here today · september 2010 volume 39 number 9 visit us on our website: so cal’s apartment of...

September 2010 Volume 39 Number 9

Visit us on our website:www.apt -assoc.com

So Cal’sApartment of the Future –

Here Today

Legacy’s 1600 atHollywood and Vine

winsNew Apartment Complex

of the Year

So Cal’sApartment of the Future –

Here Today

Legacy’s 1600 atHollywood and Vine

winsNew Apartment Complex

of the Year

AptJ-SEP10 9/28/10 10:23 AM

/ Apartment Journal / September 2010

AptJ-SEP10 9/28/10 10:23 AM Page 2

September 2010 / Apartment Journal /

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32 7 Easy Tips for Greening Tenants(and Your Bottom Line)By Jennifer Marcus NewtonGoing green can help the environmentwhile also helping your residentsand your finances.

40 Why Would an Apartment Owner Investin Life Insurance?By Philip J. Kavesh

If you are a rental property owner, onsiderthese reasons for purchasing life insurance toprotect and expand your real estateinvestments.

COLUMNS

20 Dear Maintenance Menby Jerry L’Ecuyer and Frank Alvarez

22 Legal Corner Q & Aby Stephen C. Duringer

30 Sacramento Reportby Ron Kingston

PLUS...14 Spotlighting PSC – Contract Carpet

Corporation

16 Spotlighting MSC – Beach Front PropertyManagement Company, Inc.

17 Spotlighting PSC – Chase CommercialBanking

37 PMTP 2010 Registration43 Advertisers Index44 Classified Ads46 Welcome New Members50 Thanks to Our Trade Show Sponsors53 Thanks to Our Trade Show Bingo Sponsors

Official California Apartment Journal

S e p t e m b e r 2 0 1 0

ContentsFEATURES

6 Annual Meeting Thursday, October 28Don’t miss this important meetingfor legislative updates, board electionsand a special “CSI: Apartments”!

8 What is Green Property Management?By Kimberly Madrigal

Help the environment and yourresidents’ quality of life by adopting agreen property management plan.

10 Renewals That Go Green!By Heather BlumePutting together a Green LivingUpgrade pack for your residentscan be surprisingly simple. Here’s how.

12 The Greatest Show On EarthBy Nancy Ahlswede

Highlights from our very successful42nd Annual Rental Housing Expo.

18 Selecting a Management Company –Focus on Action ManagementBy Sandra FelicianoSuggestions for finding a propertymanagement company in anuncertain economic climate.

24 Seminar-At-Sea: Path of the AncientsBy Mark and Vicki Stewart

Egypt and beyond is the destinationfor our February AACSC seminar-at-sea journey.

32 5 Ways To Attract More ResidentsWith Green MarketngBy Jennifer Marcus NewtonPay attention to these “green” ideas that mayhelp attract environmentally-conscious residents.

32 6 Ideas to Green Your PropertyManagement OfficeBy Mary Girsch-Bock

Management companies may wantto begin their green policies intheir own offices.

Trade Show photos on pages 12-13 by Thomas McConville.

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o

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Sorry, but we can only guarantee seats for those members who call ahead and make reservations.

Ample free parking is available in the lot next to the Petroleum Club.

Reservation Hotline: 562-426-7785

Thursday, October 28, 20107:00 p.m.

Petroleum Club3636 Linden Avenue, Long Beach

ThursdayOctober 28, 2010

• Board Elections for 2011• Update on Chaptered Legislation for Next Year• New Bed Bug Addendum• Seminar “CSI: Apartments”

– What to do if a tenant dies in your unit– What to do if your unit becomes a

crime scene– What to do if a tenant is growing marijuana

or creates a meth lab in your unit

Don’t miss this important meeting!

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17

License #771970

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What is Green Property Management?By Kimberly Madrigal

Materials

When a vacancy is imminent and managersare evaluating repairs versus replacement,the opportunity may arise for choosinggreen materials. While cost is a primaryconsideration, also consider:• Durability • Service Life • Performance • Toxicity • Source Location of the Material or Product• Operational and Maintenance Requirements • Manufacturer’s Environmental Policies Indoor Air Quality

It’s no wonder indoor air quality has be-come an important health issue, sincestudies show people spend about 90% oftheir lives indoors. A general rule of thumbis if a product emits a chemical smell, itprobably contains volatile organic com-pounds (VOCs) and should be avoided.

• Use no- or low-VOC paints, sealers andcaulks

• Purchase carpeting with the Carpet andRug Institute Green Label

• Avoid pesticides and toxic cleaningchemicals

• Add a “No Smoking” clause to your leases

Managers should also take advantage oflocal, state and federal programs that mayinclude free energy audits, weatherization,free materials and extensive rebates. Anddon’t forget—when you make these improve-ments, you should definitely reach out andtell your existing and prospective resi-dents—it is a great marketing opportunity!

Posted on April 12, 2010 by Kimberly Madrigalin Greener Properties

By undertaking a green property man-agement plan that seeks to balancehuman needs with ecological concerns,

managers can substantially affect the envi-ronment and the quality of life for residents.Our buildings use 40% of the world’s energyand produce 35% of CO2 emissions accord-ing to the Worldwatch Institute. Buildingoperations also consume 16% of fresh waterand create 40% of municipal landfill waste.

Energy

Energy consumption is directly concernedwith electricity usage, domestic hot waterand heating, ventilation and air conditioning(HVAC) systems. Here are some simple, in-expensive steps to reduce consumption andincrease energy efficiency:• Lower the temperature on the hot water

heater to 120°• Insulate the hot water tank and any easily

accessible hot water pipes • Check the insulation in the attic to ensure

it’s 4-6" deep • Caulk around windows and baseboards • Weatherstrip doors • Install electrical outlet sealers • Replace all incandescent lights with com-

pact fluorescents (CFLs) or light emittingdiodes (LEDs)

Water

By taking a proactive stance in conservingthis precious resource, smart rental prop-erty managers can stay a step ahead ofbuilding mandates and enable tenants tomeet any regional restrictions without toomuch effort.• Install bathroom faucet aerators of

.75gpm (gallons per minute) • Install low flow 1.75gpm low flow shower-

heads • Make sure toilets use no more than 1.6gpf

(gallons per flush) • If the dishwasher in a house is past its

prime, install an Energy Star model • If the property has sprinklers, consider in-

stalling rain sensor controls or landscap-ing with plants that require no extra water

“When a

vacancy is

imminent and

managers are

evaluating

repairs

versus

replacement,

the

opportunity

may arise for

choosing

green

materials.”

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Renewals That Go Green!By Heather Blume

• New Weather Stripping – Did you knowthat some homes in California losebetween 35% and 45% of their energy topoor weather stripping around doors andwindows? Installing weather stripping isexceedingly simple.

• Low Flow Shower Heads and FaucetAerators – Again, this one will cost yousome installation time, but the showerheads can be purchased for under $15each and you should never have to paymore than $5 for a faucet aerator.

• The Logoed Reusable Shopping Bag –I’ve mentioned this one several timesbefore, but I’ll throw it in here. These aregetting very cheap to buy a stack of andyou can keep massive amounts of wasteout of the landfills just by remembering tosay no to both paper AND plastic.

• A Fleece Throw – These you can find inbulk for under $7 each, and you can easilyhave your logo put on them.

• Turning down your heater in the winter– Not only will this save you money onyour energy bills, but it can also make ahuge impact on the planet. If every homein the US would keep their thermostat at67 degrees year round, we could be freefrom our dependence on foreign oil in lessthan 5 years. (And yes, I did learn thatfrom the Simpson’s movie, but I verified it,too!)

• Pine or Rosemary Sachets for Closets –Mothballs are WAY not good for people,dogs, cats, or the environment, but you

One of the top trends for this year, muchlike last year, is “Being Green,” but beinga little green isn’t enough. Now you’ve

got to try to be greener than the guy downthe street. Luckily, despite Kermit’s mantra,it is getting exceptionally easy to be green!The cost associated with being eco-friendlyis much lower these days, which makes thattree much easier to hug. Why not use thistrend and the lower costs to your advantagewith your renewals while you simul-taneously invest in your property?

Putting together a Green Living Upgradepack for your residents can be surprisinglysimple. Here are a few ideas of items youcould include as well as services that goalong with those items. You don’t have tochoose everything on this list (kudos to youif you do!) but even picking six or seven ofthese things can make a big difference onthe carbon footprint of your property! In thelong run you’re investing in your assets andyou’re turning your properties just a littlemore green.

• Compact Florescent Bulbs – I don’t knowof a size they DON’T make in these now,and it can cost under $20 to replace everysingle bulb in a home. Not only will yourresidents enjoy not having to replace alight bulb for up to 10 years, but the dif-ference in their utility bill, with 66% lessenergy consumption, will bring a smile totheir face as well.

• Motion Sensors – Maybe not for everyroom, but for the main living areas,kitchen, and master bedroom, the totalcost can be less than $15 each, and theinstall time for your techs is going to runat under 20 minutes. One of the othergreat points about installing these in ahome is that when the home becomesvacant again and your office is paying theelectricity bills, you’re going to be payingless because the lights won’t beaccidentally left on.

“The cost

associated

with being

eco-friendly

is much

lower these

days, which

makes that

tree much

easier

to hug.”

continued on page 44

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sThe greatest“I want to thank AACSC for allyour help with your ApartmentTrade Show last week! The atten-dance and excitement were great,as was the response to our booth.We had a great time and are nowworking with the leads weacquired from the show.”– Dave Levy, Frazee Paint

More than 135 vendors and com-munity organizations exhibited atthis year’s trade show amid themore than 2000 members whoattended 12 dynamic FREE semi-nars in the fun and upbeat circus-themed event.

Complete with calliope music, six-foot clown masks and midwaygame booths, members were ableto do one-stop shopping.

