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.

Dear Maintenance Men:

Written by Apartment Management Magazine on . Posted in Blog

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:
I am starting my planning for a major kitchen cabinet remodeling project in my rental units.  However, I am having a difficult time making material and design decisions.  What recommendations can you give?
Allen. 

Dear Allen,
When doing a kitchen or bath material selection, cohesive and functional design is important.  Kitchen and bath rehabs are some of the most expensive work you can do in an apartment unit and proper planning is a must.  In order to appeal to a larger segment of the population, try to keep the interior color scheme to neutral earth tones.  Cabinetry quality varies greatly.  Don’t let the cabinet fronts fool you.  Manufactures designed their cabinets to look good at first glance.  Keep in mind, being in a rental environment, the cabinets also need to hold up to abuse. Look at the actual construction of the cabinet box or frame.  Keep in mind; you do not need to use custom cabinets to fit your existing layout.  The use of prefabricated modular cabinetry can greatly reduce the time and cost to have a finished kitchen or bathroom.  Using real wood cabinet fronts with 3/8” plywood sides is essential for durability. The drawer fronts and sides should be connected with a dovetail or other positive lock construction.  Drawers that are held together by nails or cabinets built with particle board will not hold up to tenant abuse. 

On a side note;  if you are gutting the kitchen or bathroom, use this time to relocate and add more electrical outlets and under cabinet lighting. 

South Pasadena | City to Make Permanent Eviction Ban for Unpermitted Renovation

Written by Apartment Management Magazine on . Posted in Blog

By Ben Tansey

South Pasadena’s moratorium on evictions triggered by unpermitted renovation work will has been extended through mid-January, when the City Council will adopt an ordinance making the prohibition permanent. At its last meeting of 2020, the Council unanimously approved the extension despite considerable disagreement in the community over whether existing state law (AB 1482) already offers tenants such protection.

The Council also decided to give staff and the Planning Commission a couple more months to craft an ordinance setting relocation assistance payments to tenants in good standing who are evicted for so-called “substantial remodels.”

What Apartment Hunters Are Looking For During the Pandemic

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

WHEN: 11:00 A.M. – 12:00 P.M. on Wednesday, March 3, 2021

Please join us for another informative session of the Southland’s Top Property Managers and our panel of expert, L.A.-based, property managers who will be discussing how YOU can overcome today’s pandemic-challenged leasing market and lease your vacant units promptly and to the most qualified applicants.  Learn the leasing philosophies and techniques deployed by today’s top professional property managers.  During this webinar, we will discuss:

  • Creating a marketing checklist and a compelling listing and deploying social media to achieve your leasing objectives.
  • Quick, low cost “fixes” you can make to your vacant units and property to yield the highest rental rates and attract qualified renters.
  • Understanding the desires and requirements of today’s Millennials.
  • Available technology and websites to aid in your search for new tenants.
  • Understanding today’s market and how to price your vacant units accordingly.
  • Screening techniques and “going in for the close” – don’t let the great applicants get away!
  • And, much, much more…

This will be a live, interactive, online learning session.  Live Q&A will take place throughout the online seminar.  Please join us for what will surely be an extremely informative and timely presentation.  

Presenting Sponsor:

Title Sponsors:

Managing Rental and Consumer Debt Collections During the Pandemic: Hear From the Leading Collections Expert

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

WHEN: 11:00 A.M. – 12:00 P.M. on Friday, March 5, 2021

Join us as debt collections expert, Jay Harris, Esq., from Fair Housing & Collections, joins us for a presentation on how YOU can optimize debt recovery and limit litigation exposure.  California Senate Bill 91 passed on January 29, 2021, converts most rental debt into consumer debt that YOU will be forced to pursue in Small Claims Court or Civil Court, and once a judgment is granted and you have prevailed, there are NO guarantees that you will ultimately be able to collect the amounts owed to you.  Your ability to ultimately collect rental debt may require attaching a judgement to a bank account, garnishing wages, etc.  Let our expert, Jay Harris, Esq., teach YOU what you need to know to maximize recovery of rental debts.

Presenting Sponsor:

Title Sponsors:

Freedom-RIP

Written by Apartment Management Magazine on . Posted in Blog

2020 may be remembered as the year many of the freedoms we had, or thought we had, died or were mortally wounded. It was the year we became subject to arbitrary government decree without recourse.

