursday, Office Closed 2 - Day After New Year’s Holiday Friday, Office Closed 7 - CRHP — Class #1 Wednesday, 8:30 am–12:30 pm, Online 8 - Sexual Harassment Prevention Training Thursday, 9 am–12 pm, Online 13 - Committee Meetings Tuesday, 9 am–5 pm, Online 14 - CRHP — Class #2 Wednesday, 8:30 am–12:30 pm, Online 19 - Martin Luther King, Jr. Day Monday, Office Closed 20 - Board of Directors Meeting Tuesday, 6 pm, Online 20 - Managing Moisture, Mildew, Mold…and Your Renters Tuesday, 10–11 am, Online, See Page 43 21 - CRHP — Class #3 Wednesday, 8:30 am–12:30 pm, Online 21 - General Membership Meeting Wednesday, 7 pm, Elks Lodge, See Page 5 22 - Managing Biohazards in a Rental Unit and More! Thursday, 10 am, Online, See Page 39 28 - CRHP — Class #4 Wednesday, 8:30 am–12:30 pm, Online

FEBRUARY 1 - WelcomeHomeOC Monday, 10 am, Online 3 - Trade Show Boothcamp Tuesday, 10–11 am, Online 4 - CRHP — Class #5 Wednesday, 8:30 am–12:30 pm, Online 6 - Leasing 101 — Class #1 Friday, 9 am–12 pm, CoStar Auditorium, Irvine, See Page 23 9 - Intellirent Monday, 10–11 am, Online

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

10 - Committee Meetings Tuesday, 9 am–5 pm, Online 11 - CRHP — Class #6 Wednesday, 8:30 am–12:30 pm, Online 11 - General Membership Meeting Wednesday, 7 pm, Elks Lodge, Santa Ana 13 - Leasing 101 — Class #2 Friday, 9 am–12 pm, CoStar Auditorium, Irvine, See Page 23 16 - President’s Day Holiday Monday, Office Closed 17 - Board of Directors Meeting Tuesday, 6 pm, Online 18 - CRHP #7 Wednesday, 8:30 am–12:30 pm, Online 19 - OC Multifamily Mingle Thursday, 6–8 pm, Aurum Apartment Community, Irvine 20 - Leasing 101 — Class #3 Friday, 9 am–12 pm, CoStar Auditorium, Irvine, See Page 23 25 - CRHP #8 Wednesday, 8:30 am–12:30 pm, Online 27 - Leasing 101 — Class #4 Friday, 9 am–12 pm, CoStar Auditorium, Irvine, See Page 23

MARCH 4 - CRHP – Class #9 Wednesday, 8:30 am–12:30 pm, Online 6 - Leasing 101 – Class #5 Friday, 9 am–12 pm, CoStar Auditorium, Irvine, See Page 23 10 - Committee Meetings Tuesday, 9 am–5 pm, Online 11 - CRHP – Class #10 Wednesday, 8:30 am–12:30 pm, Online 17 - Board of Directors Meeting Tuesday, 6 pm, Online 18 - CRHP – Class #11 Wednesday, 8:30 am–12:30 pm, Online 19 - The Rental Housing Show Thursday, 9 am–3 pm, OC Fair & Event Center, See Page 40

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.

January 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

Ready to Serve

y journey in the rental housing industry spans nearly 40 years and the experience that I have gained, the lessons that I have learned, the relationships that I have formed, and the industry involvement that I have had during that time has helped prepared me for this next step in my career—serving as your 2026 Apartment Association of Orange County president. I have so many fond memories of this industry as I reflect on where I started and where I now find myself today. I recall the mystery of what I was about to embark on and wondering what my future would have in store, the early career questions and uncertainties about who I would meet and if would I thrive and make a successful career for myself, and the moments when I had big career decisions to make that sometimes required thoughtful, bold, decisive leaps of faith. I am pleased and humbled to say that throughout my journey, and with my faith, I have truly been blessed by what this industry has provided and made possible for me and my family. I also have many dear friends in the industry who helped guide me along the way. Many of them, like me, now own their own businesses and we all support and honor each other to this day. They know who they are and I thank them for their continuous friendship. As a woman-owned business—an achievement for which I am very proud —I wanted to take a moment in my

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first President’s Message to share a little about my journey as a rental-housing industry professional. I began my career as a receptionist for a property management company in 1986. This is where I was introduced to and learned the basics of residential property management. I was hooked and it quickly became clear that this is where my future was leading me. My career progressed, I continued my pursuit of professional growth with other companies, and then, after working for JLE Property Management, Inc. for 20 years, and with great mentors and the golden opportunity to purchase, I became the owner of the company in 2014. This milestone took my career to a whole new level, and it was the fulfilment of a goal that I had set for myself many years prior. I have thrived in this role over the last 12 years and worked hard to grow a business that is based on integrity and honesty. I would be remiss if I did not shine a bright light on those who have surrounded and supported me on my journey. My husband for 45 years, Robert, and our children Jason, Wesley and Destiny, along with our wonderful daughters-in-law and grandchildren who are always there for me. While I know I missed a few moments with them along the way, they always extended me grace and knew that I was building a legacy for them, and I love them more than they know. Next, my staff. They carry out the day-to-day operations of JLE, and with such a strong team alongside me, I know

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January 2026

I can count on them to serve our clients with the same integrity and honesty upon which we have built our business. I appreciate them immensely and their commitment to excellence and professionalism which makes it easier for me to take on the responsibilities of serving as AAOC president. As we enter the new year—and as I start my term—I believe it is important to learn from the past and use that knowledge to ensure we are continuing to meet the needs of the AAOC membership and supporting the future of the association. There are three questions whose answers will provide me with necessary information and perspective to help direct my goals in 2026: 1. Did we do enough to support our members? 2. Did we do enough to prepare our Board of Directors to address the issues affecting both the present and the future of the association? 3. What challenges did we face and did we resolve them appropriately? I am eager and ready to serve in my role as AAOC continues its evolution as a forward-thinking, action-oriented, results-driven, and member-focused association. It has been said that all things are possible, and with a diverse, dedicated, and dynamic Board of Directors, and a staff that I know works tirelessly in support of the association and its President’s Message — continued on page 10

General Membership Meeting Wednesday, January 21, 2026 • 7–9 p.m.

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SACRAMENTO REPORT B y R on K ingston

Changes to Rent Collection & UD Noticing Looms in Sacramento

ne of the bills that the State Assembly will soon vote on is SB 436 (Wahab). The bill provides that a notice to terminate a tenancy, or the notice to “pay rent or quit” is to would prohibit the owner/agent from serving that notice to the tenant at least 14 days from the date the rent is due, thus giving the tenant a two-week grace period to pay rent. Tenant rights groups argue that “three days is not enough time for financially vulnerable tenants to come up with the rent, whereas many tenants could do so in 14 days. The sponsors of the bill did not offer any evidence that supports their contention. First, let’s look at existing law. The law prescribes procedures for obtaining possession of real property including an unlawful detainer action against a tenant who unlawfully remains in possession of the property. It also sets timelines regarding the filing of a complaint and defendant’s response, including a demurrer or motion to strike. The law also provides that a tenant has committed an unlawful detainer when they continue to remain in possession of the rental property without the owner’s permission, after the tenant’s nonpayment of rent and service of a 3-day notice to pay or quit, stating the amount that is due. Further, the law provides that a tenant has committed an unlawful detainer when they continue in possession of the property without the owner’s permission after the tenant has breached a covenant of the lease or

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failed to perform other conditions under the lease, and service of the 3-day notice requiring performance of the lease covenants or conditions. Current law also requires in an unlawful detainer action that the owner serve upon the tenant a copy of the complaint which must contain certain information including the facts upon which the owner is seeking recovery of the rental property and the method used to serve the tenant with notice. Finally, the law requires a plaintiff in a civil action to serve upon the defendant a summons that is signed by the clerk of the court in which the action is pending. That summons is to include specified information including the time for responding and consequences for failing to respond. The bill’s author, Senator Wahab, argues that California should change the statutes to bring it in line with Massachusetts, Minnesota, New York, Tennessee, Vermont, Virginia and Washington. Do you see a pattern or similarity in the other state laws? Under current practice, it is important to note the true timing of this legal process in our state. Yes, eviction proceedings begin with the three-day notice. If a tenant fails to pay or move out within the three days, the owner may file an unlawful detainer complaint with the court for recovery of the rental unit. The owner must simultaneously serve a copy of the complaint and a summons on the tenant. The tenant has 10 days to file an answer to the UD

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January 2026

complaint. Failure to respond within 10 days means the court may grant a default judgment. Should the tenant respond on time, the court shall hear the matter within 10 days (which under most cases, rarely happens). It is important to note that few owners begin this process on the following day after rent is due. Owners delay the process, as a general rule, for a few days until they contact the non-paying tenant to determine if the tenant needs a few more days to pay the rent. And it must be stated that there is no tenant that we are aware of that does not know when rent is due. Tenants, including the Western Center on Law and Poverty and Tenants Together argue that nonpayment of rent is the leading cause of eviction, and for many tenants, “a single financial emergency can mean losing their home.” They observe that in the City of Los Angeles the Department of Housing states that, from February 2023 through mid-November 2024, over 165,000 eviction notices were file with the court and 94 percent of those notices were for nonpayment of rent. Here is the question: would tenants unilaterally delay their rent payments until the middle of every month regardless of financial need or mutual agreement. Should this bill become law, would rental property owners become involuntary creditors? Will this incentivize rental property owners to raise rents as much as legally possible so as to Sacramento — continued on page 10

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Our Services Include: • Online landlord and tenant portals • Tenant screening • Landlord/tenant interaction • Maintenance supervision • Inspections as necessary or by request • Legal updates—local and state laws • Bi-lingual staff • Evictions and collections • Prepare and file year end 1099’s • 24/7 emergency response • Advertising—extensive local and web presence • Showings—7 days a week by appointment • Rental agreement execution and enforcement • Rent and security deposit collection • Lease renewal negotiations • Maintenance and “rent ready” repairs • Financial record-keeping and bill paying • Serving legal notices and legal proceedings • Move-in and move-out reports • Monthly financial accounting owner statements

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

When Sacramento Isn’t Done and City Hall Decides to Get Creative

here’s a moment every property owner knows. It usually starts with someone asking, “Did you hear about this bill?” And it usually ends with, “You’ve got to be kidding me.” Welcome to 2026. If you thought the 2025 legislative session wrapped up cleanly—it didn’t. Two bills that failed to make it across the finish line in their first year—AB 1157 by Assemblymember Ash Kalra and AB 1148 by Assemblymember Matt Haney—are almost certainly coming back. Same ideas. Same problems. Just a new calendar year. And while Sacramento works on tightening the screws, a few Orange County cities are considering becoming charter cities, which means they may decide to make the pain inflicted by those bills even worse at the local level. Because, apparently, the rental housing industry still has too much flexibility.