The 42nd annual expo followedthe Southern Cities IndustryAwards Breakfast when 121 finalists


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show on eartht

Photos by Thomas McConville

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Carpet’s Chief Op-erating Officerand Acting ChiefFinancial Officer,and Berle familyfriend and ChiefExecutive Officer JakeManaster, a former SonyCorporation of Americaexecutive.

This focus on customer care and service hasbeen imbued as a centralprecept of the company’sculture throughout theentire organization. All ofContract Carpet’s em-ployees live the tradition ofvaluing clients and fos-tering one-on-one relation-ships at every level of theoperation to provide theutmost in customer service.

“Contract Carpet has been tirelessly workingwith our vendors and customers to be morecognizant of our environment,” said Lauren.“We have been working with all of our materialsuppliers to move toward greener and moreenvironmentally friendly products for use in allour installations. We actively participate in therecycling of our scrap pad and carpet productsand have done so for over 15 years.”

After more than 40 years of service, ContractCarpet continues with the same values thathave brought it through the challenges ourcompany faced since its inception. It is withthese values and commitment that ContractCarpet has been able to give back to thecommunity via some of the many charities thatContract Carpet sponsors and through its“Gold Standard” of service and loyalty to itscustomers.

Contract Carpet Corporation

In 1967, Rod Berle started his flooringbusiness, Contract Carpet Corporation, with$5,000.00 and one key associate, Sandy Rose

Schuman. The company’s first location was theUnion Bank Building on the corner of Venturaand Sepulveda Boulevards in Los Angeles,California. This location proved to be ser-endipitous, since the newly-formed ContractCarpet was next door to real estate developerDonald Bren, now chairman of The IrvineCompany—one of Contract Carpet’s earliest(and continuing) customers.

Since its inception, the com-pany has provided flooring toboth the multifamily and home-building industries. Benefitingfrom the housing and apartmentbuilding boom in the 1970’s and80’s, Contract Carpet expandedto a national presence, oper-ating in 85 cities from Seattle toBoston and all states in be-tween. Currently, Contract Car-pet operates from its Fullerton, California,headquarters as well as satellite offices in LosAngeles, Riverside and San Diego counties.Today, the company specifically focuses onserving Southern California multifamily devel-opers, property management companies andhomebuilders.

The long-term success of Contract Carpet hasbeen attributed to Rod Berle’s obsession withdeveloping and maintaining close and deeprelationships with each and every customer.Through the establishment of such close rela-

tionships, the company has beenable to deliver the highest of

customer care and quality ser-vices. This tradition continuesthrough the involvement of 27-year veteran of the company

Lauren Eastabrook, Contract

“Since its inception, the

company has provided

flooring to both the

multifamily and

homebuilding industries.”

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One Call Does It All

Manager’s Wish List AJCS12DC

Monday Tenant moves out

Remove old appliances

Tuesday New appliances delivered &

installed on time, on budget

Paint & clean

Wednesday New tenant signs lease

Thursday Relax

Friday New tenant moves in

Saturday Relax RVM1435

ORANGE COUNTY

INLAND EMPIRE (909) 433-3990 • 2273 La Crosse Ave., #105 • Colton, CA 92324 • Fax: (909) 433-3991 • (888) 266-7993

EL CAJON (619) 579-7711 • 680 Bradley Avenue • El Cajon, CA 92020 • Fax: (619) 579-1745 • (800) 957-3776

SAN DIEGO (800) 840-0961 • 3341 Hancock Street • San Diego, CA 92110 • Fax: (619) 297-9944

KIVA KITCHEN & BATH(949) 221-0600 • 17138 Von Karman Ave., Irvine, CA 92614 • Fax: (949) 660-8050

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Background:

• Started in 1999 by Kyle Kazan, a TorrancePolice officer with 300 personally ownedunits in Southern California.

• Merged Torrance, Orange County and LongBeach offices to one centrally located officein Long Beach after taking on third partymanagement.

• Currently managing 3,000 units in SouthernCalifornia for 85 clients.

• Important points about Beach Front:

The core of our business ishuman services: servicingour clients as owners, ourclients as residents andeven our dedicated andloyal employees. Whatmakes us unique is oursimple, yet driving focus—seeing things from theirpoint of view and puttingthem first in all we do. Wedeliver this with an exacting standard of ex-cellence and a shared commitment tosuperior results. Our success is due to ahands-on approach and the owner’s directinvolvement with the operation of each asset.Field supervisors visit sites on a regular basisalong with a maintenance supervisor toensure quality control and resident relations.Owners are assured their communities aremaintained to achieve the highest level ofreturn.

Beach Front Property Manage-ment, Inc., was founded in 1999

to provide quality third partyproperty management ser-vices. We manage thousandsof units in apartment com-

munities and commercial build-

ings in SouthernCalifornia. From pri-vately owned prop-erties to corporatemultiple holdings,we tailor our ap-proach to meet theindividual needs ofeach owner—whe-ther it includes re-positioning, capital improvements, specialsubsidiary programs or daily operations.Every client is assigned a regional property

supervisor to provide asuperior level of personalizedservice.

Conducting ourselves withthe highest level of integrityand professional ethics, weare committed to maintainingthe standard of care for theindustry and providing theresidents of our communitiesa home that is well main-

tained and cared for. Complete dedication toour residents is what creates longevity andstabilizes our communities. This results inhigher returns for our clients.

What has Beach Front done recently?

• All advertising banners, signs and marketingmaterial is now printed with soy-based inksand are 100% recyclable.

• We initiated a drive to have our officebuilding bring in a recycling bin for all 10floors of office space to use and weresuccessful in that endeavor.

• Kyle Kazan was named Outstanding BoardMember of the Wellness Committee 2009.This is a volunteer organization in the SouthBay that benefits families of cancer victims.

Beach Front Property Management Company, Inc.

“Our success is due to a

hands-on approach, and

the owner’s direct

involvement with the

opration of each asset.”

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Chase Commercial BankingChase Purchases $3.5 Billion ofPerforming Multifamily andCommercial Real Estate Loans from CitibankJPMorgan Chase announced that it has pur-chased a $3.5 billion portfolio of multifamily andcommercial real estate loans from Citibank.Terms were not disclosed.

The portfolio, which includes approximately3,800 loans that are primarily multifamily realestate loans for properties located in California,New York and Illinois, is a strategic addition toChase’s Commercial Term Lending business.The business, which is part of Chase Com-mercial Banking, specializes in providing loansfor moderately priced apart-ment buildings in stable mar-kets. About 80% of CommercialTerm Lending’s existing $36billion portfolio is multifamilyloans.

“This highly desirable loanportfolio adds strong earningassets in markets we currentlyserve and valuable relation-ships that will provide new or-igination opportunities,” saidAl Brooks, head of CommercialTerm Lending. “The portfolio mirrors ChaseCommercial Term Lending’s focus on excellentborrowers in stable markets.”

The purchased loan portfolio contains onlyperforming loans on properties that have shownstrong credit performance.

“We are excited about the opportunity to pro-vide additional credit for multifamily propertiesin our core markets and broaden our relation-ship with these new clients,” said Todd Maclin,CEO of Chase Commercial Banking. “We knowhow important rental apartments are to thehealth of a community.”

This transaction will reduce GAAP assets by $3.5billion in Citi Holdings, Citigroup’s portfolio ofnon-core operating businesses and assets, dem-onstrating Citi’s continued progress in reducingassets in Citi Holdings in an economically-rational manner while working to generate long-

term profitability and growth from Citicorp,which comprises Citi’s core franchise. As of theend of the second quarter, Citi Holdings assetswere less than 25% of Citi’s total balance sheet.Citi will continue to pursue divestiture oppor-tunities in a manner that creates the most valuefor shareholders.

The transaction closes immediately, and will bereflected in JPMorgan Chase’s third quarter fi-nancial statements. The transaction is not ex-pected to have a material impact on Citi’s netincome.

About Chase Commercial Banking

JPMorgan Chase & Co. (NYSE: JPM) is a leadingglobal financial services firm with assets of $2

trillion and operations in morethan 60 countries. Its Commer-cial Banking business deliversextensive industry knowledge,local expertise and dedicatedservice to more than 24,000clients nationally, includingcorporations, municipalities,financial institutions and not-for-profit entities with annualrevenue generally rangingfrom $10 million to $2 billion,and over 30,000 real estate

investors/owners. Commercial Banking partnerswith the firm’s other businesses to providecomprehensive solutions, including lending,treasury services, investment banking and assetmanagement to meet its clients’ domestic andinternational financial needs. More informationcan be found at www.chase.com/cb

About Citi

Citi, the leading global financial services com-pany, has approximately 200 million customeraccounts and does business in more than 160countries and jurisdictions. Through Citicorpand Citi Holdings, Citi providesconsumers, corporations, govern-ments and institutions with abroad range of financial prod-ucts and services, includingconsumer banking and credit,


“Its Commercial Banking

business delivers extensive

industry knowledge,

local expertise and

dedicated service...”


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Selecting a Management Company —Focus on Action ManagementBy Sandra Feliciano

All properties should undergo frequentinspections in a way that maintains theproperty and prevents unexpected and cost-ly repairs. Action Management, for instance,inspects the exterior monthly, and all unitsare inspected during the spring and fall timechange. Additionally, “it is important formanagement firms to use trusted vendors.This ensures that they will always havequality work done in a cost effective way.”

Before signing a contract with a propertymanagement company, Action Managementstrongly encourages patrons to be surethere are no hidden costs. For example,Action Management does not add servicecall fees to the cost of any property repairs.Investors should be certain to ask aboutservice call fees, inspection fees and anyother fees before partnering with a manage-ment company, as they should have theconfidence that all fees are stated up frontand included in the contract.

Marketing to Maximize Income

Marketing units to fill vacancies is morethan just advertising online or in the localpaper—it is also about pricing and relation-ships. Management companies should bevigilant about surveying a close radius ofrents charged for comparable units, main-taining knowledge of the area and under-standing market rents. With that said man-agement firms should also be in a positionto ensure that investors get the optimumrent the market will allow. Not only shouldmanagement companies pay attention topricing, they should also focus on inter-personal relationships with clients and ten-ants, as these are the most important aspectin any business affiliation.

