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

SEPTEMBER 3, 2020

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.

Getting a Head Start on Budget Season: Property Inspections, Maintenance and Project Bidding for Commercial Properties

Written by Apartment Management Magazine on . Posted in Blog

The kids are back in school and fall is around the corner . . . which means the commercial property budget season is officially upon us.

Preparing a solid operating budget for your commercial properties is a critical part of successful operations. Well-planned budgets allow property managers to assess controllable operating expenses and analyze revenues while working to increase their properties’ NOI, keep tenants happy and attract new ones.

While there are many components to preparing a good commercial property budget, in this blog we’re going to share a few helpful tips to prepare for the budgeting process, including property inspections, tenant surveys, ownership discussions, and creating RFPs for bidding on both standard maintenance projects and capital expenses. These pre-budget activities will support your strategic and financial plans so they make sense in the context of the bigger picture of NOI and asset value.

Here are four helpful activities that may better prepare you for budget season and assist in successful property operations.

California and Los Angeles Eviction Moratorium Updates for October 2021

Written by Apartment Management Magazine on . Posted in Blog

By David Piotrowski, Esq., Law Office of David Piotrowski

Now that October 1, 2021, is in the rearview mirror, there are some updates on the eviction moratoriums in California, Los Angeles County, and Los Angeles City. This article will provide insight into some of the biggest changes to these three eviction moratoriums.

  • California Eviction Moratorium – Statewide

California’s statewide eviction moratorium applicable to residential rental properties expired on September 30, 2021, after having been in effect for just over a year and a half. This means, if the residential rental property is not subject to any other eviction protections at the local or state level (for example, Assembly Bill 1482 at the state level, or local rent control such as the City of Los Angeles Rent Stabilization Ordinance (LARSO)), landlords will again be able to commence evictions without just-cause , typically beginning with the serving of a 30- or 60-day notice to terminate tenancy. For areas that my law firm services, the allowances for no-cause evictions are primarily limited to Ventura County and Orange County (and for members of the Apartment Association of Greater Los Angeles, also limited to San Bernardino County), since as of this writing, Los Angeles County and the cities of Los Angeles, Pasadena, and  Beverly Hills, among others, still restrict no-fault evictions as will be discussed below. If you are a landlord in Ventura or Orange county and want to pursue a no-cause eviction, schedule a call with an attorney to discuss possible representation. One of the most popular no-cause evictions are tenancies that are currently month-to-month, and the landlord simply no longer wishes to rent the property to the tenant any longer because the landlord has other plans for the property.

Why a Delaware Statutory Trust Specialist Can be a Real Estate Broker’s Best Friend

Written by Apartment Management Magazine on . Posted in Blog

By Chay Lapin, President Kay Properties & Investments

Key Takeaways:

  • Why should real estate brokers present a DST 1031 Expert to their clients?
  • Why is a DST 1031 perfect for a multifamily investor who is ready to sell their asset?
  • What is “mortgage boot” and why should it be avoided?
  • What do DST 1031 experts bring to the table for both the seller and real estate broker?

Today’s multifamily market is bustling with activity as the number of owners and investors from Maine to California are executing thousands of sell / buy transactions every single day.  According to a recent multifamily market  report[1] by CBRE Real Estate Group, this deal velocity can be attributed in part to favorable economic conditions and reduced negative impacts from COVID-19. So far in 2021,  the multifamily market saw $148 billion in transactional activity, representing a 33% total increase over the previous year.

Credit in Crisis: How COVID-19 Has Changed the Credit-Checking and Screening Process

Written by Apartment Management Magazine on . Posted in Blog

By David Crown

Now more than ever, researching the credit of rental applicants is essential to choosing the most qualified tenant for a vacant apartment unit. Credit-checking has never been able to tell you everything you need to know about an applicant, but historically, it has provided important information in the selection process.

The pandemic, however, has complicated things where credit is concerned. Millions of people were unemployed for a year or longer due to shutdowns for public safety, and they have relied on assistance programs to continue renting their residences. Many still do. We think of our current time as “post-COVID,” but in truth the pandemic is not over yet. As property managers, the question we should ask ourselves is: what do these changes in the effectiveness of credit checks mean for our industry?  Let’s explore some information that’s pertinent to answering that question.

