Issuu

SEPTEMBER 2026

Governor to Consider New Pet Policy Disclosure Requirements See Page 6

In This Issue Five Reasons It May Be Time to Review Your Trust ...................................................... 18 More Renters, Fewer Reserves..................................................................................... 22 Lead & Asbestos: Protecting Residents, Workers and Your Property ........................... 24 Trump Administration Releases Fall Regulatory Plan.................................................. 28 AAOC Summer Cruise Recap........................................................................................ 34

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Proudly Serving the Rental-Housing Industry Since 1961

VOL. LXVI • September 2026

Contents AAOC Education & Events

Departments

5 General Membership Meeting

4 President’s Message—AAOC’s Property Management Education Forum Returns This Fall

13 Fair Housing Training 33 Advanced Maintenance & Repair Series 39 Understanding and Managing Today’s Cybersecurity Threats to Your Rental Operations 41 2027 Multifamily Forecast

6 Sacramento Report—Governor to Consider New Pet Policy Disclosure Requirements 8 Orange County Legislative Watch—The NeverEnding Ballot 2: The Next Ballot 14 Dear Maintenance Men

Features

20 Cover Your Assets—Slow it Down

18 Five Reasons It May Be Time to Review Your Trust

44 The Benefits of AAOC Membership

By Tim Gorman

22 More Renters, Fewer Reserves By Mercedes Shaffer 24 Lead & Asbestos: Protecting Residents, Workers and Your Property By Ali Sahabi 28 Trump Administration Releases Fall Regulatory Plan By Nicole Upano

34 AAOC Summer Cruise Recap

45 Welcome New Members 46 Supplier Corner—Real Property Management Optimal 47 Supplier Directory 52 Supplier Contact Index 62 Advertisers’ Index—Category 64 Advertisers’ Index—Alphabetical

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

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

September 2026

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September 2026

CALENDAR OF EVENTS SEPTEMBER

OC TOBER (CONTINUED)

1 - Committee Meetings Tuesday, 9 am–5 pm, Online 7 - Labor Day Monday, Office Closed 15 - Board of Directors Meeting Tuesday, 6 pm, AAOC Office 16 - Death in the Unit Wednesday, 10–12 pm, Online 17 - Active Assailant Training Thursday, 10–11:30 am, AAOC Office 23 - General Membership Meeting Wednesday, 7 pm, Elks Lodge, Santa Ana, See Page 5 29 - Forms Completion 101 Tuesday, 10–11:30 am, Online

OC TOBER 1 - Advanced Maintenance & Repair Series Thursday, 9 am–1 pm, Buffalo Maintenance, Buena Park, See Page 33 5 - 2027 Sponsorship Roundup Monday, 9 am, Online 5 - Domestic Violence Awareness Monday, 10 am, Online 6 - Committee Meetings Tuesday, 9 am–5 pm, Online 6 - CalRHA Annual Meeting Tuesday, Sacramento 7 - CalRHA Annual Meeting Wednesday, Sacramento

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

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

7 - CRHP #1 Wednesday, 8:30 am–12:30 pm, AAOC Office 8 - Advanced Maintenance & Repair Series Thursday, 9 am–1 pm, Buffalo Maintenance, Buena Park, See Page 33 13 - When One Apartment Building Doesn’t Fit: Exploring Triple Net Investments as a Strategic Portfolio Alternative Tuesday, 10–11 am, Online 14 - CRHP #2 Wednesday, 8:30 am–12:30 pm, AAOC Office 15 - Advanced Maintenance & Repair Series Thursday, 9 am–1 pm, Buffalo Maintenance, Buena Park, See Page 33 19 - Understanding and Managing Today’s Cybersecurity Threats to Your Rental Operations Monday, 10 am, Online, See Page 39 20 - Fair Housing Training Tuesday, 9 am– 12:00 pm, AAOC Office, See Page 13 20 - Board of Directors Meeting Tuesday, 6 pm, Online 21 - CRHP #3 Wednesday, 8:30 am–12:30 pm, AAOC Office 22 - Advanced Maintenance & Repair Series Thursday, 9 am–1 pm, Buffalo Maintenance, Buena Park, See Page 33 28 - General Membership Meeting Wednesday, 7 pm, Elks Lodge, Santa Ana 28 - CRHP #4 Wednesday, 8:30 am–12:30 pm, AAOC Office 29 - Riverside Multifamily Mingle Thursday, 6–8 pm, TBD

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

MISSION STATEMENT

Officers

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

Denise Arredondo Amy Fylling Stefanie Koslosky Julia Araiza Laurel Dial

n n

Directors

Frank Alvarez Christine Baran n Alan Dauger

Craig Kirkpatrick Rick Roshan n John Tomlinson

Directors Emeriti

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

September 2026

BOARD OF DIRECTORS

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

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

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Apartment News

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

AAOC’s Property Management Education Forum Returns This Fall

ongtime members of the Apartment Association of Orange County (AAOC) likely recall with great fondness the association’s Property Management Education Forums which launched as a quarterly education and networking luncheon in the early 1990s. The forums brought together rental housing professionals representing all segments of our industry—property owners, onsite managers and staff, leasing agents, regional managers, and even management company executives—to hear leading industry voices share their experience, expertise, and perspective on a wide-range of topics aimed at the education, professional development, and collective advancement of our industry. The Forums typically attracted more than 100 attendees and provided an opportunity for rental property owners and management companies to treat their team members to a nice lunch, a timely and relevant educational training, and some valuable networking with fellow housing

providers as well as with industry vendors, in a relaxed and fun environment. This is what made the Property Management Education Forums one of my favorite association events. The Property Management Education Forum evolved over the past four decades —from a quarterly luncheon to a semiannual breakfast, then back to a quarterly luncheon before the Covid pandemic and shifting member preferences and priorities led to the series going on hiatus in 2020. One of my priorities this year as AAOC president has been reintroducing the Property Management Education Forum luncheons because of the beneficial impact I know the programs and the networking have on the housing professionals who attend. Our industry has grown and changed over the past six years and so has our workforce. There are many who are new to our industry, and who would benefit from the programs and discussions, as well as from discovering how they are part

of something bigger that is filled with opportunities for personal and professional growth. With that, I am pleased to announce that AAOC’s Property Management Education Forum Luncheon returns on Thursday, November 5, 2026, from 11:30 a.m.–1:30 p.m., at Dave & Busters (Irvine Spectrum). Tickets and sponsorship opportunities are now on sale at www.AAOC.com. Please join me and my team at the luncheon and be prepared for a fun and entertaining educational and networking experience. Your attendance will help make this first one a success and will help set the Forum on a positive forward trajectory moving into 2027. Sincerely,

Denise Arredondo President

Do you know…

AAOC offers ongoing Educational Opportunities?

Visit www.AAOC.com or call 714-245-9500 for more details! 4

Apartment News

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September 2026

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

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

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

Ron Kingston AAOC State Legislative Advocate

Meeting Location:

Chip Ahlswede AAOC Policy & Political Strategist

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

Additional Business:

•

Presentation of 2027 Board of Directors and Officers slate.

•

Presentation of proposed bylaws amendments.

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

www.aaoc.com

Apartment News

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

Governor to Consider New Pet Policy Disclosure Requirements

f there is one area of landlord and tenant law that clearly engenders tremendous emotion, it would be pets. While federal and state law on assistance animals is generally well defined, the law regarding pet policies is far from over. That is until now. For the first time in California, tenant rights to keep and maintain a pet will be defined should SB 1296 (Durazo) be signed into law. Senator Durazo’s bill requires a landlord who ALLOWS a tenant to have pets, to have a written pet policy, to disclose the policy to a prospective tenant, and to return of any application fee if the pet policy is not disclosed. The major provisions of the bill are noteworthy. Landlords who allow tenants to keep pets on the premises are to have a written policy and do the following: • Provide a hyperlink or other electronic means to access the property’s pet policy or pet addendum in all of the following, if applicable: on the property’s website; in any digital advertisement for the property that is in control of the landlord or on any third-party website; and in any information provided by the landlord to a residential rental search engine. • Provide a written copy or summary of the pet policy or pet addendum with any rental application form (we advise owners to avoid providing summaries), including electronically

Apartment News

if the rental application is provided electronically. The bill also specifies that property owners shall not be liable for any omission, error, or failure to display the property’s established written pet policy or pet addendum on a third-party website or platform if the third party obtained, scraped, or republished information from the property’s website or digital advertisements without the express written permission of the property owner. The bill further specifies that an established pet policy or pet addendum must include clear, plain-language describing the rights, responsibilities, and requirements for tenant pet owners at the property, including any rules, conditions, or restrictions applicable to keeping a pet. Additionally, the bill permits an owner to amend their established written pet policy or pet addendum prospectively. And it requires that, if an owner charges an application fee but fails to disclose their pet policy before charging the fee and the applicant is no longer eligible to rent the unit because of the pet policy or declines to proceed with the application because of the pet policy, then the owner must refund the application fee within five business days after receiving written notice from the applicant. The bill specifies that this refund is the sole remedy for failure to disclose.

