July 2026 Apartment News Magazine

The Multifamily SoCal Team

Education & Events

CALENDAR OF EVENTS

3 - Independence Day Holiday Friday, OFFice clOsed

6 - CRHP Summer: Class #5 MOnday, 6–9 pM, Online

7 - Workplace Harassment Prevention Training

Tuesday, 9 aM–12 pM, Online

13 - CRHP Summer: Class #6

MOnday, 6–9 pM, Online

14 - Committee Meetings

Tuesday, 9 aM–5 pM, Online

15 - Ruff Math Made Easy

Wednesday, 11 aM–12 pM, Online

16 - Navigating the 2026 Property Insurance Landscape

Thursday, 10:00 aM, Online

20 - CRHP Summer: Class #7 MOnday, 6–9 pM, Online

21 - Board of Directors Meeting

Tuesday, 6 pM, Online

27 - CRHP Summer: Class #8

MOnday, 6–9 pM, Online

AUGUST

3 - Certified Apartment Portfolio Supervisor (CAPS) – Class #1

MOnday, 9 aM–4 pM, Online, see page 41

3 - CRHP Summer: Class #9 MOnday, 6–9 pM, Online

- Committee Meetings

9 aM– 5 pM, Online 6 - ADA Reasonable Accommodations Thursday, 10 aM, Online, see page 21

- Certified Apartment Portfolio Supervisor (CAPS) – Class #2

MOnday, 9 aM–4 pM, Online, see page 41

Apartment News

Published by the Orange County Multi-Housing Service Corporation, a subsidiary of the Apartment Association of Orange County.

1601 E. Orangewood Avenue, Suite 125, Anaheim, CA 92805 (714) 245-9500 • www.aaoc.com

n Executive Director – David J. Cordero

n Editor in Chief – David J. Cordero

n Advertising & Sales Director – Debbie M. DiBernardo

n Design & Production – Dave Moeller/Graphic Angles

n Printing – Sundance Press

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

(C ontinued )

10 - Intellirent: The Screening Deep Dive MOnday, 10 –11 aM, Online, see page 36

10 - CRHP Summer: Class #10 MOnday, 6–9 pM, Online

11 - Board of Directors Meeting Tuesday, 6 pM, Online

12 - You Bet Your Assets Wednesday, 10:30 aM–12:00 pM, Online, see page 39

13 - Summer Cruise Thursday, 6–8:30 pM, neWpOr T harbOr, see page 13

17 - Certified Apartment Portfolio Supervisor (CAPS) – Class #3 MOnday, 9 aM–4 pM, Online, see page 41

17 - CRHP Summer: Class #11 MOnday, 6–9 pM, Online

24 - Certified Apartment Portfolio Supervisor (CAPS) – Class #4 MOnday, 9 aM–4 pM, Online, see page 41

SEPTEMBER

7 - Labor Day MOnday, OFFice clOsed

8 - Committee Meetings Tuesday, 9 aM–5 pM, Online

15 - Board of Directors Meeting Tuesday, 6 pM, Online

23 - General Membership Meeting Wednesday, 7 pM, elks lOdge, sanTa ana

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

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.

BOARD OF DIRECTORS

Officers

n President Denise Arredondo

n First Vice President Amy Fylling

n Second Vice President Stefanie Koslosky

n Secretary Julia Araiza

n Treasurer Laurel Dial

Directors

n Frank Alvarez n Craig Kirkpatrick

n Christine Baran n Rick Roshan

n Alan Dauger n John Tomlinson

Directors Emeriti

n Ronald Berg n Stephen C. Duringer

n Vicki Binford n Jerry L’Ecuyer

n David A. Cossaboom n Nick Lieberman

n Nicholas Dunlap n Edward Masterson

Cruising and Schooling This Summer

Summer is an ideal time for rental housing professionals to invest in two resources that consistently deliver meaningful returns: knowledge and relationships. Staying informed and relationally connected helps keep you at the forefront of our industry, which is why I wat to encourage you to take full advantage of the Apartment Association of Orange County’s robust summer schedule of educational programs and networking opportunities.

AAOC’s education programs prepare and equip rental housing providers to competently and confidently address the many operational, administrative, and even intangible issues they encounter each day. The programs address critical aspects of rental property ownership and operation, finance, risk management, compliance, and more. Whether you oversee a single community or manage a large portfolio, these classes provide practical information that can be immediately applied to improve performance and reduce liability.

While our Certified Rental Housing Professional (CRHP) summer series is well underway, it’s never too early to plan for the 11-week fall series which will begin in early October and will be held in-person at the AAOC office. For more information, contact Fabian Bon at fabian@aaoc.com. Meanwhile there are a number of summer education offerings that I would highly recommend: Ruff Math Made Easy: See the Impact from Decisions to Dollars featuring Victoria Cowart on July 15; Navigating the 2026 Property Insurance Landscape featuring Eric Marrs (NFP Corp.) and

Theresa Simes (State Farm Insurance) on July 16; Protecting Your Pools: Proactive Preparation presented by Blueray Aquatics on July 23; Certified Apartment Portfolio Supervisor (CAPS), the nationally recognized credential designed for multi-site property managers and portfolio leaders, the afternoons of August 3, 10, 17, and 24; ADA Compliance & Reasonable Accommodations featuring Mike Karlin (Karlin Law Firm) on August 6; and Intellirent: The Screening Deep Dive on August 10. Registration for all classes is open at www.aaoc.com.

While education is essential, the value of your involvement as an AAOC member extends well beyond the classroom. Some of the most meaningful opportunities in our industry occur through networking with industry colleagues and peers. These conversations often lead to new business relationships, innovative solutions, valuable referrals, and lasting friendships. In an increasingly digital world, face-to-face interaction remains one of the most effective ways to strengthen our professional community and build personal and professional relationships.

One of the annual highlights of the summer is AAOC’s Summer Cruise which will be held this year on Thursday, August 13, from 6:00–8:30 p.m. in Newport Harbor. This signature event offers a unique opportunity for rental property owners and operators, executives and onsite staff, supplier partners and others to gather in a relaxed setting while enjoying a fun and festive evening on the water. The Summer Cruise

has become one of AAOC’s most anticipated networking events because it perfectly combines professional relationship-building with a uniquely Southern California experience. Purchase your tickets at www.aaoc.com.

I would like to extend my sincere appreciation to the outstanding companies that have already committed their support to this year’s event as sponsors: Captain Sponsor—Dedicated Transportation Services (DTS); Bar Sponsors —MyQ|LiftMaster, Connected Property Solutions, and Multi Team Staffing; Crew Sponsors: Miko Development, Inc., National Renovation, OC Professional Maintenance Team, Reliant Parking, Revaya, and Zillow; and Entertainment Sponsor—Apartment SEO.

For supplier members that are seeking additional visibility and engagement opportunities with Orange County rental housing providers, sponsorship opportunities are still available if you’d like to showcase your company and demonstrate your commitment to AAOC and the strengthening of the Orange County rental housing industry. For more information on sponsorships, contact Debbie DiBernardo at debbied@aaoc.com or (714) 245-9500.

As we move through the summer, now is the time to commit to your professional growth and industry involvement. Attend some classes. Expand your professional network. Have some fun. The knowledge you gain and the relationships you build today will help position you for continued success tomorrow.

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Sacramento Eyes Improved Building Inspection Process; Small Claims Monetary Limits

Finally, the California Legislature is acting on a bill that should be helpful to all residential property owners and managers.

AB 1738 (Carrillo) would require a city, county, and city and county to establish a remote virtual building inspection program for certain residential modifications or improvements by July 1, 2027.

The primary focus of the measure is to expedite local government inspections. The bill would require a local government to offer owners or contractors the option of requesting an inspection for all of a subset of inspections required by a building permit for:

• Water heaters

• Heating, Ventilation, and Air Conditioning (HVAC) systems

• Reroofs

• Minor electrical work

• Minor plumbing work

• Photovoltaic and energy storage systems

• Smoke and carbon monoxide detectors

• All inspections for the permitting of ADUs or junior ADUs that are 800 square feet of less (with the exception of foundation or framing inspections); and

• Home hardening and defensible space

For single family and duplexes the city, county, and city or county shall offer the owner or contractor of a single-family and duplex unit a similar remote inspection of:

• Drywall

• Exterior siding

• Insulation

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• Signs

• Window replacement

• Light Foundations and footings

• Fireplace inserts

• Patios or decks

• Demolition

• Removing natural gas lines

• Residential additions and storage sheds under 800 square feet.

The offsite inspections would use videoconferencing or recorded photos and videos at the direction of the owner or contractor. This could be very helpful and should be viewed as a cost and time-saving bill.

In addition to the above, the local government would be permitted to retain a digital record of the remote inspection.

The cost of the new inspection program could not exceed the cost of an in-person inspection. Liabilities and immunities applicable to the local government would not change.

This bill is one, in a series of bills designed to expedite and lower the cost of ownership. The last time the legislature agreed to take on the task of lowering the cost of residential ownership was last year. The bill, AB 1308 (Hoover), requires all local governments to complete inspections within 10 business days for specific residential projects and further provides that the failure to Sacramento — continued on page 8

• Bi-lingual staff

Tenant screening

Rent collection

Orange County Property Management is a family owned professional management company with over 30 years of trusted services and experience, that has been known as a recognized leader in real estate management industry in providing the highest quality management service at affordable rates. Our staff is composed of skilled managers who are trained to think as owners and use their entrepreneurial expertise to find effective solutions to all property-related issues so that the goals and needs of our clients and tenants are met.

• 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

meet the deadline constitutes a violation of the Housing Accountability Act.

Another noteworthy bill is AB 1827 (Chen) which increases and standardizes the amount in controversy limit for small claims courts.

The bill increases and standardizes the jurisdictional monetary limits for small claims court to an amount in controversy of $15,000 or less. It also

increases the number of small claims filings a person may file in a calendar from two to three cases, with an amount in controversy exceeding $2,500.

In 2023 the Legislature restructured the amount in controversy levels for small claims courts, limited civil, and unlimited civil matters with the enactment of SB 71 (Umberg). Unlike limited and unlimited civil cases which generally had standard amount in controversy jurisdictional limits, small

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claims jurisdictional limits varied widely by case type. SB 71 modified small claims jurisdictional limits but left others untouched. The bill raises and standardizes the limits for small claims court jurisdictional limits to $15,000 for all causes of action. The bill also provides litigants one additional small claims action per year, for cases with an amount in controversy exceeding $2,500.

Unlike other civil matters, small claims court has varied jurisdictional limits. Prior to the enactment of Mr. Umberg’s bill, limited and unlimited had consistent jurisdictional limits. All matters exceeding the jurisdiction of small claims court yet with an amount in controversy of $25,000 were deemed limited civil cases and subject to specialized discovery and evidentiary rules. All cases exceeding $25,000 were deemed unlimited civil cases. SB 71 simply changed all of this. All cases exceeding $25,000 were deemed unlimited civil cases. The bill simply changed the $25,000 threshold to $35,000. Pre-SB 71 jurisdictional limits ranged from $6250 to $10,000. SB 71 increased some of those thresholds, including the $10,000 cap to the $12,500 limit in existing law, but left other limits unchanged.

The variation in limits reflected the unique nature of small claims court, including the litigants are not permitted to be represented by counsel, and were designed to ensure that more sophisticated plaintiffs could not prey upon average litigants. Since the enactment of SB 71, the widely varying jurisdictional limits appear to be generating more confusion rather than solving problems, especially when unrepresented litigants are trying to determine the appropriate venue for which to file their civil cases.

ORANGE COUNTY LEGISLATIVE WATCH

Social Host Ordinances: When Did This Become Our Problem?

Remember when the biggest concern on the Fourth of July was whether somebody was going to accidentally set the roof or a dumpster on fire?

Simpler times.

Back then, if somebody launched fireworks at midnight, blocked half the parking lot with their guests’ cars, and hosted a party loud enough to keep the entire neighborhood awake, the police would show up, write a citation, and everybody involved would learn an important lesson about decision making.

Today, however, there is an increasing chance that local government may look at that exact same situation and arrive at a very different conclusion:

“This appears to be the property owner’s fault.”

Welcome to the world of Social Host Ordinances.

Across California, cities are searching for ways to address some of their most common constituent complaints. Fireworks. Loud parties. Parking impacts. Short-term rentals. Noise complaints. Public nuisances. Repeated calls for police service.

To be fair, these are legitimate concerns.

Nobody enjoys listening to fireworks until 2:00 in the morning.

Nobody wants a parking lot that looks like a swap meet.

And nobody enjoys being woken up because somebody decided Tuesday night was an appropriate time to recreate a nightclub experience in a one-

bedroom apartment.

The issue isn’t whether these problems should be addressed.

The issue is that an increasing number of cities are deciding the best way to address them is by shifting responsibility onto the rental property owner and manager.

Because apparently collecting rent, maintaining the property, responding to maintenance requests, complying with housing regulations, navigating insurance premium increases, understanding constantly changing landlordtenant laws, documenting everything, attending city council meetings, and somehow still turning a profit wasn’t quite enough responsibility already.

Now we’re expected to prevent fireworks from being set off, too.

What Exactly is a Social Host Ordinance?

Social Host Ordinances generally allow local governments to hold property owners, tenants, party organizers, and other responsible parties accountable when activities occurring on a property create repeated public nuisances or require excessive public safety responses.

The theory behind these ordinances is simple:

If a property is generating enough complaints, somebody should be responsible.

The challenge is that many cities are increasingly deciding that “somebody” includes the property owner.

What began years ago as ordinances focused on underage drinking parties

has expanded into enforcement efforts involving:

• Fireworks

• Loud parties

• Noise complaints

• Parking violations

• Short-term rentals

• Public nuisance activities

• Repeated police calls

• Neighborhood quality-of-life concerns

In other words, every complaint that regularly appears in a council member’s email inbox.