How to Look for a Property ManagementFirm in an Uncertain Economic Climate

Economists began forecasting the down-turn in the housing market as early asDecember 2007. Some predicted that we

would not see when the bottom would bereached. In February 2009, the National RealEstate Investor reported that nearly 50% ofapartment owners had lowered their rents.Faced with the uncertainty of vacancy ratesand how to get the best in rental income aspossible, apartment owners are seekingways to protect their investments.

Action Management, a well established andlocally operated property management firmfor 29 years, is poised to assist clients andtenants during this critical time. As rentscontinue to fall, Action Management be-lieves that the “return on investments forproperty management fees is well worth theinvestment when the management firmworks to keep costs below average and getthe best rental income the market willallow.”

When looking for a property managementfirm, an investor should have a high confi-dence in the ability of the management com-pany to manage the property as if it weretheir one and only. Action Managementidentified the following areas of interest forany investor: management firms shouldkeep units full, reduce operating expenseswhile maintaining high standards of qualityand protecting the value of the property,maximize rental income, provide timelyreports to their investors and maintain openand consistent communication with clients.

Cost Effective Management Services

Basic management services should includea thorough tenant screening process, col-lection of rents and property maintenance.Action Management has developed a pro-cess that ensures high occupancy rates,where evictions are kept well belowaverage.

“When looking

for a property

management

firm, an

investor

should have

a high

confidence

in the ability

of the

management

company...”


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By Jerry L’Ecuyer and Frank Alvarez

“Both

magnesite

and

fiberglass

coatings can

last for

years if

maintained

properly.”

Dear Maintenance Men:

I have a six-unit apartment building andneed to recoat my decks and stairs. Theproblem is my stairs arein horrible shape and Iam worried about theirstructural integrity. Ineed a little bit of guid-ance before I spend goodmoney after bad. I’m notsure if I should repair orreplace. Any help in how to evaluate myproblem would be appreciated.

Jay

Dear Jay:

It sounds like your stairways are com-prised of a wood structure with a magne-site or fiberglass coating. Both magnesiteand fiberglass coatings can last for years ifmaintained properly. As you know, waterintrusion can destroy a deck or stairway inno time. In order to evaluate a repair orreplace dilemma, it is best to apply the“50/50 Rule” which states: “If a repaircosts up to 50% of replacement, it is alwaysbest to replace.” This particular ruleapplies to most repairs. In other words, ifthe repairs cost almost as much asreplacement, the old cliché of putting“lipstick on a pig” applies. You have poureda lot of resources into the old deck and youstill have an old deck.

When the existing magnesite or woodstaircases are beyond cost-effective repair,your best bet would be to go with a metalpre-cast stair system that has become“cost friendly” in recent years. These par-ticular staircases and railings will last avery long time and can be repaired atapproximately $75 a step when damagedby refrigerators and dollies or other care-less activity. The use of these staircaseswill not only upgrade the look of yourbuilding but also bring you into code com-pliance, make your insurance companyhappy and reduce your liability.

Dear Maintenance Men:

I have a very old 100-gallon waterheater in need of replacement. I knowwho to call and what needs to be done,but, I can’t speak the technical languageto get exactly what I need. BTUs, rapidrecovery and NOx emissions are all aforeign language to me. I want to askintelligent questionsand understand whatthe plumber or thetechnician is telling me.Can you go throughsome “Water HeaterSpeak” to help me getthough this?

Elaine

Dear Elaine:

We can relate. We have some of the samelanguage issues with our computer tech!First, let’s start with a few definitions:

Water Heater: A device for heating water fordomestic use, usually supplied at a tempera-ture in the range between 120°F and 140°F(approx. 50°C and 60°C). A water heater willboth heat and store water.

Boiler: A domestic device burning solid fuel,gas, or oil to provide hot water, especially forcentral heating. Water is not stored, but pas-ses through the boiler and heated quickly.(Not typical in smaller buildings.)

Rapid Recovery Water Heater: Commer-cial water heater. Typically has a much lar-ger burner to heat the water than a standardwater heater. This water heater has a tankwith many flues inside to aid in the heattransfer.

Tankless Water Heater: This is like a mini-boiler. There is no water storage tank. Thewater is heated as the water passes throughthe heat exchanger.

BTU: A British Thermal Unit is used to mea-sure the amount of heat required to raise the


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making modifications or alterations to therental premises without the landlord’s priorwritten consent, and this prohibition extendsto the exterior of the building. The tenant is inbreach of the agreement. You have at least twooptions. First, you may remove the satellitedish antenna from the exterior of your buildingand repair the damage. You would then deductthe reasonable out of pocket costs from thetenant’s security deposit. You can then demandreimbursement by serving a three-day notice toperform covenant or quit by demanding thatthe tenant replenish the security deposit forthe amount charged. A second option would beto serve a three-day notice to perform cove-nant or quit, by demanding that the tenantreturn the premises to their original conditionby removing the satellite dish and repairing anyand all damage to the roof and the building.Most landlords would opt for the first option,you really don’t want your tenants up on theroof “repairing” anything. Document the breachby taking pictures of the unauthorized satellitedish and the damage that was caused by itsinstallation. Keep in mind, your tenants areallowed to maintain a single satellite dishantenna on their patios and balconies, withinareas exclusively for the use of the tenant.These do not, however, give the tenant theright to install one on your roof or in thecommon areas.The foregoing is presented in a general nature toaddress general legal issues. Specific inquiriesshould be addressed to your attorney. TheDuringer Law Group, PLC is one of the largest andmost experienced landlord tenant law firms,specializing in evictions and in the collection ofdebt, representing landlords throughout SouthernCalifornia. The firm may be reached at714.279.1100 or 800.829.6994 or 877.387.4643.Visit our website at www.DuringerLaw.com formore information.

Q: I have a couple of tenants that aredelinquent in the payment of their rent. I amgetting ready to serve my three day notices,and just happened to be reading thelanguage on the forms I got from theApartment Association. There is a sentencethat says I “elect to declare a forfeiture ofthe lease.” The tenants are on a one yearlease, and I certainly don’t want them to getout of honoring their entire lease termobligation. Is this language correct? Orshould I change it?

A: The language is correct. Declaring aforfeiture of the lease does not relieve thetenants of their responsibility for the entireterm. The legal concept of “declaring aforfeiture” means that in the event the tenantfails to pay the rent demanded during the threeday notice period, then you would not beobligated to accept it after the notice expired.In the event you didn’t declare a forfeiture onyour notice, then the tenant would have theright to ‘cure’ the notice by paying the amountdemanded after the three day notice expired,even up until five days following a trial in whichjudgment is entered in your favor. Although youmay want to accept payment even after trial,you would at the very least want the tenant topay you for all the rent that was then due, pluslate fees and any attorney fees and costsincurred. By declaring a forfeiture of the lease,in the event the tenant fails to pay during thethree day notice period, you can rightfullydemand that prior to reinstating the tenancy,the tenant must pay all monies due, not just theamount demanded on the three day notice.

Q: One of my tenants just signed up for oneof those television satellite dish services,and had the dish installed on the roof of myapartment complex without my authori-zation. It looks like hell, it’s an eyesore andI’m sure it’s causing damage to the roof. Canthey do that legally?

A: No. Most standard rental agreementsinclude a provision prohibiting the tenant from

By Stephen C. Duringer

“Declaring a

forfeiture of

the lease

does not

relieve the

tenants of

their

responsibility

for the entire

term.”

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Seminar-At-Sea:Path of the AncientsBy Mark and Vicki Stewart

Dynasty. This area is best known for the StepPyramid, the oldest of Egypt’s 97 pyramids. It wasbuilt for King Djoser of the 3rd Dynasty (2650 -2575 BC) by the architect and genius Imhotep.

We are all officially students of archaeology now,and we continue with our second day and a visit tothe world famous Egyptian Museum. Home to thepossessions of child king Tutankhamun as well asthe most important collection of Egyptian artifacts

in the world. We will visit theSaladin Citadel,built to protectCairo from Cru-saders between1176 and 1183AD, and the beau-tiful Ali Alabas-ter Mosque. Thisgrand day of dis-covery will con-tinue with CopticCairo, includingthe historic Hang-ing Church, builtin the seventh

century and the Ben Ezra Synagogue located in thesame location for more than twelve centuries. Wewill end the day with a magical evening visit to thevibrant Khan El Khalili Bazaar, an importantmarket in the history of spices and trade. Thissouk dates back to the 1300s and was known asthe Turkish bazaar during the Ottoman Empire.

After Cairo, we fly south to Luxor. We’ll meet upwith our deluxe river boat, cast off the lines andtravel for seven nights on the river of legend, theNile. Lush green banks, dense palms groves, farmsand a very oasis at every turn. We will visit all themajor highlights that the Nile has to offer. Karnak

The sun is almost brighter here, the glimmer ofa mirage in the distance beckons, deceptiveand disguised as an inland sea in an ocean of

sand. A turquoise oasis splits the land, a river bril-liant in color with borders so green and lush theyseem impossible against the tan color dunes theyprecede. In the distance three large stone pyra-mids, rise from the desert like nobleman, the verycity they guard now pressed at their feet. They aretime travelers from a world now represented bybeautiful ruins,glorious statuesand temples oncethe pride of theircivilization.

We invite you tojoin us in Feb-ruary as AACSCtravels back toEgypt. It was anamazing trip in1996, and we areexpanding the ad-venture this timeto include moretime on the greatNile River as well as a visit to Jordan.

We’ll start in one of the most interesting cities inthe world, Cairo. Ancient mystical wonders sitnext to bustling, narrow, winding city streets.Bountiful markets, antique shops and spice stallsmix with the warmth of the people and offer avibrant collage that needs to be witnessed andexperienced.