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September 2026

SB 1296 also specifies that the provisions of the bill do not require an owner to allow pets, to create a website for residential property, or digitally advertise a rental unit through any particular medium, or otherwise alter, limit, expand or affect any obligation or right under state or federal laws relating to service animals, support animals, or other assistance animals. Further, the bill specifies that nothing in the bill limits the authority or an owner to adopt, amend, interpret, or enforce an established written pet policy or pet addendum, or deny or restrict pets based on the established pet policy or pet addendum, lease terms, health or safety concerns, property conditions, insurance requirements or business reasons. These terms are one of the two most import elements for property owners. The other term is that the bill is permissive; It does not mandate acceptance of one or more pets in any residential rental accommodation. Finally, the provisions of the bill become operative on April 1, 2027. In our next article, we will explore the laws related to assistance animals in order to facilitate a better understanding of how the state views and differentiates assistance animals from pets. Ron Kingston is President of California Strategic Advisors and Legislative Advocate for the Apartment Association of Orange County. For questions regarding this article, please call AAOC at (714) 245-9500.

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

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

The NeverEnding Ballot 2: The Next Ballot

never really understood why “The NeverEnding Story” had a sequel. And, as is often the case with sequels, it’s not as good as the first. Hopefully, this article sequel will do a little better. For those who may have missed my article last month comparing municipal funding and ballot initiatives to the 1980s fantasy movie, “The NeverEnding Story,” the comparison was simple. In the movie, Fantasia was slowly being consumed by “The Nothing,” an expanding force that swallowed entire parts of the world while everyone tried to figure out exactly what was happening and whether anything could be done to stop it. Our equivalency in the article was local government. More specifically, it was the endless growth of taxes, regulations, bonds, fees, charter proposals, rent control efforts, and other local government actions creeping across Orange and Riverside counties. Well, The Nothing is back, and it has now made its way onto General Election ballots. Across Orange and Riverside Counties, cities, school districts, transportation agencies, and other local governments are asking voters to approve new taxes, continue existing taxes, issue hundreds of millions of dollars in bonds, change land-use rules, restructure business taxes, amend city charters, and make other decisions that could affect how these communities

Apartment News

operate for years to come. More importantly for AAOC members, the outcomes of these measures could affect how much it costs to operate your property.

Welcome Back to Fantasia

Last month we talked about how local governments were increasingly exploring ways to raise revenue. Some proposals had qualified, some were still being discussed, some were collecting signatures, and some were destined to disappear into The Nothing before even being presented to the voters. Now we have a much clearer picture, and the reoccurring theme on local ballots this November is not particularly complicated: Local government needs money. The City of Orange is asking voters to approve a temporary 1% sales tax that is projected to generate approximately $37 million annually, while also asking voters to consider increasing the city’s hotel tax. Costa Mesa is asking voters to restructure its business-license tax in a manner expected to generate millions in additional annual revenue. Los Alamitos and Placentia have hotel-tax proposals. Santa Ana is asking voters to preserve its existing local sales-tax structure rather than allowing portions of it to decline, and Riverside County voters are being asked to extend the existing half-cent Measure A transportation sales tax beyond its current 2039 sunset. These are a lot of requests for more money.

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September 2026

And it brings us back to one of the underlying themes from my August article: The Nothing doesn’t necessarily arrive at once—Sometimes it arrives one half-cent at a time.

The Ivory Tower Has a Budget Problem

In “The NeverEnding Story,” the Ivory Tower sits at the center of Fantasia. In our version, the Ivory Tower is our local City Hall, County Hall, School District, etc. The challenge is that many of these Ivory Towers are facing very real financial pressure. Employee costs continue increasing, pension obligations do not disappear, roads and infrastructure get older, police and fire services cost more, construction and materials costs increase, and residents do not become particularly enthusiastic when elected officials suggest cutting services. That leaves local officials with a difficult equation: spend less, find efficiencies, or find more revenue. Guess which option tends to generate a ballot measure? This is important because the proposals on our November ballots are not occurring in a vacuum. They are symptoms of much larger municipal budget issues, and if expenses continually grow faster than revenues, today’s one-cent sales tax may not be the end of the conversation. It may simply be the next chapter. Watch — continued on page 10

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September 2026

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Watch — continued from 8 “It Doesn’t Tax Rent”

Then Come the Bonds

One of the easiest arguments to make about many local revenue measures is that they do not directly tax your property. Technically, that may be correct. A sales tax does not get added to your tenant’s monthly rent, but you pay it when you purchase appliances, building materials, maintenance supplies, equipment, and other taxable items you need to operate and maintain your property. Your contractors, vendors, and tenants pay for it. Eventually all these costs become part of the economics of operating rental housing. There is a scene in the movie where Atreyu is riding through Fantasia and every place he visits has been affected differently by The Nothing. For us, this is California housing policy. Insurance premiums increase over here, utility costs over there, another inspection fee somewhere else, a new equipment mandate, a business-license increase, a sales tax, and all those little pieces eventually find their way onto the operating statement for your rental business. Unfortunately, while the costs involved in operating a rental property can and often do increase, your ability to adjust rents to help offset increases often cannot. Apparently Falkor is unavailable to fly in and rescue the balance sheet.

School bonds also deserve attention because they are not simply abstract government financing mechanisms. They show up directly on property tax bills. Laguna Beach Unified School District has placed an $83 million school facilities bond before voters, Westminster School District also has a school facilities bond on the ballot, and in Riverside County, Murrieta Valley Unified School District is seeking voter approval of a $359 million bond. There may be very good arguments for school facilities investments: buildings age, roofs leak, air conditioners need replacement, technology changes, and security improvements become necessary. But property owners should understand what the proposals mean. When a school district issues a general obligation bond, those bonds are repaid through taxes assessed against property located within that district. So that question about classrooms and school facilities is also a question about your property tax bill. And if you own multiple properties across multiple school districts, you may be visiting several different parts of Fantasia at once.

Not Everything In the Nothing Is a Tax

Some of the measures with the biggest potential effects on real estate have nothing to do with taxation. Banning voters will consider several land-use measures, including one

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September 2026

that would allow very high-density residential development on approximately 41 acres. For anyone involved in multifamily housing, that should immediately get your attention because more density can mean more housing, more development opportunities, different infrastructure demands, and changes in surrounding property values. Newport Beach voters will consider a General Plan amendment. Orange voters will consider whether to become a charter city. That last one may sound like the kind of government-structure issue that most people skip while filling out their ballot. Rental housing providers should not. Charter cities have greater authority over their municipal affairs compared to general law cities. Santa Ana is a charter city, and if you own rental housing there, I do not need to explain the potential significance of a city exercising greater local authority than what state law allows for general law cities. Rent control, tenant protections, rental regulations, fees, inspection programs—the power given to local government today can become the regulation affecting your property tomorrow. Being aware of this potential pitfall, Orange has wisely included in its proposed charter that any such regulation brought forward shall be done by a citizen’s initiative and NOT by an action of the city council—as what happened in Santa Ana.

Sometimes Atreyu Actually Wins

There is some good news. Not everything that was proposed made the ballot. Perhaps the most significant example for AAOC members was in Anaheim. Tenant advocates attempted to qualify a sweeping rental housing ballot measure that would have imposed rent stabilization, expanded eviction restrictions, relocation requirements, Watch — continued on page 12

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Watch — continued from 10 and created a rent board. The signature gathering process petered out and the proposed measure failed to qualify for the November ballot—Good. But do not confuse “failed to qualify” with “went away.” The organizers have indicated they intend to continue their efforts. Atreyu defeats one challenge, then

there is another, and then another. Welcome to housing advocacy.

Watch the Budget Before You Watch the Ballot

If there is one lesson that I hope carries over from my August article, it is this: The ballot is usually at the end of the story—not the beginning. If you want to understand where your local government is headed, start with the budget. Look at projected

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deficits, employee costs, pension obligations, deferred infrastructure, revenue growth, and whether one-time reserves are being used to pay for ongoing expenses. Those are the early warning signs. If a city is projecting multimilliondollar deficits for the next several years, you do not need the Childlike Empress to tell you that someone is eventually going to start talking about new revenue. That may mean sales tax, hotel tax, parcel tax, business tax, bond, or some new fee that has not yet been invented. Understanding the financial condition of your city helps you understand what comes next.

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September 2026

These issues do not stop. Everything is a sequel. There will always be another budget, another bond, another tax discussion, another housing ordinance, another election, and another group convinced they have finally discovered the policy that will fix California housing. This is why AAOC members need to remain engaged. Your business interests do not stop at your property line. The cost of operating your rental property is increasingly determined by decisions made at city hall, school district offices, county agencies, and special districts that you may barely know exist. The Nothing grows when nobody pays attention. So, know what is happening in your community. Know what is on your ballot. Know what your city is spending. Know who is making the decisions. Because when it comes to protecting your property and your business, this really is a NeverEnding Story.

Fair Housing Starts With You! CERTIFICATION TRAINING FOR RENTAL HOUSING PROVIDERS Staying current with Fair Housing laws is essential for every rental housing professional. This in-person Fair Housing Certification training will provide a comprehensive review of local, state, and federal requirements, helping you strengthen everyday policies and practices, reduce potential risks, and maintain compliance as Fair Housing laws continue to evolve.

What You’ll Learn: Tenant Selection Criteria & Occupancy Limits Protected Classes & Fair Housing Compliance Reasonable Accommodations & Modifications Children, Pets, Service & Support Animals Best Practices, Discrimination Prevention & Fair Housing Resources

Date:

Tuesday, October 20, 2026

Time:

9:00 a.m. - 12:00 p.m.