And if you’ve spent any time around local government, you know how these things work.

A complaint becomes a discussion.

The discussion becomes a committee.

The committee becomes an ordinance.

And somehow, by the end of the process, rental housing providers become responsible for fixing a problem they didn’t create.

Before You Do Anything Else: Know the Rules

One of the easiest ways to receive a citation is not knowing the ordinance exists in the first place.

Before major holidays or busy rental seasons, review the municipal codes in

every city where you own property.

Research:

• Fireworks regulations

• Noise ordinances

• Social Host Ordinances

• Short-term rental restrictions

• Parking regulations

• Public nuisance provisions

Because, “I didn’t know that ordinance existed” generally isn’t considered a winning legal defense.

Every city approaches these issues differently, and understanding the rules before a problem occurs is significantly easier than learning them after receiving a citation.

Stanton: The Case That Got Everyone’s Attention

If there is one city that put Social Host Ordinances on the radar of property owners throughout Southern California, it was Stanton.

Stanton’s efforts last year to crack down on illegal fireworks generated headlines far beyond Orange County. The city adopted an aggressive enforcement structure that assessed fines of up to $1,000 per projectile firework. Let that sink in for a moment.

Not per incident.

Not per package.

Per projectile.

A standard fireworks “brick” containing 25 projectiles could potentially generate a $25,000 citation.

One firework.

Twenty-five thousand dollars. Suddenly property owners throughout Southern California started paying very close attention to Social Host Ordinances.

And then came the obvious question: “Wait… somebody else shot off the fireworks. Why am I getting the bill?”

That question quickly became the center of the debate.

To Stanton’s credit, the city has since clarified portions of its enforcement approach and created mechanisms that can help protect owners who promptly report violations. But the larger lesson remains.

Cities are increasingly expecting property owners to become active participants in enforcement efforts.

Apparently fireworks prevention has now been added to the job description.

Newport Beach: Party Houses and Short-Term Rentals

Newport Beach has spent years dealing with issues related to large gatherings, vacation rentals, and neighborhood complaints.

As a result, the city adopted strict regulations to address loud and unruly gatherings, occupancy limits, parking concerns, and short-term rental operations.

Again, the concern is understandable. Residents don’t want their quiet neighborhood transformed into a weekend event venue.

But these regulations also demonstrate how quickly complaints can evolve into substantial operational responsibilities for property owners.

A tenant’s party is no longer simply a lease violation.

It can become a city enforcement issue.

Anaheim, Garden Grove, and Riverside County

Anaheim has spent years wrestling with short-term rental issues, nuisance complaints, and neighborhood concerns related to parties and parking impacts.

Garden Grove has similarly focused enforcement efforts on nuisance activities, noise violations, and prohibited short-term rental operations.

And Orange County isn’t alone.

Riverside County has adopted regulations addressing loud and unruly gatherings and incorporated similar provisions into portions of its shortterm rental enforcement framework.

The trend is spreading.

And that’s really the point.

This article isn’t about Stanton. Or Anaheim.

Or Newport Beach. Or Riverside County.

It’s about recognizing where local government is heading.

The Bigger Concern

The concern isn’t really fireworks. The concern isn’t really parties.

The concern isn’t really parking complaints.

The concern is the growing belief that every community problem can be solved by making property owners responsible for behavior they don’t directly control.

If a tenant launches fireworks— Apparently that’s your responsibility. If guests create parking issues— Apparently that’s your responsibility.

If somebody decides to host a party that ends with six police cars responding at 1:00 a.m.—Apparently that’s your responsibility too.

The challenge with many of these ordinances is that they effectively require property owners to prevent behavior that often occurs after management offices are closed, security has done its drive-through, and the individuals responsible have no intention of identifying themselves.

Yet increasingly the expectation is that owners should have somehow prevented the violation in the first place.

The logical endpoint of that thinking should concern everyone involved in rental housing.

Because every time responsibility shifts away from the individual causing the problem and toward the housing provider, the burden of operating rental housing becomes more complicated, more expensive, and more difficult to manage.

Ten Best Practices to Avoid Becoming the Next Headline

Fortunately, there are practical steps owners and managers can take to

reduce risk.

1. Know Your City’s Rules

Research every city where you own property and understand the local ordinances before a problem arises.

2. Update Your Lease Language

Ensure leases clearly address:

• Fireworks

• Noise

• Parking

• Guest conduct

• Parties

• Short-term rental prohibitions

3. Post Fireworks Laws on the Property

Make local regulations visible before major holidays.

4. Post Community Rules

Remind residents that violations may result in lease enforcement actions and that responsible parties may be held financially liable for fines assessed

against the property.

5. Send Holiday Reminder Notices

Provide advance notices before:

• New Year’s Eve

• Super Bowl

• Cinco de Mayo

• Memorial Day

• Independence Day

• Labor Day

• Other Holidays, Events, and Cultural Celebrations

6. Consider Additional Security Patrols

High-risk holidays often justify additional security presence.

7. Direct Staff to Immediately Notify Law Enforcement

Prompt reporting may help protect the property and demonstrate goodfaith compliance efforts.

8. Follow Up with Violators Quickly

Document violations and communicate directly with responsible tenants as soon as possible.

9. Keep Thorough Documentation

Maintain records of notices, warnings, patrol logs, incident reports, and communications with residents.

10. Stay Engaged with Local Government

Attend council meetings. Pay attention to agenda items. And when housing issues arise, show up.

Because if property owners don’t participate in these discussions, someone else will gladly do it for you.

The Bottom Line

Social Host Ordinances are likely here to stay.

As cities continue searching for ways to address fireworks complaints, loud parties, parking impacts, and neighborhood nuisances, more communities

DEAR MAINTENANCE MEN

Dear Maintenance Men:

We are getting bids for the driveway of an apartment house. Each contractor has his own opinion about the scope of work. It becomes confusing and difficult deciding which bid is the best. Anne

Dear Anne:

“Apples and Oranges” bids are very common and not unique to the asphalt trade. Every contractor has different materials and suppliers which they are not only familiar with but experienced in the application. As with any profession, diagnosis, procedure, product and cure may vary. This is why a second opinion is always encouraged or necessary. We too often consider the” three bid” rule as a tool to compare pricing and do not delve deeper into quality, workmanship, application, or other specification which can dramatically increase or decrease the costs related to our repairs.

It is best to develop a scope of work, with

drawings which identify in detail the following, (this will ensure all other contractors are bidding on the same scope).

1. Areas to be covered, replaced, repaired in square feet and outlined in site plan.

2. Clearly identified type and quantity of asphalt mix, slurry, sealer. This is very important as most asphalt is recycled and diminishes in quality.

3. Which equipment will be used to address repairs and distribution of materials (compaction and heavy rolling equipment is key).

4. Communicate your long-term or short-term expectations.

5. Ask that the application warrants against “pooling or “ponding.”

6. Look for proper compacted thickness according to load. (Example: 2.5" of laid asphalt and then compacted 2" by roller.)

7. Monitor all work being performed to ensure the contractor is adhering to the contracted specifications. (Ask that a supervisor is always onsite).

8. Scrutinize the lowest bid very carefully.

9. Require all other industry standard practices, insurance, and contract language be in the agreement.

10. Visit the www.cslb.gov for additional tips on how to protect yourself. (This website is for California. Google

Contractors State License Board for your state for similar information.)

Dear Maintenance Men:

Our residents are complaining that the laundry room dryer is not drying the clothes in a timely manner. We checked the dryer and there was plenty of heat being generated. What do you think the issue is? Thanks, Sherri

Dear Sherri:

You are describing a classic clogged dryer exhaust hose or line. In a laundry room scenario, there are sometimes long exhaust tubes, and this tube will accumulate lint over the years. This will make the dryer’s exhaust very difficult to work efficiently. Luckily, this is a very easy DIY fix!

1. Go to a Home Depot or Lowes Home Improvement Store and purchase a dryer duct cleaning kit. Most kits are good to clean about 12 feet of ductwork and extra lengths of rods are sometimes available if your ducts are longer.

2. If your dryer is easily accessible, pull the dryer away from the wall and remove the flexible tube from the dryer. Clean out all the lint that has accumulated just inside the dryer exhaust port. This is a good time to replace the flexible tube between the dryer and the wall or hard exhaust tube.

3. Connect the brush that came with the vent cleaning kit with the first

section of the cleaning rod. The cleaning kit comes with a number of cleaning rods and brushes.

4. Connect the first section of the cleaning rod to a drill motor set on low. Push the brush into the exhaust tube in the wall or along the floor. Using the drill motor to turn the brush in a clockwise rotation. If the dryer is difficult to access, start cleaning from the far end of the exhaust tube and work your way to the dryer.

Pro Tip: If the dryer is connected to the tube and you are starting the cleaning from the outside going in, turn on the dryer to Air Dry. The air pressure will help push the lint out the tube as you clean the tube with the brush.

5. Continuing with the clockwise rotation, pull the brush out and clean off the accumulated lint. Attached a second rod to the first one. Again, only turn the drill motor in a clockwise rotation at all times. If you reverse the rotation, the rods could come loose in the exhaust tube.

6. Keep adding rods until the brush comes out the other side or end of the exhaust tube.

7. Reconnect the dryer flex hose to the exhaust tube. Turn on the dryer to Air Dry and allow the force of the air to push out any remaining lint and dust.

The dryer vent tube should be cleaned once a year. A clogged tube is both a fire hazard and a waste of expensive energy.

Dear Maintenance Men:

I am a new rental property owner. What are the smoke and carbon monoxide detector requirements? I want to make sure the detectors are installed in their proper locations. Cody

Dear Cody:

Here is a quick rundown of the proper

locations for both the smoke and CO2 detector locations.

Smoke Detectors are required to be mounted on the ceiling or wall and located as follows:

• Outside of each separate sleeping area in the immediate vicinity of bedrooms.

• In each room used for sleeping purposes.

• Dwellings or dwelling units with split

levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

• Smoke alarms shall be installed not less than 3 feet (914mm) horizontally from the door or opening of a bathroom that contains a bathtub

Maintenance Men — continued on page 18

Men — continued from 17

or shower unless this would prevent placement of a smoke alarm.

Carbon Monoxide alarms are required to be mounted on the wall or ceiling or other location as specified in the manufacture’s installation instructions and located as follows:

• Outside of each separate sleeping area in the immediate vicinity of bedrooms.

• On every occupiable level of the dwelling unit including basements.

• Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom.

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.

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.

— continued from 14

will likely adopt similar enforcement tools.

Whether that trend is fair is a debate for another day.

The reality is that understanding these ordinances, communicating expectations to residents, documenting your efforts, and staying engaged with local government has become more important than ever.

Because if current trends continue, a future article may very well be titled:

“Things Property Owners Are Apparently Now Responsible For.”

Today’s Market: It’s a Grind

We’ve seen the data and lived the trends. Market rents are either growing or holding steady. And while that’s generally good news for apartment owners, it’s not all gravy. In fact, seasonal vacancy rates are up 10 basis points year over year, putting us at 3.5% vacancy in Orange County. Again, not too bad and not far from historic norms, but the uptick is driven by asset class, unit type and location, three things that I have written about in recent “Cover Your Assets” columns for Apartment News. We see these issues converging to shape the dilemma facing owners today, now let’s take a closer look.

Location Plays a Part

So, what’s behind the uptick in vacancy rates and stubborn apartment homes sitting on the market? First, let’s look at location. Right now, coastal vacancy rates are lower than inland vacancy rates by anywhere from 1% to 2%. Inland markets are sitting around 96% occupancy whereas coastal markets are at 97.5%. The reason, quite simply, is supply and demand. There has been less new development in coastal markets than inland markets of late, and this is impacting occupancy and vacancy rates accordingly.

Unit Types Matter

There’s no abundance of two or three bedrooms for rent. In fact, there’s probably a waitlist at your property or portfolio. On the contrary, it’s onebedroom apartments boasting an average

vacancy rate of 4.5% across asset classes, showing 2.5% to 4% for Class B and C assets and up to 6% for Class A types. This has resulted not just in a concession war with free rent and move-in specials, but the need for better rent comp data in order to truly understand your asset’s place in the submarket for pricing and presentation purposes. Naturally, new construction that is not covered under AB 1482 can be more aggressive with pricing, but we still aren’t seeing asking rents decline. Instead, we see concessions reaching 6-to-8 weeks depending on lease terms.

No Room for Error

Lifestyle renters—or renters by choice—are taking their time and evaluating options across asset classes now more than ever. In some cases, the difference between rents is insignificant and prospects are leasing up. You do your research; You know your comps. Your property is superior to this one, but inferior to those two. The range of rents on a 1 bed, 1 bath apartment in a city like Anaheim ranges from $1,850to-$2,600 depending on asset class, finish and location. Class B and C rentals are uber competitive and the $1,950-to$2,150 price range is like hand-to-hand combat. Only you can make that battle easier and ensure that it is winnable for you and your team.

What to Do

You have likely maintained your property and even completed some

aesthetic repairs and renovations, or in recent years you may have updated your building systems as well. This work will not get you paid and it will not rent your units. Prospects visit the property, tour the unit and remember what the apartment home looked like. Perhaps more so than ever, in today’s social media consumed world, people are looking for new, modern and luxe. Yes, it’s time to rip out or reface those cabinets, bust out the tile or Formica countertops and put in quartz. I’ve written about turnover costs in this column recently, and the fact that inflation has helped usher in routine turnover costs of $7,500-to$10,000 per unit, pre upgrade, but spending an additional $5,000 can help you dial in the aesthetic of the unit and ensure that you are positioned to compete not just for top dollar but so that your unit gets taken quickly. It’s a lot like dating, really, but I will stop the comparison there.