Sacramento’s Favorite Pastime

Most of us have learned to live with statewide rent caps (control). AB 1482 wasn’t great, but at least it gave everyone the same set of rules by which to operate. You could plan around it. You could underwrite with it in mind. That predictability is now at risk. AB 1157 would further limit rent increases, even as insurance premiums climb, utility costs rise, and labor and materials get more expensive. There is no matching cap on expenses. Just another limit on revenue. AB 1148 goes after something lawmakers love to misunderstand: separate charges. Parking, storage, utilities, and other pass-through costs are treated as if they are loopholes. They are not. They exist so rent stays lower and costs are tied to actual use. If those charges disappear, the costs do not. They just get pushed into rent, where they fall under rent caps. That helps no one, but it sounds good in a press release or on social media. Even on their own, these bills would create serious problems. But this is not where it stops.

When the State Sets the Floor

State law rarely sets a ceiling. More often, it sets the minimum and lets cities add more. That is why the recent interest in charter city status matters. The Orange County cities of Fullerton and Fountain Valley are presently exploring the possibility of becoming charter

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January 2026

cities. If they do, they will join Anaheim, Irvine, Huntington Beach, Newport Beach, Norco, Riverside, Santa Ana, and several other cities within AAOC’s Orange and Riverside Counties territory. Charter cities have more freedom over local issues like land use and housing so long as they do not directly conflict with state law. And this is the part to which property owners should be paying close attention: If AB 1157 and AB 1148 pass, charter cities can argue that stricter, local provisions are consistent with state policy. • Lower rent caps • Fewer exemptions • Broader coverage • More limits on what you can charge and how That is not speculation. It is exactly how local housing policy has evolved over the last decade.

Layer Upon Layer

For owners operating in more than one city, this is where things really start to break down. One city sticks to state law. Another goes further. A third invents its own definitions and enforcement rules. Now you are running the same business under multiple regulatory systems, all while being told the industry needs to “simplify.” Watch — continued on page 10

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Watch — continued from 8 Small owners feel this first. Mid-sized owners feel it the most. Large owners get blamed for all of it. And through all of it runs the same

assumption: property owners will just absorb it.

This Is Not About Greed

This is not about squeezing tenants. It is about whether owning and operat-

CHARTER CITIES What Is a Charter City—and Why Should Property Owners Care? Most cities in California are general law cities, meaning they follow rules set by the state. A charter city operates under its own local constitution, called a charter. Why does that matter? Charter cities have broader authority over local issues like: •

Land use and zoning

•

Development standards

•

Local housing and tenant rules

So long as a local rule does not directly conflict with state law, a charter city has more room to regulate. In practice, this often means housing providers face the threat of: •

Tighter local rent caps

•

Fewer exemptions for property owners

•

Additional tenant protections layered on top of state law

Charter city status does not automatically mean more regulation. But it does make it easier for cities that want to regulate more, to do so.

ing rental housing in California remains viable. When income is capped, costs keep rising and cities are encouraged to experiment and find “solutions.” Something has to give. Usually that means foregoing proactive renovations or other improvements, preventative maintenance, reinvestment, or long-term ownership plans. Which is ironic, given that every new rule claims to be about protecting housing.

Pay Attention Now

The most dangerous part of all this is not the bills themselves. It is the inattention. Once a city becomes a charter city, it does not ask permission to use that authority. Once a bill becomes law, fixing it gets much harder. This is the moment for owners to pay attention to the State Capitol and city hall—at the same time. It’s time to show up, and to speak up, and to explain how this industry really works and what it takes to do it right. Because if we do not tell that story, someone else will. And they will get it wrong.

That is why these discussions deserve close attention from rental housing providers.

President’s Message — continued from 4 management or executive role, owning Sacramento — continued from 6 members, I look forward to bringing a deeper and richer sense of purpose that will invigorate and grow our association and take it to new heights. As president, one of my personal goals for this year is to inspire all who are new—or newer—to the multifamily industry with some words of wisdom. Set goals, develop a strong work ethic, find a mentor, operate and lead with integrity, never stop believing, and remain committed to learning. Your time and dedication will pay off, and you, too, can one day achieve your dream—whether that is in a property

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your own business, leading a team, or even becoming president of AAOC. In conclusion, I want to thank the AAOC Board of Directors and my fellow AAOC members for entrusting and honoring me with the responsibility of serving as your president. I look forward to the year ahead and I respectfully welcome your suggestions and feedback during my term. My promise to you is to do my best to make you proud and feel satisfied as a member of AAOC. Off we go into 2026. Always the best, Denise Arredondo

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January 2026

compensate for the extension of payment of rent? Will the bill allow property owners to delay their payments to utility companies, repairman, mortgagors, maintenance companies, etc.? I don’t think I need to answer these questions because the response is obvious. 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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LEGAL CORNER B y M ichael A. B rennan , E sq . B rennan L aw F irm

Questions & Answers My partner and I just had our first vacancy in our first investment property. Everything went very smoothly. No issues in any way. We already have an approved applicant to replace the outgoing tenant, and we want to know what we should be charging in connection with the security deposit. A friend of mine told me the law just changed, limiting it to one month’s rent. Is that accurate?

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Security deposits in California are capped at one month’s rent for most properties, regardless of whether the unit is furnished or unfurnished. Small landlords—those who own no more than two properties with a total of four or fewer units—can charge up to two months’ rent. These deposits must be returned within 21 days of a tenant vacating minus any lawful deductions for unpaid rent, cleaning beyond normal wear and tear, or repairs for tenantcaused damage. Landlords cannot deduct for routine cleaning or normal wear. For tenancies starting on or after July 1, 2025, landlords must photograph the unit at the beginning of the tenancy to document its condition, and tenants can request copies. Additionally, starting April 1, 2025, post-vacancy photos are required before and after any repairs or cleaning if deductions are made. Itemized statements must include receipts, invoices, or bills for deductions, and bad faith non-compliance can bar landlords from making claims. I’m a new rental property owner. We are running affordable housing and wondering whether the new requirements for reporting rental payment history applies to our affordable stock.

Starting in 2025, landlords of most residential properties must offer tenants the option to report on-time rent payments to at least one nationwide consumer reporting agency, such as

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January 2026

Equifax, Experian, or TransUnion. The purpose is to assist the tenant with building their credit by increasing their credit score. For new leases entered on or after April 1, 2025, the offer must be made at the lease signing and annually thereafter. For existing leases, it was supposed to have been provided no later than April 1, 2025, and annually thereafter. Tenants may opt in or out (with some limitations on frequency) and there are exemptions for small buildings with 15 or fewer units (unless owned by a real estate investment trust, corporation, or LLC with corporate members). The new law applies to both market-rate and affordable housing. There are quite a few requirements that you have to comply with, including specific language, mailing requirements, opt-in and opt-out requirements, etc. as well as limitations on what landlords may do. For example, while landlords may require tenants to pay the lesser of the actual cost to provide the reporting service or ten dollars per month, you may not apply any portion of a rent payment to cover the fee. If there is no fee for the reporting service, then you are not permitted to charge the tenant. Additional limitations include a prohibition against reporting the tenant’s failure to pay the fee to the credit reporting company, and non-payment of the fee may not be used to terminate the lease or as a basis for any deduction from the security deposit.

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I just received an email from one of my tenants notifying me that she has obtained a restraining order against her husband for domestic violence. She said she is entitled to “protections” and that I have to work with her to keep him off the property. She said she isn’t sure what she is going to do or whether she intends to stay at the property. Her email sounded like she was scared and sincere. What protections are available for tenants experiencing domestic violence? What am I supposed to do here?

While you are not permitted to terminate the tenancy because of the domestic violence, she is allowed to terminate the lease early by providing you with written notice and the documentation listed above. Even though the situation is likely frustrating for you, don’t take adverse action against her (such as terminating her tenancy) for requesting a lock change, breaking her lease, or calling the police against her husband. Doing so would land you in a lawsuit. Instead, ask her for a copy of the restraining order, and see if she wants her locks changed. It’s best to help her out in this situation, and being proactive about it will keep you in a good light.

Your tenant is correct. Tenants or household members who are victims of domestic violence (including sexual assault, stalking, human trafficking, or elder abuse) have enhanced protections. Upon written request with documentation (such as a restraining order, police report, or third-party statement issued within 180 days), landlords must change locks within 24 hours at their own expense or reimburse the tenant for doing so within 21 days. If you fail to do so, she can change the locks and

It seems like the overall eviction process has changed over the past few years. Can you provide me with an overview of the process, as well as any specific changes that took place recently?

Throughout the last decade, and certainly since COVID came along, California’s landlord-tenant laws evolved at a dizzying pace. There were several updates throughout 2025 that were aimed at enhancing transparency, fairness, and protections for both parties. Long gone are the days when a landlord could simply terminate a tenancy for no reason at all. While all evictions have always required some type of “termination notice” to initiate the process, most evictions in California now require a “just cause” reason as well. In fact, unless specifically exempted, most properties fall under the Tenant Protection Act (properties over 15 years old where the tenant has lived in the unit for 12 months) unless the local municipality has their own ordinance that is stricter than the Tenant Protection Act. Either way, these laws have “just cause” provisions that limit a landlord’s ability to terminate a tenancy to certain, specific Legal Q & A — continued on page 14

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Legal Q & A — continued from 13 reasons set out in the law. They are typically broken into “At-Fault” and “No-Fault” categories. At-fault evictions include non-payment of rent or lease violations, while no-fault evictions (like owner move-ins or permanently removing the property from the rental market) require relocation assistance equivalent to one month’s rent. In addition to the proliferation of “Just Cause” laws, there was another key

change to eviction proceedings in 2025. Specifically, a new law extended the tenant’s response time in eviction from five to ten court days after service, giving tenants time to file an answer. Luckily, trials are still set within 20 days of a request, and any discovery conducted by either party must be completed at least five days prior to the trial. Of course, eviction records are sealed by statute (until a landlord wins a judgment) so it remains unlikely that a landlord will know that an applicant has been evicted when the landlord is

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conducting their due diligence. Another change that took place in 2025 was a series of limitations on what fees are permitted to be charged to tenants. Based on the new laws, landlords are prohibited from charging tenants any fees for serving, posting, or delivering termination notices. Additionally, a new affirmative defense was created for tenants known as the “Social Security hardship” used in non-payment cases wherein, a tenant may now raise it as a defense where they can demonstrate that their rent was late as a result of a delay in benefits caused by a delay on the part of the Social Security Administration. In all, the framework of evictions remains largely intact. However, each year the legislature implements new administrative requirements landlords must follow. The slightest misstep in the notice or eviction process can cause a landlord to lose their case and have to restart the entire process. The sheer number of changes that have taken place just in the last few years has turned evictions into a virtual minefield for landlords. Given that situation, it is best for most owners and/or management companies to use the services of an experienced and competent landlord law firm. The information is presented and intended to address the topic(s) covered above in a general nature. There may be significant differences between jurisdictions with “rent control” and/or “just cause” ordinances, and the facts surrounding your specific situation should be presented to your attorney for review. The Brennan Law Firm is one of the most experienced and knowledgeable Landlord/Tenant law firms in Southern California, representing landlords exclusively in evictions. The firm may be reached at (626)294-0500, or toll free at (855)285-2230. Visit our website at www.MBrennanLaw.com for more information.