Location:

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Cost:

$110 ( AAOC Members)

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$175 ( Non-Members) * Includes Fair Housing Certificate

DEAR MAINTENANCE MEN

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

Dear Maintenance Men:

A resident is complaining that their water heater is knocking and making rumbling noises. They are worried it might explode. What is the problem and how do I fix the rumbling issues. Jane

Dear Jane:

First, the water heater will not explode. However, it could leak if this issue is left unchecked. Sediment collects in the bottom of the tank and traps water under layers of minerals such as calcium and lime. When the burner heats the water, the trapped water boils and bubbles up causing the rumbling or knocking noise. The solution is to flush the water heater of any accumulated sediment (we will assume the tank in question is not a commercial unit with a clean out port). Keep in mind, a knocking water heater is also an indication that the water heater is nearing the end of its useful service life. Typical

water heater service life is between eight and 15 years. A commercial water heater with a cleanout port should be cleaned out yearly. A water softener will extend the life of any water heater. Flushing procedure: 1. Turn off the gas or breaker to the heater. 2. Turn off the water supply above the tank. 3. Connect a hose to the drain valve at the bottom of the tank so the water can drain away from the heater. Leave this valve closed for the moment. 4. Open a hot water valve in the unit such as a shower valve or kitchen faucet. 5. Open the valve at the bottom of the tank to let the water drain through the hose. Caution: This water will be hot. 6. Allow the tank to drain completely.

7. Once the tank is empty, open and close the cold-water valve above the water heater. This will help flush any remaining sediment from the tank. Do this until the water runs clear out of the hose connected to the heater drain valve. 8. Close the drain valve and disconnect the hose from the bottom of the tank. 9. Open the cold-water valve above the water heater to fill the tank. 10. When water starts coming out of the shower or kitchen valves, the tank is full. Turn off the shower and kitchen valves. Leave the cold-water valve above the water heater open. 11. Relight the gas burner pilot and turn on the burner or switch on the breaker for an electric heater. This procedure should be part of your preventive maintenance routinely done once a year, every year, and don’t forget to check the anode rods.

Dear Maintenance Men:

I want to install some low-voltage landscape lighting in the courtyard of my apartment building and I need some advice. Should I go with a wired system or a solar powered system? Chuck

Dear Chuck:

Good question! Solar looks so attractive and it is very easy to install. You can’t get more plug and play than sticking

Apartment News

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September 2026

the light fixture in the ground and waiting for the sun to charge up the light. Unfortunately, as great as solar seems, it does have some drawbacks. The light produced can be dim and may not last the whole night. The fixture must be in direct sunlight to recharge. If you want to use it to simply mark a path, it will do a good job, but if you want it to light up the path, it does not have enough power. To light up a path or area, a wired, low-voltage system is best. You will need to determine how many lights you will use and the wattage of the bulbs in each fixture. The wattage information will help you determine what size transformer and wire to use. Light bulbs range in wattage from 4 watts to 50 watts. Do not exceed the bulb wattage as dictated by the transformer. As an example, a 300watt transformer will support 12, 25-watt light fixtures or 30, 10-watt fixtures. Transformers range from 88 watts, 100 watts, 200 watts and 300 watts. There are transformers that list their wattage as high as 600 watts and 900 watts. Typically, the 600- and 900-watt transformers allow the use of multiple cables from one transformer. As far as what gauge wire to use, again, wattage will determine the wire size. For example, max 150-watts, use 16-gauge wire; 200watts, use 14-gauge wire; 300-watts, use 12-gauge wire. Keeping the above numbers in mind, using LED landscape lighting will dramatically change the amount of transformer power you will need. We highly recommend using LED fixtures in your landscape lighting designs.

Dear John:

We have a list of the minimum items that must be completed at the property. If these items are skipped or ignored, we feel the property will suffer. On a weekly basis, we expect the garden service to provide the following: 1. Cut the grass. 2. Edge the grass. 3. Pull out weeds between the sidewalk cracks, walk around the building,

including the alley. 4. Turn over the dirt in all the flowerbeds each week. 5. Pick up any trash around the property. 6. Broom, blow or hose down the walkways. 7. Turn on the sprinkler lines, check for clogged heads, broken lines, etc. Maintenance Men — continued on page 16

Dear Maintenance Men:

I own a small apartment building with an average amount of landscaping around the property. I have a garden service that comes each week; they cut and edge and do what they’re supposed to do—I think—although they don’t spend a lot of time at the property. What should I expect from my landscapers or garden service? John

September 2026

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Apartment News

Maintenance Men — continued from 15 8. Check that the timer is set properly. 9. Cut, trim and thin any shrubs or bushes. 10. Maintain communication with the owner about problems or improvements The above list takes time; a half hour, minimum, at a small property. If your landscape gardener completed the list on a weekly basis, you could very well

have the best-looking property on the block—which means higher rents. If you add color with flowers—even higher rents!

gardener who provides the above services will charge more than a “blow and go” gardener but your property will reflect their above average service.

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Estate Planning Series

Five Reasons It May Be Time to Review Your Trust

ou did the work. You met with an attorney, signed and funded your trust, put the documents somewhere safe, and checked estate planning off your list. That may have been five, ten, or even twenty years ago. Is the plan still right? One of the biggest mistakes I see is assuming that once an estate plan is completed, it is finished forever. Your trust may still be legally valid, but that does not necessarily mean it still reflects your family, your assets, or what you want today. You do not need to constantly rewrite your trust. But certain events should cause you to pull it out, read it again, and decide whether anything needs to change. I call these “trigger events” because they should trigger you to take another look. Here are five of the biggest. First, your family changed. Marriage, divorce, death, new children, grandchildren, or changes in relationships can alter how you want your estate handled. The people who mattered when you created the plan may not be the same people you would choose today. The needs of your heirs can change as well. Remember, equality does not always mean equal. You can structure your estate to accomplish the goals that matter to you. Perhaps one child has greater needs. Maybe another has already received significant financial help. There may be grandchildren, charitable interests, or other priorities that were not part of the picture when you first

Apartment News

created your plan. Your estate should reflect the family you have today. Second, look carefully at who you put in charge. Is your successor trustee still the right person? Are they still willing and capable? Do they even know you named them? Ten years can change someone’s health, family responsibilities, location, career, and ability to take on the job. The person administering your estate may ultimately have responsibility for significant financial decisions, real estate, taxes, distributions, and family relationships. Some people view the role of successor trustee almost as a rite of passage. The oldest child gets the job because they are the oldest, or a particular family member is selected because it seems like the obvious choice. But I am here to tell you it should not work that way! The responsibilities can be intense, and the commitment to the role needs to be real. Choose based on capability, temperament, availability, and willingness. If your estate is particularly complex or you anticipate conflict among beneficiaries, this may also be a good time to consider a professional fiduciary, trust company, or other independent third party. Third, your financial life changed. Maybe you purchased or sold real estate, started a business, inherited money, refinanced properties, or accumulated more assets. Your trust needs to work with how your assets are owned. This is also a good time to make sure your financial house is in order.

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September 2026

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

Are accounts properly titled? Are important documents current and easy to find? Is there a secure way for someone to locate the information needed to access your financial life? Do not leave your successor trustee with an Easter egg hunt after you pass. I have seen firsthand how much time can be wasted trying to locate accounts, documents, passwords, insurance information, and property records. Some things may never be found. Fourth, you moved or the rules changed. A move to another state should trigger a review. Tax laws, estate planning techniques, and regulations also change over time. A strategy that made sense when your plan was prepared may no longer be the best way to accomplish your goals. Tax laws can change significantly over a relatively short period. Just because something was good planning when your trust was written does not mean it is good planning today. In some cases, an old strategy can produce exactly the opposite result from what you now want. You do not need to become an expert on tax or estate law. You simply need to recognize when enough has changed to warrant a conversation with the right advisor. Finally, perhaps you have changed... this may be the most important trigger event of all. What mattered to you at 45 may look very different at 65 or 75. You may think differently about your children, grandchildren, charitable interests, real

estate, or the legacy you want to leave. Maybe equal distributions no longer seem appropriate. Maybe keeping a property in the family has become more important. Or perhaps you have realized that selling the property and allowing everyone to move forward independently would actually be better for the family. Family harmony should be part of this review as well. Does your plan lend itself to being understood and accepted by your heirs? Or will it leave behind confusion and potential conflict? Leaving assets to your family is a wonderful thing. Leaving those assets in a way that destroys relationships is not. Your estate plan should reflect who you are today, not simply who you were when the documents were signed. My suggestion is simple. Once a year, take an hour and read your trust. Do the same whenever one of these trigger events occurs. Do not start by looking for legal problems. Start by asking whether the plan still says what you want it to say. Are the right people included? Is the right person in charge? Does the plan address what you actually own today? Does it reflect your current priorities? Will the people you leave behind understand what you were trying to accomplish? If the answers are yes, put it away and move on. If the answers are no, you now know what conversation you need to have. Estate planning does not require constant attention. It requires the right attention at the right time. About the Author Tim Gorman is a licensed Real Estate Broker, principal of Gorman & Associates, Licensed Fiduciary, CRE, published author, instructor, and seasoned entrepreneur with decades of experience. A CPA background, Tim brings a wealth of knowledge to his work. His first book, Tangled Legacy, debuted as a #1 New Release on Amazon in multiple categories. His second book, “Building Blocks to a Complete Estate Plan” is a workbook aimed to put the learnings of the class and the book into motion.