Bottom line: Do not expect the same results as your competitors if you are unwilling to make the same commitment or same investment in your apartments’ interiors. Today’s consumer is more informed than ever, and when you do things right, you have every opportunity to position your property for peak success. Renters are most focused on their actual apartment home and the features and finishes it offers, so make sure that guides your decision-making process.

Assets — continued on page 26

ADA COMPLIANCE

ACCOMMODATIONS

Thursday August 6, 2026 | 10 - 11 a.m.

Navigating the Americans with Disabilities Act (ADA) can be as treacherous as a minefield. Sometimes rental housing providers can be in violation of the law and not realize it, leaving themselves open targets to plaintiffs’ attorneys looking for easy monetary settlements over real or alleged ADA violations.

Estate Planning Series

Talking to Your Family About the Plan Without Creating Conflict

At this point in the series, we have talked about organization, trustees, real estate structures, liquidity, and the mechanics of making an estate plan actually work. The next step is often the one people avoid the longest.

The conversation.

Many people spend years building a thoughtful estate plan, then never communicate it to the people affected by it. Some avoid the discussion because they fear conflict. Others assume the documents will speak for themselves later. Some simply do not know where to start. Unfortunately, silence creates its own problems.

When there is no communication, assumptions fill the gap. Family members create expectations based on emotion, old conversations, or incomplete information. Those assumptions often collide after someone passes, when emotions are already high and decisions must be made quickly.

The goal is not to hold a dramatic

family meeting or disclose every financial detail. In most cases, that approach creates more anxiety than clarity.

The goal is simpler. Reduce confusion. Set reasonable expectations. Make sure the right people understand the structure and the intent behind it.

Start by understanding that communication does not need to happen all at once.

One of the biggest mistakes people make is assuming they need to explain every detail of the estate plan in a single conversation. That usually overwhelms everyone involved and discourages future discussion.

Instead, think in layers.

The first layer is basic awareness. Your family should know that a plan exists, where important information is stored, and who has been chosen to step into leadership roles. That alone removes a significant amount of uncertainty.

The second layer involves the people with responsibilities. Trustees, executors, agents under powers of attorney, and

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

anyone involved in managing real estate or business interests should have a clearer understanding of how the plan works and what is expected of them.

The third layer is optional and depends on the family dynamic. In some families, open discussions around distributions and long-term intentions work well. In others, detailed financial conversations create unnecessary tension. There is no universal formula.

What matters is clarity at the appropriate level.

Timing matters as well.

Many people wait too long to have these conversations. They postpone them because things feel uncomfortable, or because they assume there will be a better moment later. Then a health issue appears, capacity changes, or urgency replaces preparation.

A calm conversation today is usually far more productive than a rushed conversation during a crisis.

These discussions also work better when they are framed correctly. This is not about defending decisions or seeking approval. It is about helping the people around you understand the structure you have created and reducing the burden they may face later.

That distinction matters.

When conversations become debates about fairness or entitlement, they tend to go poorly. When they focus on preparation, clarity, and long-term stewardship, people generally respond better.

Real estate often adds another layer of complexity.

Properties carry emotional attachments. One child may want to keep a family property. Another may prefer to sell. One beneficiary may be active in the business while others are not involved at all.

If expectations around these issues are never discussed, trustees often inherit conflict that could have been reduced ahead of time.

That does not mean every disagreement can be avoided. It does mean fewer surprises.

In many cases, explaining the reasoning behind decisions is just as important as the decisions themselves.

For example, equal distributions may not always make practical sense when one beneficiary actively manages properties and another does not. Some heirs may receive different assets, roles, or responsibilities. Without context, those decisions can feel arbitrary. With explanation, they are more likely to be understood, even if not everyone fully agrees.

Another important point is this. Communication should not create fear.

Some people avoid these conversations because they think discussing estate planning will upset their children or make them focus on death. In reality, most families feel relief when they know there is a plan and someone has thought things through.

The absence of communication usually creates more anxiety than the conversation itself.

It is also important to remember that these discussions are rarely perfect. Not every meeting ends with complete agreement. Not every family member responds ideally. The objective is progress, not perfection.

A short, honest conversation is often enough to move things forward.

At a minimum, your family should know:

• A plan exists

• The right people have been chosen

• Important information can be found

• Professional advisors are involved where needed

That foundation alone reduces confusion and uncertainty later.

Estate planning is not just about documents. It is also about leadership. Part of leadership is preparing people gradually, clearly, and realistically for what comes next.

The strongest plans are not simply legally sound. They are understood.

Because when families understand both the structure and the intent, they are far more likely to preserve not only the

assets, but the relationships connected to them.

About the Author

Tim Gorman is a licensed Real Estate Broker, principal of Gorman & Associates, CRE, published author, instructor, and seasoned entrepreneur with decades of experience. A CPA (inactive), Tim brings a wealth of knowledge to his work. His first book, Tangled Legacy, debuted as a #1 New Release on Amazon in multiple categories. His second book, “Building Blocks to a Complete Estate Plan” is a workbook aimed to put the learnings of the class and the book into motion.

What the Ground Beneath Your Property Can Mean During an Earthquake

When most people think about earthquake risk, they focus on the fault itself. However, new research suggests that what lies beneath a building can be just as important as its distance from an earthquake’s epicenter.

A recent study conducted by Lawrence Livermore National Laboratory and Lawrence Berkeley National Laboratory examined how a major earthquake along the Hayward Fault could affect commu-

nities throughout the Bay Area. Using advanced computer simulations, researchers found that local geology can significantly influence the intensity of shaking experienced during an earthquake.

The study showed that seismic waves do not travel uniformly through the ground. Areas built on soft sediments and basin-like formations can experience amplified shaking as seismic energy becomes trapped and intensified. In contrast, areas built on more stable bedrock may experience less severe ground motion.

Researchers found that locations such as the Livermore Valley and low-lying areas surrounding San Francisco Bay experienced some of the strongest shaking in their simulations of a magnitude 7.0 earthquake on the Hayward Fault. The findings reinforce an important lesson for property owners throughout California: earthquake damage is influenced by more than magnitude alone.

While the study focused on Northern California, the findings offer valuable lessons for property owners throughout Orange County. Earthquake damage is not determined solely by a building’s distance from a fault. Local soil conditions, building design, and structural integrity can all influence how a property performs during a seismic event.

Although Orange County is often associated with its coastal communities and growing housing market, it is also located within a seismically active region. Fault systems throughout Southern California have the potential to produce

BY ALI SAHABI

significant earthquakes that can impact Orange County residents, businesses, and multifamily properties.

For apartment owners and managers, understanding these risks is an important part of long-term property planning.

One of the most effective ways to prepare for future earthquakes is through seismic retrofitting. Seismic retrofitting strengthens existing buildings so they can better withstand earthquake forces and improve overall structural performance during a seismic event.

Many multifamily properties throughout Orange County and Southern California were constructed before modern seismic standards were adopted. Older buildings, particularly those with soft-story conditions or aging structural systems, may be more vulnerable during an earthquake.

Strengthening these structures can help reduce the likelihood of severe damage and support a faster recovery after an event. Buildings that sustain less damage are often able to return to service more quickly, helping reduce disruption for residents and property owners alike.

The study also highlights the value of continued research and engineering advancements. Scientists are using increasingly sophisticated tools to better understand how earthquakes affect different communities. These findings help engineers improve building design practices and develop strategies that can reduce future risk.

Preparedness extends beyond structural improvements alone. Property owners can strengthen preparedness by developing emergency response plans, securing heavy items in common areas, and educating onsite teams about earthquake safety procedures. These efforts complement structural improvements and help create a safer environment for residents.

The recent Hayward Fault study is another reminder that earthquakes remain a reality throughout California. While researchers cannot predict exactly when the next major earthquake will occur, studies like this help us better understand the risks and the importance of preparing in advance.

For apartment owners and managers, preparation remains one of the most effective tools for reducing risk. Seismic retrofitting can help strengthen vulnerable buildings, reduce potential damage, and better protect residents

when the next earthquake occurs. Taking proactive steps today can help preserve property value and support a faster recovery in the future.

Sources

1. Lawrence Livermore National Laboratory and Lawrence Berkeley National Laboratory Hayward Fault ground motion simulation study (2026)

2. Seismological Research Letters study on simulated ground motion from a magnitude 7.0 Hayward Fault earthquake

3. California Earthquake Authority comments regarding earthquake preparedness and mitigation

4. Mercury News article: “Where a major Hayward fault quake could shake the Bay Area hardest” (May 30, 2026)

About Optimum Seismic, Inc.:

The Optimum Seismic team has been making California cities safer since 1984 by providing fullservice earthquake engineering, steel fabrication and construction services for multifamily residential, commercial and industrial buildings. With more than 4,000 earthquake retrofit and renovation projects completed, Optimum Seismic’s work includes soft-story multifamily apartments, tilt-up, non-ductile concrete, steel moment frame and unreinforced masonry (URM) buildings. To arrange a complimentary assessment of your building’s earthquake resilience, contact Optimum Seismic at (833) 978-7664 or visit optimumseismic.com.

Assets — continued from 20

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.

Roberts Management & Investments

Federal Tech Policy Advances

Congress, Trump Administration shape the future of AI regulation.

The Big Picture

Artificial intelligence (AI) policy has quickly become a major federal priority, as the Trump Administration and Congress shape national policy to balance innovation, economic growth and risk management. Recent government activity highlights a clear shift toward establishing federal frameworks that promote U.S. leadership in AI while addressing cybersecurity, data protection and consumer safeguards. For the rental housing industry, this evolving federal landscape carries significant implications. Housing providers are increasingly using AI tools to support leasing, operations, pricing and fraud prevention, underscoring the critical need for federal policy to ensuring continued innovation.

Across the country, state and local governments are already moving ahead

with their own AI regulations, creating an increasingly fragmented landscape. Three states have enacted statewide bans on AI-driven revenue management tools, while 12 local jurisdictions have adopted their own restrictions. For housing providers operating across multiple markets, this growing patchwork of requirements adds compliance burdens and risks driving up costs.

President Issues Executive Order

On June 2, 2026, President Trump signed an Executive Order (EO) relating to AI, entitled “Promoting Advanced Artificial Intelligence Innovation and Security.” The EO is focused on advancing AI innovation while balancing the need to strengthen cybersecurity protections across the public and private sectors. For rental housing owners and operators, the EO underscores both

expanded opportunities and evolving risk considerations.

President Trump’s EO is the administrations first foray into AI since his Executive Order, “Ensuring a National Policy Framework for Artificial Intelligence,” published December 11, 2025, which directed the development of a national AI policy framework intended to preempt state AI laws. Before this, President Trump had rescinded the Biden Administration’s AI Executive Order on his first day in office in 2025 that had required AI companies to submit their safety tests to the federal government.

More specifically, the EO:

• Directs a government wide effort to strengthen cybersecurity infrastructure to support advanced AI deployment;

• Establishes a framework for the secure deployment of advanced, high-capability AI systems, called frontier models, through coordinated federal oversight and voluntary AI industry collaboration; and

• Focuses on deterring and prosecuting criminal misuse of AI by directing the Attorney General to prioritize the enforcement of existing federal laws relating to cybercrime and fraud.

For a deeper dive, access the White House’s fact sheet on the Executive Order.

Congress Prioritizes Tech Policy

Congress has remained focused on addressing important tech policy issues through the first half of 2026, with AI emerging as the most significant. Several recent developments have the potential to impact the rental housing industry.

• Cybersecurity and Infrastructure Protection Hearings: The Senate Banking Committee, as well as the House Homeland Security Committee’s Subcommittee on Cybersecurity and Infrastructure Protection, each held separate hearings that showed that AI governance, cybersecurity, affordability and data privacy are rapidly converging into one policy debate. The National Apartment Association (NAA), alongside its advocacy partners the National Multifamily Housing Council (NMHC) and the Real Estate Technology & Transformation Center (RETTC), submitted a letter to committee leaders highlighting the rental housing industry’s support for federal leadership in AI.

• The American Leadership in AI Act: Representatives Jay Obernolte (R-Calif.) and Ted Lieu (D-Calif.) introduced H.R. 8516 The American Leadership in AI Act, a bipartisan package combining more than 20

legislative proposals drawn from recommendations of the House Bipartisan Task Force on Artificial Intelligence. The bill aims to strengthen U.S. leadership in AI by improving standards, testing and evaluation; expanding research infrastructure and innovation; modernizing federal AI governance, procurement and security; supporting education, workforce development and small businesses; and addressing AI-enabled crime, including deepfakes, fraud and impersonation.

• Great American AI Act: Representatives Obernolte and Lori Trahan (D-Mass.) released a discussion draft of the Great American AI Act, bipartisan legislation to create a federal framework for AI. The bill’s purpose is to establish a unified federal approach to governing advanced AI, strengthen U.S. leadership on AI, protect national security and support workers as adoption accelerates. This legislation establishes a governance framework for frontier AI models along with federal oversight, includes provisions to collect AI-related labor data to be able to better confront the challenges to the workforce and economic impact posed by AI and sets cybersecurity and critical infrastructure protections and security improvement incentives. Lastly, the legislation would temporarily preempt certain state and local laws targeting AI model development.

• Data Privacy: As policymakers focus on AI, Congress is also addressing Data Privacy, a closely related issue. Lawmakers in the House continue to work on comprehensive data privacy legislation with the House Financial Services Committee (H.R. 8398 GUARD Financial Data Act) working in tandem with House

Energy and Commerce Committee (HR 8413 SECURE Data Act) to produce a matched pair of legislation aimed at addressing important data privacy considerations. NAA has joined with its partners at NMHC and RETTC in a letter supporting this joint effort as well as the House Financial Services Committee’s work (See also Letter to House Financial Services Committee Leadership).