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DEAR MAINTENANCE MEN

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

normally located at the front corner of the tub. Calcium buildup can sometimes cause the water level sensor float to malfunction, causing too little water to be allowed into the dishwasher. Cleaning the float area with vinegar should help.

Dear Maintenance Men:

My units all have dishwashers. I am starting to get complaints from the residents that the dishwashers do not clean the dishes as well as they did when new. What is the problem and what can I do about it? Bill

Dear Bill:

This problem may be caused by a number of issues. 1. Check that the dishwasher’s filter or grates are not clogged. The filters are commonly found under the rotating spray arms at the bottom of the dishwasher. The filters normally snap in and out of place. Remove them gently and watch for broken glass. 2. Check the operation of the water inlet solenoid valve. It should open and close crisply. 3. Related to the inlet valve is the water level sensor. The sensor looks like a small, upside-down cup or float,

4. Check the temperature of the water going into the dishwasher. The water should be at least 140 degrees. 5. Hard water is most likely the biggest hindrance to having clean looking dishes. The dishes may actually be clean but look dingy or milky. Hard water will cause calcium and mineral deposits to adhere to all wet areas of the dishwasher and, over time, the dishes themselves. The rotating spray arms may fill with mineral buildup and clog. To remove the hard water deposits, run the dishwasher empty on its longest setting, usually the pots and pans setting. Add a few cups of vinegar to the water without soap or dishes. Run the dishwasher with clear water through a short cycle to flush the vinegar before using again. 6. Installing a soft water system will greatly improve the performance of any dishwasher, as will using name brand dishwashing soap.

Dear Maintenance Men:

I am getting pinholes in some of my 90-degree joints on my hot water copper piping. Why is this happening and do you have any solutions? Mr. W

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January 2026

Dear Mr. W:

We have often found this problem can be traced to high water pressure and/or an overly enthusiastic recirculation pump. Check the water pressure entering the hot water tank, and if it is more than 60 pounds per square inch, consider installing a pressure regulator to lower the pressure. If your system has a recirculation pump, check the volume of water being pushed through the pipe system. Many pumps come with adjustable settings that can be lowered, thereby reducing the amount of water friction caused by large volumes of water rushing through the pipes. If your pump does not have an adjustable setting, connect your pump to a time clock to enable it to operate only at times when the circulation pump is needed most. As an example, have the pump operate between the hours of 6 a.m. and 10 a.m., and then again between 5 p.m. and 11 p.m. The rest of the time the pump is off, which will reduce the amount of water friction deteriorating your pipes. As for the angles with pin holes, they will need to be replaced with new 90-degree angles.

Dear Maintenance Men:

I have a unit that has pocket doors between the kitchen and living room, and also between the hallway and the living room. The door has fallen off track and, no matter what I do, I can’t get it to work properly. How do I fix this problem? Jack

Dear Jack:

Pocket doors—a love/hate relationship. We love them because they are an efficient use of space, but when they go bad, we hate them. Pocket doors by their nature are very secretive and getting to their internal working parts is almost impossible. When we run into problem pocket doors and find that they are not used a great deal, we seal them in the wall and make believe they are not there. They are not typically worth fixing, but that does not answer your question.

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.

Pocket doors operate very similarly to sliding closet doors. The door has a set of rollers that attach to a track above the door. Typically, what goes wrong is that either a roller bracket has come loose or one of the rollers has broken. Unlike a sliding closet door, the pocket door cannot easily be angled away from the track and removed. The only way to extract the pocket door is to remove the casing around the door opening and the vertical jamb on the side where the door that goes into the wall. The door can then be tipped out and removed. This is not easy, as sometimes the top jamb must be removed first, depending on original installation. A second method is to make a four-inch hole in the wall in line with the track. This will allow access for your hand and a tool for repairs. Every door is different. A close inspection of the hardware should help in determining which side of the wall should be opened. The most common problem with pocket doors is the screws holding the roller bracket becoming loose and getting out of adjustment. Replace the screws with a larger, more aggressive thread pattern, and try to use new holes if possible. Good luck. We still recommend abandoning the door if it is not a critical use door. 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. January 2026

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COVER YOUR ASSETS B y N icholas D unlap , CPM

2026 AAOC Multifamily Forecast Indicates Opportunity for Owners and Investors

n Thursday, December 4th I had the pleasure of moderating the 10th Annual AAOC Multifamily Forecast at The Pacific Club in Newport Beach. The event was attended by approximately 125 multifamily property owners and operators, real estate investors and brokers, lenders and financiers, insurance brokers, and others. Our panel was comprised of three of the most active apartment owners and investors in our industry today, including Jeremy Fitzl of L’Abri Management, Jerry Fink of Bascom Group and Paul Julian of Advanced Real Estate. We had a great discussion about the year that was and talked about what’s on the horizon for the year ahead. Even with less inventory and what some might consider higher interest rates the groups were all actively looking for and acquiring additional apartment properties in California. There were a few big takeaways

from the program, though I believe the biggest points were centered on where we are at and what’s in store for owners in the years to come.

Interest rates

Last year our panel predicted that rates would hold steady but could potentially slide downward in 2025. That didn’t happen. This year, the panel mostly shared the same sentiment, but any decrease in rates in 2026 is projected to be minimal, at best.

Operation trends

With relatively meager rent growth projected and steady if not slightly lower interest rates anticipated, the hope is that owners will see decreased operating expenses. The panelists were split on whether the insurance market would normalize in the year ahead and bring much needed relief to owners who have seen double digit increases year over year.

Rent growth

The general consensus among the panelists was that rent growth will continue in Southern California and specifically in Orange County. In-place rents were generally expected to rise 2% on average and market rents were projected at about a 4% increase.

Renovations

In order to stay competitive, attract and retain strong, quality tenants, and maximize rental income, true renova-

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January 2026

tions are no longer a suggestion but a requirement. The dollar amount of these renovations varies based on the scope, but panelists agreed that a full renovation including aesthetic, system and structural elements can easily get into the $60,000 per unit range. Advanced Real Estate and Bascom Group have both invested hundreds of millions of dollars in Southern California multifamily projects this year. A testament, they say, not just to the diversity of our economy, but the limited supply and barrier to entry for new development. Even with today’s pricing, there is room to execute a business plan that not only meets investor return expectations but is also achievable in today’s interest rate environment. Perhaps, more importantly, even with the regulatory risk out of Sacramento, Southern California continues to be a great place to invest, and Orange County will continue to lead the way. 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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Stay Organized Without Letting the Process Take Over

without letting it consume your life. Think of it as the “maintenance pass” for your estate…short, focused, and highly effective. Just like you wouldn’t drive your car for years without an oil change, your estate plan needs a brief annual tune-up. Over the years, I’ve watched families create beautiful plans that slowly fall apart simply because they were never updated or organized. The original binder ends up buried in a closet. Successor trustees can’t find key docu-

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ments. Advisors change, accounts move, beneficiaries shift. None of it happens overnight, but it adds up. When the time comes, the chaos lands squarely on your family. Here’s how to stay organized in a way that fits real life, not an ideal one. Start with your paper trail. Every January, most people already touch their major financial documents while gathering information for their CPA. Bank and investment statements, property tax bills, mortgage interest summaries, insurance renewals, and income records all surface at this time of year. Instead of just scanning them for tax purposes and tossing them into a drawer, pause for a moment. Ask yourself…would my successor know what these are or where to find them? If not, take ten extra minutes and create a simple labeled folder (digital or physical) that holds the key items someone else would need. Next, update your contact list. Over time, financial advisors retire, attorneys change firms, and insurance agents change companies. If your plan lists professionals who are no longer active or reachable, your heirs will face unnecessary hurdles. Keep a one-page summary of who’s who in your financial and estate team. Include names, firms, phone numbers, and emails. This small update saves months of detective work later. Check your beneficiaries. This single task prevents more disasters than any other. Every January, review the Stay Organized — continued on page 22

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Stay Organized — continued from 20 beneficiary forms on your retirement accounts, insurance policies, and bank pay-on-death designations. People assume their trust or will controls everything, but those forms override even the best-drafted estate plan. Make sure they reflect your current wishes. It takes ten minutes and prevents major problems later. Inventory your assets and debts. This doesn’t have to be complicated. A simple list of what you own and owe is enough. Think of it as a quick snapshot: properties, accounts, insurance, loans, and any business interests. Add where each item is held and who can access it. It’s not about perfect accuracy, it’s about giving your successor a clear starting point. They can’t manage what they can’t find. Now, take a look at your plan itself. Pull out your will, trust, or other documents and flip through them. If you have to think twice about what some-

thing means or who’s listed where, make a note to clarify it with your attorney. You don’t need to update every clause or pay for a complete rewrite every year, but you should at least make sure your plan still fits your current life. A quick self-check once a year avoids the painful discovery that your plan is outdated when it’s too late to fix it. Lastly, write a short note to your successor trustee, executor, or main point person. You don’t need to explain every detail. Just let them know where things are and who to contact. This simple gesture can turn what might have been a stressful mystery into a manageable process. If you do all of this, you’ve already accomplished more than most. You’ve avoided the overwhelm by breaking it into small, seasonal steps that blend naturally into what you’re already doing. Estate planning doesn’t need to be all or nothing. It’s a lifelong process that evolves as your life does. So, as you close the books on 2025

and prepare for 2026, take an extra hour to organize what you already have. Your accountant will thank you now, and your family will thank you later. In my next article, we’ll look at practical ways to store and share your plan securely, without overcomplicating it. From digital vaults to simple paper systems, I’ll share what actually works for real families and what to avoid. A small investment of time today can save your family months of stress later. Keep it simple. Keep it current. And don’t let the process take over your life. About the Author: Tim Gorman is a licensed Real Estate Broker, principal of Gorman & Associates, 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 newest 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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Northridge Earthquake: 32 Years Later, Lessons for Orange County Preparedness BY ALI SAHABI, OPTIMUM SEISMIC

n January 17, 1994, Southern California awoke to devastation as the Northridge Earthquake shook the region. In just 20 seconds, a magnitude 6.7 tremor caused widespread destruction, altering lives and landscapes. Though Northridge was at the epicenter, the quake’s effects reverberated throughout Southern California, including nearby areas like Orange County. As we commemorate the 32nd anniversary of this event, let’s reflect on

its profound lessons and the ongoing need for preparedness.

A Regional Wake-Up Call

The Northridge Earthquake was not confined to one city. Its destruction reached across counties, affecting transportation, utilities, and countless homes and businesses. For Orange County residents, the quake served as a stark reminder of the region’s vulnerability to seismic hazards. Though

spared the brunt of the damage, Orange County’s proximity to major fault lines, including the Newport-Inglewood and San Andreas Faults, underscores its susceptibility to similar catastrophes. The Northridge disaster claimed at least 57 lives, injured over 9,000 people, and temporarily displaced more than 125,000 residents. Freeway collapses, including sections of the Santa Monica

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Northridge — continued on page 26

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Northridge — continued from 24 and Golden State Freeways, caused severe traffic disruptions. The total financial toll exceeded $20 billion in damages and $49 billion in economic losses. For Orange County, these figures highlight the potential consequences of an unprepared region.

