Written by Apartment Management Magazine on . Posted in Blog, Laws & Regulations, Leases & Legal


Governor Signs Assembly Bill 3088, the “Tenant, Homeowner, and Small Landlord Relief and Stabilization Act of 2020”

Bill Passed by Overwhelming Majority, Bipartisan Vote in Both the Assembly (59-9) and Senate (33-2)

As anticipated, late Monday night, Assembly Bill 3088, the “Tenant, Homeowner, and Small Landlord Relief and Stabilization Act of 2020” was signed into law by Governor Gavin Newsom and takes effect immediately.  The “key” provisions contained in the legislation are described below.

Written by Apartment Management Magazine on . Posted in Blog

In response to the Coronavirus (COVID-19) pandemic, cities throughout California are issuing orders and adopting urgency ordinances establishing temporary eviction moratoriums on evictions due to non-payment of rent for renters impacted by COVID-19.  Some cities are also prohibiting “no-fault” evictions except in limited circumstances.  In addition, some cities are also prohibiting Ellis Act evictions.

The number of cities that have instituted temporary eviction moratoriums continues to expand.  The list provided below is a sampling of the cities, with links to their orders and/or ordinances, that have implemented temporary moratoriums and not inclusive of all the cities that may adopt such moratoriums.  The Apartment Association of Greater Los Angeles is committed to providing updated information throughout the pandemic.

Coronavirus (COVID-19): How Should Landlords Respond?

Written by Apartment Management Magazine on . Posted in Blog, For Landlords, Landlord Tips, safety

Rely on the People Who Know Science.

When coronavirus has been detected in a rental unit, the first and most compelling course of action is to call local public health officials to seek guidance in how to handle it.

Ask the infected tenant to voluntarily place themselves in a hospital facility, or at a bare minimum, self-isolate themselves.  For someone who exhibited symptoms or has tested positive, the most prudent course of action is to admit themselves into a medical facility. We still do not yet know, though, if the health care system can accommodate an influx of patients. In last Sunday’s press conference, New York Governor Andrew Cuomo says a serious concern for his state (and, by extension, California) is that the number of infected people can severely tax the resources of hospitals.  Alternatively, a resident who tests positive for the virus can ideally self-isolate themselves in the rental unit.  Asking someone to sever ties with the rest of the world, of course, is a request that is hard to swallow, but hopefully heeded.  Tenants who are infected should be told that in the interest of transparency, other residents will be notified that someone in the building has tested positive; however, the name of the inflicted tenant shall remain anonymous.

Public Health Advisory – March 24, 2020 Event Postponed

Written by Apartment Management Magazine on . Posted in Blog

As the situation surrounding COVID-19 (coronavirus) continues to evolve, the Apartment Association of Greater Los Angeles and the producer of the Income Property Management Expo & Maintenance Mania has been committed to working closely with the City of Pasadena Public Health Department, Los Angeles County Department of Public Health and we have been monitoring guidance being communicated by the Centers for Disease Control and Prevention.

State public health experts have determined that gatherings should be postponed or canceled across the state until at least the end of March. Non-essential gatherings must be limited to no more than 250 people, while smaller events can proceed only if the organizers can implement social distancing of 6 feet per person. Gatherings of individuals who are at higher risk for severe illness from COVID-19 should be limited to no more than 10 people, while also following social distancing guidelines.

As a result, we are postponing the March 24th Income Property Management Expo until Wednesday, October 7th.  The Expo at that time will again take place at the Pasadena Convention Center. In addition, Maintenance Mania will be cancelled until further notice. Additional information regarding the event will be made available as soon as possible.

New California Rental Housing Laws: AB 1482 Is Only the Beginning…

Written by Apartment Management Magazine on . Posted in Blog

While the rental housing industry in California has been abuzz about the latest rent control and “just cause” eviction law (more on that below), Gov. Newsom has passed five other rental laws. From extended rent increase notices to the mandatory acceptance of Section 8 vouchers, you won’t want to miss these other hot-off-the-press laws.