Additionally, Senator Jerry Moran (R-Kan.) has reintroduced a comprehensive data privacy bill (S.4211 Consumer Data Privacy and Security Act) which NAA also joined its partners at NMHC and RETTC have issued a letter of support.

NAA’s Perspective

NAA supports AI policy that promotes innovation, provides regulatory clarity and avoids conflicting requirements across jurisdictions. At the same time, policymakers should recognize that many important safeguards are already in place, and that additional requirements should be carefully tailored to avoid unintended consequences. Overly prescriptive or inconsistent regulations risk increasing costs, limiting technological adoption and ultimately reducing the benefits of AI for both housing providers and renters. Consistent with NAA, NMHC and RETTC advocacy, the rental housing industry will continue to engage with federal policymakers to support a balanced, innovation-forward approach that meets the evolving needs of the housing sector.

For more timely updates on the industry’s advocacy and legal news, register for our monthly Advocacy and Legal Webinar (ALW) series and tune in every third Wednesday of the month at 2 pm ET. This webinar is exclusively for NAA members and affiliate partners.

Grow Your Portfolio. Plan Your Exit.

Gorman & Associates is a full-service brokerage firm with expertise in Purchases, Sales, Exchanges, Analysis and Planning. We build wealth in investment real estate.

Gorman ETA is a new entity aimed at guiding families through estate complexity and successor trustee responsibilities, with fiduciary services and counseling that deliver clarity, stability and peace of mind.

Real estate isn’t just a transaction. It’s the foundation of your legacy.

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Access Tim Gorman’s popular estate and legacy planning books on our website or Amazon. You can also enroll in practical, expert-led courses created and taught by Tim through the Apartment Association of Orange County.

You’ve built the assets. Let’s make sure your family is ready.

Pulse on the

1st Quarter 2026 Update

Apartment Building Permits Issued (by total # of units, not buildings)**

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

Source: RealPage, Inc. www.realpage.com

Primarily 100 unit + properties; “concession percentage” is the percentage of units offering concessions.

Source: RealPage, Inc.

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

Source: U.S. Census Bureau: Privately

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

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.

Data for the Marketplace

To the Liquid Go the Spoils

Advantage: Cash Buyers

Getting an apartment purchase under contract may not necessarily be as much about how much you pay, as how you pay.

It goes without saying that sellers have always been partial to buyers that offer to pay all-cash. Money-alreadyin-hand buyers can close quickly and don’t require the involvement of a third-party lender to bless the deal. Pretty compelling.

But notably, in recent years the frequency of all-cash acquisitions has actually been on the rise, as illustrated below with data gathered for AAOC by CoStar analyst TJ Frank, who researched multifamily buildings purchased with all-cash In Orange County and nationwide over two, three-year time periods: (1) the immediate past three years; and (2) the three-year period before that.

OC: 5+ unit buildings, % Purchased With All Cash

• June 2020–June 2023: 28.4% (771 total sales)

• June 2023–June 2026: 43.0% (869 total sales)

USA: 5+ unit buildings, % Purchased With All Cash

• June 2020–June 2023: 49.1% (90,513 total sales)

• June 2023–June 2026: 51.8% (71,824 total sales)

Why this phenomenon of increasing all-cash apartment purchases?

Let’s start with what is not the cause. It’s not because mortgage loans have somehow become unreliable, nor is it that all-cash purchases have suddenly evolved into guaranteed closings that could never fall out of escrow.

Rather, the explanation for the recent popularity of all-cash transactions is rooted in higher interest rates permeating the marketplace. The shift from cozy 3–4% rate levels through mid-2022 to the jarring 6–7.5% range that has prevailed since late 2022 accounts for the increased number of all-cash deals. It boils down to basic economic fundamentals: the higher the interest rate, the more incentivized a buyer is to avoid taking out a loan.

Furthermore, lender debt coverage requirements effectively squeeze down loan size when rates and monthly payments rise. And as loan amounts shrink, buyers become more likely to simply pay all cash.

Of course, to support this move toward increased purchases with no mortgage involved there must be ample buyer liquidity (cash and cash equivalents) in the marketplace.

Federal Reserve data (per AI), says that as of December 31, 2025, U.S. households held ~ $20.5 trillion in highly liquid assets, suggesting that there does, in fact, exist sufficient available funds in the marketplace to undergird this trend toward all-cash multifamily purchases.

Going back to the impact of interest rates, growth in all-cash deals is further buttressed by recent inflation reports that dampen hopes for declines in the currently elevated rate environment. Again, higher interest rates disincentivize borrowing and encourage all-cash purchases. The adjacent chart shows U.S. inflation finished at 3.3% at the end of Q1 2026, but it has since climbed to 3.8% in April before advancing to a 4.2% annual rate in May. Rising inflation is the enemy of government efforts to bring interest rates lower.

What does all this mean for the transactional world of apartment sales?

Cash will be king for the foreseeable future when it comes to the negotiation of multifamily acquisitions. This is in no way to say that financed deals are about to disappear. It’s simply a recognition that in present times there’s more competition for traditional obtain-a-loan buyers to contend with from all-cash buyers. The uncomfortable implication for a buyer that needs bank financing to close: They may well have to overpay to wrest a deal away from one of those oh-so-seductive all-cash investors bidding on the same property.

Pulling the Wrong Lever

California policymakers frequently speak about affordable housing, expanding housing opportunities, and preserving The American Dream. Yet, while pursuing these goals, government continues to pull the wrong lever.

If the objective is to increase housing availability and improve affordability, public policy should encourage investment in housing. Instead, policymakers have increasingly responded to housing challenges by imposing additional regulations, restrictions, liabilities, and compliance requirements on housing providers. The result is predictable: higher costs, reduced investment, and ultimately fewer housing opportunities.

Over the past several years, housing providers have been required to navigate statewide rent caps under AB 1482, just-cause eviction requirements, expanded disclosure obligations, stricter habitability standards, relocation assistance requirements, fair housing compliance rules, and growing legal exposure.

More recently, SB 567 significantly expanded restrictions surrounding owner move-ins and substantial remodel terminations while increasing penalties for non-compliance. Local jurisdictions have layered additional requirements on top of state law, creating a patchwork of regulations that grows more complex each year.

At the same time, property owners continue to absorb rising maintenance costs, insurance premiums, utility expenses, labor costs, financing costs,

property taxes, permitting costs, and compliance expenses. Yet the policy response is often another mandate, another restriction, or another administrative burden.

Housing is created and preserved through investment. Every apartment community, duplex, and rental home exists because someone was willing to invest capital, assume risk, and operate the property as a business.

When government continually increases costs, regulations, taxes, and legal liability, it should not be surprising when investment slows. Less investment means fewer housing providers, fewer improvements, fewer new housing projects, and ultimately less housing available for Californians.

When the cost, complexity, and risk of providing housing increase, investment becomes less attractive. Investors delay acquisitions, postpone improvements, cancel projects, or move their capital elsewhere, and the result is less housing supply.

Ironically, many policies intended to improve affordability can have the opposite effect. When fewer investors are willing to purchase, improve, or build housing, supply becomes constrained. And when supply is constrained, affordability suffers.

If California genuinely wants more affordable housing, policymakers should focus on encouraging housing investment rather than discouraging it. That means reducing unnecessary regulations, simplifying compliance requirements,

BY MERCEDES SHAFFER

streamlining development approvals, lowering the tax burden on housing providers, and creating greater balance in legal liability between housing providers and residents.

For decades, small property owners have been an important part of California’s housing ecosystem. Many are not large corporations. They are families, retirees, immigrants, entrepreneurs, and working professionals who invested in housing as a path toward financial security and economic mobility. Rental housing ownership remains one of the most accessible forms of entrepreneurship and wealth creation available to ordinary Americans.

If California is serious about affordability, entrepreneurship, and expanding access to the American Dream, it is time to stop pulling the lever that discourages housing investment and start pulling the one that encourages it. More investment creates more housing. More housing improves availability. And greater availability is the most sustainable path toward affordability.

About the Author:

Mercedes Shaffer is a multifamily real estate broker, serving Orange County and Los Angeles Counties. For questions about buying, selling or 1031 exchanges, contact her team at 714.330.9999, InvestingInTheOC@gmail.com, or visit InvestingInTheOC.com. BRE 02114448 REAL Brokerage.

Rental Application Fraud to Become Crime in Florida

New

law criminalizes rental application fraud as a felony.

Key Takeaways

1. A new law in Florida (passed as House Bill 1293) creates the crime of “fraudulent entry of a residential dwelling unit.”

2. The new law will classify rental application fraud as a third-degree felony when it takes effect on October 1, 2026.

3. Under the terms of the new law, fraudulent entry of a residential dwelling unit is an example of noncompliance that can be of a nature that a resident should not be given the opportunity to cure.

The Big Picture

On Friday, June 12, 2026, Governor Ron DeSantis approved House Bill 1293, making Florida the first state in the nation to make residential rental application fraud a crime. The law, which becomes effective on October 1, 2026,

creates the crime of “fraudulent entry of a residential dwelling unit.” As signed, the crime is classified as a third degree felony and can be punishable by imprisonment and/or fines under current existing Florida criminal penalty laws such as Florida Statutes 775.082, 775.083, or 775.084.

New Crime Created—Fraudulent Entry of a Residential Dwelling Unit

Actions that take place typically during the application phase of the leasing process have been targeted by the law. Under the law, fraudulent entry can occur if someone knowingly and willfully makes a materially false statement related to their identity in a rental application for a residential tenancy. A person can also be found guilty of the new offense if they present forged, fictitious or counterfeit documents to a housing provider. Under the text of the law, documents that can give rise to the

BY BRITTANY WOOD

offense being created include examples like a driver’s license or identification card, bank statement or pay stub if it is shown that the document meets the forged, fictitious or counterfeit standard in the law. The law also criminalizes other actions, such as impersonating someone else in whose name the rental application was submitted to the housing provider to sign a lease or take possession of the residential dwelling unit.

Lease Termination Statute Addressed

HB 1293 also amends existing laws. Under Florida Statute 83.56, if a resident fails to materially comply with the lease (outside of failing to pay rent or following reasonable rules and regulations) or if the resident fails to materially comply with Statute 83.52, a housing provider has options to terminate the tenancy. Under Florida Statute 83.52, if the noncompliance is of such an extent that the resident

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should not be given an opportunity to cure, or if the noncompliance is a subsequent or continuing noncompliance that is received within 12 months of having already received a written warning for a similar violation, the housing provider can provide written notice notifying the resident of the housing provider’s intent to terminate the tenancy. The new law includes a specific reference to note that examples of noncompliance that are of such a nature that the resident should not be given an opportunity to cure include an act of fraudulent entry of a residential dwelling unit that violates Florida Statute 817.537(2). Of note, the law makes clear that the timing for not providing the opportunity to cure for violation of this offense is immaterial, as criminal proceedings do not have to have commenced at the time the housing provider gives notice to terminate for this crime under the law.

Industry Perspective & Effective Advocacy

Over time, rental application fraud has become an increasingly significant issue. The Florida Apartment Association (FAA) says that “unfortunately, Florida had the dubious distinction of leading the nation in incidents of rental application fraud. FAA’s members reported that this issue was directly impacting their sites throughout the state. The FAA saw an opportunity to amend Florida statute and championed HB 1293 aimed at combating residential application fraud head on. Florida was the first state in the nation to formally address this pervasive operational challenge.”

The National Apartment Association (NAA) commends FAA for its steadfast advocacy and successful efforts in advancing this legislation. FAA notes that “these strategic policy changes will

and financial risks that ultimately increase costs across the board. Policies like Florida’s HB 1293 help restore accountability by treating fraudulent entry as a significant violation that may warrant both civil and criminal remedies. At the same time, NAA emphasizes that effective fraud prevention depends on preserving housing providers’ ability to conduct thorough and reliable resident screening. Policymakers should ensure that efforts to address fraud are paired with policies that maintain access to comprehensive public data and do not limit screening flexibility, so providers can continue to identify bad actors, preserve their communities and maintain affordability for responsible residents.

What’s Next

The law becomes effective beginning

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The Benefits of AAOC Membership

Founded in 1961 as a nonprofit trade organization, the Apartment Association of Orange County represents the interests of those involved in owning, managing and maintaining rental property.

Membership is open to all owners of residential income-producing property. Whether you own one or one hundred units, the AAOC is here to serve your needs.

As a one-stop resource for information and specialized rental property services, the AAOC offers a host of benefits, including:

– Free consultation from our trained membership – Special seminars on topics such as taxes, property

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Dana Point, CA 92629 (949) 388-4943

mark@cmpappraisal.com

LiftMaster / myQ Connected Property Solutions

Michelle Hartley 7584 S Cook Way Centennial, CO 80122 (630) 207-9877

michelle.hartley@chamberlain.com

New American Funding LLC

Evelyn A McDonald 1 MacArthur Place Suite 800 Santa Ana, CA 92707 (949) 363-3897

evelyn.mcdonald@nafinc.com

Crest Pest Control

Jake Shubin 2709 S Orange Avenue, Unit C Santa Ana, CA 92707 (949) 424-5000

jake@crestpestco.com https://crestpestcontrol.com/ Revaya

Yoni Shraga 434 East Alondra Boulevard Gardena, CA 90248 (310) 351-7153 yoni@revaya.com

For details about membership, please call Membership Services at (714) 245-9500, or visit us on the web: www.aaoc.com

SUPPLIER CORNER

Building the Back Office Behind Property Management

If you manage rental properties, the work has likely doubled in the past three years. Insurance, maintenance, and software costs are up. Margins are down. Finding reliable team members has become a challenge of its own.

Revaya helps property management companies and owner-operators build the back office that makes growth possible without burning out your team or your budget.

