By Daniel Yukelson, Executive Director, Apartment Association of Greater Los Angeles

As the late, great President of the United States, Ronald Reagan, once said: “There you go again!”  And, there we go once again.  Not much more than a few years after nearly two-thirds of California’s voters rejected both Propositions 10 and 21, backers of these strict rent control measures have again garnered the number of required signatures to qualify virtually the same rent control measure for the November 2024 ballot.  Like the two proposed ballot measures in 2018 and 2020, we must now go to battle and defeat this latest attack on rental housing providers!

Don’t Miss the West Coast’s Largest Income Property Expo – Attendance is Free!

Explore Investment Opportunities Both Large and Small, Meet 100’s of Vendors

The Income Property Management Exposition (IPME) returns to the Pasadena Convention Center Tuesday, May 23^rd, and this year promises to be bigger and better than ever before.  IPME provides rental property owners, managers, and investors with the latest insights to succeed in the changing rental housing market. In response to the high demand for rental housing, rising inflation, interest rates, and pandemic-driven challenges, IPME offers an opportunity to learn how to adapt and thrive in this ever-changing marketplace.

Pick up the phone today to tell Supervisors Solis & Horvath “NO!”

At the Los Angeles County Board of Supervisors meeting on February 7, 2023, Supervisor Solis proposed and Supervisor Horvath seconded a last-minute amendment that was not originally on the agenda to revise the Homeless Emergency Declaration (Agenda Item #16) to support using this new “emergency” to extend the eviction moratorium indefinitely to all rental housing throughout LA County. They requested a report back in 45 days legally instructing them how to do so.

The Wait is Finally Over: Join Your Peers for the “Business of Property Management”

For over a decade, the Income Property Management Expo & Exhibition (IPME) has provided property owners, managers, investors, and real estate professionals with the information they require to succeed in the ever-changing real estate business.  With the increased demand for rental housing, an unprecedented rate of inflation, rising interest rates, and pandemic-driven moratoriums, it’s time to be reinvigorated, get back to work, join together with peers and industry experts, and learn how to navigate the new normal of today’s real estate marketplace. IPME attendees will discover many new strategies and tools property owners and investors require to thrive in this post-pandemic environment.

The Los Angeles Area’s largest, most important annual property management expo is back after a two-year, pandemic-driven hiatus, offering fresh strategies so attendees can get back into the game of making informed real estate decisions.

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.

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.

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.

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.

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.

On Tuesday, October 8^th, California Governor Newsom signed into law Assembly Bill 1482 imposing rent control and just-cause eviction rules and fees across California. After a long battle within the state, rental properties not currently covered by stricter rent control provisions will need to adapt to the upcoming changes by January 1^st, 2020.

By Grant Otter, Heffernan Insurance Brokers

The headwinds facing the global Commercial Property and Casualty insurance market have gotten stronger, with trends over the past five years being of “major concern” in nearly every line of business for habitational property owners and managers. As members of the Apartment Association of Greater Los Angeles, it is crucial to stay abreast on the evolving insurance market landscape to make well-informed decisions regarding your insurance program. 

By Daniel Yukelson

Will it be a rough road ahead?  Perhaps, but let’s hope not. Let’s all band together and support the opposition and fight against the ballot initiative that could pose devastating, long lasting impacts on those of us in the rental housing business in California.

By Roger Valdez, The Center for Housing Economics

It is an irony almost never noted that tenant advocates who support rent control, that is fixing prices to benefit the broad class of people who rent housing. Yet, in a novel legal challenge to shared price information, tenant advocates are suing housing providers for the exact same thing, allegedly trying to “fix prices” or forming a cartel to eliminate competition. The people filing the legal challenge, of course, aren’t concerned about consistency or competition, but fomenting the friction caused by inflation in the housing market when there is regulatory scarcity. The ongoing legal challenge has even gained support from the Department of Justice. From an economic standpoint, the challenge exposes the fundamental and deliberate misrepresentation of price in the housing economy and should be rejected by courts and the public.

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

• Question:  If a tenant is evicted, do they forfeit their security deposit?

• Answer:  Although a tenant is evicted, they still have a right to an accounting of the use of their security deposit. The deposit can be used for cleaning, repairs beyond normal wear and tear and delinquent rent.

By Kari Negri, Chief Executive Officer, SKY Properties, Inc.

• Dear Kari, for someone like me who self manages a rental property, what tasks should I be doing throughout each year to ensure my building is being property maintained and to avoid costly repairs?

Owning or managing a rental property requires meticulous attention to detail and a proactive approach to maintenance. Neglecting routine tasks can lead to costly repairs and compromises the safety and satisfaction of tenants. To ensure your property remains in top-notch condition throughout the year, I’ve compiled a comprehensive maintenance checklist spanning each month as well as ongoing tasks you need to keep doing. Whether you’re a property owner, manager, or landlord, this guide will help you stay on top of crucial tasks, ensuring a well-maintained, secure, and aesthetically pleasing environment for both you and your tenants.

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:
I have floating vinyl tile flooring in my rental unit.  One of the tiles in the middle of the floor has been damaged.  How do I go about replacing one tile without damaging the surrounding tiles?
Bryan

by Livable Content Team 

2024 is here! Whether or not you set resolutions, it’s natural to look for ways to improve your business at the beginning of a new year. This is a great time to think about building and bettering your properties for the sake of your business growth and development. The health of your business is everything. You can’t serve Residents and protect your investments without a healthy bottom line. 

By Jon Coupal

Daily news reports on the great “California Exodus” are not just from conservative outlets. Left-leaning publications such as the Los Angeles Times and San Francisco Chronicle have recently reported on the outmigration of upper-income citizens who, even if not billionaires, still generate a lot of income tax revenue.

The California Legislature held a hearing on Assembly Bill 259 which would lay the foundation for the imposition of a wealth tax. The companion legislation to AB 259 is a proposed constitutional amendment that would, among other things, effectively sweep away Proposition 13’s limits on taxing property.

By Natalie Davis, President, Colorado Association of Realtors

[Editor’s Note: While this article was written about rent control regulations proposed in the State of Colorado, the arguments made in opposition to the failed policy are valid for any jurisdiction.]

There is little argument when it comes to the issue of affordable housing — owned or rented — that Colorado is at a critical juncture to identify and implement much-needed solutions to protect the economic vitality and housing future of our state and its residents.

BY: TIM CAMPBELL

Before getting into the meat of this column, I want to make it very clear I have immense respect for academia and the legal profession.  Both disciplines have expanded the breadth of our knowledge and humanity. But like any other profession, they can be bent to meet goals antithetical to their principles.