Dear Maintenance Men

Written by Apartment Management Magazine on . Posted in Blog

Dear Maintenance Men

By Jerry L’Ecuyer and Frank Alvarez 

Q: I have owned an apartment building since the early 1970s and have always performed my own repairs and general maintenance.  Lately, I have been struggling with kitchen and bathroom faucet repairs.  I am handy, so I am not referring to the actual physical aspect of repair, but the decision to repair or replace a faucet.  Over the many years of ownership, I have replaced my older stem and rubber washer (Compression) faucets to the newer washer-less and single handle models.  The problem is, I now have a difficult time finding parts or the cost of repair is awfully close to buying a new fixture.  What do you suggest I do?

A: Your issue is not unusual.  Today, a typical repair of any medium quality faucet can cost 30% versus. replacing the same faucet.  The difference and deciding factor will be the quality of the faucet you are repairing.  For instance, the cost of repairing extremely “cheap” or off-brand fixtures is not worth the time or effort as they will continue to fail in a short amount of time.  Most brand name fixtures will last you 10 years or so, depending on the following factors: use and abuse, maintenance, installation, finish, water quality, and the model of fixture.

Legal Corner: Tenant Screening Advice

Written by Apartment Management Magazine on . Posted in Blog

Legal Corner: Tenant Screening Advice

By Stephen C. Duringer, Esq., The Duringer Law Group, PLC

Question.  Given all the drama of the last few months, I really understand the importance of tenant screening.  Could you please provide information on the best resident screening practices that you and your clients use?

            Jeff W., Beverly Hills

Answer.  Proper tenant screening begins with a rental application you can get online from the Apartment Association of Greater Los Angeles, which needs to be completed, and signed by every adult applicant.  Verify that the application is complete and legible, photocopy the prospect’s government issued photo identification, e.g., driver’s license, identification card, or passport, and keep the photocopy with your file.  Verify that the signature on the application matches the identification, and the picture matches the person standing in front of you.

Preparing Your Tenants For the Digital Future

Written by Apartment Management Magazine on . Posted in Blog, Webinar

WHEN: 11:00 A.M. – 12:00 P.M. on Thursday, November 19th, 2020

The FUTURE of Smart Apartment Technology: How to Prepare YOUR Tenants for the Digital Future

As the multifamily rental housing industry evolves, how should YOU and YOUR rental communities prepare for the digital future? To answer this, we will discuss what we anticipate this digital future will look like based on the latest tenant research, while also providing a breakdown of the latest smart technology options.

When: Thursday, November 19, 2020 from 11:00 A.M. – 12:00 P.M. (Noon)

How to Attend: Exclusively for AAGLA Members, please login to register at link below.

Join us for this important webinar and discover the latest applications in smart apartment technology that will soon impact how YOU conduct business. Smart apartment technology offers multifamily properties all the latest products in property automation. With smart apartment technology, property management personnel can build safer, more connected communities by deploying new management software and automated devices, such as smart locks, water leak detectors, and much more. Not only can YOU automate and improve efficiencies, but YOU can save money.

During this important webinar, we will cover:

  • How YOU can prepare YOUR tenants for the digital future.
  • Gain important insights into what YOUR tenants want.
  • Learn how you can be proactive in “Future-Proofing” your property.
  • How YOU can evaluate smart technology and deploy “must-have” apartment features of the future.
  • How YOU can address the latest in security and connectivity issues and best overcome these challenges.
  • Understand how integrated technology can be valuable to owners and property managers.
  • And, of course, much, much more! Q&A to Follow…

GUEST SPEAKERS:  Kyle Finney and Mira Malek
Business Development Managers at Arize

They share a passion for emerging technologies in the multifamily industry. Kyle has worked in commercial real estate in both the Phoenix and Las Vegas markets for the past 4 years. Kyle heads up initiatives for adopting new technologies and leading both marketing and sales strategies. Mira has had over 8 years of real estate experience in Southern California, starting as a real estate agent flipping homes in Los Angeles. She has also worked with the largest hard money lender in the nation, in both acquisitions and wholesale. They both lead IoT-backed smart technology initiatives that attract and retain tenants, increase operational efficiencies, and net higher operating income.