We will spend three nights in Cairo. With ourexperienced guides, we will journey onto the GizaPlateau, and see the Great Pyramids of Cheops,Chefren and Mykerinus. Our travels will take us toSakkara—a section of the great necropolis ofMemphis, the Old Kingdom capital of the First continued on page 26

AptJ-SEP10 9/28/10 10:25 AM Page 24


AptJ-SEP10 9/28/10 10:25 AM Page 25


and the Valley of Kings and Queens, HatshpsuteTemple, Colossi of Memnon, Edfu Temple, KomOmbo Temple, and the High Dam. We will also seethe unfinished Obelisk and Philae Temple. Ajourney on the Nile would not be completewithout an optional over-land trip to visit AbuSimbel, located above thebanks of Lake Nassar. Thisimpressive temple wasbuilt by Ramses the Greatin 1257 BC and should be awonderful highlight. Ex-perience wonderful food,great service and excitingexploration as we glidethrough history on thisgrand Nile boat.

The adventure doesn’t have to end here. Join usas we continue on the optional post-extension toJordan with a short flight to the capital city ofAmman.

Jordan contains another crown jewel in our

adventure—Petra. Undiscovered by the westernworld until 1812, this UNESCO World Heritage Siteis described as “one of the most precious culturalproperties of man’s cultural heritage.” In the 6thcentury BC, the Nabataeans, a nomadic Bedouin

tribe, settled and carvedtheir city into the rose-redfaces of the desert canyonswalls. You’ll stand in awe atthe ruins of this once greatcivilization.

Before arriving at Petra, wewill step into the shoes ofLawrence of Arabia! Thislegendary figure of the 1917Arab revolt, portrayed byPeter O’Toole on the silver

screen, features the desert of Wadi Rum. We willspend the afternoon discovering the Bedouin life.It will be an unforgettable experience of music,laughter, food, camels and sand dunes! The nextday, we’ll continue on to Petra to tour this world-renowned site, including a walk down the amazing

Seminar-At-Sea ... continued from page 24

AptJ-SEP10 9/28/10 10:25 AM Page 26


canyon corridor know as the Siq.

As we travel back to Amman, we’llvisit the ancient city of Madaba, fea-turing the 6th century map mosaicof Palestine. We continue to Mt.Nebo, where Prophet Moses gazedat the Promised Land. We’ll stop atthe Dead Sea, the lowest point onEarth, where you will have a chanceto float on the waters of history.

Tonight it is back to Amman, thesun setting on our journey, anadventure that words might not beable to capture. You will havetraveled through thousands ofyears of history.

It will be a great first experience ifyou have never been on an Apart-ment Association trip and a wel-come back if you are commencinganother adventure with us. We’llhave two industry seminars duringthe trip, so talk to your tax advisorabout potential tax benefits of aseminar at sea!

Join us February 10, 2011 for thePath of the Ancients. The 10-nighttrip, which includes three days inCairo and seven nights on the Nile,starts at just $2,699 per person.The Jordan extension is $999 perperson. Special group airfare isalso available from Los Angeles.For a detailed itinerary andbrochure, call 866-944-3036 or visitwww.AssociationAtSea.com.

AptJ-SEP10 9/28/10 10:25 AM Page 27


President Todd BriscoVice President of Administration Elaine Hutchison

Vice President of State Governmental Affairs Carol Chen & Kari NegriVice President of Local Governmental Affairs Marial Sanders

Secretary Brad WardTreasurer Kurt Wood

Parliamentarian Paul MenezesImmediate Past President Malcolm Bennett

Management Service Council Lucille Aresco-CrowleyProduct Service Council Bill Moseley

Education Co-Chairs Brandon Grey & Burt SirotaIPPAC Chair Evelyn Arnold

Board Members

OCAJ President Clive GrahamOCAJ Vice President Leonardo Wilborn

OCAJ Secretary Steve BogoyevacOCAJ Treasurer Kirk Davey

2010 BOARD OF DIRECTORS

We wish to thank our volunteer Board of Directorsfor their time and dedication to the Apartment

Association, California Southern Cities.

Ed ArnoldLorrie BaldwinChristine BaranBecky BlairMike BrassardSharon CoughlinTerry Geiling

Kyle KazanJanet LeeBob LuskinJohn McGoffIsidro MenezesAllen Wood

AACSC STAFF

Editor and Publisher Nancy Ahlswede

Design & Layout Nova Graphic Services

Manager of Sales Tom Heller

Advertising Phyllis JaffeAssociation Staff Nancy Ahlswede,

Executive Vice PresidentLarry Ahlswede Diane JenkinsOliver John Baptiste Terri SheaDenise Blair Luci WestDiane Dagestino

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By Ron Kingston

“The bill will

provide

new legal

direction and

guidance for

tenants of

domestic

violence,

sexual

assault

and/or

stalking...”

By Ron Kingston

bill on or before September 30, 2010.

If signed into law the bill will:

• Require landlords to change the exteriordoor locks of a protected tenant’sdwelling where the aggressor is NOT atenant upon written request of thevictim within 24 hours after the victimgives the landlord a copy of a courtorder or a police report issued orwritten within the last 180 days. If alandlord fails to change the locks within24 hours, the tenant may change thelocks as long as the locks are equal to orbetter than the existing locksets,installation must be done in a work-manship like manner and copies of thekeys must be given to the landlord.

• Require landlords to change the exteriordoor locks of a protected tenant’sdwelling where the aggressor IS a tenantupon written request of victim within 24hours after the tenant gives the landlorda copy of a court order or a police reportthat was issued or written within thelast 180 days. If a landlord fails tochange the locks within that timeperiod, the victim may change the locksas long as the locks are equal to orbetter than the existing locksets,installation must be done in a work-manship like manner and copies of thekeys must be delivered to the landlord.The significant difference between thisprovision and the former one is that thevictim and the landlord will LOCK OUTthe aggressor from the aggressor’srental unit. This will be the first time in

We expect the Governor to sign SB782 (Yee). The bill will providenew legal direction and guidance

for tenants of domestic violence, sexualassault and/or stalking as well as forlandlords and managers to really knowhow to respond to this extremelyimportant and most unfortunateoccurrence.

Two years ago, Assemblymember TedLieu successfully carried AB 2052, a billthat permits a tenant or a householdmember who as a victim of domesticviolence, sexual assault or stalking toterminate a lease agreement and bedischarged from rental payments duewithin 30 days of providing the victim’slandlord a notice of termination andaccompanying that notice with a copy of atemporary restraining order, emergencyprotective order or a written report by apeace officer stating that the report hasbeen filed alleging that the tenant orhousehold member was a victim. From apractical standpoint, this law can only beused where the victim is leasing propertyand has taken affirmative action toterminate the tenancy.

SB 782 will have a far more measurableimpact on victims, other tenants andlandlords than AB 2052 because of thecircumstances of how and when victimswho are tenants seek to protect them-selves due to domestic violence.

Everyone involved in a domestic violencecase needs to understand how the law willchange if the Governor signs Senator Yee’s

AptJ-SEP10 9/28/10 10:25 AM Page 30

September 2010 / Apartment Journal / continued on page 33

decades that landlords will beable to lock out a tenant (theaggressor) and still obligate thattenant to remain liable under thelease or rental agreementbecause of the absolute need ofthe victim to seek and obtainsanctuary. This was a veryimportant provision that wesought and obtained during thenegotiations with Senator Yee.

• Prohibit a landlord from ter-minating a tenancy or failing torenew a tenancy based upon anact or acts against a tenant or amember of a tenant’s familythat constitute domestic vio-lence, sexual assault or stalkingif BOTH of the following apply:

– The act or acts of violence havebeen documented by a pro-tective court order or a writtenpolice report based on allega-tions of domestic violence, sex-ual assault or stalking where theorder or report have been issuedor written in the last 180 days.

– The person against whom theorder was issued or named inthe police report WAS NOT ATENANT of the same dwellingunit as the victim.

• Permit a landlord to terminate atenancy or fail to renew atenancy after the victim hasavailed himself/herself of theprotections by the bill if BOTH ofthe following apply:

– Either: (1) the victim allowed theaggressor to visit the property,OR (2) the landlord reasonablybelieves that the presence of theaggressor poses a physicalthreat to the victim, any othertenant or guest, or could disturbthe quiet possession of anytenant. This was one of the mostheavily negotiated provisions

AptJ-SEP10 9/28/10 10:25 AM Page 31

5 Ways To Attract More Residents With Green MarketingBy Jennifer Marcus Newton

Marc Courtenay’s article articu-lates the “greenie” profile and ben-efits of attracting this type of ten-ant. If you want to attract greenies,take these campaigns for a spin.We Choose Zero (VOC) for You: It’sno longer just a matter of lead-based versus lead-free paints (forolder properties, of course). Vola-tile organic compounds, or VOCs,are found in most household paint.

E nvironmentally-consciousfolks tend to bring certainvalues to all areas of their

lives—particularly their livingspaces. Greenies aren’t perfect, butthey are generally more mindful oftheir impact on resources regard-less of whether they pay for accessand use (gas for heating, forexample) or own the mechanism tocreate heat (i.e., a furnace).

Unfortunately these paints con-tinue to off-gas harmful com-pounds months after application.Since freshening up paint for newtenants is standard industry prac-tice, why not opt for low or evenzero VOC paints? You’ll appeal topotential tenants because it showsyou care about their health asmuch as they do.


with the more energy-efficient var-iety or adjusting your thermostat,companies may want to considermore effective changes that beginright in the office.

To start, it’s a good idea to get anestimate of just how much energyyou use on a daily basis. You cando this by measuring your carbonfootprint. You can also contact lo-cal utility companies, who will be

2010 is rapidly becoming known asthe “green year.” Even large corpor-ations such as Staples and Nissanhave begun to implement greentechnology practices, making itboth fashionable and functional togo green.

While it’s relatively easy for prop-erty management companies toimplement painless changes suchas replacing traditional light bulbs

able to provide you with yourenergy usage over the past year,and offer suggestions on how toconserve energy as well.