Building Resilience Through Retrofitting

One of the most significant outcomes of the Northridge Earthquake was the

push for stronger building standards and retrofitting programs. Older structures, particularly apartment complexes with “soft-story” designs or unreinforced masonry, were identified as high-risk. Retrofitting these buildings has proven to be one of the most effective ways to protect lives and reduce property damage during an earthquake. In Orange County, where many communities include aging apartment buildings and commercial structures, seismic retrofitting is not just advisable

—it is essential. Property owners have a responsibility to ensure their buildings meet modern safety standards, safeguarding tenants and reducing the likelihood of catastrophic collapses. Local governments can support these efforts by providing incentives, funding programs, and public education campaigns.

Strengthening Community Preparedness

The Northridge Earthquake emphasized the importance of community preparedness. In Orange County, residents should take proactive steps to protect themselves and their families. This includes creating emergency kits, developing communication plans, and securing heavy furniture to prevent injuries. Schools, businesses, and local organizations must also prioritize earthquake drills and contingency planning. Infrastructure upgrades remain critical. Bridges, roads, and utilities must be assessed and reinforced to withstand seismic activity. Public investment in these areas will ensure that Orange County can recover quickly and efficiently when disaster strikes.

Lessons That Endure

As we reflect on the 32 years since Northridge, the event serves as a sobering reminder of the power of earthquakes and the importance of preparation. While we cannot predict when the next major quake will occur, we can take steps now to minimize its impact. Seismic retrofitting, community readiness, and infrastructure resilience are not just strategies—they are necessities. Orange County’s unique challenges demand proactive solutions. By learning from the past and preparing for the future, we can ensure that our communities are safer, stronger, and more resilient. If you own an older apartment building and want to protect both your Northridge — continued on page 38 Source: “Reflecting on the 30th Anniversary of the Northridge Earthquake: Did You Feel It?” (VVNG.com)

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January 2026

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When Homelessness Dollars Disappear…Housing Providers Pay Twice

or years, California apartment owners have been told that increased regulation, capped rents, and reduced operational flexibility are necessary sacrifices in the fight against homelessness. The private rental housing industry has been asked—repeatedly— to absorb risk, limit income growth, and shoulder greater responsibility in the name of solving a statewide crisis. Now, federal investigators are signaling what many housing providers have

long suspected: significant portions of public funds intended to address homelessness may not have been used as promised. And while public systems failed to deliver results—or allegedly allowed funds to be misused—apartment owners were still expected to comply, subsidize, and stay silent.

A Federal Reckoning Brings Long-Standing Concerns Into Focus In 2025, Acting U.S. Attorney Bill

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Essayli announced the formation of a federal task force focused on fraud, waste, and corruption tied to homelessness funding in California. Criminal cases have since followed, involving allegations that money earmarked for homeless housing programs was diverted through real estate transactions, false financial representations, and personal expenditures. For apartment owners, this development is not political—it is practical. If funds intended to reduce homelessness were siphoned off or mismanaged, then the rationale behind increasingly aggressive regulation of private housing begins to unravel.

Who Pays When Homelessness Dollars Don’t Deliver?

Apartment owners fund the system and absorb its consequences, experiencing homelessness policy not as theory, but as a daily operational reality. Rent caps limit revenue growth regardless of rising insurance premiums, utilities, labor costs, and capital repair expenses. Just-cause eviction rules restrict owners’ ability to address chronic nonpayment or property disruption. Expanded termination requirements expose owners to legal risk for technical missteps—often regardless of intent. Each rule is justified as a protection against displacement and homelessness. At the same time, apartment owners are taxpayers. They fund homelessness programs through income taxes, prop-

erty taxes, sales taxes, and local assessments—while also providing the overwhelming majority of naturally occurring affordable housing in the state. The result is a one-way accountability structure: • Owners must document every notice, deadline, and disclosure • Owners face penalties for administrative errors • Owners are publicly blamed for affordability failures Meanwhile, public homelessness systems have operated with limited transparency, inconsistent outcome tracking, and—according to federal prosecutors— potential criminal misuse of funds.

Unfunded Mandates and Enforcement Asymmetry

Perhaps the most overlooked burden on housing providers is the growing list of unfunded mandates imposed in the name of homelessness prevention. Owners are required to extend tenancies, absorb unpaid rent, delay enforcement, upgrade properties, and manage increasingly complex compliance regimes—often without corresponding public support or reimbursement. These mandates shift social policy costs onto private balance sheets. At the same time, enforcement is asymmetric. A missed notice date or paperwork error can expose an owner to fines, litigation, or rent forfeiture. By contrast, public agencies overseeing homelessness spending have faced comparatively little scrutiny—until now. Federal scrutiny now exposes the imbalance owners have endured for years —private housing regulated to exhaustion, while homelessness spending is misused, abused, and effectively unregulated.

Regulated Like the Problem, Treated as the Backstop

Apartment owners are increasingly cast as both the cause of—and the cure Homelessness — continued on page 30

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Homelessness — continued from 29 for—California’s housing crisis, despite having no authority over policy design or public spending. When homelessness rises, the industry is blamed. When rents respond to market pressures, the industry is capped. When government programs fail, private housing is still subjected to more regulation. This framing ignores a fundamental reality: rental housing is a private

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escalating restrictions while public homelessness systems operated with far less accountability?

Government Overreach, Not a Housing Failure

From the outset, government should not have inserted itself this deeply into the operations of private rental housing. Apartment owners are not public agencies, social service providers, or fiscal administrators of homelessness programs. Yet policy after policy has treated them as such—regulating their businesses as if private housing were an extension of the state. This intrusion has only become more troubling as evidence mounts of how homelessness funds have actually been spent. Money earmarked for homelessness has been alleged to bankroll luxury homes in Beverly Hills, personal credit card bills, vacations, and other private expenses—while practical housing solutions remain unfunded. The result is a system where public dollars are consumed, accountability is absent, and homelessness continues unabated. Against that backdrop, the decision to further regulate private apartment owners is not merely misguided—it is misplaced. Private housing providers did not approve these expenditures. They did not design these programs. They did not benefit from them. Yet they are routinely subjected to rent caps, operational constraints, enforcement penalties, and public criticism—ostensibly to solve a crisis managed elsewhere. This is not a call for government to manage private rental housing more effectively. It is an argument for government restraint. Private apartment operations are not an extension of the public sector, and they should not be treated as such—particularly when public homelessness programs have consumed extraordinary resources with so little measurable progress. The question policymakers should be confronting is not whether addiHomelessness — continued on page 38

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FTC Signals New Path for Fee Transparency

BY AYIESHA BEVERLY & NICOLE UPANO

Recent actions indicate willingness to regulate housing costs and fees. The Big Picture

For now more than a year—and particularly over the past few weeks— actions made by the Federal Trade Commission (FTC) indicate the agency’s willingness to regulate rental housing costs and fees and standardize their disclosure. These moves represent a growing area of concern for rental housing providers and one that the National Apartment Association (NAA) is monitoring closely and will continue to provide updates on. Two settlements the FTC made in September 2024 and, more recently in December 2025, could ultimately have significant implications on how rental cost and fee disclosures are regulated at the federal level and ultimately provide greater clarity in the direction of the Commission’s future plans. In his concurring statement following the 2025

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settlement, FTC Chairman Andrew Ferguson noted that he had “directed Commission staff to begin the process of proposing a rule to address unfair or deceptive fees in rental housing.” Suggesting the agency prefers to regulate price transparency across the various business sectors that touch rental housing, the FTC also recently posted a blog to inform owners, property managers, property management software providers and advertisers of rental properties of their responsibilities to disclose total monthly leasing price to consumers. Finally, the regulator sent 13 letters to property management software companies “warning them they may be violating the law if they inhibit rental property managers and owners from conveying accurate pricing information when marketing rental housing to consumers.”

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January 2026

What’s Next

The FTC’s recent actions indicate a renewed interest in regulating rental housing costs and fees and standardizing their disclosure nationally while acting in close alignment with President Trump’s housing priorities. NAA will continue to provide analysis as we learn more. As always, NAA encourages industry members to consult qualified local counsel with any questions related to their fee transparency practices. In the meantime, NAA will continue its steadfast advocacy with Congress and the Trump Administration to voice the rental housing industry’s perspective and educate policymakers on the industry’s unique operational realities. Read our companion article on state and local fee transparency policy efforts in this issue of Apartment News.

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Pulse on the

A Quarterly Review of Key Financial

3rd Quarter 2025 Update Orange County

Apartment Data

USA

Data Source Qualifications

3rd Qtr 2023

3rd Qtr 2024

3rd Qtr 2025

3rd Qtr 2023

3rd Qtr 2024

3rd Qtr 2025

Total Apartment Sales Transactions

4,002

4,779

5,547

Total Sales Volume

$543 Million

$199 Million

$354 Million

$29 Billion

$32 Billion

$41 Billion

• Actual Average Cap Rate

4.2

4.6

6.0

6.4

6.5

• Average Gross Rent Multiplier

16.4

15.1

14.4

13.5

12.0

11.4

• Price per Square Foot

$363

$299

$312

$182

$181

$197

• Price Per Unit

$400,000

$306,831

$298,364

$181,034

$180,891

$200,004

Average Rent Level

$2,809

$2,853

$2,939

$1,827

$1,844

$1,880

Annual Effective Rent Growth

+1.2%

+1.5%

+1.4%

+0.4%

+0.3%

–0.1%

Concession Percentage

7.4%

14.1%

6.7%

14.7%

23.7%

21.6%

Source: RealPage, Inc. www.realpage.com Primarily 100 unit + properties; “concession percentage” is the percentage of units offering concessions.

Average Occupancy Rate

96.5%

96.2%

96.4%

94.5%

94.4%

95.4%

Source: RealPage, Inc. Source: US Bureau of Labor Statistics; uses private sector wages, last month of quarter; not seasonally adjusted

Average Monthly Employee Wages**

$5,553

$5,763

$5,895

$5,041

$5,317

$5,424

Apartment Building 2–4 Units Permits Issued by total # of units 5+ Units (not buildings)**

551

398

14,200

14,600

5,477

2,172

128,700

111,100

Source: Co-Star www.costar.com 5 unit + properties

Source: U.S. Census Bureau: Privately owned, new construction

Consumer Price Index*

3.2%

2.8%

3.5%

3.7%

2.4%

3.0%

Source: U.S. Bureau of Labor Statistics; % change using last month of quarter versus same month one year previous

Unemployment Rate**

5.0%

5.5%

3.8%

4.1%

4.4%

Source: U.S. Bureau of Labor Statistics; reflects last month of quarter

Pulse on the Marketplace is produced and edited exclusively for Apartment News by Nick Lieberman, President, Bona Fide Mortgage and AAOC Director Emeritus. For questions or comments: (949) 933-3543, or nlieberman@cox.net * For CPI, “Orange County” includes Orange, Los Angeles, and Riverside Counties. ** For Apartment Building Permits, Average Monthy Employee Wages and Unemployment Rate, “Orange County” includes the Los Angeles– Long Beach–Anaheim, CA Metropolitan Statistical Area.