Feature Sponsor: Arize

Presenting Sponsor: Livable

Navigating the Layers of Law During a Pandemic

Written by Apartment Management Magazine on . Posted in Blog, Webinar

WHEN: 11:00 A.M. – 12:00 P.M. on Tuesday, November 17th, 2020

SEEKING LEGAL ADVICE?…Esteemed Landlord Attorney, Ms. Tracey Merrell, Discusses the Current Regulatory Environment and Takes YOUR Questions

Tracey Merrell, attorney at Kimball, Tirey & St. John, LLP is back in the house.  She will be on hand taking your questions.  So come ready to ask and receive her advice.

YOU DON’T MISS THIS IMPORTANT UPCOMING, NEW WEBINAR – THIS IS YOUR CHANCE TO GET YOUR LEGAL QUESTIONS ANSWERED BY CALIFORNIA’S TOP LANDLORD ATTORNEY…FOR FREE!  Learn about when and how you can evict your problem tenants, how the newly passed state eviction “stop-gap” law impacts YOU, legal strategies you can deploy for when the emergency declaration has ended and understand your rights as a rental property owner.  

Please join us on Tuesday, November 17, 2020 at 11:00 a.m. as Tracey Merrell, the Managing Attorney of Education for Kimball, Tirey & St. John LLP provides YOU with important regulatory updates and responds to your questions.


  • Different Layers of Federal, State, and local laws: What you can do under one layer of law may be prohibited elsewhere
  • Assembly Bill 3088 – COVID Tenant Relief Act 
  • The CDC National Eviction Moratorium: The clarification from the FAQs and how it might affect your case
  • How much longer can your tenants withhold rent from YOU?  What can and should you be doing TODAY?
  • Can YOU proceed with an eviction at this time?  What are the best strategies YOU can deploy right now?
  • Are there different rules depending on what jurisdiction your property is in?
  • What time does happy hour start? (e.g., When will the emergency declaration be lifted and we go back to normal?)
  • And, much, much more…including Q&A session with Tracey Merrell, the Managing Attorney of Education for Kimball, Tirey & St. John, LLP.  Attendees will have the opportunity to submit questions in advance of the webinar and ask questions submitted live during the live presentation.

GUEST SPEAKER:  Tracey Merrell, Esq
Managing Attorney of Education at Kimball, Tirey & St. John

Ms. Merrell began her career representing banks in post foreclosure evictions throughout all 58 counties in California. As bank owned foreclosures slowed down, she transitioned into evictions for management companies and individual owners. She is experienced in all aspects of litigation, from the development of case strategy, through discovery, depositions, motion practice, and trials including bench and jury. She joined our office as a trial attorney and has extensive experience in court making hundreds of appearances a year since joining the firm. She has in depth knowledge of the Los Angeles Rent Stabilization Ordinance. Ms. Merrell transitioned to the Education Department to further her goal of providing training and knowledge to both clients and staff. She received her Juris Doctor degree at DePaul University College of Law.

Feature Sponsor: Kimball, Tirey & St. John LLP

Presenting Sponsor: MoldZero

EVICT-A-GEDDON The Promises and Pitfalls of Collecting Rent

Written by Apartment Management Magazine on . Posted in Webinars On-Demand

Thursday, November 5th, 2020

GUEST SPEAKER: Carlton van Putten has been a real estate investor and landlord for over 20 years. He is currently the CEO of PayRent- an online rent payment and property management platform. He has over 25 years of experience as a software and payments executive with a keen focus on high-growth and startup tech companies. In addition to running a fast-growth fintech company, he contributes regularly to tech incubators in and around the Salt Lake City area and to numerous blogs.