Dear Maintenance Men:

Written by Apartment Management Magazine on . Posted in Blog

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:
What is an economical method of cleaning concrete driveways and sidewalks?  The concrete has oil stains, chewing gum and organic matter stains.
John

Dear John:
There are a few things you can do to help clean up the concrete.  Oil stains can be spot treated with cat or absorbent litter.   Spread the cat litter over the oil stains and grind the litter into the stains with your shoes.  Leave it for 24 hours and sweep up after.  Chewing gum can be removed by chilling the gum with ice or CO2 spray and using a putting knife to lift and scrape the gum off of the concrete. Use detergent and a stiff brush to remove the gum stain.   Organic matter stains can be removed with power washer spray.    If you have a large area of concrete to clean, use a power washer.  Set the power washer to 3000 PSI and use the wide spray head.  Be careful not to gouge the concrete with the spray; keep the hand wand moving.  Softer material like brick will need less PSI or more distance between the spray head and the bricks. 

For the Real Estate Professional: “Buyer’s Agent Motivation in a Low-Inventory Market…Get motivated!”

Written by Apartment Management Magazine on . Posted in Blog

By Brian Icenhower

(Editor’s Note: In this article, experienced real estate coach Brian Icenhower shares some of the systems and secrets of top real estate agents and brokerages that he has witnessed over his 30+ year career.)

The hardest market in which to be a buyer’s agent is in a buyer’s market. In 2009 and 2010, you would have to show 30, 40, or 50 properties just to get something under contract.  And then it would likely fall out because buyers are fickle, and they found another house they like more around the corner. If you need buyer’s agent motivation, just think on that for a moment.

Newsom’s Spin on Jobless Claims

Written by Apartment Management Magazine on . Posted in Blog

By Jon Coupal, Howard Jarvis Taxpayers Association

There are days when those of us who follow the news feel as though we’re living in a parallel universe. What else could explain the wildly divergent news stories about California’s employment figures?

On September 17, 2021, the state’s July unemployment figures were released and the reaction from Governor Gavin Newsom was a lot of positive spin. Here is what his press office released: “California continues to lead the nation’s economic recovery, creating 44% of the nation’s new jobs in August and ranking third in the nation in rate of job growth this year. These 104,300 new jobs, the fifth time this year of six-figure job growth, represent new paychecks for Californians and new employees on payroll for businesses.”

Maintenance Mayhem: How to Take Back Control & Increase Efficiency

Written by Apartment Management Magazine on . Posted in Blog

Have you or your staff ever been unable to take a vacation, missed out on a family event, or woken up in the middle of the night because of a maintenance issue? If the answer is yes, then you’re not alone. Maintenance is a major pain point for many property management businesses, and weeks of time are often wasted due to poorly optimized maintenance operations. 

Whether you use vendors, keep things in-house, or blend the two approaches, maintenance process efficiency trickles down to every aspect of your business. Resident and owner satisfaction, property values, and your own sanity can all arguably thrive or tank based on the state of your maintenance operations. If you’re tired of letting maintenance dictate your day-to-day, then maybe it’s time to streamline your processes and regain control. Read on to discover three ways you can take back your time and boost efficiency for your maintenance operations.

1.) Put Automation to Work

Maintenance issues often occur off-hours in the middle of the night or on weekends, and need to be addressed immediately. However, if you’re not around or are unable to respond right away, then the issue can become more costly or even hazardous for residents. Automation and artificial intelligence can help you respond instantly and establish a standardized set of protocols for different types of problems, so you can get issues resolved quickly and efficiently. By using automation to collect, track, and monitor all maintenance requests, you can also reduce the amount of errors from manual processes.

Overcoming The Top 3 Challenges of Managing Multiple Property Types

Written by Apartment Management Magazine on . Posted in Blog

By Brittany Benz

How many property types do you manage? If you have both community associations and rental properties in your portfolio chances are your day-to-day is probably more complex than the average property management business. Each property type comes with it’s own characteristics and unique set of needs that aren’t always easy to meet. Read on to find out the top three common challenges of managing community associations and rental properties and how you can overcome them by implementing the right tools.

Challenge #1: Logging Onto Different Systems

You use multiple software systems: one for your community associations and one for your multifamily properties. A lot of time is wasted logging into these different solutions, which makes it harder to keep track of workflows and also leads to inaccuracies with data and reporting. As a result, your team has less time to spend on customer service and focusing on bigger picture initiatives, like growing your business.

Are YOU ADA Compliant?

Written by Apartment Management Magazine on . Posted in Blog

What Does That Mean for California Commercial Property Owners?

By Anthony C. Guichard, President / Founder, ACR Concrete & Asphalt Construction, Inc.

There is an overabundance of lawsuits filed against unsuspecting commercial property owners regarding the American Disabilities Act (ADA) Compliance in California. Most of the cases filed are against commercial buildings, apartment buildings with 15+ units, restaurants, strip centers, and retail shopping centers. Nearly 40% of all ADA accessibility lawsuits in the United States are filed in the State of California.

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