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COVER YOUR ASSETS B y N icholas D unlap , CPM

Slow it Down

ur world today moves at a record pace. From the news cycle to constant connectivity, social media and now AI, it seems like we ring in the new year, blink, and summer break is coming to an end, just as we welcome the holiday season and prepare to do it all over again. As a parent, I was reminded of this the other day when I heard music coming from the kids’ bathroom as they showered. Upon listening in a little closer, I real-

Apartment News

ized it was Mariah Carey’s “All I Want for Christmas is You” blasting over the Alexa. Later that night, I asked my daughter something to the effect of, “Christmas music in August?” to which she replied, “Daddy, Christmas is only like 3 months away.” For those of us operating subinstitutional apartments, this contrast in speeds is quite the divergence. You need this week, you get this month. You get this month, you fix your quarter. You finish strong, you save or make your year and prepare to start the next one off on the right foot. You need results, so you start today, yet it takes so long, comparatively, to achieve them. It’s why the basics and fundamentals of our business are so important and yet so often overlooked. Time and time again, people look around at their competitors or their surroundings to understand what’s happening, when all it usually takes is a deeper reflection. People want to believe it’s not the upkeep and appearance of their property, the finish and presentation of a rent-ready apartment home, the quick answer or response to a telephone call or message about availability, or in many cases the person answering, fielding to, or responding to the phone calls or messages. But in my experience, the truth is rarely—if ever—outside those circumstances. Indeed, smaller properties have less levers to pull and that is both good and bad. On a larger property with more expenses, there is often more room to

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September 2026

adjust or negotiate with utilities, vendors or service contracts to create savings that can offset a decline in revenue. But on a smaller property, expenses are higher as a percentage in relation to the income generated and there are less adjustments to make. You have to hit your revenue target and meet your expense goal. But these stresses, the turbulence and the pressures, are what separate a true, world-class operator from the amateurs. My advice to anyone struggling with challenges at your property or portfolio is simple: step back and slow it down. Dissect the property into two parts: the financial asset and the physical property. Look at your rents, look at your collection rates and look at expenses. Any room to adjust or improve? Look at your property, your rent ready units and your personnel. Is there anything that you can or should do differently? Remember: the changes you make today will not only take time to set in, but they have a compounding effect, meaning they will get better or worse and grow in that direction over time. So, make the adjustments and move forward. As legendary UCLA Basketball Coach John Wooden once said, “don’t let what you cannot do interfere with what you can do.” This attitude and approach will help deliver results—not just in business, but in life. Assets — continued on page 23

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Apartment News

More Renters, Fewer Reserves

or decades, condominiums and townhomes served as the affordable entry point into homeownership. Much like the old fast-food “$1 Menu,” they gave working families, young professionals, and first-time buyers a realistic opportunity to build equity without stretching their budgets. Today, that affordable option is disappearing. While attached homes remain significantly less expensive than detached houses, the financial advantage has narrowed considerably. Rising homeowner association (HOA) dues, soaring insurance premiums, increasing maintenance costs, special assessments, and stricter lending standards have made condominium ownership far more expensive than many buyers anticipated. According to Zillow’s Home Value Index, the median detached home in Orange County reached $1.31 million in June, while the median attached home stood at approximately $760,000. On paper, condos still appear more affordable. In reality, many buyers must also budget for median HOA dues exceeding $500 per month—before accounting for insurance, property taxes, and mortgage payments. Beginning in 2027, Freddie Mac and Fannie Mae will further increase reserve funding requirements for condominium associations from 10% to 15% of annual assessment income. At the same time, lenders are implementing more comprehensive reviews of HOA financial health, reserve funds, insurance

Apartment News

BY MERCEDES SHAFFER, BROKER

coverage, deferred maintenance, and delinquency rates before approving conventional loans. Associations that fail to meet these standards may see fewer qualified buyers and longer escrow periods. The result is predictable. Attached homes are taking significantly longer to sell than detached homes, buyer demand has softened, and condominium values have begun to underperform the broader housing market.

More Renters for Longer

For apartment owners, this trend presents a silver lining. Every household that delays purchasing a home remains in the rental market longer. Many would-be first-time home buyers who expected to purchase a condominium now find themselves renewing leases because the total monthly cost of ownership simply no longer fits their budget. Higher mortgage rates have compounded the problem. Rates have climbed from roughly 6% earlier this year to nearly 7%, dramatically increasing monthly housing payments. For many households, qualifying for a mortgage has become substantially more difficult. This growing affordability gap should continue supporting rental demand throughout Orange County. Longer tenant residency, lower turnover, and a larger pool of qualified renters are all positive developments for housing providers.

www.aaoc.com

September 2026

The Same Financial Pressures Affect Apartment Owners

Unfortunately, apartment owners face many of the very same challenges confronting condominium associations. Insurance premiums have risen sharply. Construction materials and labor costs continue to climb. Major building systems—including roofs, plumbing, electrical infrastructure, parking lots, and exterior components —cost substantially more to repair or replace than they did just a few years ago. At precisely the time operating expenses are accelerating, California’s rent control laws are limiting many owners’ ability to increase rents sufficiently to keep pace with inflation and rising capital costs. While operating expenses increase almost immediately, rental income often cannot. The result is a widening gap between what properties need and what many owners can reasonably afford to reinvest.

Deferred Maintenance Is a Growing Risk

One of the unintended consequences of this imbalance is deferred maintenance. When replacement costs outpace available cash flow, owners naturally prioritize immediate repairs over long-term capital improvements. Roof replacements are postponed. Parking lots wait another year. Exterior painting is delayed. Aging plumbing systems continue operating beyond their intended life.

These decisions are understandable—but they become increasingly expensive over time. Deferred maintenance rarely becomes less costly. Instead, minor repairs often evolve into major capital projects that require significantly larger investments later. Many apartment owners are finding that while their properties continue generating positive cash flow for now, they are not producing sufficient reserves to adequately fund future capital expenditures. Condominium associations are already experiencing the consequences of this challenge. In response to years of underfunded reserves and the growing risks associated with aging buildings and rising repair costs, lenders are now requiring more rigorous financial standards before approving loans in many condominium projects. Apartment owners should view this as a warning. Waiting until reserves become inadequate is far more costly than building them before they’re needed.

properties. If lawmakers want safe, well- Assets — continued from 20 maintained apartment communities for future generations, they must recNicholas Dunlap is the founder and president of ognize that sustainable housing depends Spadra Property Company, Inc., He is also a on sustainable economics. 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.

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.

The Quiet Cost of Government Overreach

Rent control and other increasingly restrictive housing regulations are often presented as protections for tenants. However, their long-term consequences are far less visible. When rental income cannot keep pace with inflation and the rising costs of insurance, labor, materials, utilities, and capital improvements, owners have fewer resources available to reinvest in their properties. Unlike a sudden crisis, the effects emerge gradually. Reserve accounts become underfunded. Capital improvements are delayed. Aging buildings become more expensive to maintain, and the overall quality of the housing stock slowly declines. It is a quiet deterioration that often takes years to become apparent, but by then the cost of reversing it is substantially higher. California’s housing shortage cannot be solved simply by limiting rental income. Preserving existing housing requires policies that allow owners to adequately maintain and reinvest in their September 2026

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Apartment News

Lead & Asbestos: Protecting Residents, Workers and Your Property

enovating or strengthening an older apartment building can uncover conditions that property owners may not expect. Leadbased paint and asbestos-containing materials are two important examples. When construction, repairs or seismic retrofits disturb older building materials, potentially hazardous substances must be identified and handled properly to protect residents, workers and the property itself.

For Orange County rental housing providers, this is particularly important when planning work on older properties. Lead-based paint was widely used in residential buildings before it was banned for consumer use in 1978, while asbestos was historically incorporated into numerous building products, including insulation, flooring, roofing materials, cement products and other construction materials. The presence of these materials does not neces-

BY ALI SAHABI, OPTIMUM SEISMIC

sarily mean they pose an immediate danger. Problems can arise, however, when materials are cut, drilled, sanded, demolished or otherwise disturbed during construction.

Know Before You Start

Environmental testing should be considered early in the planning process, particularly when a project involves Lead & Asbestos — continued on page 26

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opening walls, removing stucco or disturbing existing building materials. Federal, state and local regulations establish requirements for handling lead and asbestos during certain renovation and demolition activities. Depending on the material, building and scope of work, contractors may be required to follow specific notification, containment, worker-protection, removal and disposal procedures. Trying to avoid these requirements can create much larger problems than addressing them correctly from the beginning. Improper disturbance or disposal of hazardous materials can expose workers and residents, delay construction, result in enforcement actions and increase a property owner’s potential liability.

projects. Engineers and contractors sometimes need to expose concealed structural components to determine existing conditions or complete required strengthening. In an older building, opening a wall or removing finishes can reveal materials that require additional testing or specialized handling before work can continue. Discovering asbestos or lead after construction has already started can cause delays and unexpected expenses. Identifying potential environmental issues earlier gives the project team an opportunity to incorporate the appropriate procedures into the construction schedule and budget. Property owners should work with qualified professionals and ensure that any required environmental testing or abatement is performed by appropriately licensed or certified specialists.

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Lead & Asbestos — continued from 24

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Lead & Asbestos — continued on page 32

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Apartment News

Trump Administration Releases Fall Regulatory Plan

Top 10 regulatory actions to monitor over the coming months.

oinciding with America’s 250th Independence Day Celebration, the Trump Administration revealed its 2026 Regulatory Plan and Unified Agenda in July, providing a roadmap of forthcoming federal rulemaking activities. As the Administration makes progress on its regulatory agenda, the National Apartment Association (NAA) continues its advocacy to ensure that White House officials and regulators keep the industry’s perspective top of mind in rental policy discussions. Among the nearly 4,000 regulatory actions included in this Unified Agenda, NAA members should prioritize the following regulatory actions as they evaluate federal policy risks and prepare to operationalize changes in the next 12 months.