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January 2026

Marketplace

Data for the Apartment Investor

Will the Fed Impact Apartment Investors in 2026?

e should all understand that THE big factor impacting apartment values is interest rates. Yes, there are many other factors that play into value, but rates are the single largest propeller in the equation. This economic reality applies to virtually all real estate sectors from single family to apartments to commercial. The cost of debt (i.e. interest rates) impacts owner overhead and thus affects purchase price in all deals other than all-cash transactions. Obviously, the Federal Reserve is a major component in the overall economy in that it controls short term borrowing rates, though the Fed’s movement of short rates, up or down, doesn’t always have a corresponding up or down effect on intermediate term [5–7 year] and long term [10–30 year] rates (hereinafter referenced together as “longer term rates”).

The current market environment and interest rates

As of this writing, most mortgage rates are hovering in the low 6% range. At these levels, real estate markets remain sluggish and resistant to value increases. To combat inflation that peaked at 9.1%, the Federal Reserve used its lever on short term interest rates in 2022– 2023 to spike rates by 5.25% (525 basis points). Long termer rates surpassed 7% levels during this period and produced the existing slack in real estate markets, including apartments. The Fed has since pared back short-

term rates by 175 basis points through December 2025, while longer term rates are down about 100 basis points from their highs. Unfortunately, however, these more recent reductions in mortgage rates to roughly the 6% level have not constituted critical mass to re-ignite real estate markets.

What Should the Fed Do?

Let’s first be aware that what the Fed can do with its interest rate tools works best when central banks, commercial banks, stock and bond markets and investors around the world perceive it to be independent, free of White House interference. If markets were to perceive that the Fed was controlled by our executive branch, a risk premium would likely be tacked on to rates to account for potential political distortion in monetary policy. Domestic and international markets function more fluidly relying on the credibility of a non-politicized U.S. Federal Reserve, regarded as the bulwark of the global financial system. At present, markets are pricing in two, 25 basis point cuts by the Fed this year. As a reminder, the Federal Reserve has only two mandates: (1) maintain price stability (low inflation); and (2) maximize employment.

Elixir for apartments / real estate markets

Declines in longer term interest rates are essential to the revitalization of both residential and commercial real January 2026

B y N ick L ieberman

estate. Such longer-term rates are largely determined in the $58 trillion bond market where market forces—not the Fed—call the shots. Mortgage rates typically move up or down in sync with long-term bond yields. So, what would trigger a drop in the benchmark 10-year treasury bond yield (4.15% today) to enable a real estate rebound? The Fed must convince the bond market that a 2% annual inflation rate is both attainable and sustainable. That said, we note that annual CPI, the nation’s primary inflation measuring metric, was running at a 3% annual pace as of Q3 2025. Which brings us to the elephant in the room—namely, our $38 trillion national debt and its ever-expanding borrowing costs. This monster debt unnerves the bond market, exerting upward pressure on inflation and longer-term interest rates, which undercuts the Fed’s efforts to maintain its low inflation mandate. Realistically, legislating meaningful cuts in federal spending appears unlikely. Congress has failed to do so for decades. As a result, to bring the nation’s fiscal position back into alignment, increased taxation appears to be the only feasible alternative. None of us want that, but, at some point, you gotta’ pay the piper. This behemoth federal budget deficit, which hinders the Fed

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Pulse — continued on page 38

Apartment News

Fee Transparency Mandates… By The Numbers

BY EMILY HOWARD

Learn NAA’s perspective on the policy landscape nationally.

s 2025 draws to a close, policymakers at all levels of government prioritized solutions to address housing affordability for renters this year. States and localities remain a hotbed for activity, focusing much attention on regulating rent housing costs and prescribing how and when fees and other charges associated with tenancy are disclosed to renters. These efforts ignore communications that occur throughout the leasing process and disclosures in lease documents, and often lose sight of the rationale for assessing fees and other charges. They do not reflect the everrising costs to own and operate rental housing and provide a quality housing experience to renters.

By The Numbers

NAA tracked 140 fee-related bills for the 2025 legislative session, along with 6 proposals at the local level. This year, 56 bills pertaining to fees have failed.

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NAA’s legislative tracker shows that fee transparency mandates are the leading fee regulation trend for 2025. Across the nation, 30 states do not impose any requirements for fee disclosure; however: • 10 states and Washington, D.C. have laws on the books that requires complete disclosure of all fees, meaning that all possible fees must be itemized, and their price be listed prior to lease-signing; • 4 states require the disclosure of the “total price” of fees, meaning that fees must be combined with rent into a single maximum price when advertising the unit; • 2 states require disclosure of mandatory fees but not optional ones; • 2 states require disclosure of application fees; and

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January 2026

• 1 state requires disclosure of utility fees.

State Outlook

Although numerous bills have failed this year, the fee disclosure laws listed below have either already been enacted or are scheduled to become effective in 2026: – Colorado: Effective January 1, 2026, Colorado HB 25-1090 prohibits housing providers from offering, displaying or advertising housing costs as a single number without separating the total price into separate fees, charges or amounts. The total price also must be disclosed more prominently than other pricing information. According to the new law, a housing provider may not assess a fee to cover the costs for maintenance of common areas. Mandates — continued on page 38

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an amount that exceeds the amount of any fee charged by the operator of the Internet website or online portal for the use of the Internet website or online portal”. Any fee charged to the tenant by the landlord for use of the website or online portal must be separately disclosed in the rental agreement.

Mandates — continued from 36 They also may not require a resident to pay a markup or fee for a thirdparty service, “except that a written rental agreement may include a provision that requires a tenant to pay either a markup or fee in an amount that does not exceed two percent of the amount that the landlord was billed or a markup or fee in an amount that does not exceed a total of ten dollars per month, but not both. – Connecticut: Effective October 1, 2025, Connecticut SB 3, requires housing providers to disclose rent, including fees, charges and costs that renters “shall be required to pay on a periodic basis” with exceptions for certain types of fees, including for pets, utilities and damages. This would impact advertisements or any other place that rent is displayed or offered. – Massachusetts: Effective October 1, 2025, Massachusetts H. 4761, landlord shall not impose a late fee for nonpayment of rent for a residential dwelling unit or furnish rental payment data to a consumer reporting agency, related to the nonpayment of rent, if, not later than 30 days after the missed rent payment, the tenant is an impacted federal worker and the nonpayment of rent was due to a significant financial impact from a federal government shutdown. – Nevada: Effective October 1, 2025, Nevada AB 121 requires housing providers to offer at least one method of paying rent or fees that does not require the tenant to pay an additional fee for use. An option must also be available that does not require providing banking information. If the landlord allows the use of a website or online portal, they shall not “charge the tenant a fee to make a payment through the Internet website or online portal in

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– Oregon: Effective January 1, 2026, Oregon HB 3521 requires housing providers to disclose the amount of rent, fees, and deposits required for entering the lease agreement before receiving a security deposit.

Local Approaches

Proposals in both San Diego city and county would require landlords to disclose the total monthly rent and any fees in addition to rent in advertising, on their website, and in any document that lists rental cost. They may charge up to 5% of rent for fees that are in addition to monthly rent. In addition, landlords may charge late fees for the late payment of rent up to 2% of monthly rent. The proposal also prohibits landlords from charging pest control, valet trash, and pet ownership fees. These proposals were heard on October 30 for the city, and November 4 for the county, and have been directed to Counsel to draft an ordinance.

NAA’s Perspective

NAA will continue to work with its affiliate partners to support their advocacy at the state and local levels and remains the voice of the industry at the federal level. Recent actions by the Federal Trade Commission (FTC) appear to indicate the agency’s willingness to regulate rental housing costs and fees and standardize their disclosure nationally. Policymakers should pursue balanced housing policies that address the root causes of affordability challenges, namely, the underproduction of rental housing, while ensuring that providers retain the tools they need to operate that housing effectively.

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January 2026

NAA encourages members to consult their local counsel with questions related to fee transparency mandates. For more information on NAA’s advocacy, contact publicpolicy@naahq.org.

Northridge — continued from 26 investment and your tenants, consider a seismic assessment. Contact Optimum Seismic at 833-978-7664 or visit optimumseismic.com for a complimentary evaluation to learn how retrofitting can make your property safer and more resilient. About Optimum Seismic, Inc.: To learn more about these risks and your options for protecting your rental property, visit optimumseismic.com or call 833-978-7664.

Homelessness — continued from 30 tional controls on housing providers can be justified. It is far more fundamental: Why is government intervening in private rental operations at all, while its own homelessness programs absorb billions of dollars and continue to fall short of their stated goals? About the Author: Mercedes Shaffer is a multifamily broker with REAL, serving Los Angeles and Orange Counties. For questions about buying, selling or 1031 exchanges, contact her team at 714.330.9999, InvestingInTheOC@gmail.com, or you can visit InvestingInTheOC.com. BRE 02114448

Pulse — continued from 35 from fulfilling its mandate, won’t be reined in painlessly. In 1927, Justice Oliver Wendell Holms famously wrote, “taxes are the price we pay for a civilized society.” Perhaps, in 2026, taxes will be the price we pay for a low inflation society.

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Alliance Environmental Group ATI Restoration BluSky Restoration Contractors, LLC BMS CAT of Southern California FIRST ONSITE Restoration Pacific Environmental & Abatement Solutions Inc Restoration Management Company

Asphalt Sales & Service Advantage Painting Solutions Everline Coatings and Services—S Orange Co Rose Paving LLC

Attorneys Albrecht & Barney Law Corporation AWB Law, P.C. Brennan Law Firm Duringer Law Group, PLC Fisher & Phillips Kimball, Tirey & St. John LLP Newmeyer & Dillion, LLP SNR Law Group, PC SNS Law Group, LLP Wesierski & Zurek LLP, Lawyers

Balconies & Decks Deck Diagnostics DrBalcony Optimum Seismic, Inc. South Coast Deck Inspections WICR Waterproofing & Decking

Bio-One of Orange Dignified Bio-Cleaning Knight Commercial Kraken Restoration Inc. Servpro of Newport Beach

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

Building Products BEHR Paint Company VacuuBondLVT

Cabinets/Refinishing Buffalo Maintenance, Inc. Gogo Cabinets KJ Design Center MirrorMate Frames Murguia’s Painting Qwikkit SM Painting Corp. S-Team Turn Overs TASORO The Door & Window Company

Carpentry Buffalo Maintenance, Inc. RBCI Inc.