We recruit, vet, train, and manage full-time remote operators in the Philippines and Latin America who plug into your team as direct extensions.

What We Staff

• Assistant Property Managers

• Bookkeepers

• Leasing Specialists

• Maintenance Coordinators

• Operations & Admin Staff

Every placement is fluent in AppFolio, Yardi, Buildium, and Rent Manager before day one.

We work with single-family, multifamily, affordable housing, and HOA operators across the country. Our clients

see attrition under 10% and operational consistency that’s hard to find with traditional hiring.

What makes Revaya different from a generic staffing provider is rigor, before and after placement. We don’t hand you a candidate and walk away. We run skill assessments on your software and your workflows before they touch your portfolio. We offer software training and weekly KPI tracking for candidates who need it. And we stay involved long after placement, because a team member who feels supported delivers better work.

info@revaya.com | revaya.com

Over 40 Years of Owner-Operator

in Real Estate Management

Full-Service Management for multifamily, commercial, and senior communities.

Customized Solutions to maximize cash flow and asset value.

In-House Expertise in construction, lease-up, marketing, maintenance & compliance.

Boutique Service with corporate power—no property is “just another number.”

Proven Results: Higher occupancy, lower turnover, reduced costs, and NOI growth.

Apartment Association of Orange County’s Supplier Directory

(Please see Supplier Contact Index for contact information)

Supplier Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism.

Acoustic Ceiling Removal

BMS CAT of Southern California

Access Control Solutions

A.S. Wise, Inc.

City Wide Protection Service

LiftMaster/myQ Connected Property Solutions

Tour24

Accounting Services

AllView Real Estate

Charitable Trust Administrators, Inc.

Accounting Software

Yardi Systems Inc.

Apartment Building Inspection

Duro-Last Roofing Systems

Green Valley Environmental

Optimum Seismic, Inc.

Apartment Market Research Data

ALN Data

Apartment Association of Orange County

Apartment SEO

Yardi Systems Inc.

Apartment Rental Publications & Services

apartments.com

Intellirent

Zillow Rentals

Apartment/Student Housing

CBRE Multifamily SoCal—Dan Blackwell & Team

EF Contract Flooring

Kairos Investment Management Company

Stream Realty Partners—Pat Swanson

Titanium Restoration Services

Vesync

Appliances Sales, Service & Leasing

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc

Copper Home

L and D Appliance Corp.

National Service Company

R&B Wholesale Distributors, Inc.

T and T Appliance Rental, Inc.

WASH Multi Family Laundry Systems

West Coast Chief Appliance

Appraisal

CMP Appraisal

Asbestos

Alliance Environmental Group

ATI Restoration

BluSky Restoration Contractors, LLC

BMS CAT of Southern California

Green Valley Environmental

Restoration Management Company

Asphalt Sales & Service

Advantage Painting Solutions

Everline Coatings and Services—S Orange Co

Rose Paving LLC

Attorneys

Brennan Law Firm

Charitable Trust Administrators, Inc.

Duringer Law Group, PLC

Fast Eviction Service

Fisher & Phillips

Kimball, Tirey & St. John LLP

Newmeyer & Dillion, LLP

SNR Law Group, PC

Spencer Fane LLP

Wesierski & Zurek LLP, Lawyers

Balconies & Decks

Deck Diagnostics

FWC, LLC

Optimum Seismic, Inc.

Bath Restoration or Renovations

Buffalo Maintenance, Inc.

CALbath

Copper Home

FMM Construction

International Building Investment, Inc.

MirrorMate Frames

OC Professional Maintenance Team

Pinnacle Apartment Supply

Titanium Restoration Services

Restoration Services Company

Biohazard

Bio SoCal

Dignified Bio-Cleaning

Knight Commercial

Kraken Restoration Inc.

Boiler Systems

Benrich Service Company

H2O Heating Pros, Inc.

Ironwood Plumbing, Inc.

Water Heater Man, Inc.

Building Products

BEHR Paint Company

EF Contract Flooring

VacuuBondLVT

Cabinets/Refinishing

Buffalo Maintenance, Inc.

International Building Investment, Inc.

KJ Design Center

MirrorMate Frames

Qwikkit

Pinnacle Apartment Supply

The Door & Window Company

Carpentry

Buffalo Maintenance, Inc.

Carpet Sales & Service

Contract Carpet Corporation

EF Contract Flooring

KJ Design Center

R&B Wholesale Distributors, Inc.

Cleaning/Janitorial Services

Bio SoCal

City Wide Protection Service

Cmax Sanitary Anaheim

Crown Building Services Inc.

Dignified Bio-Cleaning

Cleaning/Janitorial Services (Continued)

Strategic Sanitation Services

Titanium Restoration Services Company

The Junkluggers of Orange County

Closet Doors

Argos Home Systems Inc

The Door & Window Company

Coin-Operated Laundry Equipment

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc

National Service Company

WASH Multi Family Laundry Systems

Collections

David S. Schonfeld, Attorney at Law

Domuso

Duringer Law Group, PLC

Fast Eviction Service

Kimball, Tirey & St. John LLP

Communications

Cox Communications

Concrete Maintenance & Repair

Blueray Management LLC

Buffalo Maintenance, Inc.

Everline Coatings and Services—S Orange Co

Mason Reconstruction LLC

Miko Development, Inc.

Precision Concrete Cutting

Rose Paving LLC

Construction

Alpha Structural Inc.

Aquinas HVAC

BELFOR Property Restoration

Buffalo Maintenance, Inc.

CAMP Facility Services

Contract Carpet Corporation

CraftWorks Painters

ECC Exteriors

EF Contract Flooring

EmpireWorks Reconstruction and Painting

FMM Construction

FWC, LLC

International Building Investment, Inc.

KD Electric Company

Miko Development, Inc.

OC Professional Maintenance Team

Optimum Seismic, Inc.

Pilot Painting & Construction

Rose Paving LLC

Spyder Construction

Construction Defect Specialist

Mason Reconstruction LLC

Spyder Construction

Consulting

City Wide Protection Service

Gorman & Associates, Inc.

Intersolutions — Property Management Staffing

Specialists

SNR Law Group, PC

Stream Realty Partners—Pat Swanson

Content Restoration

1-Tom-Plumber in Anaheim-Brea

Contract Services

Argos Homes Systems

CAMP Facility Services

City Wide Protection Service

Countertops

Buffalo Maintenance, Inc.

KJ Design Center

Deck Coatings, Magnesite Repairs, Waterproofing

Advantage Painting Solutions

Crank Waterproofing

Duro-Last Roofing Systems

ECC Exteriors

International Building Investment, Inc.

Miko Development, Inc.

Painter Bros of Orange County

Precision Roofing & Waterproofing Inc.

Premier Commercial Painting South, Inc.

Doors

Bear Windows Inc.

Hometime Windows and Doors

The Door & Window Company

Drain Cleaning

California Rooter & Plumbing

OC Hydro-Jet & Rooter Service, Inc.

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.

Duct Cleaning

Aquinas HVAC

Electric Vehicle Products & Services

Chargie

Gerhard Electric

KD Electric Company

S.E. Electrical Service Inc.

Electrical/Lighting

Advantage Painting Solutions

Electric Medics

FMM Construction

FWC, LLC

Gerhard Electric

JP Electrical Solutions Inc.

KD Electric Company

S.E. Electrical Service Inc.

Energy Management

Armada Power

AutoHot

Copper Home

Synergy Companies

Yardi Systems Inc.

Environmental Consulting & Training

American Environmental Specialists, Inc.

Bio SoCal

Knight Commercial

Restoration Management Company

Strategic Sanitation Services

Environmental Services

ATI Restoration

BluSky Restoration Contractors, LLC

Dignified Bio-Cleaning

Green Valley Environmental

Knight Commercial

Escrow

Genesis Bank

Estate/Financial Planning

Fast Eviction Service

Kimball, Tirey & St. John LLP

SNR Law Group, PC

Fencing & Gates

Buffalo Maintenance, Inc.

Premier Commercial Painting South, Inc.

Financial Planning

Charitable Trust Administrators, Inc.

Kairos Investment Management Company

New American Funding LLC

Fire Safety

Black Bird Fire Protection, Inc.

Bob Peters Fire Protection

Fire & Flood Restoration

1-Tom-Plumber in Anaheim-Brea

ATI Restoration

BluSky Restoration Contractors, LLC

BMS CAT of Southern California

Bob Peters Fire Protection

FMM Construction

Kraken Restoration Inc.

Livewell Restoration, LLC

PRC Restoration

Restoration Management Company

Service First Restoration Inc

Titanium Restoration Services

Flooring

Contract Carpet Corporation

EF Contract Flooring

KJ Design Center

Real Floors

Sitton Flooring

Urban Surfaces

VacuuBondLVT

Furnaces

Fire-N-Ice

West Coast Chief Appliance

Furniture/Furniture Rental

AFR Furniture Rental

CORT Furniture Rental

PatioShoppers

Garage Doors

Hometime Windows and Doors

General Contractor

Alpha Structural Inc.

Angelo Termite and Construction

BELFOR Property Restoration

Buffalo Maintenance, Inc.

Deck Diagnostics

EmpireWorks Reconstruction and Painting

International Building Investment, Inc.

Knight Commercial

Livewell Restoration, LLC

Mason Reconstruction LLC

Monument Roofing

OC Professional Maintenance Team

Pilot Painting & Construction

PRC Restoration

Service First Restoration Inc

Spyder Construction

Handyman

Buffalo Maintenance, Inc.

OC Professional Maintenance Team

Heating & Air Conditioning

Aquinas HVAC

Benrich Service Company

Fire-N-Ice

R&B Wholesale Distributors, Inc.

West Coast Chief Appliance

Insurance

AA Lares Insurance Services, Inc.

Arroyo Insurance Services, Inc

Deans & Homer, Renter’s Insurance

Dick Wardlow Insurance Brokers

Farmer’s Insurance — Theresa Simes Agency

ISU — The Olson Duncan Agency

Jimenez Family Insurance Agency

NFP Property & Casualty

TheGuarantors

Internet Services

Apartment SEO

apartments.com

Cityside Fiber

Cox Communications

Spectrum Community Solutions

Inspections

Bob Peters Fire Protection

Deck Diagnostics

Duro-Last Roofing Systems

Inspection Express

JP Electrical Solutions Inc.

One Structural — Balcony1 • Retrofit1 • ADU1

Optimum Seismic, Inc.

Interior Design

BEHR Paint Company

Contract Carpet Corporation

MirrorMate Frames

VacuuBondLVT

Investments

CFG Investments, Inc.

Kairos Investment Management Company

Kay Properties & Investments Company

LordCap Green

Morgan Skenderian Investment Real Estate Group

Company

Janitorial

Cmax Sanitary Anaheim

Strategic Sanitation Services

Junk Removal & Hauling

Cmax Sanitary Anaheim

Dignified Bio-Cleaning

Kraken Restoration Inc.

The Junkluggers of Orange County

Trash Butler

Kitchen Renovations

Buffalo Maintenance, Inc.

CALbath

Copper Home

MirrorMate Frames

OC Professional Maintenance Team

Pinnacle Apartment Supply

Laundry Equipment & Services

ACE Commercial Laundry Equipment, Inc.

All Valley Washer Service Inc.

Johnnies Appliances

National Service Company

WASH Multi Family Laundry Systems

Leak Detection

Benrich Service Company

Blueray Management LLC

California Rooter & Plumbing

Fire-N-Ice

Green Valley Environmental

Roto Rooter Service Company

Lending Institutions

CBRE Multifamily SoCal—Dan Blackwell & Team

Chase Commercial/Multifamily Lending—Scott Schweer

Citizens Business Bank

Genesis Bank

Mailboxes

Orange County Mailboxes

Maintenance, Repairs, Products

Aquinas HVAC

AutoHot

Bar-B-Clean

BEHR Paint Company

BGSF

Buffalo Maintenance, Inc.

Contract Carpet Corporation

CraftWorks Painters

Ingersoll Rand

KD Electric Company

Miko Development, Inc.

MirrorMate Frames

OC Professional Maintenance Team

Pilot Painting & Construction

Pinnacle Apartment Supply

Marketing

apartments.com

Intellirent

Renew

Tour24

Zillow Rentals

Mold Remediation

Alliance Environmental Group

American Environmental Specialists, Inc.

ATI Restoration

BELFOR Property Restoration

BluSky Restoration Contractors, LLC

BMS CAT of Southern California

Green Valley Environmental

Kraken Restoration Inc.

PRC Restoration

Roto Rooter Service Company

Service First Restoration Inc

Multi-Family Advisory Services

Gorman & Associates, Inc.

SNR Law Group, PC

Odor Removal

Alliance Environmental Group

Bio SoCal

Dignified Bio-Cleaning

Strategic Sanitation Services

Outdoor Furniture & Refinishing

PatioShoppers

continued from page 49

Paint Sales & Service

Advantage Painting Solutions

BEHR Paint Company

CraftWorks Painters

Dunn-Edwards Corporation

ECC Exteriors

EmpireWorks Reconstruction and Painting

OC Professional Maintenance Team

Painter Bros of Orange County

Pilot Painting & Construction

Premier Commercial Painting South, Inc.

Parking

Coachella Valley Public Safety

Dedicated Transportation Services

Reliant Parking Solutions, LLC

Patrol Services

Coachella Valley Public Safety

California Safety Agency

City Wide Protection Service

Pest Control

Alliance Environmental Group

Corky’s Pest Control

Crest Pest Control

Enviro-Care Pest & Termite Control, Inc.