To “green” your office you maywant to consider the following op-tions, which can be implementedon an as-needed basis, and will notonly save energy by reducing your


6 Ideas to Green Your Property Management OfficeBy Mary Girsch-Bock

cosm of the planet. Encouragingtenants to be good environmentalstewards will subtly shape theirbehavior within your property aswell—all while chipping away atyour costs.Keep in mind that greening is alearning process for you and yourtenants, and there’s certainly noone-size-fits-all approach. My yogateacher’s advice seems apropos:

Greening initiatives tend toproduce more than just theobvious goal of reducing our

impact on the planet. Often, in fact,opting for green actually saves theother kind of green—money. Youmight be thinking, “Saving theplanet is obviously a good thing,but what does it have to do withproperty management?” Think of itthis way: A property is like a micro-

“You might feel a stretch, but youshould never feel pain.”

These seven tips are easy to adoptand shouldn’t cause any pain:

1. Cool It: Sometimes being greenis more about using common sensethan anything else. Encourage ten-ants to turn down the thermostatat night. There’s nothing wrong

7 Easy Tips for Greening Tenants (and Your Bottom Line)By Jennifer Marcus Newton



AptJ-SEP10 9/28/10 10:25 AM Page 32

that we drafted with the permission of theauthor. There is no law that provides thisamount of clarity of how landlords will respondwhen seeking to terminate a tenancy in thesesituations. Should the bill become law, this willbe of tremendous help for all concerned.

– The landlord previously gave at least a three-daynotice to correct the violation.

• Mandate Judicial Council to, on or beforeJanuary 1, 2012, write a new form (which ishighly unlikely) or revise the existing form thatis used to assert an affirmative response to anunlawful detainer complaint. Once again wewere successful in obtaining this amendmentbecause we have found our counsel should notappear in court at an unlawful detainer hearingwhere he or she does not know why the tenantis claiming a right to possession. For the firsttime in over 30 years, our lawyers will beprepared to respond at the unlawful detainer

Sacramento Report ... continued from page 31


court proceeding or we may just decide not toproceed with the civil filing based on the victim’sresponse to the UD complaint.

• Provide for a liability shield for landlords. Othertenants, guests and invitees will be specificallyprohibited from suing us based on ourcompliance with the law. They will not be able tofile a lawsuit against us for breach of contractissues arising out of the provisions of the bill.Once again, we requested and received this alltoo important amendment to the bill.

• There is NO LEGAL PROTECTION FOR VICTIMSTO REMAIN IN THE DWELLING IF AGGRESSORSARE RENTING THE SAME UNIT. This is the firsttime that such clarity has been provided anddoes not exist in current law.

We are proud to have been a significant part in thedevelopment of this bill.

Ron may be reached at: [email protected]

AptJ-SEP10 9/28/10 10:25 AM Page 33


5 Ways ... continued from page 32

You’ll Love Our Green Potties: This one is sure toattract attention. A friend of mine has an apartmentin San Francisco’s Mission District. In five years,she’s had only one complaint—a constantly runningtoilet. Even though she’s not responsible for thewater bill, wasted water irks her. That’s how greeniesare. If your property has an antiquated toilet,consider replacing it with a low-flow number.

Keeping You and the Planet Clean: Because waterconservation is a big deal to greenies, consider add-ing low-flow showerheads to your green arsenal.Water conservation technology has come a long wayin recent years. In fact, you can even outfit your prop-erty with a showerhead that slows to a trickle whenthe water is heated up and ready to go. Now that’sinnovation!

We’ve Got Bright Ideas: Replace old-school lightbulbs in property fixtures with more energy- andcost-efficient compact fluorescent bulbs (CFLs).CFLs generally use 75% less energy and last roughly10 times longer than their incandescent cousins.Many cities now provide free recycling for CFLs,which must be handled with care because theycontain mercury. Down the road, you might consideropting for light emitting diode bulbs, or LEDs, which

use anywhere from 20 to 50 times less energy thanincandescent bulbs and last up to two decades.

Trail Heads, Not Paper Trails: Sure, some docu-ments are best left to paper—marriage licenses andMother’s Day cards immediately come to mind. Butrecurring property management transactions, likebilling and rent payments, don’t carry the samesentimental significance. Provide a paperless optionand even “pay it forward” by planting a tree oradopting sections of bike or walking trails in yourarea.

Earth stewards make excellent tenants becausethey’re invested in reducing impact and consump-tion, as well as creating a healthy personal environ-ment for themselves. With these campaigns, you’llbe attracting greenies in no time.Posted on March 18, 2010 by Jennifer Marcus Newton inBest Of, Marketing Ideas

6 Ideas ... continued from page 32

carbon footprint, but will improve office efficiency aswell.

1. Lose the paperwork! Property managementcompanies traditionally produce tons of paper-work. Consider using document imaging and stor-age programs that allow you to use virtual filecabinets to store and retrieve your documents.

2. Allow tenants to pay rent online. Electronicchecks and credit card payments will go directlyinto your bank account and you can eliminate thatdaily drive to the bank.

3. Turn off your computer! More than 25% ofcomputers used in the United States are left onovernight. Utilize the power saving settings andwhen you leave the office for the night, take a fewseconds and turn your computer off (and yourmonitor, too).

4. Update electronic devices. Dispose of your olderdesktop systems, laptops, and printers, and investin newer, more energy efficient models.

5. Use email more effectively. Collect and maintainemail addresses for your tenants and send any

official correspondence such as monthly state-ments, tenant bulletins, and newsletters via email.

6. Reconsider your current software. Maybe it’stime to consider web-based software that offertenant portals, where tenants can view accountbalances, pay rent, or request maintenance, allwithout a single sheet of paper being wasted!

While traditional energy saving measures such aslow-flow toilets, restrictions on watering, and replac-ing appliances with more energy-efficient models canhelp tenants lower their carbon footprint dra-matically, changing the way you run your office willpay even greater dividends for both your companyand the environment.Posted on May 6, 2010 by Mary Girsch-Bock in Real-World Ideas

AptJ-SEP10 9/28/10 10:25 AM Page 34

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7 Easy Tips ... continued from page 32

with putting on another sweater or snuggling up inAunt Betty’s handmade afghan. Better yet, install adigital thermostat that can be programmed once andnever thought about again.

2. Clear the Air: While we’re on the subject offurnaces, keep that critical cold-climate systemrunning efficiently by making sure tenants changefurnace filters regularly. Or furnish the property witha reusable furnace filter, which can be easily cleanedby vacuuming out or rinsing in water.

3. Trash the Trash: Despite the obvious benefit ofreducing landfill waste, not everyone has imple-mented the simple practice of recycling. If yourmunicipality provides free curbside recycling, makeit easy for tenants to get on board by supplying arecycling bin, pickup schedule and basic instruc-tions on how to recycle. Recycling lightenseveryone’s load, but if you pay for trash pickup,reducing waste via recycling reduces your costs as well.

4. Low Flow to Cash Flow: If you pay for water usage,investing in a low-flow showerhead or toilet willundoubtedly increase your cash flow. But if you wantto get a few more flushes out of an existing toilet, trythis trick. Fill a half-gallon plastic bottle with waterand place it in the toilet tank.

5. Kick the Paper Habit: Most folks are already usedto conducting financial transactions online. Why noteliminate paper from routine processes related toproperty management by implementing paperlessbilling and rent payment? It’s cleaner, faster andwon’t kill any trees.

6. Climate Control: Windows are wonderful, but leftunchecked, they can leave you wide open to heatloss in winter and sauna-like conditions duringsummer. Challenge tenants to leverage those louversby closing blinds or shades during hot summer daysor cold, dark nights of winter.

7. Wrap It Up: Maybe Aunt Betty’s afghan would beput to better use by wrapping it around the waterheater to cut heat loss by almost half. Better yet, fora few dollars you can purchase insulating blanketsmade precisely for this purpose without running therisk of insulting Aunt Betty.

In most cases, being green is really about usingcommon sense. Partnering with tenants to reduce aproperty’s environmental impact will help to reduceyour costs while saving precious resources. Give it astart with the low-hanging fruit and see where yourefforts grow from there.Posted on March 9, 2010 by Jennifer Marcus Newton inGreener Properties

AptJ-SEP10 9/28/10 10:25 AM Page 35

Chase Commercial Banking ... continued from page 17

corporate and investment banking, securitiesbrokerage, transaction services, and wealth man-agement. Additional information may be found atwww.citigroup.com or www.citi.com.

About Scott Schweer, Client Manager

Scott Schweer is a Client Manager with JPMorganChase’s Commercial Term Lending Division,originating multifamily loans throughout SouthernCalifornia. Even through the sluggish current realestate market, Scott and his team have managed tokeep providing existing and new Chase customersfinancing for their investment properties, focusingon apartment buildings of five or more units.

Scott started his career in lending in 1997 withAmerican Savings Bank, which was then acquiredby Washington Mutual, and now, JPMorgan Chase.Under the wing of a top multifamily loan originatorGregory Newman, Scott learned how to become atop loan originator himself and started his ownsales team which has been together for almost adecade. In 2001, Client Associate Stephanie BolognaStrother joined the team right after college, whereshe received a Masters in Finance degree from SanDiego State University. In 2003, Client SpecialistMaggie Shubat came on board from the loanprocessing side of the bank, after nine years as anassistant branch manager at another institution.His team, known as Team Schweer, has closed more

than $1.8 billion in multifamily loans since 2003.Scott has been a member of the bank’s President’sClub for the past consecutive seven years, amembership for the top 10% of the sales staff. Chase Commercial Term Lending (CTL) providesowners and investors financing solutions up to $10million for income producing commercial prop-erties in stabilized markets in more than 15 majorUS markets. Chase CTL has the expertise, resourcesand strength to help grow and maintain yourcommercial real estate investments for long termsuccess. Chase has a strong track record, helpinginvestors by delivering competitive pricing, lowloan fees, excellent customer service and fast, ef-ficient processing. As a full services group, Chaseprovides local account management and a dedi-cated servicing team. Chase is the Nation’s leading multifamily lenderwith a broad array of loan programs such asvariable, three year, five year, and seven year fixedto float programs and a very competitive DUS 10year fixed loan program.With preliminary approval in three to five businessdays, Chase is among the fastest, most consistentservice providers in multifamily lending, nation-wide.For your multifamily lending needs, please contactScott Schweer at 888-251-3246.