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

Chimney Sweeps

Bath Restoration or Renovations

R1 Facility Services

Buffalo Maintenance, Inc. CALbath FMM Construction MirrorMate Frames OC Professional Maintenance Team OVC Plumbing and Drain RBCI Inc. S-Team Turn Overs TASORO Titanium Restoration Services Restoration Services Company

Cleaning/Janitorial Services Bio SoCal Bio-One of Orange City Wide Protection Service Crown Building Services Inc. Dignified Bio-Cleaning Gale Force Property Maintenance Inc. Molly Maid of Irvine, Saddleback and Temecula Valley Strategic Sanitation Services Titanium Restoration Services Company The Junkluggers of Orange County

Biohazard Bio SoCal

Supplier Directory — continued on page 50

January 2026

www.aaoc.com

Apartment News

Supplier Directory

Revival Homes Rose Paving LLC Spyder Construction TASORO

continued from page 49 Closet Doors

Argos Home Systems Inc The Door & Window Company

Construction Defect Specialist DrBalcony Ideate Design-Build, Inc. Mason Reconstruction LLC Spyder Construction

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

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

Collections Duringer Law Group, PLC David S. Schonfeld, Attorney at Law Kimball, Tirey & St. John LLP Nurture Boss

Communications

Contact Center

Cox Communications

Nurture Boss

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

Construction Alpha Structural Inc. BELFOR Property Restoration Buffalo Maintenance, Inc. CAMP Facility Services Contract Carpet Corporation CraftWorks Painters DrBalcony ECC Exteriors EmpireWorks Reconstruction and Painting FMM Construction Ideate Design-Build, Inc. KD Electric Company Murguia’s Painting OC Professional Maintenance Team One Call Restoration Optimum Seismic, Inc. Prestige Construction and Renovation Services, Inc RBCI Inc.

Contract Services Argos Homes Systems CAMP Facility Services City Wide Protection Service

Countertops Buffalo Maintenance, Inc. KJ Design Center TASORO

Deck Coatings, Magnesite Repairs, Waterproofing Advantage Painting Solutions Crank Waterproofing DrBalcony Duro-Last Roofing Systems ECC Exteriors Precision Roofing & Waterproofing Inc. Premier Commercial Painting South, Inc. South Coast Deck Inspections WICR Waterproofing & Decking

Digital Management Services CHOOVIO Inc

Doors Bear Windows Inc. Legendary Cal Rep Windows & Doors Newman Windows and Doors

The Door & Window Company

Drain Cleaning California Rooter & Plumbing LA Hydro-Jet & Rooter Service, Inc. OVC Plumbing and Drain Zoom Drain North Orange County

Draperies/Blinds/Window Coverings Apex Window Décor R&B Wholesale Distributors, Inc.

Drug & Alcohol Testing Inhabit Dryer Vent & Duct Cleaning Alliance Environmental Group Crown Building Services Inc. R1 Facility Services

Electric Vehicle Products & Services Chargie Gerhard Electric JuiceNet KD Electric Company REVS (Refuel Electric Vehicle Solutions) S.E. Electrical Service Inc.

Electrical/Lighting Advantage Painting Solutions Electric Medics FMM Construction Gerhard Electric Green Zuru JuiceNet KD Electric Company S.E. Electrical Service Inc. Service 1st

Energy Management Armada Power AutoHot CHOOVIO Inc ESA Multifamily Energy Savings Program JuiceNet Pearlx Rently Synergy Companies Yardi Systems Inc.

Environmental Consulting & Training American Environmental Specialists, Inc. Bio SoCal Bio-One of Orange Knight Commercial Pacific Environmental & Abatement Solutions Inc Restoration Management Company Strategic Sanitation Services

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

Escrow Genesis Bank

Apartment News

www.aaoc.com

January 2026

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

SM Painting Corp. Spyder Construction

Janitorial

Graphics

Junk Removal & Hauling

Fencing & Gates

Street Beat Promo

Buffalo Maintenance, Inc. Premier Commercial Painting South, Inc.

Handyman

Financial Planning Kairos Investment Management Company

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

Fire & Flood Restoration ATI Restoration BluSky Restoration Contractors, LLC BMS CAT of Southern California Bob Peters Fire Protection FMM Construction Kraken Restoration Inc. PRC Restoration Restoration Management Company Service First Restoration Inc Servpro of Newport Beach Titanium Restoration Services

Flooring Contract Carpet Corporation Floor Coverings International KJ Design Center Real Floors Redi Carpet TASORO Urban Surfaces VacuuBondLVT

Furnaces West Coast Chief Appliance

Furniture/Furniture Rental AFR Furniture Rental CORT Furniture Rental

Garage Doors Newman Windows and Doors

General Contractor Alpha Structural Inc. Angelo Termite and Construction BELFOR Property Restoration Buffalo Maintenance, Inc. Deck Diagnostics EmpireWorks Reconstruction and Painting FIRST ONSITE Restoration Ideate Design-Build, Inc. Knight Commercial Mason Reconstruction LLC Monument Roofing OC Professional Maintenance Team PRC Restoration RBCI Inc. Service First Restoration Inc

Strategic Sanitation Services

Buffalo Maintenance, Inc. Murguia’s Painting OC Professional Maintenance Team SM Painting Corp.

Dignified Bio-Cleaning Gale Force Property Maintenance Inc. Kraken Restoration Inc. The Junkluggers of Orange County

Kitchen Renovations

R&B Wholesale Distributors, Inc. West Coast Chief Appliance

Buffalo Maintenance, Inc. CALbath MirrorMate Frames OC Professional Maintenance Team

Insurance

Landscape

Heating & Air Conditioning

Arroyo Insurance Services, Inc AssuredPartners Deans & Homer, Renter’s Insurance Dick Wardlow Insurance Brokers Entrata Farmer’s Insurance — Theresa Simes Agency Homewell Insurance Services Inc ISU — The Olson Duncan Agency Navion Insurance Associates, Inc NFP Property & Casualty Prendiville Insurance Agency TheGuarantors

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

Inspections Automatic Fire Sprinklers Bob Peters Fire Protection Deck Diagnostics DrBalcony Duro-Last Roofing Systems Inspection Express One Call Restoration One Structural — Balcony1 • Retrofit1 • ADU1 Optimum Seismic, Inc. R1 Facility Services South Coast Deck Inspections Villa Property Inspections LLC

Interior Design BEHR Paint Company Contract Carpet Corporation MirrorMate Frames VacuuBondLVT

Investments American 1031 CFG Investments, Inc. Kairos Investment Management Company Kay Properties & Investments Company LordCap Green Morgan Skenderian Investment Real Estate Group Company

January 2026

Amerigreen Landscape

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

Leak Detection Blueray Management LLC CHOOVIO Inc California Rooter & Plumbing OVC Plumbing and Drain Roto Rooter Service Company SAYA Life

Lending Institutions CBRE Multifamily SoCal—Dan Blackwell & Team Chase Commercial/Multifamily Lending—Scott Schweer Citizens Business Bank Genesis Bank Shanon Ohmann Real Estate Group

Mailboxes Orange County Mailboxes

Maintenance, Repairs, Products ADT Multifamily AutoHot Bar-B-Clean BEHR Paint Company BG Multifamily Buffalo Maintenance, Inc. Contract Carpet Corporation CraftWorks Painters Gatewise Ingersoll Rand KD Electric Company MirrorMate Frames OC Professional Maintenance Team Pacific Environmental & Abatement Solutions Inc Service 1st SM Painting Corp. WICR Waterproofing & Decking

Supplier Directory — continued on page 52

www.aaoc.com

Apartment News

Supplier Directory continued from page 51

Revival Homes SNR Law Group, PC

Marketing

Odor Removal Alliance Environmental Group Bio SoCal Dignified Bio-Cleaning FIRST ONSITE Restoration Servpro of Newport Beach Strategic Sanitation Services

apartments.com Intellirent Nurture Boss Street Beat Promo Zillow Rentals Zumper

Outdoor Furniture & Refinishing

Mold Remediation Alliance Environmental Group American Environmental Specialists, Inc. ATI Restoration BELFOR Property Restoration Bio-One of Orange BluSky Restoration Contractors, LLC BMS CAT of Southern California FIRST ONSITE Restoration Kraken Restoration Inc. One Call Restoration Pacific Environmental & Abatement Solutions Inc PRC Restoration Roto Rooter Service Company Service First Restoration Inc Servpro of Newport Beach

Multi-Family Advisory Services ESA Multifamily Energy Savings Program Gorman & Associates, Inc.

Patio Guys

Paint Sales & Service Advantage Painting Solutions BEHR Paint Company CraftWorks Painters Dunn-Edwards Corporation ECC Exteriors EmpireWorks Reconstruction and Painting Murguia’s Painting OC Professional Maintenance Team Premier Commercial Painting South, Inc. SM Painting Corp. S-Team Turn Overs

Parking Dedicated Transportation Services Reliant Parking Solutions, LLC

Patrol Services California Safety Agency City Wide Protection Service

Pest Control Alliance Environmental Group Lloyd Pest Control

Pipe Restoration Roto Rooter Service Company

Plumbing, Contractors & Supplies AutoHot California Rooter & Plumbing EZ Drain & Plumbing Ironwood Plumbing, Inc. Mason Reconstruction LLC OVC Plumbing and Drain Roto Rooter Service Company Service 1st Wish Granted Plumbing Zoom Drain North Orange County

Pool & Spa Service & Repair Blueray Management LLC Pacific Coast Commercial Pool Service Service 1st

Pool Renovations Blueray Management LLC

Power/Pressure Washing CraftWorks Painters Crown Building Services Inc. Everline Coatings and Services—S Orange Co

Apartment News

www.aaoc.com

January 2026

Gale Force Property Maintenance Inc. Murguia’s Painting R1 Facility Services

Private Investigations FPK Security

Private Security Deep Sentinel Corporation FPK Security

Products Street Beat Promo TheGuarantors

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

Property Management Software Appfolio AutoHot Entrata Reliant Parking Solutions, LLC Inhabit Inspection Express ResMan Snappt Inc. Yardi Systems Inc.

Property Management Staffing & Training BG Multifamily Intersolutions — Property Management Staffing Specialists JWilliams Staffing, Inc. Multi Team Staffing The Liberty Group

Rain Gutters Argos Homes Systems Gale Force Property Maintenance Inc. R1 Facility Services

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

Real Estate Broker

Seismic Retrofitting & Engineering

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

Alpha Structural Inc. One Structural — Balcony1 • Retrofit1 • ADU1 Optimum Seismic, Inc.

Reconstruction BEHR Paint Company BELFOR Property Restoration EmpireWorks Reconstruction and Painting Ideate Design-Build, Inc. Knight Commercial One Call Restoration RBCI Inc. S-Team Turn Overs Service First Restoration Inc Spyder Construction VacuuBondLVT WICR Waterproofing & Decking

Rent Payment System Inhabit

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

Resident Services Entrata Remote Ally WithMe

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

Security Services/Patrol Services ADT Multifamily California Safety Agency Deep Sentinel Corporation FPK Security Gatewise Snappt Inc. USGI — Upland Group

Service and Leasing Nurture Boss Shanon Ohmann Real Estate Group Snappt Inc. TheGuarantors

Inhabit SAYA Life Southern California Edison-Multi Family Program

Video Commercials Intersolutions — Property Management Staffing Specialists

Video Surveillance

Signage

A.S. Wise, Inc. Remote Ally Gatewise

Street Beat Promo

Water Heaters

Solar Thermal

AutoHot California Rooter & Plumbing H2O Heating Pros, Inc. OVC Plumbing and Drain Roto Rooter Service Company Water Heater Man, Inc. Water Heaters Only, Inc.