Lloyd Pest Control

Pet Waste

Trash Butler

Pipe Restoration

1-Tom-Plumber in Anaheim-Brea

Roto Rooter Service Company

Plumbing, Contractors & Supplies

1-Tom-Plumber in Anaheim-Brea

AutoHot

Benrich Service Company

California Rooter & Plumbing

EZ Drain & Plumbing

Fire-N-Ice

FWC, LLC

Ironwood Plumbing, Inc.

Mason Reconstruction LLC

Repipe1

Roto Rooter Service Company

Wish Granted Plumbing

Pool & Spa Service & Repair

Blueray Management LLC

CE Commercial Pool Service

Pacific Coast Commercial Pool Service

Pool Renovations

Blueray Management LLC

CE Commercial Pool Service

Power/Pressure Washing

Cmax Sanitary Anaheim

CraftWorks Painters

Crown Building Services Inc.

Everline Coatings and Services—S Orange Co

Trash Butler

Private Security

Coachella Valley Public Safety

Products

TheGuarantors

Property Management

AllView Real Estate

API Property Management

CFG Investments, Inc.

Fairgrove Property Management

Intersolutions — Property Management Staffing Specialists

LoCali Management Group

Orange County Property Management

Satellite Management Company

Property Management Software

AutoHot

Inhabit

Inspection Express

Reliant Parking Solutions, LLC

Renew

Snappt Inc.

Yardi Systems Inc.

Property Management Staffing & Training

BGSF

Intersolutions — Property Management Staffing Specialists

JWilliams Staffing, Inc.

Multi Team Staffing

The Liberty Group

Rain Gutters

Argos Homes Systems

The Brothers That Just Do Gutters Anaheim

Real Estate/Investments

AllView Real Estate

CBRE Multifamily SoCal—Dan Blackwell & Team

Charitable Trust Administrators, Inc.

Gorman & Associates, Inc.

Investing in The OC

Kairos Investment Management Company

Kay Properties & Investments Company

Morgan Skenderian Investment Real Estate Group Company

Stream Realty Partners—Pat Swanson

Real Estate Broker

AllView Real Estate

CBRE Multifamily SoCal–Dan Blackwell & Team

Gorman & Associates, Inc.

Investing in The OC

Morgan Skenderian Investment Real Estate Group

Company

SNR Law Group, PC

Reconstruction

BEHR Paint Company

BELFOR Property Restoration

EmpireWorks Reconstruction and Painting

FWC, LLC

Knight Commercial

Pilot Painting & Construction

Service First Restoration Inc

Spyder Construction

VacuuBondLVT

Rent Payment System

Inhabit

Resident Screening

AllView Real Estate

Intellirent

Inhabit

Snappt Inc.

Yardi Systems Inc.

Resident Services

Remote Ally WithMe

Roofing

Baja Roofing

BluSky Restoration Contractors, LLC

CAMP Facility Services

Crank Waterproofing

Duro-Last Roofing Inc.

ECC Exteriors

FMM Construction

Guardian Roofs by Sudduth Construction Inc.

Highland Commercial Roofing

J-P Contractors Inc.

Knight Commercial

Monument Roofing

Precision Roofing & Waterproofing Inc.

Royal Roofing

Spyder Construction

Security Services/Patrol Services

California Safety Agency

LiftMaster/myQ Connected Property Solutions

Snappt Inc.

USGI — Upland Group

Seismic Retrofitting & Engineering

Alpha Structural Inc.

Miko Development, Inc.

One Structural — Balcony1 • Retrofit1 • ADU1

Optimum Seismic, Inc.

Service and Leasing

Renew

Snappt Inc.

TheGuarantors

Tour24

Staffing Service

BGSF

Blueray Management LLC

Intersolutions — Property Management Staffing Specialists

JWilliams Staffing, Inc.

Multi Team Staffing

Revaya

The Liberty Group

Surface Restoration

CraftWorks Painters

VacuuBondLVT

Sustainability/Green Energy

California Energy-Smart Homes

Copper Home Energy Code Ace

Optima

The Junkluggers of Orange County

Tax Planning

Charitable Trust Administrators, Inc.

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

Trash Service/Recycling

Cmax Sanitary Anaheim

Strategic Sanitation Services

The Junkluggers of Orange County

Trash Butler

Valet Living

Utilities & Sub Metering

Livable

Inhabit

Video Commercials

Intersolutions — Property Management Staffing Specialists

Video Surveillance

A.S. Wise, Inc.

Remote Ally

Water Heaters

AutoHot

Benrich Service Company

California Rooter & Plumbing

Fire-N-Ice

H2O Heating Pros, Inc.

Roto Rooter Service Company

Water Heater Man, Inc.

Water Heaters Only, Inc.

Waterproofing

Advantage Painting Solutions

Baja Roofing

Crank Waterproofing

Duro-Last Roofing Systems

ECC Exteriors

Mason Reconstruction LLC

Miko Development, Inc.

Painter Bros of Orange County

Premier Commercial Painting South, Inc.

Precision Roofing & Waterproofing Inc.

S M Painting Corp.

Water Removal

1-Tom-Plumber in Anaheim-Brea

ATI Restoration

BMS CAT of Southern California

Kraken Restoration Inc.

PRC Restoration

Restoration Management Company

Windows & Doors

Bear Windows Inc.

Crown Building Services Inc.

Hometime Windows and Doors

The Door & Window Company

Window Coverings

Hometime Windows and Doors

Pinnacle Apartment Supply

Apartment Association of Orange County’s Supplier Contact Index

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

All Supplier Members have signed a Code of Ethics stating that they shall provide the rental-housing industry with the highest standard of integrity, honesty and professionalism.

1-Tom-Plumber in Anaheim-Brea

AJ Khan

anaheim@1tomplumber.com

2840 East White Star Avenue, Suite 225 Anaheim, CA 92806-2517 (714) 769-6300

anaheim@1tom.com

AA Lares Insurance Services, Inc.

John Lares

jlares@laresinsurance.com 1163 North Tustin Street Orange, CA 92867 (714) 288-8000 insure@laresinsurance.com — https://laresinsurance.com

A.S. Wise, Inc.

Jean Sabga jsabga@aswise.net 15150 Transistor Lane Huntington Beach, CA 92649 (714) 891-1501 info@aswise.net — http://aswise.net

ACE Commercial Laundry Equipment, Inc.

Multi-Housing Division 14404 Hoover Street Westminster, CA 92683-5319 (714) 897-4342

acelaundry@gmail.com — http://www.acelaundry.com

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

Steve Wiens 14734 Yorba Court Chino, CA 91710 (951) 840-8548

steve@advantagepaintingsolutions.com

AFR Furniture Rental

John Spivey 3330 Garfield Avenue Commerce, CA 90040 (323) 400-7508 jspivey@rentfurniture.com — http://www.rentfurniture.com

Alberto’s Towing

Alberto Castellanos

albert@albertostowing.com 593 North Batavia Street Orange, CA 92868-1218 (714) 710-1331 dispatch@albertostowing.com

All Valley Washer Service Inc

John Cottrell 15008 Delano St. Van Nuys, CA 91411 (800) 247-1100

john@allvalleywasher.com — http://www.allvalleywasher.com

Alliance Environmental Group

Stefanie Koslosky 777 N Georgia Ave Azusa, CA 91702 (877) 858-6220 marketingteam@alliance-enviro.com http://www.alliance-enviro.com

AllView Real Estate

Daniel Gutierrez

dgutierrez@allviewrealestate.com 1501 Westcliff Drive Suite 270 Newport Beach, CA 92660 (949) 400-4275 info@allviewrealestate.com — https://allviewrealestate.com/

ALN Apartment Data

Dianna Moreau dianna@alndata.com 2611 Westgrove Drive, Suite 104 Carrollton, TX 75006 (972) 931-2553 sales@alndata.com — http://www.alndata.com

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

Alpha Structural Inc

Franchesca Hernandez 8334 Foothill Boulevard Los Angeles, CA 91040 (323) 943-5675 franchesca@alphastructural.com — https://www.alphastructural.com/

American Environmental Specialists, Inc.

James F McClung Jr. jim@aeshb.com P.O. Box 3744 Huntington Beach, CA 92605 (714) 379-3333 admin@aeshb.com — http://www.aeshb.com

See the Advertisers Index on Page 64 for the location of our ad. Apartment Association of Orange County David Cordero cordero@aaoc.com 1601 East Orangewood Avenue Suite 125 Anaheim, CA 92805 (714) 245-9500 http://www.aaoc.com

Apartment SEO

Ronn Ruiz

111 West Ocean Blvd, Suite 1040 Long Beach, CA 90802 (877) 309-7363 ronn@apartmentseo.com — http://www.apartmentseo.com

Apartments.com

Adriana Mamola amamola@costar.com 3161 Michelson Dr #1675 Irvine, CA 92612 (951) 522-3001 slkelly@costar.com — http://www.apartments.com

Apex Window Decor

Deepa Gorajia 1132 E. Katella Ave., Suite A16 Orange, CA 92867 (714) 532-2588 deepag@apexwindowdecor.com

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

API Property Management

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

Aquinas HVAC Lane Bidleman 1435 East Borchard Avenue

Santa Ana, CA 92705 (949) 217-3980 lane.b@aquinashvac.com

Argos Home Systems Inc

James Van Dyke 11542 Knott St Ste B5 Garden Grove, CA 92841 (714) 894-9534 argosjvandyke@hughes.net

See the Advertisers Index on Page 64 for the location of our ad. Arroyo Insurance Services, Inc

Seamus McDonald 5000 East Spring Street #570 Long Beach, CA 90815 (310) 245-1925 seamusm@arroyoins.com — http://arroyosouthbay.com

ATI Restoration

Edwina Garcia

edwina.garcia@atirestoration.com

3360 E. La Palma Avenue Anaheim, CA 92806 (714) 412-0828 edwina.garcia@atirestoration.com— http://www.atirestoration.com

AutoHot

Juliana Campbell 11823 Slauson Ave. Ste 30

Santa Fe Springs, CA 90670 (909) 914-8687 julianac@enovativegroup.com — https://www.autohotusa.com/ Baja Roofing

Jeremy Lara 8511 Wellsford Place

Santa Fe Springs, CA 90670 (562) 328-6036

jeremy@bajaroofing.com — https://www.bajaroofing.com/ Bar-B-Clean

Bryan Weinstein 24655 Las Patranas Yorba Linda, CA 92887 (818) 470-6350 bryan@bar-b-clean.com — http://www.bar-b-clean.com

Bear Windows Inc.

George Torres george@bearwindows.com 2501 Strozier Avenue

South El Monte, CA 91733 (888) 470-2645 george@bearwindows.com — http://www.bearwindows.com

BEHR Paint Company

Lori Flores

20610 Via Azul

Santa Ana, CA 92705-5044 (909) 248-5132 loriflores@behr.com — http://www.behr.com

BELFOR Property Restoration

Betty Long

4955 East Hunter Avenue Anaheim, CA 92807-2058 (714) 632-7685

betty.long@us.belfor.com

Benrich Service Company

Tanner Bendheim

3190 Airport Loop Drive Suite G Costa Mesa, CA 92626 (714) 241-0284

tbendheim@benrichservice.com

BGSF

Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498

svalentino@bgsf.com — http://www.bgmultifamily.com

Bio SoCal

Alan Cohen

Alan@BioSoCal.com

4607 Lakeview Canyon Road, Ste 498 Westlake Village, CA 91361 (818) 839-9000

Info@BioSoCal.com — https://biosocal.com/ Black Bird Fire Protection, Inc.

Richard Eyssallene richarde@blackbirdfire.com 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095

info@blackbirdfire.com — https://blackbirdfire.com/ Blueray Management LLC

Abby Pearose abby@swimblueray.com 10661 Ellis Avenue Suite E Fountain Valley, CA 92708 (949) 887-5985 info@swimblueray.com — http://www.swimblueray.com

BluSky Restoration Contractors, LLC

Robert Canchola 1183 Warner Ave Tustin, CA 92780 (657) 406-4351

robert.canchola@goblusky.com — http://www.goblusky.com

BMS CAT of Southern California

Timothy Keller

tim@drymaster.com 26021 Pala Dr #150 Mission Viejo, CA 92691 (949) 422-8708

tkeller@bmsmanagement.com — http://bmscat.com

Bob Peters Fire Protection, Inc.

Laurie Vandebrake

3397 East 19th Street

Signal Hill, CA 90755 (562) 424-8486

LaurieV@bobpetersfire.com

Brennan Law Firm

Michael Brennan mike@mbrennanlaw.com

67 Live Oak Avenue Suite 105 Arcadia, CA 91006 (626) 294-0500

cynthia@mbrennanlaw.com — http://www.mbrennanlaw.com

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

The Brothers That Just Do Gutters Anaheim

Sara Baayoun 18316 Ward Street Fountain Valley, CA 92708 (949) 954-4558

sara.baayoun@brothersgutters.com

Buffalo Maintenance, Inc.

Frank Alvarez

frankie@contactbuffalo.com

6861 Stanton Avenue #G Buena Park, CA 90621 (714) 956-8371

bills@contactbuffalo.com — http://www.buffalomaintenance.com

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

CALbath

Carly Camacho ccamacho@calbath.com

1920 E. Warner Ave., Suite 3P Santa Ana, CA 92705 (949) 263-0779

commercial@calbath.com — https://www.calbathcommercial.com

California Rooter & Plumbing, Inc.

Mark Fowler 1905 E. Deere Ave. Santa Ana, CA 92705 (949) 222-2202

calrooter@yahoo.com — http://www.calrooter.com

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

California Safety Agency

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

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

Supplier Contact Index — continued on page 54

CBRE Multifamily SoCal—Dan Blackwell & Team

Christina Tang

18575 Jamboree Rd, Suite 600

Newport Beach, CA 92612 (949) 307-8319

christina.tang@cbre.com — http://multifamilysocal.com

See the Advertisers Index on Page 64 for the location of our ad. CE Commercial Pool Service

Mike West

mwest@cecommercialpools.com

310 Via Vera Cruz Ste 206 San Marcos, CA 92078 (760) 290-3427

sales@cecommercialpools.com

CFG Investments, Inc.