PayRent is the safe and simple way to collect rent.  They help property owners and managers collect rent online safely, reliably and automatically.  You already have enough on your plate. Maintenance, repairs, regulations, inspections, an endless list of chores that take over your day. PayRent will help you take rent collection off your to-do list with just a few clicks.  For more information, visit: http://payrent.com/aptnews

State of Affairs – Eviction Laws & Where We Are Headed, Presented by Brennan Law Firm

Written by Apartment Management Magazine on . Posted in Webinars On-Demand

Tuesday, October 27, 2020

Michael Brennan, Esq. is the managing partner and founder of the Brennan Law Firm, one of the premier landlord-tenant law firms in Southern California, representing landlords exclusively in evictions, judgment enforcement, and other landlord-tenant matters. 

The Brennan Law Firm represents landlords in every aspect of landlord-tenant matters, including initial lease negotiations and drafting, to unlawful detainer litigation.  There is no firm or individual in this industry who can handle your case more aggressively, knowledgeably, or quickly than the Brennan Law Firm.  The Brennan Law Firm gets the job done right in a professional, efficient, and cost-effective manner due to their experience and proven track record of success in virtually every aspect of landlord-tenant litigation

Landlord / Tenant Law Q&A With Kimball, Tirey & St. John

Written by Apartment Management Magazine on . Posted in Blog

Landlord / Tenant Law Q&A With Kimball, Tirey & St. John

By Ted Kimball, Esq., Partner, Kimball, Tirey & St. John LLP

Question:  How can we determine if the roaches in the apartment were the result of bad housekeeping?  Is it our responsibility to get rid of the roaches?

  • Answer: Ask your pest control professional to give his or her opinion.  The court will rely heavily on expert testimony in these cases.  If you can prove the tenant was responsible for the infestation, they are responsible for the pest control cost.

Question: If our tenant sublets, and the sublessee defaults in the rent, do I give a notice to the tenant or the sublessee?

  • Answer: Serve each one a notice with both of their names on it.  They should be evicted in the same action.

The Puente Hills Fault: The Los Angeles Area’s Biggest Monster

Written by Apartment Management Magazine on . Posted in Blog

The Puente Hills Fault:  The Los Angeles Area’s Biggest Monster

By Ali Sahabi

Tokyo had Godzilla.  But, Los Angeles, for more than a century, has feared the notorious San Andreas Fault.  However, we Angelenos have been overlooking a closer and even more deadly monster: the Puente Hills fault, which could kill more people and cause more damage in the Los Angeles Area than the San Andreas because it lies under vulnerable, older neighborhoods, and can produce heavy reverberations felt over a wide area.

A study by the University of Southern California found that the Puente Hills fault has the capacity to produce “the costliest disaster in U.S. history.” As many as 18,000 people could die, 735,000 could lose their homes, and up to 100,000 tons of debris may be generated. The total economic loss would be as high as $252 billion.[i]  The United States Geological Survey (USGS) presented similar projections, noting that Puente Hills’ destructive power is five times that of the San Andreas. A 7.5 magnitude earthquake on the nearby Puente Hills fault would cause the same destruction as an 8.0 magnitude earthquake on the more distant San Andreas fault – with an 8.0 magnitude earthquake releasing 16 times the energy of a 7.5 magnitude earthquake.

Death in a Unit: Emergency Clean Up & Preparedness

Written by Apartment Management Magazine on . Posted in Blog, Webinar

WHEN: 11:00 A.M. – 12:00 P.M. on Thursday, November 12th, 2020

Please Join Us As We Take on the Morbid Topic of Death, Hoarding, COVID-19 and Other Biohazard Clean-ups in or at YOUR Property!  Learn about YOUR responsibilities and available options for YOU to deal with a traumatic or catastrophic event that occurs at your home or rental property.