Pearlx

Staffing Service BG Multifamily Blueray Management LLC Intersolutions — Property Management Staffing Specialists JWilliams Staffing, Inc. Multi Team Staffing The Liberty Group

Surface Restoration CraftWorks Painters VacuuBondLVT

Sustainability/Green Energy California Energy-Smart Homes ESA Multifamily Energy Savings Program Energy Code Ace Optima Pearlx The Junkluggers of Orange County

Tax Planning Albrecht & Barney Law Corporation

Telecommunications Cityside Fiber Cox Communications Spectrum Community Solutions

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

Training Intersolutions — Property Management Staffing Specialists

Waterproofing Advantage Painting Solutions Baja Roofing Crank Waterproofing Duro-Last Roofing Systems ECC Exteriors Mason Reconstruction LLC Premier Commercial Painting South, Inc. Precision Roofing & Waterproofing Inc. S M Painting Corp. South Coast Deck Inspections WICR Waterproofing & Decking

Water Removal ATI Restoration BMS CAT of Southern California FIRST ONSITE Restoration Kraken Restoration Inc. One Call Restoration PRC Restoration Restoration Management Company

Windows & Doors Bear Windows Inc. Crown Building Services Inc. Gale Force Property Maintenance Inc. Legendary Cal Rep Windows & Doors Newman Windows and Doors The Door & Window Company

Window Coverings Legendary Cal Rep Windows & Doors

Trash Service/Recycling Strategic Sanitation Services The Junkluggers of Orange County Valet Living

Utilities & Sub Metering CHOOVIO Inc ESA Multifamily Energy Savings Program Google Fiber Livable

January 2026

www.aaoc.com

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. 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

See the Advertisers Index on Page 68 for the location of our ad.

ADT Multifamily Chris Cordt 4400 East Highway 20 Suite 316 Niceville, FL 32578-8779 (714) 858-1344 chriscordt@adt.com — http://www.adt.com AFR Furniture Rental John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508 jspivey@rentfurniture.com — http://www.rentfurniture.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 API Property Management Ana Lamb 18022 Cowan #290 Irvine, CA 92614-6806 (714) 505-5200 admin@apipropertymanagement.com http://apipropertymanagement.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 AWB Law, P.C. Anthony Burton anthony@awblawpc.com 2040 Main Street Suite 500 Irvine, CA 92614 (949) 244-4207 admin@awblawpc.com Advantage Painting Solutions Steve Wiens 14734 Yorba Court Chino, CA 91710 (951) 840-8548 steve@advantagepaintingsolutions.com

Apartment News

Alberto’s Towing Alberto Castellanos albert@albertostowing.com 593 North Batavia Street Orange, CA 92868-1218 (714) 616-0290 dispatch@albertostowing.com Albrecht & Barney Law Corporation Anson Cain atc@albrechtbarney.com 1 Park Plaza, Suite 900 Irvine, CA 92614-5910 (949) 263-1040 mar@albrechtbarney.com — https://albrechtbarney.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 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/ Alpha Structural Inc Franchesca Hernandez 8334 Foothill Boulevard Los Angeles, CA 91040 (323) 943-5675 franchesca@alphastructural.com — https://www.alphastructural.com/ American 1031 Adam Bryan adam@american1031.net 10111 Petit Avenue North Hills, CA 91343 (310) 903-6757 adam@american1031.net — http://www.american1031.net 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 See the Advertisers Index on Page 68 for the location of our ad.

Amerigreen Landscape Tammie Hourigan 1913 17th Street Suite 209 Santa Ana, CA 92705 (657) 487-4109 tammie@amerigreenls.com

www.aaoc.com

January 2026

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 68 for the location of our ad.

Appfolio Jess Jackson 8620 Spectrum Center Blvd., Apt 7 San Diego, CA 92123 (248) 766-3639 jess.jackson@appfolio.com — https://www.appfolio.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 68 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 AssuredPartners Kate Shoemaker 2913 S Pullman Street Santa Ana, CA 92705 (949) 417-4047 kate.shoemaker@assuredpartners.com AutoHot Juliana Campbell 11823 Slauson Ave. Ste 30 Santa Fe Springs, CA 90670 (909) 914-8687 julianac@enovativegroup.com — https://www.autohotusa.com/

Supplier Contact Index — continued on page 56

California

Rooter & Plumbing Inc. LICENSE #703820

Servicing all of Orange County California Rooter & Plumbing offers a wide variety of plumbing and drain cleaning services; electronic leak detection Account Price*

Regular Price*

Drains: Kitchen, Tub, Laundry, Toilet Auger .................................... $93.50 .......................... $125.50 BASIC SERVICE CALL .............................................................................................. $93.50 .......................... $125.50 MAIN SEWER LINE .................................................................................................... $103.50 .......................... $135.50 SLAB LEAK** Location & Repair.................................................................................... $945.00 .................... $1,350.00 Hydrojetting Ground Level Clean-Out, Direct Access, Includes Sewer Camera............ $425.00 .......................... $575.00 Root Buster ...................................................................................................................... $650.00 .......................... $850.00

Water Heater Installation

WATER & GAS REPIPING Call or email for same day service if order before 2:00 pm. • Licensed, bonded and insured • One year written guarantee, parts and labor • 30 days guarantee on most drain cleanings

949-222-2202 • 714-505-0577 calrooter@yahoo.com • www.calrooter.com * Monday thru Friday 7:00 am – 5:00 pm Lorem ipsum dolor

Se Habla Español

Call regarding Overtime & After hours rates Prices subject to change without notice

** Direct access, copper plumbing

January 2026

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 54

Automatic Fire Sprinklers Chris Delany 7272 Mars Drive Huntington Beach, CA 92647 (714) 841-2066 afs@afsfire.com Baja Roofing Jeremy Lara 8511 Wellsford Place Santa Fe Springs, CA 90670 (562) 328-6036 jeremy@bajaroofing.com — https://www.bajaroofing.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 Susan Nellor susan.nellor@us.belfor.com 2920 East White Star Avenue Anaheim, CA 92806 (714) 632-7685 Dannielle.Boase@us.belfor.com BG Multifamily Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498 svalentino@bgsf.com — http://www.bgmultifamily.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 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 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/ Bio-One of Orange Cory Flores 1439 West Chapman Avenue #159 Orange, CA 92868 (949) 306-1733 Cory@Biooneorange.com — http://www.biooneorange.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 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 68 for the location of our ad.

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 68 for the location of our ad.

ButterflyMX John Somarriba 44 West 28th Street 4th floor New York, NY 10001 (800) 398-4416 marketing@butterflymx.com — https://butterflymx.com/ 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 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 68 for the location of our ad.

CFG Investments, Inc. Stephen Meyer 17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430 steve@cfginvestments.com — http://www.cfginvestments.com CHOOVIO Inc Farhad Arvin sales@choovio.com 23191 La Cadena Drive Suite 102 Laguna Hills, CA 92653 (949) 506-5600 sales@choovio.com

City Wide Protection Service Darryl Bennett 9320 Willowgrove Avenue, Ste F Santee, CA 92071 (619) 938-2333 darrylb@cwpsusa.com — http://citywideprotectionservices.com 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 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 68 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 Chargie Robyn Chu 3947 Landmark Street Culver City, CA 90232 (424) 231-3591 robyn.chu@chargie.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 68 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 Contract Carpet Corporation Mark Lacey 850 Enterprise Way Fullerton, CA 92831 (714) 888-3250 mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.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

Supplier Contact Index — continued on page 58

Apartment News

www.aaoc.com

January 2026

APARTMENTS | RESIDENTIAL | HOA | COMMERCIAL

Buffalo Maintenance Inc. The Apartment Specialist

WE ARE YOUR TRUSTED SOURCE AND SUPPORT TEAM

PROTOCOLS PROCEDURES TRAINED TECHS LICENSED CERTIFIED INSURED

WE ARE OPEN FOR BUSINESS 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

January 2026

www.aaoc.com

Apartment News

Supplier Contact Index — continued from page 56

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 68 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 Deep Sentinel Corporation Louis Simeonidis 1249 Quarry Lane Pleasanton, CA 94566 (720) 738-6885 louis@deepsentinel.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 DrBalcony Omidreza Ghanadiof omid@eeeadvisor.com 2500 Red Hill Avenue Suite 200 Santa Ana, CA 92780 (805) 334-0037 info@eeeadvisor.com — https://www.eeeadvisor.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 Systems James Wolfgram 2433 Powell Drive Rialto, CA 92377 (714) 267-3824 james.wolfgram@amrie.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

Apartment News

ESA Multifamily Energy Savings Program Brooke Mastenbaum bmastenbaum@trccompanies.com 4393 Viewridge Ave Ste A San Diego, CA 92123 (866) 211-3335 southernmfes@rhainc.com EZ Drain & Plumbing Stacie Fluhrer 6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699 ezdrainandplumbing@gmail.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 68 for the location of our ad.

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 Entrata Kristin Teale kteale@entrata.com 4205 Chapel Ridge Road Lehi, UT 84043 (801) 735-6988 jlewis@entrata.com — http://www.entrata.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/ 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 68 for the location of our ad.

FIRST ONSITE Restoration Lisa McCollough 1275 North Grove Street Anaheim, CA 92806 (714) 978-6400 lisa.mccollough@firstonsite.com — https://firstonsite.com/ Fisher & Phillips Christine Baran 2050 Main Street, Suite 1000 Irvine, CA 92614 (949) 851-2424 cbaran@fisherphillips.com

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Floor Coverings International Randy Thomas randy.thomas@fcifloors.com 3501 W. Moore Avenue, Suite G Santa Ana, CA 92704 (714) 500-8648 om.thomasr@floorcoveringsinternational.com FMM Construction Annie Bing 525 Florida Avenue Southwest Denham Springs, LA 70726 (714) 925-0598 annie.bing@fmmla.com — https://fmmla.com/ FPK Security, Inc Mike Post P.O. Box 55597 Valencia, CA 91355 (800) 459-4068 mikep@fpksecurity.com — http://www.fpksecurity.com Gale Force Property Maintenance Inc. Marisa Thompson 31915 Rancho California Rd Ste. 200-401 Temecula, CA 92591 (951) 225-5019 marisa@galeforcepm.com Gatewise Joseph Knaack 2900 Weslayan Street Houston, TX 77027 (714) 277-2586 joseph@gatewise.com — https://gatewise.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 Gogo Cabinets Warren Chong 1728 Tyler Avenue South El Monte, CA 91733-3430 (626) 328-6071 w.chong@gogocabinet.com — https://gogocabinet.com/ Google Fiber Sarah Dunn 19510 Jamboree Road Google Building FAIR Irvine, CA 92612 (949) 800-1346 Sarahdunn@google.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 68 for the location of our ad.

Green Zuru Michael Juker 9650 Telstar Ave. Unit - A El Monte, CA 91731 (323) 746-3730 michael@greenzuru.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 68 for the location of our ad.

Supplier Contact Index — continued on page 60

January 2026

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Supplier Contact Index — continued from page 58

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 68 for the location of our ad.