Even with our current economic climate, there aresteps that management companies can take tomake sure vacant units get rented and maintain asteady cash flow for clients. In the last 60 days,Action Management has rented 38 units due to ourlarge walk-in customer base, reputation, networkingefforts and diligent team work. Action Managementis paying attention to five simple steps to insurevacancies rent before sitting on the market too long.Units need to: (1) be well prepared, (2) be priced ator below market rent, (3) have great curb appeal or(4) have bright, clean and very visible signs. Thefifth and most important step revolves aroundcustomer service, as every customer should alwaysbe able to connect with a friendly representativewhen calling to inquire about services andproperties. This also includes taking the extra stepto meet tenants to show them properties.

To combat issues with long term vacant units,Action Management has been working vigorously

to ensure that all our vacancies are thoroughlyinspected, prepped and rent ready and pricedaccurately. Our goal is to prep units in less thanseven days after becoming vacant. Action Manage-ment also suggests utilizing tracking tools that helpmonitor vacancies that are more than 60 days old.Keeping a hot list of 60 day old vacancies helpsAction Management implement immediate actionby verifying: market rents, condition of units andbuilding (i.e., curb appeal), signs, website, craigs-list, as well as contacting owners to discuss waysthat insure renting the unit to a qualified tenant.

With today’s technological age, there are plenty ofmethods that management companies can employto market units. Beyond just online advertising viacraigslist, company website, Facebook, Twitter,newspaper ads and flyers, management companiesreally need to take advantage of all networking op-portunities and think outside the box to make suretheir marketing efforts are working effectively.

Selecting a Management Company ... continued from page 18


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AptJ-SEP10 9/28/10 10:25 AM Page 37


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Anode: A zinc anode is a sacrificial rod to keepcorrosion from attacking the water heater.

Clean Out Port: The port is used to clean out hardwater deposits from the bottom of the tank. Usuallyfound in 100 gal tanks.

T & P Valve: Relieves excess temperature andpressure from the tank. A water heater tank canexplode without a properly functioning T&P valve.

Thermocouple: Is a safety device that monitors thepilot flame. Should the thermocouple not sense thepilot flame, it will shut off the gas.

Thermostat: A device that maintains a system at aconstant temperature. It often consists of a bi-metallicstrip that bends as it expands and contracts withtemperature, thus breaking and making contact withan electrical power supply

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gets hot water on demand.

Low NOx Burners: A type of combustion technologyused to reduce emissions of nitrogen oxides. NOxforms when fuels are burned at high temperatures.

Additional info: A 100-gallon water heater rated at77,000 BTU is a standard duty water heater with afour inch flue, suitable for buildings up to seven units.A rapid recovery water heater is considered a com-mercial heavy-duty water heater that is rated at199,000 or more BTUs with a six inch flue or greaterand is suitable for buildings eight units and above.

A rule of thumb in sizing a water heater is bymultiplying 10,000 BTUs per apartment unit.

Jerry L'Ecuyer is the owner of JLE Property Management,Inc. and Buffalo Maintenance, Inc. and is a licensed con-tractor and real estate broker. Jerry can be reached at 714-778-0480 or [email protected]. Frank Alvarez is Opera-tions Director for Buffalo Maintenance, Inc. He can bereached at (714) 956-8371 [email protected] view our web sites at: www.ContactJLE.com andwww.BuffaloMaintenance.com

Dear Maintenance Men ... continued from page 20

AptJ-SEP10 9/28/10 10:25 AM Page 38


Pool & Spa Safety ActScuba Retrofitting Available

Get compliant nowIt’s the law!

Pool ContractingPool Plastering

& Full Pool Services

Pool ContractingPool Plastering

& Full Pool Services

To get the whole story visit our website

www.services4pools.com

800.864.0420800.864.0420Family owned since 1973

California License # B-C53-712677

REPAIR DECKS, STAIRWAYS, BALCONIES, PATIOS, COURTYARDS,

MAGNESITE & FIBERGLASS POOL DECKS – 100% WATERPROOF

Guaranteed WorkFree Estimates

DECKING & STAIRS

LICENSED • INSURED • BONDED • QUALITY WORK

800-685-1724ABC Decking – 25 Years Experience

Repair Rotten WoodRepair Metal Posts & Railings

Pre-cast Steps & Metal Stairways

EVICTIONS(Residential and Commercial)

$15000Uncontested*Plus Costs**

* Please call for rates on contestedmatters

** Costs include all filing, service, clerk,sheriff and court-related expenses.

C. TIMOTHY LASHLEEAttorney at Law

2750 Bellflower Blvd., Ste. 204Long Beach, CA 90815

(562) 938-7393

Serving Southern L.A. County andOrange County for over 25 years.

BATHTUBSSINKS

SHOWERSPorcelain & FiberglassRepairs & Refinishing

One-piece Wall SurroundCounter Tops Refinished

For guaranteed repairs, callBATH CRAFTERS(949) 552-7831

Lic. #568241 Allen Bezuidenhout, Bonded

562-668-9107

Call (310) 784-0227or (310) 808-3912

Sprinkler Installation & Repair • Tree TrimmingGeneral Clean-up & Hauling • Insecticide Spraying

Fences - Wood, Block & ChainlinkFree Estimates • Fully Insured

Jenkins Property Management ~ Full Service Property ManagementSpecializing in Apartments–Houses–Condos • Serving the South Bay for Over 30 Years

Thorough Tenant Screening • Prompt Collections of Rents • Personalized On-Site Inspections • 3 Day Turn Around on Vacant Units Promptly Handle Evictions/Collections • Professional Resident Manager Training • Full Maintenance Staff • 24 Hour Emergency Services

Full Charge Bookkeeping Services • Monthly Financial Statements • Free Consultation and Evaluation • One Time Leasing Available

JENKINS PROPERTY MANAGEMENT

14511 S. Hawthorne Blvd.Lawndale, CA 90260

310-219-3840Jenkinspropertymanagement.com

JENKINS BEACH RENTALS

800 Manhattan Beach Blvd. # 100Manhattan Beach, CA 90266

310-372-2477Jenkinsbeachrentals.com

South Bay Specialists

TWO LOCATIONS:

FreeListings

Competitive Rates Outstanding References

Excellent Results

AptJ-SEP10 9/28/10 10:25 AM Page 39


Why Would an Apartment OwnerInvest in Life Insurance?By Philip J. Kavesh

real estate and the other gets the insur-ance. This can avoid a lot of family conflictthat often arises when relatives aresuddenly required to be in businesstogether. Remember, too, that if severalfamily members own real estate togetherafter you pass, any one of those bene-ficiaries may be able to force the others tosell, such as if one beneficiary (or his orher spouse) needs or wants cash or thebeneficiary winds up getting divorced orsued. The life insurance can permit thatbeneficiary’s interest to be bought out bythe others and avoid a forced sale of theproperty.

Another use for life insurance may be topyramid your family’s real estate empire.The insurance proceeds can be held in aspecial trust intended to be used as a“Family Bank”. The “director” of the bank(the Trustee that you name) can be giventhe right to utilize the death proceeds tomake loans to beneficiaries to help themacquire real estate, or can use the moneydirectly to purchase more family real estatein the trust. The trust can be designed sothe family wealth inside it can continue tobe passed down to several generationswithout additional estate taxes. The trustcan also act as an asset protectionmechanism, to insulate the beneficiaries’other assets from any liabilities of the realestate in the trust and also protect thetrust real estate from any liabilities,

If you are like many apartment owners,you only believe in two investments—rental property and CDs—and once the

CDs accumulate to be enough, you want tobuy more real estate! Rarely do you think ofplacing any funds in a life insurance policy,since you feel you can invest it better inreal estate.

Life insurance is not a must for everyone.However, there are smart, proper uses oflife insurance as part of your overall familywealth planning that you should seriouslyconsider.

Perhaps the most obvious use of lifeinsurance for an apartment owner is toreduce the potential estate tax burden onyour loved ones. You would probably hateto see a “fire sale” of one or more of yourrental properties just to pay off the IRS. Lifeinsurance may be an easier way to dealwith the estate tax than setting up andliving with more complicated planning likeirrevocable trusts, partnerships and LLCs.

Let’s forget about estate tax for a moment,especially since it is currently “in limbo”.(The estate tax definitely comes back nextyear, even if Congress does nothing, butwe’ll have to wait until after the Novemberelection to see if we wind up with a $1million exemption or something muchhigher.)

In the meantime, there are a lot of other,overlooked uses of life insurance. It canhelp equalize the value of estate distri-butions between your various benefici-aries. For example, one beneficiary can geta large apartment building while anothergets a smaller one plus the life insuranceproceeds. Or, one beneficiary gets all of the

“...there are

smart, proper

uses of life

insurance as

part of your

overall family

wealth

planning that

you should

seriously

consider.”

AptJ-SEP10 9/28/10 10:25 AM Page 40


divorces or other problems of the individualbeneficiaries.

There are many other reasons for life insurancethat I don’t have space here to discuss. However,no matter how many logical reasons I put in frontof apartment owners for utilizing life insurance, Iimmediately run into several objections. Let’sexamine these a little more closely.

“I’m too old or not in good enough health to getreasonably priced life insurance.” The fact is,since people are living longer, and modernmedicine has found ways to extend peoples’ liveseven with what previously were terminalconditions, life insurance may be a lot moreaffordable than you may think. You shouldn’tmake a decision about this until you’ve actuallyseen some numbers.