Apartment News

Top 10 Regulatory Actions to Watch 1. Federal Trade Commission (FTC) Advanced Notice of Proposed Rulemaking (ANPRM) regarding its Unfair or Deceptive Fees Trade Regulation Rule (Remains Pending Agency Review)—The FTC continues to evaluate whether to amend the Unfair or Deceptive Fees Trade Regulation Rule to address fees and price transparency in the rental housing context. The Commission reported to the Executive Office of the President in July that staff is still reviewing ANPRM comments from April. 2. U.S. Department of Housing and Urban Development (HUD) Second Notice of Proposed Rulemaking on its Implementation of the Fair Housing Act’s Disparate

www.aaoc.com

September 2026

BY NICOLE UPANO, NATIONAL APARTMENT ASSOCIATION

Impact Standard (Announced in August, Comments Due October 9)—HUD seeks public comments on a proposed rule that would amend HUD’s interpretation of the Fair Housing Act’s disparate impact standard to better reflect the Supreme Court’s 2015 ruling in Texas Department of Housing and Community Affairs v. Inclusive Communities Project, Inc. and additional rulings since 2015. 3. HUD Final Rule Establishing Flexibility For Implementation Of Work Requirements And Time Limits in HUD-Assisted Housing Programs (Expected in September) —This rule would provide Public Housing Agencies (PHAs) and Section 8 project-based rental Regulatory Plan — continued on page 30

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Regulatory Plan — continued from 28 assistance (PBRA) owners with the ability to implement work requirements and lifetime limits for work-able adults in public housing or receiving certain tenant-based or project-based rental assistance. According to the rule, PHAs and PBRA owners may consider failure to comply with work requirements as a basis for termination of assistance. 4. HUD Final Rule Rescission of Affirmative Fair Housing Marketing Regulations (Expected in September)—This rule would rescind the Department’s Affirmative Fair Housing Marketing regulations, which require a participant in an FHA insurance or Multifamily Housing rental assistance program to complete and submit a form supplied by HUD that describes its affirmative fair housing marketing plan.

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rule that would revise HUD’s Section 8 Management Assessment Program (SEMAP) regulations governing the assessments, evaluation, and oversight of PHAs administering public housing and Section 8 voucher programs. Under the proposed rule, performance would focus on key indicators such as utilization, physical inspections and management assessments. The proposed rule will establish scoring indicators that are fair across PHAs of differing size and geographical regions and would be based on measurable program outcomes based on data that is already available to HUD.

6. HUD ANPRM Soliciting Comments on HUD’s Regulations Related to Requests for Assistance Animals as a Reasonable Accommodation (Expected in October)—This ANPRM will solicit public comments to help HUD when updating the Reasonable Accommodation guidelines to clarify how to respond to requests for assistance animals (including service animals and emotional support animals).

8. HUD Notice of Proposed Consolidated Regulation for the Improvement of the Section 8 Program (CRISP) (Expected in October)—HUD will seek public comments on its plans to propose a set of uniform policies to govern HUD Office of Multifamily Housing’s Section 8 Project-Based Rental Assistance various contract types that provide Housing Assistance Payments (HAP). To reduce regulatory complexities, HUD proposes a standard program regulation and a standard contract that would be used to renew HAP contracts subject to section 524 of the Multifamily Assisted Housing Reform and Affordability Act of

7. HUD Notice of Proposed Rulemaking on Section 8 Management Assessment Program (SEMAP) Revised Performance Indicators and Assessments (Expected in October)—HUD will seek public comments on a proposed

Regulatory Plan — continued on page 32

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Contact us for real estate portfolio review, workshops, special events, courses and 1:1 reviews. Visit gormanassociates.com for Real Estate, gormaneta.com for Estate Planning, or call (714) 255-9998.

gormanassociates.com gormaneta.com info@wrgorman.com

(714) 255-9998 DRE#00616310

for Americans in Fiscal Year 2025 and 2027)—OSHA proposes a new national standard which would apply setting an ambitious $1.5 trillion cost to virtually all employers conducting savings goal for the next fiscal year. For more timely updates on the outdoor and indoor work across sectors where OSHA has jurisdiction. industry’s advocacy and legal news, register for NAA’s monthly Advocacy The standard would require employers to create a plan to evaluate and Legal Webinar (ALW) series and tune in every third Wednesday of the and control heat hazards in their workplace. It would clarify employer month at 2 pm ET. This webinar is obligations and the steps necessary exclusively for NAA members and affiliate partners. to effectively protect employees from hazardous heat. OSHA noted that it will issue a final rule, “with a view toward avoiding excessive burdens that commenters identified” Lead & Asbestos — continued from 26 including NAA.

Regulatory Plan — continued from 30 1997 (MAHRA). 9. HUD Final Rule on Housing and Community Development Act of 1980: Verification of Eligible [Immigration] Status (Expected in November)—This rule would require the verification of U.S. citizenship or eligible immigration status of recipients of assistance under a covered program and make prorated assistance a temporary condition pending verification of eligible status. Failure to verify eligibility would be a basis for termination of assistance. 10. Department of Labor Occupational Safety and Health Administration (OSHA) Final Rule on Heat Injury and Illness Prevention in Outdoor and Indoor Work Settings (Supplemental Notice of Proposed Rulemaking Expected in December, Final Action Expected October

President Trump’s 10-1 Deregulation construction services for multifamily residential, Initiative continues to underpin the commercial and industrial buildings. With more than Administration’s regulatory priorities. 4,000 earthquake retrofit and renovation projects Whenever an agency promulgates a new completed, Optimum Seismic’s work includes soft-story rule, regulation, or guidance, it must multifamily apartments, tilt-up, non-ductile concrete, identify at least 10 items to repeal. With steel moment frame and unreinforced masonry (URM) this announcement, the Administration buildings. To arrange a complimentary assessment of recommitted to deregulatory actions, your building’s earthquake resilience, contact Optimum celebrating $211.8 billion in cost savings Seismic at (833) 978-7664 or visit optimumseismic.com.

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Apartment News

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September 2026

ADVANCED MAINTENANCE & REPAIR dECKing & wATERPROOFING

ROOFING oCT. 8

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Instructor:

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OCT. 15

OCT. 22

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September 2026

www.aaoc.com

Apartment News

AAOC wishes to thank its valued sponsors who helped make this year’s Summer Cruise possible:

AAOC Summer Cruise Recap

here’s no better way to spend a summer evening in Orange County than with 150 of your fellow multifamily industry professionals attending the Apartment Association of Orange County’s (AAOC) Summer Cruise. This year’s edition of AAOC’s summer signature event was held on Thursday, August 13th —once again onboard the spacious and elegant Endless

• Captain Sponsor—Dedicated Transportation Systems (DTS) • Bar Sponsors—MyQ | LiftMaster; MultiTeam Staffing, Pinnacle Apartment Supply

Dreams in Newport Harbor. Guests were treated to an array of hors d’oeuvres, a full dinner buffet, and creative signature cocktails and other libations while they connected with friends and colleagues, made new acquaintances, and enjoyed the lively music of DJ Ruben Ruiz, some dancing, and even some impromptu karaoke performances.

• Crew Sponsors—Crown Building Services, Miko Development, OC Professional Maintenance Team, National Renovation, Reliant Parking, Revaya, Set-Rents, and Zillow Rentals • Photo Booth Sponsor—Inhabit • Entertainment Sponsor— Apartment SEO

Cruise Recap — continued on page 36

Apartment News

www.aaoc.com

September 2026

California

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

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Drains: Kitchen, Tub, Laundry, Toilet Auger .................................... $98.50 .......................... $125.50 BASIC SERVICE CALL .............................................................................................. $98.50 .......................... $125.50 MAIN SEWER LINE .................................................................................................... $108.50 .......................... $135.50 SLAB LEAK** Location & Repair.................................................................................... $945.00 .................... $1,350.00 Hydrojetting Ground Level Clean-Out, Direct Access, Includes Sewer Camera............ $425.00 .......................... $575.00 Root Buster ...................................................................................................................... $650.00 .......................... $850.00

Water Heater Installation • Backflow Testing, Repairs and Installations

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** Direct access, copper plumbing

September 2026

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Apartment News

Cruise Recap — continued from 34

Cruise Recap — continued on page 38

Apartment News

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September 2026

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We Repair All Home Appliance Brands, Makes & Models We Repair Coin Operated & Commercial Washers & Dryers We Sell New Appliances At Discounted Rates We sell a wide variety makes and models Install & removal of old appliances We have the best warranty in the industry on new home appliances we install

Routine Tune Ups & Maintenance Discounted rates for 5 or more units Extend life of your A/C & heating units

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www.aaoc.com

Apartment News

Cruise Recap — continued from 36

Cruise Recap — continued on page 40

Apartment News

www.aaoc.com

September 2026

Understanding and Managing Today’s Cybersecurity Threats to Your Rental Operations Cybersecurity threats exist in every corner of our online world. Keeping ourselves educated about these threats and taking the steps necessary to maintain the security of our online accounts, our stored data, and our computers and other devices has never been more critical. Clicking on a malicious link in an otherwise normal seeming email or text message, reusing account passwords (or not storing them securely), and using inadequate security software are some of the more common issues that we hear about, but the threats have grown even greater and more sophisticated. This webinar will inform you about the cybersecurity threats and vulnerabilities impacting businesses of all sizes today. Learn practical strategies to mitigate the risks and the steps you should take to protect yourself from attacks that can disrupt or cripple your business operations, threaten your finances, and leave you legally vulnerable.