Homewell Insurance Services Inc Ryan Brewart 4150 Concours Street 260 Ontario, CA 91764-5913 (909) 509-8103 ryan@homewellins.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 Ideate Design-Build, Inc. Sarah Hall 1930 Watson Way, Suite E Vista, CA 92081 (760) 448-0788 sarah@ideatedesignbuild.com https://www.ideatedesignbuild.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 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 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

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J-P Contractors Inc. Gregory Linsmeier 2484 N. Glassell Street Orange, CA 92865 (714) 461-9262 greg@jphoaroofing.com JWilliams Staffing, Inc. JoAnne Williams 18022 Cowan Dr. Suite 105 Irvine, CA 92614 (949) 250-1923 JoAnne@JWilliamsstaffing.com — http://www.jwilliamsstaffing.com Johnnies Appliances Tommy Martinez 12018 Paramount Blvd Downey, CA 90242 (562) 861-3819 tommy.martinez@johnniesappliances.com http://www.johnniesappliances.com See the Advertisers Index on Page 68 for the location of our ad.

JuiceNet David Stumbaugh 419 Main Street, #348 Huntington Beach, CA 92648-8100 (657) 616-2136 david@juicenet.ai — https://juicenet.ai/ 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 KJ Design Center Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180 accounting@kjdesigncenter.com

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January 2026

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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/ 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 68 for the location of our ad.

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 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 LA Hydro-Jet & Rooter Service, Inc. Teresa Inzunza 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426 TInzunza@lahydrojet.com Legendary Cal Rep Windows & Doors Pearl Hopkins 1129 North Kraemer Boulevard Anaheim, CA 92806 (949) 251-1866 pearl@legendarycorp.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

Mason Reconstruction LLC Joshua Mason 26895 Aliso Creek Road #B-25 Aliso Viejo, CA 92656 (714) 206-8392 josh@masonrecon.com MirrorMate Frames Dustin Murphy 9317 Monroe Road Suite A Charlotte, NC 28270 (704) 390-7374 dustin@mirrormate.com Molly Maid of Irvine, Saddleback, and Temecula Valley Scott Sims 20984 Bake Parkway #102 Lake Forest, CA 92630 (949) 367-8000 x 2 scott.sims@mollymaid.com http://www.mollymaid.com/irvine-saddleback-valley/

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 See the Advertisers Index on Page 68 for the location of our ad.

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

Supplier Contact Index — continued on page 62

See the Advertisers Index on Page 68 for the location of our ad.

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

January 2026

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Apartment News

Supplier Contact Index — continued from page 61

Multi Team Staffing Teresa Manzano Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841 teresa@multiteam.net — http://www.multiteamservices.com Murguia’s Painting Alberto Murguia Hernandez 13086 Blackbird St Apt 6 Garden Grove, CA 92843 (714) 793-3064 alberto@murguiaspainting.com — http://murguiaspainting.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 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 68 for the location of our ad.

Nurture Boss Michael Carbone 18814 Racquet Lane Huntington Beach, CA 92648 (704) 564-2865 michael.carbone@nurtureboss.io Navion Insurance Associates, Inc Shawntae Stewart 23001 La Palma Avenue Ste 120 Yorba Linda, CA 92887 (714) 202-4711 sstewart@navionins.com — http://www.navionins.com Newman Windows and Doors Ruthie Vaughn 6110 Yarrow Drive Carlsbad, CA 92011 (760) 438-8080 ruthiev@newmanwindows.com https://www.newmanwindows.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 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 68 for the location of our ad.

OVC Plumbing and Drain Matthew Johnston 17165 Von Karman Ave, Suite 106 Irvine, CA 92614 (949) 775-4682 matt@ovcbuild.com — http://callovc.com One Call Restoration Anthony Nocera tnocera@ymail.com 1240 S Wright Street Santa Ana, CA 92705 (562) 824-1234 tony@onecallsm.com https://www.servicemasterrestore.com/servicemaster-by-one-callrestoration/

Apartment News

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 68 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 68 for the location of our ad.

PRC Restoration Inc Freddy Rodriguez ap@prcrestoration.com 23839 Banning Blvd. Carson, CA 90745 (562) 490-6900 info@prcrestoration.com — https://prcinc.com/ Pacific Coast Commercial Pool Service Inc. Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881 rdklump@gmail.com — http://pccpools.com/ Pacific Environmental & Abatement Solutions Inc Kristine Ramos kristine@peasolutions.com P.O. Box 459 Surfside, CA 90743 (714) 379-5029 info@peasolutions.com Patio Guys Joanna Solis marketing@patioguys.com 2907 Oak St Santa Ana, CA 92707 (800) 310-4897 commercial@patioguys.com — http://patioguys.com Pearlx Phillip Forrester 300 Corporate Pointe, Suite 220 Culver City, CA 90230-7614 (323) 863-8403 pf@pearlxinfra.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

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January 2026

Prendiville Insurance Agency Angela Weiss 24661 Del Prado Suite 3 Dana Point, CA 92629-2805 (949) 487-9696 angela@prendivilleagency.com — http://www.prendivilleagency.com Prestige Construction and Renovation Services, Inc Sam Elzein selzein@prestigecrs.com 2600 Newport Boulevard Suite 114 Newport Beach, CA 92663 (951) 314-5457 support@prestigecrs.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 68 for the location of our ad.

R1 Facility Services Casey Powell 2025 Guadalupe Street Suite 260 #2788 Austin, TX 78705 (714) 854-2002 cpowell@r1facilityservices.com — http://r1fs.co RBCI Inc. Randi Favela 1121 East Elm Ave Fullerton, CA 92831 (714) 401-7646 randi@rbci.inc REVS (Refuel Electric Vehicle Solutions) David Aaronson david@relpconsulting.com 3753 Nottingham St Houston, TX 77005 (713) 927-1693 daaronson@refuelevs.com — http://www.refuelevs.com Real Floors Delia Chamberlain delia.chamberlain@realfloors.com 560 Webb Industrial Dr Marietta, GA 30062 (810) 444-1550 jessica.mcconnell@realfloors.com Redi Carpet Dave Adams 1900 S Proforma Avenue Suite A1 Ontario, CA 91761 (714) 458-0677 dave.adams@redicarpet.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

Rently Zach Goulhiane 6300 Wilshire Boulevard Suite 620 Los Angeles, CA 90048 (323) 375-5778 zach@rently.com ResMan Krsto Reskusic krsto.reskusic@myresman.com 2901 Dallas Parkway, Suite 200 Plano, TX 75093 (146) 959-2891 x 6 kegan.arnold@inhabit.com — http://www.myresman.com Restoration Management Company Staling Ngoy 4925 East Hunter Avenue Anaheim, CA 92807 (714) 208-1841 staling.ngoy@rmc.com — http://www.rmc.com Revival Homes Anthony Dedousis 1150 South Olive Street Floor 9 Los Angeles, CA 90015 (323) 553-5089 anthony@revivaladu.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 68 for the location of our ad.

S M Painting Corp Salvador Munguia 417 S. Associated Rd. #212 Brea, CA 92821 (714) 322-9006 salvadormunguiac@yahoo.com http://www.salvadormunguiapaintingco.com S-Team Turn Overs Carlos Mercado 2030 East 4th Street Santa Ana, CA 92705 (310) 986-1522 cmercado@steamoc.com 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 68 for the location of our ad.

SAYA Life Sanjay Poojary 525 S Hewitt Street Los Angeles, CA 90013 (949) 241-3365 spoojary@saya.life SNR Law Group, PC Sakeenah Redmond 17821 E 17th Street 145 Tustin, CA 92780 (714) 731-0900 sredmond@snrlawgroup.com

SNS Law Group, LLP Rozita Levy 11400 West Olympic Boulevard, Ste. 200 Los Angeles, CA 90064-1550 (310) 770-4240 Rozy@snslawgroup.com Satellite Management Company Kathy Karimloo kkarimloo@satellitemanagement.com 1010 E Chestnut Ave Santa Ana, CA 92701 (714) 558-2411 pconzelman@satellitemanagement.com Service 1st Sergio Sancho 2510 N. Grand Santa Ana, CA 92705 (714) 573-2251 ssancho@service-1st.com — http://www.service-1st.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 Servpro of Newport Beach Krystyn Roman 21531 Surveyor Circle Huntington Beach, CA 92646 (949) 758-0484 kroman@servpronewport.com

Supplier Contact Index — continued on page 64

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

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

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

6282 Abraham Avenue Westminster, CA 92683

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

January 2026

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Apartment News

Supplier Contact Index — continued from page 63

Shanon Ohmann Real Estate Group Shanon Ohmann 28361 Lakewood Drive Laguna Niguel, CA 92677 (949) 309-1244 Shanonohmann@gmail.com — http://www.HomesInOC.com Snappt Inc. Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340 dcooper@snappt.com — https://www.snappt.com/ South Coast Deck Inspections Michael Malki 1095 N. Main St. Suite Q Orange, CA 92867 (657) 707-9127 admin@southcoastdeck.com https://southcoastdeckinspections.com/

See the Advertisers Index on Page 68 for the location of our ad.

Southern California Edison-Multi Family Program Mary Finn Parker 1515 Walnut Grove Ave Rosemead, CA 91770 (714) 307-5274 mary.finn@sce.com — http://www.sce.com Spectrum Community Solutions Christina Sedrak-Soliman 400 Washington Blvd Tower II, 5th Floor Stamford, CT 06902 (203) 705-5608 christina.sedrak-soliman@charter.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 Street Beat Promo Barry Bradham promote@streetbeatpromo.com 17451 Nichols Lane #B Huntington Beach, CA 92647-8718 (714) 837-5575 promote@streetbeatpromo.com Synergy Companies Douglas Price 90 Business Park Drive Perris, CA 92571 (951) 443-6151 Doug.Price@synergycompanies.com https://www.synergycompanies.com/ TASORO Products Aleah Whitacre aw@tasoroproducts.com 14107 Brighton Ave Gardena, CA 90249 (714) 925-0598 ab@tasoroproducts.com — https://tasoroproducts.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/

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January 2026

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 Urban Surfaces Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645 brandon.c@urbansurfaces.com — https://www.urbansurfaces.com/ 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 Villa Property Inspections LLC Tony Escamilla 1012 West Duarte Road 14 Arcadia, CA 91007 (800) 465-0153 tony@inspectaproperty.com — https://inspectaproperty.com/ Vision Roof Services Mike Zapata 30211 Avenida de las Banderas Rancho Santa Margarita, CA 92688 (949) 310-6333 mikezapata@visionroof.net

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 68 for the location of our ad.

WICR Waterproofing & Decking Sean Krubinski sean@wicr.net 72185 Painters Path, Suite B Palm Dessert, CA 92260 (888) 388-9427 customerservice@wicr.net — http://www.wicr.net Water Heater Man Inc. Tommy Guerra (714) 282-7098 tommyg@waterheatermaninc.com http://www.waterheatermaninc.com Water Heaters Only, Inc. Nate Moran 970 E. Main Street #200 Grass Valley, CA 95945 (833) 500-0180 nate@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

HANDYMAN PLUMBING - ELECTRICAL CARPENTRY & SO MUCH MORE

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 Zoom Drain North Orange County Brent Henderson 2930-D Grace Lane Costa Mesa, CA 92626 (949) 573-4717 brent.henderson@zoomdrain.com Zumper Darcy Wagner 555 Montgomery Suite 1300 San Francisco, CA 94108 (714) 651-7691 darcy@zumper.com — https://www.zumper.com/

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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.

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January 2026

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