Stephen Meyer 17220 Newhope Street Fountain Valley, CA 92708 (714) 557-1430

steve@cfginvestments.com — http://www.cfginvestments.com

Chargie

Robyn Chu

3947 Landmark Street Culver City, CA 90232 (424) 231-3591 robyn.chu@chargie.com

Charitable Trust Administrators, Inc.

Charles McLucas

3 Via Zamora San Clemente, CA 92673 (949) 981-4452

cmclucas@ctai-ca.com — http://www.ctai-ca.com

Chase Commercial/Multifamily Lending–Scott Schweer

Scott Schweer

3 Park Plaza, Suite 1000 Irvine, CA 92614 (949) 833-4074

scott.schweer@chase.com

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

Michael Duran

2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150

mduran@cbbank.com — http://www.cbbank.com

Cityside Fiber

Mike Gourzis

100 Spectrum Center Drive Suite 500 Irvine, CA 92618 (833) 318-4646

mike.gourzis@citysidefiber.com — http://citysidefiber.com

City Wide Protection Service

Darryl Bennett

9320 Willowgrove Avenue, Ste F Santee, CA 92071 (619) 938-2333

darrylb@cwpsusa.com — http://citywideprotectionservices.com

Cmax Sanitary Anaheim

Andrew Pacheco

2644 South Cedar Ridge Place Ontario, CA 91761-7430 (909) 438-6293

andrew@cmaxwash.com

CMP Appraisal

Mark Buhler

32565 Golden Lantern St B368 Dana Point, CA 92629 (949) 388-4943

mark@cmpappraisal.com

Coachella Valley Public Safety

Adrian Estrada

adrian.estrada@coachellavalleypublicsafety.com 81701 US Highway 111, Suite #5 Indio, CA 92201 (760) 625-2159

info@coachellavalleypublicsafety.com www.coachellavalleypublicsafety.com

Contract Carpet Corporation

Mark Lacey 850 Enterprise Way Fullerton, CA 92831 (714) 888-3250

mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.com/

Copper Home

Charlie Rebich 2827 Seventh St Berkeley, CA 94710 (415) 342-5901 charlie@copperhome.com

Corky’s Pest Control

Todd McMackin 150 Vallecitos De Oro San Marcos, CA 92008 (818) 873-9021 todd.mcmackin@corkyspest.net

CORT Furniture Rental

Carleen Martin 8484 Wilshire Boulevard Suite A Beverly Hills, CA 90211-3227 (949) 852-0711

Carleen.Martin@cort.com — http://www.cort.com

Cox

Samya Nelson 27121 Towne Centre Dr #125 Foothill Ranch, CA 92610 samya.nelson@cox.com — http://cox.com

CraftWorks Painters

Chakong Xiong 1462 East 33rd Street Signal Hill, CA 90755 (714) 928-2920 chakongx@craftworkspainters.com http://www.craftworkspainters.com

Crank Waterproofing

Rocky Glover 134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com

Crest Pest Control

Jake Shubin 2709 S Orange Avenue, Unit C Santa Ana, CA 92707 (949) 424-5000 jake@crestpestco.com — https://crestpestcontrol.com/

Crown Building Services Inc.

Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com — http://www.crownservicesinc.com

Deans & Homer, Renter’s Insurance

Debbie Halverson 24261 La Hermosa Avenue Laguna Niguel, CA 92677 (949) 231-8495 debbieh@deanshomer.com — http://www.insureyourstuff.com

Deck Diagnostics

Ronald White 17341 Irvine Boulevard Suite 200 Tustin, CA 92780 (714) 502-9029 hdc.canfixit@gmail.com — https://deckdiagnostics.com/ See the Advertisers Index on Page 64 for the location of our ad.

Dedicated Transportation Services

Richard Rodrigues

13700 Harbor Blvd., #B Garden Grove, CA 92843 (714) 530-8697 richthetowguy@yahoo.com http://www.dedicatedtransportationservices.com

Dick Wardlow Insurance Brokers

Matt Wardlow 5898 Condor Drive Ste 200-A Moorpark, CA 93021-2603 (805) 553-0505 mattw@wardlowinsurance.com http://www.wardlowinsurance.com

Dignified Bio-Cleaning

Mike Selvidge PO BOX 6972 Laguna Niguel, CA 92607 (949) 370-2905 mike.selvidge@dignifiedcleaning.com

Domuso

Kate Rampone 11726 San Vicente Boulevard Ste 500 Los Angeles, CA 90049 (424) 396-1303 kate.rampone@domuso.com

Dunn-Edwards Corporation

Jessica Seitz 1575 North Placentia Avenue Placentia, CA 92870-2333 (562) 760-9969 Jessica.Seitz@dunnedwards.com

Duringer Law Group, PLC

Stephen C. Duringer, Esq. 8141 E. Kaiser Blvd. Ste. 300 Anaheim Hills, CA 92808-2241 (714) 279-1100 sduringer@duringerlaw.com — http://www.duringerlaw.com/

Duro-Last Roofing Inc.

Jerad Dunbar 111 N. Valley Drive Grants Pass, OR, 97526 (626) 824-7347

Jerad.Dunbar@duro-last.com

ECC Exteriors

Andrea Lyle 23032 Mill Creek Drive, Suite 150 Laguna Hills, CA 92653-1214 (888) 300-6786 andrea@ecc-exteriors.com — http://www.ecc-exteriors.com

EF Contract Flooring

Deanne England 1502 Coronet Drive Dalton, GA 30722 (951) 212-5545 deanne.england@efcontractflooring.com

Electric Medics

Mike Parks

28052 Camino Capistrano 105 Mission Viejo, CA 92677 (949) 462-9200 electricmedics@gmail.com

Zee Hussein 6042 Irwindale Avenue Irwindale, CA 91702 (714) 232-5851 zalmie.hussein@noresco.com Supplier Contact Index — continued from page 53

See the Advertisers Index on Page 64 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

Supplier

Supplier Contact Index — continued from page 54

Enviro-Care Pest & Termite Control, Inc.

Ed Carter

318 W Katella Ave Ste B Orange, CA 92867 (714) 744-1411

calpcparts@aol.com — http://envirocarepest.com

Everline Coatings and Services—S Orange Co

Srinivas Hanumansetty

2076 South Grand Avenue

Santa Ana, CA 92705-5250 (949) 216-8368

srinivas@everlinecoatings.com

https://everlinecoatings.com/us/southern-orange-county/ EZ Drain & Plumbing

Stacie Fluhrer

6709 Washington Ave, #944 Whittier, CA 90601 (714) 640-0699

ezdrainandplumbing@gmail.com

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

Marco Vartanian

mvartanian@fairgrovepm.com

2355 Main Street Suite 120 Irvine, CA 92614-6260 (714) 541-0288

info@fairgrovepm.com — https://fairgrovepm.com/

Farmers Insurance—Theresa Simes Agency

Theresa Simes

17165 Newhope St., Suite F Fountain Valley, CA 92708 (714) 966-3000

tsimes@farmersagent.com http://www.farmersagent.com/tsimes

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

Justin Bouzane justinb@fastevict.com

1030 Nevada Street, Suite 204 Redlands, CA 92374 (909) 889-2000 kellyt@fastevict.com — http://www.fastevict.com

Fire-N-Ice

Jason Rievley jason@firenicehvac.net

1921 Sampson Avenue, Suite A Corona, CA 92879-6024 (951) 258-7557

messages@firenicehvac.net

Fisher & Phillips

Christine Baran 2050 Main Street, Suite 1000 Irvine, CA 92614 (949) 851-2424

cbaran@fisherphillips.com

FMM Construction

Annie Bing

525 Florida Avenue Southwest Denham Springs, LA 70726 (714) 925-0598

annie.bing@fmmla.com — https://fmmla.com/ FWC, LLC

Robert Fleeger 2007 East Miraloma Avenue Placentia, CA 92870 (714) 471-7924

Robert@fwccompanies.com

Genesis Bank

Jamie Hauer

4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1275

gbmarketing@mygenesisbank.com — https://mygenesisbank.com/

Gerhard Electric

Mark Gerhard

mark@gerhardelectric.com

22961 La Cadena Drive Laguna Hills, CA 92653 (949) 951-0490

service@gerhardelectric.com — http://www.gerhardelectric.com

Gorman & Associates, Inc

Timothy Gorman

272 South Poplar Avenue Unit 101 Brea, CA 92821-5587 (714) 255-9998

tim@wrgorman.com

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

Green Valley Environmental Pascale Bukize

27281 Las Ramblas, Suite 200 Mission Viejo, CA 92691 (949) 317-6025

office@gvenviro.com

Guardian Roofs By Suddith Construction Inc

Helen Tredo helenguardianroofs@gmail.com 1010 N. Batavia St, Suite F Orange, CA 92867 (714) 633-3619

guardianroofsbookkeeping@gmail.com — www.guardianroofs.com

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

H2O Heating Pros, Inc.

Tim Caufield

timcaufield@h2oheatingpros.com P.O. Box 91 Menifee, CA 92586 (951) 405-0015 email@h2oheatingpros.com — http://www.h2oheatingpros.com

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

Highland Commercial Roofing

Janet Miller 5105 Heintz Street

Baldwin Park, CA 91706-1820 (949) 887-9694

janet@highlandroof.com

Hometime Windows and Doors

Chanel De Los Reyes 1081 West 9th Street Upland, CA 91786 (909) 297-3349 chanel@hometimewindows.com Inhabit

Angela Mackey 2035 Lakesude Centre Way Suite 250 Knoxville, TN 37922 (949) 698-3662

Angela.Mackey@inhabit.com — https://inhabit.com/ Inspection Express

Alex Karafiloff 21255 Burbank Boulevard, Suite 120 Woodland Hills, CA 91367 (415) 212-0492

alex.k@ipropertyexpress.com

Intellirent

Cassandra Joachim

cjoachim@myintellirent.com 632 Commercial Street 5th Floor San Francisco, CA 94111 (844) 755-4059 info@myintellirent.com https://myintellirent.com/aaoc-member-tenant-screening

International Building Investment, Inc.

Michael Price

2120 S State College Blvd., #4024 Anaheim, CA 92806 (408) 314-4747 mprice@ibiinc.com

InterSolutions—Property Management Staffing

Specialists

Shaye Anders sanders@intersolutions.com 17762 Manchester Avenue Irvine, CA 92614-6649 (858) 367-5998 mbenton@intersolutions.com — http://www.npmstaffing.com

Investing In The OC

Mercedes Shaffer 1200 Newport Center Drive Newport Beach, CA 92660 (714) 330-9999

InvestingInTheOC@gmail.com — http://investingintheoc.com

Ironwood Plumbing, Inc.

Carl Ludwig 101 S. Kraemer Blvd., Suite 100 Placentia, CA 92870 (877) 484-7575 carl@ironwoodplumbing.com — http://www.ironwoodplumbing.com

ISU-The Olson Duncan Agency

Jim Kinmartin 17875 Von Karman Avenue ste 150 Irvine, CA 92614-6200 (424) 757-5024 jim@olsonduncan.com — http://www.olsonduncan.com

J-P Contractors Inc.

Gregory Linsmeier 2484 N. Glassell Street Orange, CA 92865 (714) 461-9262 greg@jphoaroofing.com

Jimenez Family Insurance Agency

Joe Jimenez 13211 Garden Grove Blvd. Suite 100 Garden Grove, CA 92843 (714) 534-0072 joe@jimenezfamilyins.com

JP Electrical Solutions Inc.

Jose Castaneda 7923 Warner Ave, Unit i Huntington Beach, CA 92647 (714) 643-1721 jose@jpelectricalsolu.com

JWilliams Staffing, Inc.

JoAnne Williams 18022 Cowan Dr. Suite 105 Irvine, CA 92614 (949) 250-1923 JoAnne@JWilliamsstaffing.com — http://www.jwilliamsstaffing.com

Kairos Investment Management Company

Jon Needell jneedell@KIMC.com 18101 Von Karman Avenue Suite 1100 Irvine, CA 92612 (949) 709-8888 investorreporting@KIMC.com — https://kimc.com/ Kay Properties & Investments Company

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

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

Derrick Laughlin derrick@kdelectric.com 17071 E. Imperial Hwy Ste A6 Yorba Linda, CA 92886 (714) 223-2700 contact@kdelectric.com — http://www.kdelectric.com

Supplier Contact Index

With the new Livable Pro, Housing Providers of any size can bill back Residents for master-billed utilities and amenities.

WATER/SEWER PEST CONTROL

LANDSCAPING TRASH

The FIRST DIY solution to recover masterbilled utilities, Livable’s new Pro platform lets Housing Providers and Property Managers divide utility bills using occupancy, square footage or by unit. Don’t worry - we still offer Billing Automation for larger management companies!

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 Free setup

 No unit minimums HIGHLIGHTS:

Kimball, Tirey & St. John LLP

Michael Chen 2040 Main St, Suite 500 Irvine, CA 92614 (949) 476-5585

Michael.Chen@kts-law.com — http://www.kts-law.com

KJ Design Center

Chris Yi PO Box 369 Walnut, CA 91788 (909) 455-0180

accounting@kjdesigncenter.com

Knight Commercial

Amit Gandhi 3415 Hawthorne Drive Corona, CA 92881 (323) 212-1307

a.gandhi@knightcommercial.com http://www.knightcommercial.com

Kraken Restoration Inc.