“I hate paying for life insurance!” Okay, then howabout having Uncle Sam help pay for it? There areways to make the premiums tax-deductible, suchas through a pension plan that you can establishin a real estate management corporation or LLC.Also, there are specialized lenders who mayprovide premium financing, so that you canacquire a significant amount of insurance withlittle out of pocket cash (because the lender willreceive back a portion of the death proceeds).

“I don’t want my money tied up in a life insurancepolicy, because I might need or want it later!” Youmay be able to borrow cash value from the policy,surrender it or, even better yet, sell it at a profit.There is now a market for the purchase of lifeinsurance policies, particularly if you are over age75 at the time you want to sell.

In other words, there really aren’t any goodreasons not to at least check out the proper use oflife insurance as a part of your overall familywealth planning. Remember, this article isintended only as a quick summary and containsgeneral information, not legal advice. You shouldseek the assistance of a qualified estate planningattorney and insurance agent when consideringlife insurance.

Attorney Philip J. Kavesh is the principal of the LawFirm of Kavesh, Minor and Otis and is a CaliforniaState Bar Certified Specialist in Estate Planning withover 30 years of experience, including life insuranceplanning. He can be reached at [email protected] or 1-800-756-5596.

AptJ-SEP10 9/28/10 10:25 AM Page 41


Law Offices of

John F. OakesA Professional Corporation

Advising Business and

Property Owners for

Twenty-nine Years100 Oceangate, Suite 680

Long Beach, CA 90802-4312(562) 436-8422

Fax: (562) 495-6233

[email protected]

AptJ-SEP10 9/28/10 10:25 AM Page 42


Advertisers IndexAppliances: Sales & Service

American Appliances . . . . . . . . . . . . . . . . . . . . . . . 35

Feder’s Distributors . . . . . . . . . . . . . . . . . . . . . . . . . 3

KIVA Kitchen & Bath . . . . . . . . . . . . . . . . . . . . . . . 15

RSSA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51

West Coast Chief Repair . . . . . . . . . . . . . . . . . . . . 49

Asphalt PavingCity Service Paving . . . . . . . . . . . . . . . . . . . . . . . . 39

C & C Paving Co. . . . . . . . . . . . . . . . . . . . . . . . . . . 43

AttorneysDennis P. Block & Assoc . . . . . . . Inside Front Cover

Duringer Law Group . . . . . . . . . . . . . . . . . . . . . . . . 5

Kavesh, Minor & Otis . . . . . . . . . . . . . . . . . . . . . . 41

Landlord Legal Services . . . . . . . . . . . . . . . . . . . . 28

C. Timothy Lashlee . . . . . . . . . . . . . . . . . . . . . . . . 39

John F. Oakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Alfred Visco . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Bath & Shower RemodelingBath Crafters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Dial One Bath Masters . . . . . . . . . . . . . . . . . . . . . . 35

Tub-So-Nu . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

Building SuppliesHD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

Carpets & Floor CoveringsJim’s Floor Covering . . . . . . . . . . . . . . . . . . . . . . . 54

LA Carpet and Floor. . . . . . . . . . . . . . . . . . . . . . . . 19

Cleaning SuppliesNamco Products . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

Decking/Waterproofing/Stairs /Magnesite Repair

ABC Decking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Alex Decking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

Rash Yambo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Western Magnesite . . . . . . . . . . . . . . . . . . . . . . . . 38

Electrical Repair & InstallationEuropean Electrical Contractor . . . . . . . . . . . . . . . 39

Reece Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43

InsuranceHuggins/Dreckman . . . . . . . . . . . . . . . . . . . . . . . . 52

Investments/LoansAlliant Capital LLC . . . . . . . . . . . . . . . . . . . . . . . . . 21

Bank of America . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Chase. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

Tweed Financial Services. . . . . . . . Inside Back Cover

Laundry Equipment

CM Washer Service . . . . . . . . . . . . . . . . . . . . . . . . 42

Coinmach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

WEB Laundry Service . . . . . . . . . . . . . . . . . . . . . . 33

Landscaping

Three Generations . . . . . . . . . . . . . . . . . . . . . . . . . 39

Lawn Maintenance/Service

Mighty Mow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Painting/Maintenance

A-Z Property Maintenance . . . . . . . . . . . . . . . . . . . 50

Buffalo Maintenance . . . . . . . . . . . . . . . . . . . . . . . 52

E N L Service Co.. . . . . . . . . . . . . . . . . . . . . . . . . . 23

Sondance Painting. . . . . . . . . . . . . . . . . . . . . . . . . 49

Plumbing

A-1 Copper Repipe . . . . . . . . . . . . . . . . . . . . . . . . 52

Albano’s Plumbing. . . . . . . . . . . . . . . . . . Back Cover

Cal Coast Repiping . . . . . . . . . . . . . . . . . . . . . . . . 47

Coast Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Discount Drain & Plumbing. . . . . . . . . . . . . . . . . . 49

Pacific Coast Copper Repipe . . . . . . . . . . . . . . . . . 47

Pete’s Plumbing. . . . . . . . . . . . . . . . . . . . . . . . . . . 28

World of Water Heaters . . . . . . . . . . . . . . . . . . . . . 28

Pool Service

Services 4 Pools . . . . . . . . . . . . . . . . . . . . . . . . . . 39

Property Management

Appleby Property Management . . . . . . . . . . . . . . . 38

Jenkins Property Management . . . . . . . . . . . . . . . 39

Merriwood Management . . . . . . . . . . . . . . . . . . . . 42

Fred Leads Property Management. . . . . . . . . . . . . 45

Pabst, Kinney & Associates. . . . . . . . . . . . . . . . . . 53

Restoration

Coastline Environmental Solutions, Inc. . . . . . . . . 49

Roofing

Central Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Royal Roofing Co. . . . . . . . . . . . . . . . . . . . . . . . . . 45

Utilities

So. California Gas Company . . . . . . . . . . . . . . . . . 11

Southern California Edison . . . . . . . . . . . . . . . . . . 31

Window Coverings

Bridges Blinds, Inc. . . . . . . . . . . . . . . . . . . . . . . . . 29

DECKING & STAIRS

Magnesite System • Fiberglass SystemAcri-deck System

Quality Work – Low RatesNEW AND REPAIR

DECKS - STAIRWAYS - BALCONIESPre-Cast Stairs - Waterproofing

Metal Stairs - Rails - Wood RepairALEX DECKING

& STAIRS

800-215-1834Up to 10 Years GuaranteedFree

Estimates

BATHTUBS REGLAZED★ QUALITY WORK ★

Evening & Weekend Appts. Available

Reg.$20900

TUB-SO-NU

Save $40Now Only$169

COMPLETE JOBPorcelain & FiberglassFormica Counter Tops

Ceramic Tile5 YEAR WARRANTY

SINKS • SHOWERS • TUBS

(310) 834-9008(714) 562-0108

Classifieds. . . . . . . . . . . . . . .44

AptJ-SEP10 9/28/10 10:25 AM Page 43

TO ADVERTISE, CALL TOM OR PHYLLIS AT (562) 426-8341

ELECTRICIANSFather & Son Electricians.Family owned & operated since1989 – Lic #612858. Specializingin multi-unit buildings. 562.843.2860, 562.843.2837 www.fathersonelectric.com

FLOORINGCarpet – Dri Dek – Laminate VCTWood. Free estimate – Free gift.Carpet 4U, 9303 Alondra Blvd.,Bellflower, 562.866.2195

INSURANCEDoes Your Insurance AgentHave Your Back? Call Huggins/Dreckman Insurance 562.594.6541 x21. Karen can protect yourapartments and save you timeand money.

SCREENSWindow/Door Screens. The ren-tal industry’s professional mobilescreen service. “We Come ToYou”. The Screen Machine,562.572.2908 Joe

LOCKSMITHAgape Lock Co. Eviction, lock, re-key, open cars, apartments,condos. Special prices formanagement companies. Call877.DKEYMAN (353.9626), cell562.277.5253 or email: [email protected]

WASHER/DRYER SERVICEA history of dependable service,tenant satisfaction and customerprofitability. Call us today for afree analysis at 800.225.6145, Ext. 16. Coin Meter WasherService. Inc.

CLEANING SERVICECleaning apartments, residential,carpet and window cleaning.Water damage, hardwood floors,strip and wax floors, painting.Free Estimate. Brothers JanitorialService. 562.235.2601

INSURANCEUp to 45% OFF Apartment Build-ing Insurance. 800.979.7283.Since 1985 (Lic #OG00686) asseen in Forbes. SAVE-ON Insur-ance Services.

RESIDENT SCREENING

Call the Apartment Association,California Southern Cities for themost thorough credit checks atthe best prices. 562.426.8341.

SCREENSWindow/Door Screens. The ren-tal industry’s professional mobilescreen service. “We Come ToYou”. The Screen Machine,562.572.2908 Joe

LOCKSMITHAgape Lock Co. Eviction, lock, re-key, open cars, apartments,condos. Special prices formanagement companies. Call877.DKEYMAN (353.9626), cell562.277.5253 or email: [email protected]

WASHER/DRYER SERVICEA history of dependable service,tenant satisfaction and customerprofitability. Call us today for afree analysis at 800.225.6145, Ext. 16. Coin Meter WasherService. Inc.

can find a natural replacement for these withsmall sachets filled with pine or rosemary. Pleaseavoid cedar, since it costs a tree to make thechips and that hardly seems like a good use forthat great resource.

• A Reusable Water Bottle – You can throw yourlogo on this item as well, but I caution you not togo with the cheapest ones you find. Get a goodquality product with this, something like aNaglene bottle, since the low end plastic onescan actually hold carcinogens in their materials.

• A Big Leafed Green Plant - For under $7 you cansupply your resident with a great air purifier,made from all natural materials! Philodendrons

work well but so do ferns and other big leafplants.

• Consider asking your techs to clean the coils onthe back of the fridges. Not only are dirty coils afire hazard, but they can cause a higher use ofenergy in the appliance. Also, dirty coils can leadto a shorter lifespan for your appliance.