Presenter:

Michael Christie, MBA Vice President TechHeights

Date: Time: Location: Cost:

Monday, October 19, 2026 10–11 a.m. Zoom Webinar FREE

www.aaoc.com

Apartment News

Cruise Recap — continued from 38

Apartment News

www.aaoc.com

September 2026

APARTMENT ASSOCIATION OF ORANGE COUNTY

2027 MULTIFAMILY FORECAST For the last few years, many multifamily investors have played the waiting game. Waiting for interest rates to fall, values to reset, transactions to pick up, and rent growth to reaccelerate. As we head into 2027, is the wait over or is this simply the new math of multifamily?

The New Math of Ownership—Do the numbers finally work again?

THURSDAY

Thursday, December 3, 2026 7:00–9:30 a.m.

• Rents, Occupancy & The Consume—How much room is left for rents to grow?

The Pacific Club

• Expense Controls—What do you do when revenue growth alone isn’t enough?

4110 MacArthur Blvd. Newport Beach, CA 92660

• California’s Regulatory Reality—How do you invest when the rules keep changing?

Moderator:

Nicholas A. Dunlap

President & CEO Spadra Property Company

(Breakfast will be served)

Panelists:

Jerome Fink

Co-Founder & Managing Partner The Bascom Group

Paul Julian

President Advanced Real Estate

Purchase tables and tickets at www.AAOC.com AAOC MEMBERS — $125 per person, $1,000 per table of 10 NON-MEMBERS — $200 per person, $1,750 per table of 10

Sponsored by:

John R. Williams

President & Chief Operating Officer Avanath Capital Management, LLC

Registration is Open! www.aaoc.com

September 2026

www.aaoc.com

Apartment News

You’re InvIted to our Free Courses In 1031 exChanges, dsts & 721 uPreIts Move beyond basic advice. Our tuition free weekly webinar and conference call series delivers masterclass-level education on advanced 1031 exchange investment strategies right to your home.

Join Our 1031 Exchange DST

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Every Wednesday 11 AM PST/2PM EST* LEARN ABOUT 1031 exchanges, Delaware Statutory Trusts (DSTs), 721 UPREIT opportunities and other tax smart real estate investments.

Or Call 1.855.899.4597

RSVP by calling 1.855.899.4597 emailing info@kpi1031.com, or registering at www.kpi1031.com. You will receive a registration link. *Can’t make the webinar time? Register anyway using the information above and we will send you the video replay.

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1.855.899.4597 emailing info@kpi1031. Dwight Kay, Founder & CEO of Kay Properties presenting the potential dangers of compulsory 721 UPREITs at last year’s Kay Invetor Day.

com, or registering at www.kpi1031.com. You will receive dial-in instructions.

Diversification does not guarantee profits or protect against losses. All real estate investments provide no guarantees for cash flow, distributions or appreciation as well as could result in a full los of investment principal. Please read the entire Private Placement Memorandum (PPM) prior to making an investment. This material is not to be considered tax or legal advice. Please speak with your attorney and CPA before considering an investment. All offerings discussed, if any, are Regulation D, Rule 506c offerings. Past performance is not a guarantee of future results. Securities offered through FNEX Capital, member FINRA, SIPC.

Apartment News

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September 2026

Visit www.kpi1031.com or Call 1.855.899.4597

Your 1031 Exchange Is Just the Beginning. Let’s build your 1031 Exchange, Delaware Statutory Trust portfolio, & 721 UPREIT exit

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A frequent contributor to...

*Potential returns and appreciation are never guaranteed and loss of principal is possible. Please speak with your CPA and attorney for tax and legal advice.*The There is a risk Investors may not receive distributions, along with a risk of loss of principal invested. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. This material is not to be construed as tax or legal advice. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through FNEX Capital.

September 2026

www.aaoc.com

Apartment News

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

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

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Apartment News

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Orange County’s “go-to” roofing partner for Professional Property Managers, HOAs and Owners of single and multi-family residential properties

Repairs Inspections Roof Replacements Roof and Gutter Cleaning and Maintenance Skylight Installation Attic Ventilation Systems Chimney Covers/Spark Arrestors

(714) 538-3330 Office

September 2026

www.monumentroofing.us

A SPECIAL WELCOME TO OUR NEWEST MEMBERS! New Supplier Members ApartmentRatings & SatisFacts 909 North Pacific Coast Hwy., 11th Floor El Segundo, CA 90245 (310) 944-0808 marketing@satisfacts.com http://www.satisfacts.com National Renovation 1461 N. Daly St., Anaheim, CA 92806 (909) 606-0370 marc@nationalrenovationinc.com https://nationalrenovation.com/ IDIQ 43426 Business Park Dr. Temecula, CA 92590 (310) 347-8126 nboehle@idiq.com — https://idiq.com LeaseBase, Inc. 2612 Kokanee Way Sacramento, CA 95826 (916) 862-6230 rachid@leasebase.ai https://leasebase inc.ai

Geobear CA, LLC 22603 E. La Palma Ave., Ste. 302 Yorba Linda, CA 92887-6710 (855) 985-4815 dante.miller@geobear.com https://geobear.com SetRents 1247 West Grove Ave., Suite A Orange, CA 92865 (269) 267-7225 isaac@setrents.com https://setrents.com/ OurPetPolicy 950 W. Bannock St., Suite 860, Boise, ID 83702 (208) 821-5045 tradeshow@ourpetpolicy.com https://ourpetpolicy.com

New Members 580 Anton—Mill Creek Residential Aaron Riordan Barbara Harris Frigge Domenick Nunnari El Dorado El Paseo Apartments—Avenue5 Residential Endeavor Agency Hannah Lam J & B Family LLC Jamboree Housing Corporation Jefferson Cenza—Greystar Kevin Wong Kim Espinosa La Mancha Apartments Leslie Greubel Properties Marche Boose-Welch Meadowlake—CMH Ltd. Mosham Properties Oakridge—CMH Ltd. Pacific Management Group Pottery Court Santa Alicia The Ashton—FPI Management The Yimoroyi Trust Windrow WSW Property Ventures LLC

BUILT FOR THE WAY PROFESSIONALS ACTUALLY WORK. ALN OnLine gives you access to reliable, nationwide multifamily data in a platform designed for real workflows. Search properties, analyze markets, and generate reports without slowing down or switching between tools. Learn more at alndata.com/aln-online

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ALN Apartment Data Sales@alndata.com 800.643.6416 x 3

September 2026

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Apartment News

SUPPLIER CORNER Real Property Management Optimal

Real Property Management Optimal isn’t your typical property management company and that’s by design. Owner Leo Stein built the company on a foundation most competitors don’t have: years in HR leadership and legal compliance, including firsthand experience with state, federal, local, and DRE audits. That background means Leo knows exactly where the compliance landmines sit and builds protection against them into every part of the business. “I know what not to do, because I’ve lived through the audits that catch people doing it,” Stein says. “That’s the difference we bring to every property we manage.” Stein, recently profiled in Saddleback City Lifestyle for his disciplined, precision-driven leadership style, brings that same philosophy to every property

his team manages: composed under pressure, decisive with purpose. “The goal isn’t just to move fast,” he says. “It’s to arrive precisely where you intended, with control, confidence, and results.” As part of the Real Property Management franchise, backed by 35+ years of national experience and a network managing over $16 billion in rental assets, Real Property Management Optimal pairs that scale with a true, white-glove approach for Orange County owners. Its proprietary Wealth Optimizer tool gives owners a clear, data-driven picture of their property’s real performance: cash flow, appreciation, ROI, and long-term planning, not just monthly rent collection. Real Property Management Optimal also runs an active Realtor Referral Program, giving local agents a trusted management resource for their clients, with a promise that when a client is

ready to sell, they’re referred straight back to their agent. Whether you’re an owner seeking compliant management, or an agent seeking a referral partner who protects your client relationships, Real Property Management Optimal delivers real value, real protection, and real results. Learn more at www.rpmoptimal.com, or reach out directly to discuss how we can support your business at (949) 3911019 or leo@rpmoptimal.com.

Over 40 Years of Owner-Operator Excellence 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.

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Call Today 949.851.0995 46

Apartment News

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1451 Quail Street, Suite 200, Newport Beach, CA 92660 September 2026

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 LeaseBase Inc SetRents Yardi Systems Inc.

Answering Service Frontdesk AI

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

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

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

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

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

R&B Wholesale Distributors, Inc. T and T Appliance Rental, Inc. WASH Multi Family Laundry Systems West Coast Chief Appliance

Biohazard

Appraisal

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

CMP Appraisal

Boiler Systems

Asbestos

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

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

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

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

Balconies & Decks

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

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 National Renovation OC Professional Maintenance Team Pinnacle Apartment Supply Titanium Restoration Services Restoration Services Company

September 2026

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

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

Closet Doors Argos Home Systems Inc The Door & Window Company

Supplier Directory — continued on page 48

www.aaoc.com

Apartment News

Supplier Directory

Content Restoration

continued from page 47

1-Tom-Plumber in Anaheim-Brea

Synergy Companies Yardi Systems Inc.