Todd Gelatka P.O. Box 80958 Rancho Santa Margarita, CA 92688 (949) 570-2424

4Krakenrestoration@gmail.com

L and D Appliance Corp

Henry Hsu

henryh@lndappl.com 11969 Telegraph Rd Santa Fe Springs, CA 90670 (562) 946-1105

edison@lndappl.com — http://lndappl.com

LiftMaster/myQ Connected Property Solutions

Michelle Hartley

7584 S Cook Way Centennial, CO 80122 (630) 207-9877

michelle.hartley@chamberlain.com

Livable

Daniel Sharabi

daniel@livable.com PO Box 42 Los Gatos, CA 95031 (877) 789-6027

finance@livable.com — http://www.livable.com/aaoc

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

Livewell Restoration, LLC

John Teed

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

john@livewellrestoration.com

Lloyd Pest Control

David Hinrichs 1331 Morena Blvd. #300 San Diego, CA 92110 (619) 843-6369

david.hinrichs@lloydpest.com

LoCali Management Group

Nathan Poth 2808 E Katella Ave #104 Orange, CA 92867 (714) 747-9074

nathan@livinglocali.com — http://www.livinglocali.com

Mason Reconstruction LLC

Joshua Mason 26895 Aliso Creek Road #B-25 Aliso Viejo, CA 92656 (714) 206-8392 josh@masonrecon.com

& Plumbing

Miko Development, Inc.

Michelle Durey 1350 West 228th Street, Ste 6 Torrance, CA 90501-5038 (310) 880-5649 michelle@mikodevelopment.com

MirrorMate Frames

Dustin Murphy 9317 Monroe Road Suite A Charlotte, NC 28270 (704) 390-7374 dustin@mirrormate.com

Monument Roofing

Aaron Martin

aaron@monumentroofing.us

625 W. Katella Ave #29 Orange, CA 92867 (714) 538-3330 debbie@monumentroofing.us — http://www.mccarthyroofing.com

See the Advertisers Index on Page 64 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

Multi Team Staffing

Teresa Manzano Mendoza 17321 Irvine Blvd, #205 Tustin, CA 92780 (714) 213-8841 teresa@multiteam.net — http://www.multiteamservices.com

National Service Company

Anel Burgin

845 N Commerce St Orange, CA 92867 (714) 633-1811

ab_national@yahoo.com — http://apartmentlaundry.com

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

New American Funding LLC

Evelyn A McDonald

1 MacArthur Place Suite 800 Santa Ana, CA 92707 (949) 363-3897

evelyn.mcdonald@nafinc.com

Newmeyer & Dillion, LLP

Rondi J Walsh

895 Dove Street, 5th Floor Newport Beach, CA 92660 (949) 854-7000

Rondi.Walsh@ndlf.com — http://www.newmeyeranddillion.com

NFP Property & Casualty

Eric R Marrs

1551 North Tustin Avenue, Suite 500 Santa Ana, CA 92705-8634 (714) 617-2446

eric.r.marrs@nfp.com — http://www.nfp.com

OC Hydro-Jet & Rooter Service, Inc.

Teresa Inzunza 10639 Wixom St Sun Valley, CA 91352 (800) 750-4426

TInzunza@lahydrojet.com

OC Professional Maintenance Team

Jennifer Barragan 1442 East Lincoln Avenue Orange, CA 92865-1934 (714) 583-8633

jennifer@ocproteam.com — http://www.ocproteam.com

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

One Structural—Balcony1 • Retrofit1 • ADU1

Helen Fower 19326 Ventura Boulevard Suite 201 Los Angeles, CA 91356 (818) 996-6245

helen@retrofit1.com

Optimum Seismic, Inc

Ali Sahabi 4199 Bandini Boulevard Suite A-B Vernon, CA 90058-4208 (323) 605-0000

asahabi@optimumseismic.com — http://www.optimumseismic.com

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

Orange County Mailboxes

Edward Schade

ed@orangecountymailboxes.com P.O. Box 11539 Westminster, CA 92685 (714) 878-3093

info@orangecountymailboxes.com

Orange County Property Management

Eric Reichert 17951 Lyons Circle Huntington Beach, CA 92647-7167 (714) 840-1700

eric@ocmgmt.com — http://orangecountypropertymanagement.com

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

Pacific Coast Commercial Pool Service Inc.

Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881

rdklump@gmail.com — http://pccpools.com/

Painter Bros of Orange County

Nitin Gotmare East Lincoln Avenue 195 Orange, CA 92865 (949) 827-6514

ngotmare@painterbros.com

PatioShoppers

Joe Sotomayor

joe@patioshoppers.com

38340 Innovation Court, Suite 612 Murrieta, CA 92563 (951) 696-1700

customerservice@patioshoppers.com — http://patioshoppers.com

Pilot Painting & Construction

Allison Lewis 1955 N. Main St. Orange, CA 92865 (714) 229-5900

allison@pilotpainting.com

Pinnacle Apartment Supply

Nick McCartney 23671 Vía del Rio Yorba Linda, CA 92887 (714) 941-9388

nick@aptsupply.net

PRC Restoration Inc

Freddy Rodriguez

ap@prcrestoration.com

23839 Banning Blvd. Carson, CA 90745 (562) 490-6900

info@prcrestoration.com — https://prcinc.com/

Precision Concrete Cutting

Isaac Lopez

650 S Grand Ave #108 Santa Ana, CA 92705 (760) 448-0979

aarona@safesidewalks.com — http://www.safesidewalks.com

Supplier Contact Index — continued on page 60

Precision Roofing & Waterproofing Inc.

Brandon Decker

8 Mclaren Ste L Irvine, CA 92618 (949) 751-7321

brandon@precisionroofingoc.com — https://precisionroofingoc.com/

Premier Commercial Painting South, INC.

Robert Black 17150 Newhope #405 Fountain Valley, Ca 92708 (714) 546-3692

Rblackpcp@yahoo.com

Qwikkit

Jennifer Mau

tradeshows@Qwikkit.com 7350 Langfield Road Houston, TX 77092 (713) 540-3205

j.mau@qwikkit.com

R & B Wholesale Distributors

David Rhodes drhodes@rbdist.com 2350 S. Milliken Ontario, CA 91761 (909) 230-5400

jennie@rbdist.com — http://www.rbdist.com

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

Real Floors

Delia Chamberlain

delia.chamberlain@realfloors.com 560 Webb Industrial Dr Marietta, GA 30062 (810) 444-1550

jessica.mcconnell@realfloors.com

Reliant Parking Solutions, LLC

Kevin Wexler

kevin@reliantparking.com PO Box 13004 Carlsbad, CA 92013 (760) 494-0938 info@reliantparking.com — http://reliantparking.com/

Remote Ally

Eddie Conlon 4431 Corporate Center Drive Ste. 121 Los Alamitos, CA 90720 (866) 439-0318

conlon@remoteally.com — http://www.remoteally.com

Renew

Darcey Forbes 333 1st St, K 313 Seal Beach, CA 90740 (562) 708-3712 darcey@heyrenew.com

Repipe1

Daniel Zilberberg

ornela@repipe1.com

19326 Ventura Boulevard, Suite 201 Tarzana, CA 91356-3032 (866) 737-4731 info@repipe1.com — https://repipe1.com/

Restoration Management Company

Staling Ngoy 4925 East Hunter Avenue Anaheim, CA 92807 (714) 208-1841 staling.ngoy@rmc.com — http://www.rmc.com

Revaya

Yoni Shraga 434 East Alondra Boulevard Gardena, CA 90248 (310) 351-7153 yoni@revaya.com

Rose Paving LLC

Aaron Anderson 10200 Matern Place Santa Fe Springs, CA 90670-3248 (562) 662-2329 aaron.anderson@rosepaving.com — http://www.rosepaving.com

Roto Rooter Service Company

Jacob Coe 1501 Railroad Street Corona, CA 92878 (714) 666-1665 jacob.coe@rrsc.com — https://www.rotorooter.com/

Royal Roofing

Steve Pinkus 6831 Suva St. Bell Gardens, CA 90201 (562) 928-1200 steve@royalroofing.com — http://www.royalroofing.com

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

S.E. Electrical Services Inc.

Sam Edalati 6282 Abraham Avenue Westminster, CA 92683 (714) 448-6252

seelectricoc@verizon.net

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

Satellite Management Company

Kathy Karimloo

kkarimloo@satellitemanagement.com 1010 E Chestnut Ave Santa Ana, CA 92701 (714) 558-2411

pconzelman@satellitemanagement.com

ServiceFirst Restoration Inc

Christian Rovsek 23192 Verdugo Dr STE D Laguna Hills, CA 92653 (855) 883-4778

accounting@callservicefirst.com — http://www.callservicefirst.com

Sitton Flooring

Scott Rawley

1901 Vía Burton Anaheim, CA 92806 (714) 457-8870

srawley@sittonflooring.com

Snappt Inc.

Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340

dcooper@snappt.com — https://www.snappt.com/

SNR Law Group, PC

Sakeenah Redmond 17821 E 17th Street 145 Tustin, CA 92780 (714) 731-0900

sredmond

Spectrum Community Solutions

Christina Sedrak-Soliman

400 Washington Blvd Tower II, 5th Floor Stamford, CT 06902 (203) 705-5608 christina.sedrak-soliman@charter.com

Spencer Fane LLP

Tawnza Kring

tkring@spencerfane.com

225 West Santa Clara Street Suite 1500 San Jose, CA 95113 (408) 286-5100 info@spencerfane.com

Spyder Construction

Ryan Champagne 32565 Golden Lantern #173 Dana Point, CA 92629 (949) 842-7019 rchampagne@spydercon.com

Strategic Sanitation Services

Bill Sowers 25801 Obrero Drive #11 Mission Viejo, CA 92691 (949) 813-5888 bills@wasteoptemize.com — http://www.wasteoptimize.com

Stream Realty Partners—Pat Swanson

Pat Swanson 19200 Von Karman Avenue, Suite 800 Irvine, CA 92612 (949) 203-3049 pat.swanson@streamrealty.com — http://www.streamrealty.com

Synergy Companies

Douglas Price 90 Business Park Drive Perris, CA 92571 (951) 443-6151 Doug.Price@synergycompanies.com https://www.synergycompanies.com/

T and T Appliance Rental, Inc.

Theresa Magee 5608 East La Palma Avenue Anaheim, CA 92807 (714) 238-0038 rent@tandtappliances.com

The Door & Window Company

Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com http://www.thedoorandwindow.com

The Junkluggers of Orange County

Kyle Mussche 1135 West Katella Avenue Orange, CA 92867 (714) 493-7625 kyle.mussche@junkluggers.com

The Liberty Group

Chris Burger chrisb@thelibertygroup.com

500 N. State College, Suite 1100 Orange, CA 92868 (951) 744-0057 Socal@thelibertygroup.com — http://www.thelibertygroup.com

TheGuarantors

Alexandra Nazaire associations@theguarantors.com

1 World Trade Center New York, NY 10007 (212) 266-0020 success@theguarantors.com

Titanium Restoration Services

Victor Martinez P.O Box 4584 Anaheim, CA 92801 (714) 290-5875

titaniumrestoration@gmail.com

To’ and Mo’ Towing

Robert Heer, Jr.

518 N. Poinsettia Ave.

Santa Ana, CA 92701 (714) 543-0879

rchjr@pacbell.net — https://www.toandmotowing.net/

Tour24

Amy Marthaller

3316 East Lochleven Lane, Unit B Orange, CA 92869 (714) 718-3891 amym@tour24.io

Trash Butler

Alexandra Elzey 4411 West Tampa Bay Boulevard Tampa, FL 33614-7803 (877) 941-1007 marketing@trashbutler.com — https://www.trashbutler.com/ Urban Surfaces

Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645 brandon.c@urbansurfaces.com — https://www.urbansurfaces.com/

USGI_Upland Group

William Estela 1615 French Street suite 201 Santa Ana, CA 92701-2475 (855) 787-5263 westela@usg.org — http://www.usg.org

VacuuBondLVT

Shandin Wilson 9108 Pittsburgh Avenue Rancho Cucamonga, CA 91730 (909) 444-2745 shandin@vacuubondlvt.com — https://www.vacuubondlvt.com/

Valet Living

Laura Lemansky

10150 Highland Manor Drive Suite 120 Tampa, FL 33610-9713 (562) 522-3309

laura.lemansky@valetliving.com — http://www.valetliving.com

WASH Multi Family Laundry Systems

Joanne Venter

2200 W 195th Street Torrance, CA 90501 (800) 421-6897

joannev@washlaundry.com — http://www.washlaundry.com

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

Water Heater Man Inc.

Tommy Guerra (714) 282-7098

tommyg@waterheatermaninc.com http://www.waterheatermaninc.com

Water Heaters Only, Inc.

Thomas Gill

970 E. Main Street #200 Grass Valley, CA 95945 (833) 500-0180

thomasg@waterheatersonly.com — https://waterheatersonly.com/

Wesierski & Zurek LLP, Lawyers

Thomas B Cummings Esq.

1 Corporate Park Dr Fl 2 Irvine, CA 92606 (949) 975-1000 tcummings@wzllp.com — http://www.wzllp.com

West Coast Chief Appliance

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

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

S.E. ELECTRICAL SERVICES, INC.

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

Do you know… AAOC is non-profit? That means YOUR dollars come back to YOU!

Johnnie’s Appliances 60 ORCO Apartment Supply 5

Buffalo Maintenance, Inc. 17,

Buffalo

14

DRAPERIES/BLINDS/WINDOW COVERINGS

Apex Window Decor 63 Bridges Blinds, Inc. 22

R&B Wholesale Distributors, Inc. Back Cover DRYWALL

OC Professional Maintenance Team 59 Sondance Painting 58 EARTHQUAKE RETROFITTING

Buffalo Maintenance, Inc. 17, 55

Buffalo Maintenance, Inc. 17, 55 Residential Repairs 51