After a traumatic or catastrophic event, the cleanup of biohazards is very difficult and should be done by a licensed and fully trained biohazard professional. Bio SoCal helps you clean-up safely and restore your home or   rental property business to where it was prior to the unplanned event so you can focus on what is important.  Bio SoCal specializes exclusively in Biohazard clean-up and understands the importance of providing discrete, confidential, and professional service based on your schedule. Bio SoCal specializes in all types on Biohazard clean-up including the effects of blood, suicide, death, decomposition, crime scenes, trauma, murder, feces, and hoarding cleanup.

Not sure if you need a biohazard clean-up professional?  Blood can contain pathogens that carry incurable diseases, viruses and bacteria and that can make you sick and even cause death. Since biohazards and blood cleanup is most likely covered by your homeowner’s insurance policy typically there is either no out of pocket costs or a very small deductible.

Discussion Topics Include:

  • How to safely address COVID-19 at YOUR property?
  • What Is the process for cleaning-up a suicide or homicide? 
  • How to clean-p a blood spill?  Is it really possible to fully clean blood spills out of carpet or other furnishings at my property?
  • What do crime scene cleaners do?  What licenses are required for crime scene clean-up?
  • How YOU can safely clean-up rodent droppings, animal urine or feces?
  • What is the best way to remove cigarette smoke from your house or apartment?
  • Ways to completely remove dead animal smell.
  • Handling death inside of YOUR rental property – learn why a dead body smells and the 5 stages of human decomposition.
  • Is the odor from a dead Body a biohazard?


Chief Executive Officer, Bio SoCal

Alan Cohen is the Chief Executive Officer of Bio SoCal.  He has successfully transitioned from a Fortune 100 corporate executive in large public and private technology and retail companies to leverage his experience and background to help people during their greatest time of despair.  Prior to joining Bio SoCal, among other positions, Alan was the Vice President of Global Marketing at Xperi Corporation in Calabasas, a global audio technology licensing company, and prior to that he was the Vice President of Corporate Business Development for the Guitar Center, the largest musical instrument retailer in the world.  After having held senior corporate roles, he became a small business owner and has the privilege to work closely with families, first responders, and human services personnel, and businesses to clean up and recover after a traumatic event such as a crime, suicide, undiscovered death, homeless encampment, accidents, infectious disease disinfection, tear gas and extreme hoarding situations.  According to Alan, doing the work at Bio SoCal “…is truly rewarding work.”

Locally owned and operated, Bio SoCal is your biohazard clean-up, recovery and hoarding remediation company dedicated to assisting families, law enforcement, public service agencies and property owners and managers in restoring property that has been contaminated by biohazards as a result of crime, disaster, death or misuse.   To put it simply…    Bio SoCal discreetly cleans what most companies won’t or just can’t!

Feature Sponsor: Bio SoCal

Title Sponsor: Scott Properties

How Will the 2020 Presidential Election Affect Real Estate?

Written by Apartment Management Magazine on . Posted in Blog

How Will the 2020 Presidential Election Affect Real Estate? 

7 insights to prepare investors and consumers

by Josh Stech

  1. Keep calm and carry on

Regardless of who wins on election day, real estate prices probably won’t see any drastic long-term changes. Historically speaking, the housing market performs consistently (and consistently well) under both Democrats and Republicans. Since 1979, the annual rate of property returns averaged between approximately 7 and 10 percent for both Democratic and Republican presidential administrations.

  • Prosperity often follows uncertainty

In election years, home sales usually drop off from October to November more steeply than in non-election years (-15% vs -10%). This reflects buyer caution facing the uncertain outcome of a presidential election. However, the year following a presidential election is typically the strongest housing market year in every four-year election cycle, suggesting that the dropoff in November simply delays demand until the following year.