And last, but certainly not least, I recommend put-ting in a copy of THE GREEN BOOK, which will costabout $11. It’s printed on recycled paper usingsoybean inks, and it’s a great read about all the littlethings that you can do that impact the planet.Posted on March 11, 2010 by Heather Blume in GreenTrends

Renewals That Go Green! ... continued from page 10


AptJ-SEP10 9/28/10 10:25 AM Page 44


September 2010 • Volume 39 • Number 9Published exclusively for the Apartment Association, California SouthernCities by OCAJ, Inc. (a wholly owned subsidiary of the Apartment Associ-ation, California Southern Cities) 333 W. Broadway, Suite 101, Long Beach,CA 90802. Published monthly. Subscriptions are $49.95 per year.Periodicals postage paid at Long Beach, CA and additional mailing offices.All rights reserved. Reproduction in whole or in part without writtenpermission is prohibited. Publisher assumes no responsibility for articlesor for content of advertisements.Postmaster: Send Form 3579 to Official California Apartment Journal, 333W. Broadway, Suite 101, Long Beach, CA 90802, ISSN 0191-6335.The contents of this publication represent the opinions of the individualauthors and contributors only and do not, except where expressly stated,represent the official position of the Apartment Association, CaliforniaSouthern Cities.

VISIT US ON OUR WEBSITE: http://www.apt-assoc.comE-MAIL US AT: [email protected]

FORMS VIA FAX-ON-DEMAND: (562) 426-8297

A Non-Profit Organization333 W. Broadway, Suite 101 Long Beach, CA 90802

(562) 426-8341 • (562) 424-3764 FaxReservation Hotline: (562) 426-7785

FOR ADVERTISING RATES AND INFORMATIONCALL (562) 426-8341

AptJ-SEP10 9/28/10 10:26 AM Page 45


Welcome to Our New Members★ ★ ★

Barbara J. CarterGary & Michael NelsonJuan BarajasThomas & Alida JordanJames & Anne McConnellKevin HearstHaywardetta Stewart & Eddie McNeilLeslie Minor & Laura RichardsonTheresa BirchMorris AmiraVictor & Harry LLC (Victor Nguyen & Harry Long)Frank Sergi

★ ★ ★

Doug CarltonNadine HockingAnne Karin NelsonCory & Sheryl VisserParviz ParsaErcilio CardosoKO Properties, LLC (Melissa Oechsel)Craig & Estelita MunsellJaime & Janelle McPolandPhyllis E. OwnbyCoyne Investment Enterprises, LLC

(James E. Coyne)Jennifer Lyn GoodnoRobbie A. Hembree & Evelyn M. Kelly

★ ★ ★

Ronald H. BannerMiriam VarvaisFrank & Sylvia PerriAndrew P. ReynoldsThe Romalee Dalbey Trust (Jerry Swan)Ray JohnsonH & H Management (Kapsoo Han & Stella Min)Earl DavisSkywave Investments, L.P. (Fred Stevens)Ronald BridgetteWilliam McLarenWatkins Property Management (William Watkins)Ronny HallM & T Property Management Co. (Mark Dull)Natalie KotschSylvana Kaliterna

★ ★ ★

Caroline ThorntonNora A. ReyesWayne & Shelley Markiza-Brewer

George HolmbergPatrick ShanahanAlma A. PerezLakshmana O. ArasuJames ElyLouis StavrosRichard BlackshereBeverly NickersonSydlowski Bros. (Jason Sydlowski)Realty Leasing (Rina Morales)Rafi AbrishamiMajestic Property Management (Aurora Hernandez)Timothy BranoffMaxine FletcherCarter ConnoleShirley LamastusSuki SongSandra Conn

★ ★ ★

Jim Harding & John WannemacherKathy ColonnaKevin GarrisRaymond LundyJ. C. Farquhar & J. E. FarquharCentury Villages at Cabrillo, Inc. (Iris Carattini)Roberts Management & Investments

(Ray Roberts)Carolyn SabolPeter C. Werrenrath

★ ★ ★

Foam Street Investments (Pauline Reid & Margaraita Moratz)

George and Sanae ReseterMelvin & Andria SalsmanDiane L. StoneSylviane HerzogDebra S. Zimmerman & Ladd J. TerryJoseph Dayon

★ ★ ★

Tracy BlakeleyMary SaliePeter AllenStephanie Dowling & Jose LopezAmericana South Bay Apartments

(Jennifer Shreiner, Corporate Membership)Palermo Apartments (Aida Rios,Corp. Membership)St. Luke Holy Baptist Church (Lauretta Sampson)Moe ShahbaniDennis Kinzeback

Lisa Gary & Steven SchiroLisa Alvarado & Juan AlvarezYiqing Wu & Alan WuDinah E. ConsuegraRobert BeechAnn RaljevichMiguel & Anna De La Torre

★ ★ ★

Paula BellStuart A. MooreLinda VernotPaul & Yvonne LujanReid E. NansenDave Ganoung & Kim FosterChristopher & Martha HenningCorinne SewellEdmond Tacconelli & Vivian ChengDemetrio Flores & Patricia HaltenhosRichding Properties Co. (Richard Yeh)Harriet QuonJerome P. MillerChristopher Beard

★ ★ ★

Thomas Childress, Jr. & Donna ChildressJohn MarkovichBafa MorisonBette FritzGreenbelt Properties & Investments

(Denver Mendiola)Lyle ReynoldsJoao ConcellaLuis SilvaGeroge HumeDerek M. VignovichMai VuEugenia Ortiz-AsmusDorothea Von Klenner

★ ★ ★

Geraldine ClaytonOwen SessionsAnnie GehringJoie D. & Joan NowkaSharon SpearDanielle CookRandy AxcellCrum & Scherbovsky (Nadia Scherbovsky)Stephen F. MaherJeff & Elizabeth AmesWendy & John Henning

Kevin Phillipp & Dawn Schock

★ ★ ★

Soon F. WuBrian R. KielyDale & Linda AuslanderVanessa Machado & Steve VelizHelen Gonzalez & Tom GonzalezGuadalupe Flores EscobedoRuth DiffineTrostle Living Trust (Anne Trostle Johnson)Kalika ChhoeuMark WhiteRodney TaingAlexander & Bernadette SchleeDennis FujiokaArden Boyd & Julie BoydMallika & Dan WeerasekaraMicaela RobinsonCity of Artesia (Maria Dadian)Kimberly S. VirginLaw Offices of Brian Levy (Brian D. Levy)

★ ★ ★

Armando MendezDennis J. McConkeySteve Drulis, Priscilla Kopf-Anderson &

Robert AndersonNicolette BarberTomas & Aurora RamirezChristie F. ShortJames PittmanRamiro Mayoral & Teresa ChavezJavier RodriguezAdrienne HutchingsF5 Management (Kirk K. Felikian)Kwing-Man CheungAnrbol AnayaGeorge & Charlene Pellin

★ ★ ★

Timothy J. FeatherJRA Management Group (Cynthia Saucedo)Kathy MoralesMaria MagdalenoMichael A. StuartSusan FarleyMonica SenaJose HernandezAlbert SousaHarrison & Elise SutherlandCarl & Hilda Sramek

AptJ-SEP10 9/28/10 10:26 AM Page 46


A Name You Can Trust for Over 24 YearsServing all of Southern California

WORKERS COMP AND INSUREDLicense # C27-646991

(562) 682-8760(800) 304-2146

Free Estimates • Reasonable Rates

Call Donn Oswald

Landscape Services:• Artificial Turf• Sprinkler Systems• Plants & Flowers• Cement & Brickwork• New Sod Lawns

Maintenance Services:• Weekly Service• Trash Removal• Clean-ups• Tree Trimming• Fertilizing Programs

We keep our appointments.

Trade Show ... continued from page 12

competed for 12 coveted category awards.

Lucile Aresco-Crowley of Beach Front was namedProperty Management Employee of the year;Senator Leland Yee was saluted as “Senator of theYear” and Legacy’s 1600 at Hollywood and Vine(cover) was signaled out as the Best New RentalCommunity in the Southland.

Profiles on the winners will be printed in the nextOfficial California Apartment Journal as well asrecognition for the 2010 CHPP graduates.

Exhibitors reflected the playful theme and thebooth winners judged “as best” included:

• Walters Tool: Best Use of Product• Fair Housing Council: Best Use of Theme• CORT Furniture Rentals: Most Fun Booth• Carpets 4 U: Best of Show

“The AACSC team put together a fabulous tradeshow for us. Everything from the logistics for movein and out to the floor layout were great. I alwayshave a great time and feel a sense of success whenI am with your team and the members of AACSC.”– Carolyn Padilla, Marketing Manager, NationalEcon Corporation

AptJ-SEP10 9/28/10 10:26 AM Page 47


AptJ-SEP10 9/28/10 10:26 AM Page 48


We SellNew & UsedAppliances

AIR CONDITIONING,HEATING & APPLIANCES

AptJ-SEP10 9/28/10 10:26 AM Page 49


THANKS TO OUR TRADE SHOW SPONSORS

AptJ-SEP10 9/28/10 10:26 AM Page 50


AptJ-SEP10 9/28/10 10:26 AM Page 51


AptJ-SEP10 9/28/10 10:26 AM Page 52


THANKS TO OUR TRADE SHOWBINGO SPONSORS

Carpet 4 URoyal Roofing CompanyFisher & Phillips LLCFast Eviction ServiceCalifornia Bank & TrustChase Commercial LendingBob Peters Fire ProtectionMcCormack Roofing Co.Contract Carpet Corp.Servpro of S.E. Long BeachGlobal DisposalNational Insurance Solutions

Pacific Paradise PoolsRoto-Rooter Service & PlumbingSealwiZe of Orange CountyService Plus TermiteShower Walls, Inc.United Paving Co.Coastline Environmental SolutionsGazette-Grunion NewspapersMAGG4 ConstructionFine Stone & CabinetryWaste Management

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AptJ-SEP10 9/28/10 10:26 AM

here today · september 2010 volume 39 number 9 visit us on our website: so cal’s apartment of...

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