Coin-Operated Laundry Equipment

Contract Services

Environmental Consulting & Training

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

Argos Homes Systems CAMP Facility Services City Wide Protection Service

Collections

Buffalo Maintenance, Inc. KJ Design Center

Countertops

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

Deck Coatings, Magnesite Repairs, Waterproofing

Communications Cox Communications Frontdesk AI

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

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

Construction Defect Specialist Geobear CA LLC 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

Apartment News

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

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

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

Fencing & Gates

Drain Cleaning

Financial Planning

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

www.aaoc.com

September 2026

Buffalo Maintenance, Inc. Premier Commercial Painting South, Inc. 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 National Renovation Real Floors Sitton Flooring Urban Surfaces VacuuBondLVT

Furnaces Fire-N-Ice West Coast Chief Appliance

Furniture/Furniture Rental

Interior Design

AFR Furniture Rental CORT Furniture Rental PatioShoppers

BEHR Paint Company Contract Carpet Corporation MirrorMate Frames VacuuBondLVT

Garage Doors Hometime Windows and Doors

Investments

General Contractor

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

Alpha Structural Inc. Angelo Termite and Construction BELFOR Property Restoration Buffalo Maintenance, Inc. Deck Diagnostics EmpireWorks Reconstruction and Painting Geobear CA LLC 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

Geobear CA LLC Ingersoll Rand KD Electric Company LeaseBase Inc Miko Development, Inc. MirrorMate Frames OC Professional Maintenance Team Pilot Painting & Construction Pinnacle Apartment Supply

Marketing

Cmax Sanitary Anaheim Strategic Sanitation Services

apartments.com Frontdesk AI Intellirent Renew Tour24 Zillow Rentals

Junk Removal & Hauling

Mold Remediation

Janitorial

Cmax Sanitary Anaheim Dignified Bio-Cleaning Kraken Restoration Inc. The Junkluggers of Orange County Trash Butler Buffalo Maintenance, Inc. CALbath Copper Home MirrorMate Frames OC Professional Maintenance Team Pinnacle Apartment Supply

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. National Renovation PRC Restoration Roto Rooter Service Company Service First Restoration Inc

Laundry Equipment & Services

Multi-Family Advisory Services

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

Odor Removal

Kitchen Renovations

Gorman & Associates, Inc. SNR Law Group, PC Alliance Environmental Group Bio SoCal Dignified Bio-Cleaning Strategic Sanitation Services

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

Leak Detection

Internet Services

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

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

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

Outdoor Furniture & Refinishing PatioShoppers

Paint Sales & Service

Lending Institutions

Mailboxes Orange County Mailboxes

Inspections

Maintenance, Repairs, Products

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

Aquinas HVAC AutoHot Bar-B-Clean BEHR Paint Company BGSF Buffalo Maintenance, Inc. Contract Carpet Corporation CraftWorks Painters

September 2026

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 SetRents

Supplier Directory — continued on page 50

www.aaoc.com

Apartment News

Supplier Directory

Property Management

continued from page 49

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

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

Property Management Software

Pet Waste

AutoHot Inhabit Inspection Express LeaseBase Inc Reliant Parking Solutions, LLC Renew SetRents Snappt Inc. TenantSider Inc. Yardi Systems Inc.

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

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

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

Real Estate/Investments

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

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

YOU!

Apartment News

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

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September 2026

Pilot Painting & Construction Service First Restoration Inc Spyder Construction VacuuBondLVT

Rent Payment System Inhabit LeaseBase Inc

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

Resident Services IDIQ Remote Ally WithMe

Resident Surveys ApartmentRatings & SatisFacts

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. Geobear CA LLC Miko Development, Inc. One Structural — Balcony1 • Retrofit1 • ADU1 Optimum Seismic, Inc.

Service and Leasing Renew SetRents Snappt Inc. TheGuarantors Tour24

Staffing Service

Training

Waterproofing

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

Intersolutions — Property Management Staffing Specialists

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

Surface Restoration CraftWorks Painters VacuuBondLVT

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

Tax Planning

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

Utilities & Sub Metering Livable Inhabit

Water Removal

Video Commercials Intersolutions — Property Management Staffing Specialists

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

Windows & Doors

Charitable Trust Administrators, Inc.

Water Heaters

Telecommunications

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

Cityside Fiber Cox Communications Spectrum Community Solutions

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

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

Window Coverings Hometime Windows and Doors Pinnacle Apartment Supply

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

Theresa Nisco Simes Your Local Agent License #0647512 17165 Newhope St Ste F Fountain Valley, CA 92708 tsimes@farmersagent.com

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

September 2026

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Apartment News

Apartment Association of Orange County’s

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

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

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

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

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

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

Apartment 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 ApartmentRatings & SatisFacts 909 North Pacific Coast Hwy., 11th Floor, El Segundo, CA 90245 (310) 944-0808 marketing@satisfacts.com — http://www.satisfacts.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

Apartment News

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

www.aaoc.com

September 2026

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 Ben’s Asphalt & Maintenance Co. Heather Weeks 2200 S. Yale St. Santa Ana, CA 92704 (714) 540-1700 heather.weeks@bensasphalt.com BGSF Shannon Valentino 5850 Granite Parkway Plano, TX 75024 (714) 654-9498 svalentino@bgsf.com — http://www.bgmultifamily.com Bio SoCal Alan Cohen Alan@BioSoCal.com 4607 Lakeview Canyon Road, Ste 498 Westlake Village, CA 91361 (818) 839-9000 Info@BioSoCal.com — https://biosocal.com/

Black Bird Fire Protection, Inc. Richard Eyssallene richarde@blackbirdfire.com 10282 Trask Ave Ste D Garden Grove, CA 92843 (714) 462-6095 info@blackbirdfire.com — https://blackbirdfire.com/ Blueray Management LLC Abby Pearose abby@swimblueray.com 10661 Ellis Avenue Suite E Fountain Valley, CA 92708 (949) 887-5985 info@swimblueray.com — http://www.swimblueray.com BluSky Restoration Contractors, LLC Robert Canchola 1183 Warner Ave Tustin, CA 92780 (657) 406-4351 robert.canchola@goblusky.com — http://www.goblusky.com BMS CAT of Southern California Timothy Keller tim@drymaster.com 26021 Pala Dr #150 Mission Viejo, CA 92691 (949) 422-8708 tkeller@bmsmanagement.com — http://bmscat.com Bob Peters Fire Protection, Inc. Laurie Vandebrake 3397 East 19th Street Signal Hill, CA 90755 (562) 424-8486 LaurieV@bobpetersfire.com

Brennan Law Firm Michael Brennan mike@mbrennanlaw.com 67 Live Oak Avenue Suite 105 Arcadia, CA 91006 (626) 294-0500 cynthia@mbrennanlaw.com — http://www.mbrennanlaw.com See the Advertisers Index on Page 64 for the location of our ad.

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.

Supplier Contact Index — continued on page 54

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RESIDENTIAL REPAIRS ResidentialRepairsHandyman.com Licensed, Bonded & Liability Insurance

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

September 2026

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GenuineManaged.com

Apartment News

Supplier Contact Index — continued from page 53

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 CBRE Multifamily SoCal—Dan Blackwell & Team Christina Tang 18575 Jamboree Rd, Suite 600 Newport Beach, CA 92612 (949) 307-8319 christina.tang@cbre.com — http://multifamilysocal.com

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

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

Citizens Business Bank Michael Duran 2650 E Imperial Hwy Brea, CA 92821 (714) 996-8150 mduran@cbbank.com — http://www.cbbank.com Cityside Fiber Mike Gourzis 100 Spectrum Center Drive Suite 500 Irvine, CA 92618 (833) 318-4646 mike.gourzis@citysidefiber.com — http://citysidefiber.com City Wide Protection Service Darryl Bennett 9320 Willowgrove Avenue, Ste F Santee, CA 92071 (619) 938-2333 darrylb@cwpsusa.com — http://citywideprotectionservices.com

Cmax Sanitary Anaheim Andrew Pacheco 2644 South Cedar Ridge Place Ontario, CA 91761-7430 (909) 438-6293 andrew@cmaxwash.com CMP Appraisal Mark Buhler 32565 Golden Lantern St B368 Dana Point, CA 92629 (949) 388-4943 mark@cmpappraisal.com Coachella Valley Public Safety Adrian Estrada adrian.estrada@coachellavalleypublicsafety.com 81701 US Highway 111, Suite #5 Indio, CA 92201 (760) 625-2159 info@coachellavalleypublicsafety.com www.coachellavalleypublicsafety.com Contract Carpet Corporation Mark Lacey 850 Enterprise Way Fullerton, CA 92831 (714) 888-3250 mlacey@contractcarpetcorp.com https://www.contractcarpetcorp.com/ Copper Home Charlie Rebich 2827 Seventh St Berkeley, CA 94710 (415) 342-5901 charlie@copperhome.com Corky’s Pest Control Todd McMackin 150 Vallecitos De Oro San Marcos, CA 92008 (818) 873-9021 todd.mcmackin@corkyspest.net CORT Furniture Rental Carleen Martin 8484 Wilshire Boulevard Suite A Beverly Hills, CA 90211-3227 (949) 852-0711 Carleen.Martin@cort.com — http://www.cort.com Cox Samya Nelson 27121 Towne Centre Dr #125 Foothill Ranch, CA 92610 samya.nelson@cox.com — http://cox.com CraftWorks Painters Chakong Xiong 1462 East 33rd Street Signal Hill, CA 90755 (714) 928-2920 chakongx@craftworkspainters.com http://www.craftworkspainters.com Crank Waterproofing Rocky Glover 134 Commercial Way Costa Mesa, CA 92627 (949) 374-2628 info@crankdeckandroof.com Crest Pest Control Jake Shubin 2709 S Orange Avenue, Unit C Santa Ana, CA 92707 (949) 424-5000 jake@crestpestco.com — https://crestpestcontrol.com/ Crown Building Services Inc. Jason Maslach 548 Malloy Ct. Corona, CA 92878 (714) 694-1007 jason@crownservicesinc.com — http://www.crownservicesinc.com

Deans & Homer, Renter’s Insurance Debbie Halverson 24261 La Hermosa Avenue Laguna Niguel, CA 92677 (949) 231-8495 debbieh@deanshomer.com — http://www.insureyourstuff.com Deck Diagnostics Ronald White 17341 Irvine Boulevard Suite 200 Tustin, CA 92780 (714) 502-9029 hdc.canfixit@gmail.com — https://deckdiagnostics.com/ See the Advertisers Index on Page 64 for the location of our ad.