Time magazine missed the mark by not naming The Government Bureaucrat, Person of the Year.

Naturally, property rights are the subject of primary interest to the readers of this publication. Tenants without any showing of hardship have been allowed to remain in their units with little to no payment of rent.

Understanding the potential advantages of the 200% Rule in a 1031 exchange

Written by Apartment Management Magazine on . Posted in Blog

By Dwight Kay, Founder & CEO; Betty Friant, Senior Vice President and The Kay Properties Team

“Is that your final answer?” You may recognize the question made famous by the popular TV game show Who Wants to Be a Millionaire? Choosing the right answer in this game gives you a shot at winning big money, while the wrong answer leaves you with nothing. Investors conducting a 1031 Exchange face a similar make or break decision when it comes to identifying suitable replacement properties.

The right choices can help streamline a smooth and successful execution of a 1031 Exchange. Choosing wrong with properties that may not be viable or deals that are unable to close within the 180-day time period can derail the entire 1031 Exchange. The good news is that investors do get to identify more than one replacement property. However, just like the gameshow, once that 45-day deadline hits for identifying replacement options, those answers are final. Making the most of that short list is one reason that the 200% Rule is a popular choice for many investors. The 200% Rule allows an investor to identify the largest number of replacement options with four or more properties or Delaware Statutory Trust (DST) replacement investments.

Net Leased Properties

Written by Apartment Management Magazine on . Posted in Blog

By Christopher Miller, MBA

What Net Leased Properties Are

Net leased properties get their names from how expenses are treated; rent is paid to the landlord “net” (tenant pays) certain expenses.  In any kind of net lease, the tenant will generally pay all operating expenses, such as electricity, gas, and water.  Property taxes and insurance are also the tenant’s responsibility in a “double net,” or NN, lease.  A “triple net,” or NNN, lease will pass all responsibilities and expenses to the tenant – even maintenance of the building.  The net leased properties that I come across – with long-term leases and credit tenants – will typically have either double net or triple net leases, so that’s what this article will focus on.

Emotional Support Animals: What Landlords Need To Know

Written by Apartment Management Magazine on . Posted in Blog

Ever hear the one about the emotional support peacock that wasn’t allowed on a plane? If it sounds like a setup to a bad joke, it’s actually a real story that made national news.

You’ve probably heard of emotional support animals (ESAs), but you might not know that they aren’t just dogs and cats. They can be ferrets, fish, pigs, peacocks — almost anything a qualifying owner wants.

So, what are they really? Who qualifies for one, and what are the owner’s rights? The answers to these questions are important. If the animal is why you turn away a rental applicant, you could be charged with housing discrimination. Here’s what landlords need to know about emotional support animals. 

Multifamily Experts Weigh in on the Future of Property Management Post-COVID

Written by Apartment Management Magazine on . Posted in Blog

By Paul Bergeron

After Moderna and Pfizer announced results from a large-scale clinical test showing as high as a 94% success rate for a COVID-19 vaccine, experts in the multifamily industry have begun to consider what property management will look like when the pandemic threat eventually subsides.

What’s clear is that the virtual leasing technology that was developed and implemented to help the apartment industry withstand 2020’s toughest challenges will continue to play a critical role as the country comes out on the other side — and new research supports this.

I’m Mad As Hell – I Will Not Take It Any Longer!

Written by Apartment Management Magazine on . Posted in Blog

By Harold Greenberg, Esq.

Many years ago, a self-appointed group calling itself the Blue-Ribbon Committee on Slum Housing surfaced in the City of Los Angeles calling for major changes to the City’s rental housing inspection system. The City’s Building and Safety Department was to be replaced by Housing Department inspectors who would be more responsive to tenant activist concerns. Every apartment in the City of Los Angeles would be inspected, not just those where tenants had filed complaints about habitability violations. Radio, television, and newspaper articles exploded on the scene, triggered by Blue Ribbon claims that 107,900 rental units were rat-infested, and another 131,700 units had non-operating toilets. University of California at Los Angeles (UCLA) law students under the direction of tenant activist retired professor Gary Blasi used numbers from the 1995 joint U.S. Housing and Urban Development Department and U.S. Census Bureau “American Housing Study” to substantiate their claim that almost half the rental units in the City were uninhabitable.

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