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

Supplier Contact Index — continued on page 56

Apartment News

www.aaoc.com

September 2026

APARTMENTS | RESIDENTIAL | HOA | COMMERCIAL

Buffalo Maintenance Inc. The Original Apartment Specialist

WE ARE YOUR TRUSTED SOURCE AND SUPPORT TEAM

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

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

September 2026

www.aaoc.com

Apartment News

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

Frontdesk AI Dea Skenderi 148 Lafayette Street New York, NY 10002 (973) 830-9213 dea@myaifrontdesk.com FWC, LLC Robert Fleeger 2007 East Miraloma Avenue Placentia, CA 92870 (714) 471-7924 Robert@fwccompanies.com Genesis Bank Jamie Hauer 4675 MacArthur Ct Suite 1600 Newport Beach, CA 92660 (949) 273-1275 gbmarketing@mygenesisbank.com — https://mygenesisbank.com/ Geobear CA LLC 22603 E. La Palma Ave., Ste. 302, Yorba Linda, CA 92887-6710 (855) 985-4815 dante.miller@geobear.com — https://geobear.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

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.

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

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/

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

Supplier Contact Index — continued from page 54

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

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

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 IDIQ 43426 Business Park Dr., Temecula, CA 92590 (310) 347-8126 nboehle@idiq.com — https://idiq.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

Supplier Contact Index — continued on page 58

Apartment News

www.aaoc.com

September 2026

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Supplier Contact Index — continued from page 56

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 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

LeaseBase Inc 2612 Kokanee Way, Sacramento, CA 95826 (916) 862-6230 rachid@leasebase.ai — https://leasebase inc.ai 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 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 Renovation 1461 N. Daly St., Anaheim, CA 92806 (909) 606-0370 marc@nationalrenovationinc.com — https://nationalrenovation.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.

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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.

OurPetPolicy 950 W. Bannock St., Suite 860, Boise, ID 83702 (208) 821-5045 tradeshow@ourpetpolicy.com — https://ourpetpolicy.com Pacific Coast Commercial Pool Service Inc. Roger Klump 5282 Acacia Ave Garden Grove, CA 92845 (714) 351-1881 rdklump@gmail.com — http://pccpools.com/ 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 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

Real Floors Delia Chamberlain delia.chamberlain@realfloors.com 560 Webb Industrial Dr Marietta, GA 30062 (810) 444-1550 jessica.mcconnell@realfloors.com Real Property Management Optimal Leo Stein 65 Enterprise Aliso Viejo, CA 92656 (949) 391-1019 leo@rpmoptimal.com

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

Supplier Contact Index — continued on page 60

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Supplier Contact Index — continued from page 59

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

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 SetRents 1247 West Grove Ave., Suite A, Orange, CA 92865 (269) 267-7225 isaac@setrents.com — https://setrents.com/ Sitton Flooring Scott Rawley 1901 Vía Burton Anaheim, CA 92806 (714) 457-8870 srawley@sittonflooring.com Snappt Inc. Daniel Cooper 6100 Wilshire Boulevard Los Angeles, CA 90048 (714) 812-2340 dcooper@snappt.com — https://www.snappt.com/ SNR Law Group, PC Sakeenah Redmond 17821 E 17th Street 145 Tustin, CA 92780 (714) 731-0900 sredmond@SNRLawGroup.com Spectrum Community Solutions Christina Sedrak-Soliman 400 Washington Blvd Tower II, 5th Floor Stamford, CT 06902 (203) 705-5608 christina.sedrak-soliman@charter.com Spencer Fane LLP Tawnza Kring tkring@spencerfane.com 225 West Santa Clara Street Suite 1500 San Jose, CA 95113 (408) 286-5100 info@spencerfane.com

Spyder Construction Ryan Champagne 32565 Golden Lantern #173 Dana Point, CA 92629 (949) 842-7019 rchampagne@spydercon.com Strategic Sanitation Services Bill Sowers 25801 Obrero Drive #11 Mission Viejo, CA 92691 (949) 813-5888 bills@wasteoptemize.com — http://www.wasteoptimize.com Stream Realty Partners—Pat Swanson Pat Swanson 19200 Von Karman Avenue, Suite 800 Irvine, CA 92612 (949) 203-3049 pat.swanson@streamrealty.com — http://www.streamrealty.com Synergy Companies Douglas Price 90 Business Park Drive Perris, CA 92571 (951) 443-6151 Doug.Price@synergycompanies.com https://www.synergycompanies.com/ T and T Appliance Rental, Inc. Theresa Magee 5608 East La Palma Avenue Anaheim, CA 92807 (714) 238-0038 rent@tandtappliances.com TenantSider Inc. Mustafa Bostanci 14 Donatello Aliso Viejo, CA 92656 (562)501-8235 mustafa@tenantsider.com The Door & Window Company Elsa Pizana 1529 W. Alton Avenue Santa Ana, CA 92704 (714) 754-4085 elsa@thedoorandwindow.com http://www.thedoorandwindow.com The Junkluggers of Orange County Kyle Mussche 1135 West Katella Avenue Orange, CA 92867 (714) 493-7625 kyle.mussche@junkluggers.com The Liberty Group Chris Burger chrisb@thelibertygroup.com 500 N. State College, Suite 1100 Orange, CA 92868 (951) 744-0057 Socal@thelibertygroup.com — http://www.thelibertygroup.com

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

DO YOU KNOW... AAOC provides legislative representation and advocates for its members in Sacramento, in all 34 Orange County cities, and in 14 Riverside County cities? If you are struggling with a local law or regulation that is affecting you and your rental property operations, contact Chip Ahlswede at (714) 245-9500 or chip@aaoc.com.

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September 2026

TheGuarantors Alexandra Nazaire associations@theguarantors.com 1 World Trade Center New York, NY 10007 (212) 266-0020 success@theguarantors.com Titanium Restoration Services Victor Martinez P.O Box 4584 Anaheim, CA 92801 (714) 290-5875 titaniumrestoration@gmail.com To’ and Mo’ Towing Robert Heer, Jr. 518 N. Poinsettia Ave. Santa Ana, CA 92701 (714) 543-0879 rchjr@pacbell.net — https://www.toandmotowing.net/ Tour24 Amy Marthaller 3316 East Lochleven Lane, Unit B Orange, CA 92869 (714) 718-3891 amym@tour24.io Trash Butler Alexandra Elzey 4411 West Tampa Bay Boulevard Tampa, FL 33614-7803 (877) 941-1007 marketing@trashbutler.com — https://www.trashbutler.com/ Urban Surfaces Brandon Cutler 2380 Railroad Street, Building 101 Corona, CA 92878 (951) 223-4645 brandon.c@urbansurfaces.com — https://www.urbansurfaces.com/

USGI_Upland Group William Estela 1615 French Street suite 201 Santa Ana, CA 92701-2475 (855) 787-5263 westela@usg.org — http://www.usg.org VacuuBondLVT Shandin Wilson 9108 Pittsburgh Avenue Rancho Cucamonga, CA 91730 (909) 444-2745 shandin@vacuubondlvt.com — https://www.vacuubondlvt.com/ Valet Living Laura Lemansky 10150 Highland Manor Drive Suite 120 Tampa, FL 33610-9713 (562) 522-3309 laura.lemansky@valetliving.com — http://www.valetliving.com WASH Multi Family Laundry Systems Joanne Venter 2200 W 195th Street Torrance, CA 90501 (800) 421-6897 joannev@washlaundry.com — http://www.washlaundry.com See the Advertisers Index on Page 64 for the location of our ad.

Water Heater Man Inc. Tommy Guerra (714) 282-7098 tommyg@waterheatermaninc.com http://www.waterheatermaninc.com Water Heaters Only, Inc. Thomas Gill 970 E. Main Street #200 Grass Valley, CA 95945 (833) 500-0180 thomasg@waterheatersonly.com — https://waterheatersonly.com/

Wesierski & Zurek LLP, Lawyers Thomas B Cummings Esq. 1 Corporate Park Dr Fl 2 Irvine, CA 92606 (949) 975-1000 tcummings@wzllp.com — http://www.wzllp.com West Coast Chief Appliance 3300 North San Fernando Boulevard Unit 101 Burbank, CA 91504 (714) 418-4997 michael@chiefappliance.com

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

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

S.E. ELECTRICAL SERVICES, INC.

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

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

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

Best Electricians in Irvine

2023

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

6282 Abraham Avenue Westminster, CA 92683

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

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