A publication of the Apartment Association of Greater Los Angeles • January 2019 • $7.50 Propelling a Better Understanding of Seismic Safety Page 38 Growing Assault on Property Rights Part 2 Page 42 Optimizing the Tenant Screening Process Page 62 Page 70 A publication of the Apartment Association ofGreater Los Angeles • January 2018 • $7.50 COSTA HAWKINS CongratulationsEarle Vaughan, incomingAAGLAPresident, and thank you JoePatel,AAGLAPresident2016-2017! Earle Vaughan JoePatel BLOWINGUPCOSTA-HAWKINS:WHATISITANDWHYSHOULDYOUCARE? SEEPAGE 38 Combat the Jury TrialSystem Page 74 COME AND TAKE IT RENTCONTROL:ECONOMICSTABILIZATIONORSELF- DESTRUCTIVEOVER-REACH? Page 52 AAGLA: FIGHTING FOR THE PROTECTION OF OUR PROPERTY RIGHTS A publication of the Apartment Association ofGreater Los Angeles • June 2018 • $7.50 AttnPropertyOwners – Save$$ Page 36 Maintenance Tips Page 68 Page 84 VOTENOONPROPOSITION 10 -CALIFORNIANSJUSTCANNOTAFFORD THESO-CALLED “AFFORDABLEHOUSINGACT” www.votenoprop10.com A publication of the Apartment Association ofGreater Los Angeles • August 2018 • $7.50 L.A.CityCouncil to MakeOwnersCriminals Page 24 TheWorst TenantNightmares Page 46 Tales From theHood Page 52 Page 84 Courtcostonly$495.00 LARentcontrolorSection8only Uncontestedevictioncostonlyspecial DTNLA,VanNuys,Chatsworth, SantaMonica,Lancaster SheriffLockOut included COUPON $495 4 specialconditionsapply PROPOSITION 13 ARETROSPECTIVELOOKBACKATTHIS IMPORTANTLAW. Page 44 A publication of the Apartment Association ofGreater Los Angeles • February 2018 • $7.50 Do Your Part Page 24 The Value of Safety Page 40 BigBrother at YourDoor Page 60 Page 84 Damages vs.Normal Wear and Tear Page 56 A publication of the Apartment Association ofGreater Los Angeles • September 2018 • $7.50 Who’s theGuy BehindProp10? Page 46 BedBugs 101 Page 62 Page 84 Courtcostonly$495.00 LARentcontrolorSection8only Uncontestedevictioncostonlyspecial DTNLA,VanNuys,Chatsworth, SantaMonica,Lancaster SheriffLockOut included COUPON $495 specialconditionsapply VOTENOONPROP 10 THEFLAWS PROP 10 Allows regulationof single familyhomes Prop 10 allows government to dictate pricing for privately owned single-family homes, controlling how much homeowners can charge to rent out their home – or even just a room. Itmay even lead to bureaucrats charging homeowners a fee for taking their home off the rentalmarket. HOWWEKNOW: Legislative Analyst’s Office analysis of Prop 10 (A.G. File No. 2017-041),December 12, 2017 In 1995, the Legislature enacted the Costa-Hawkins Rental HousingAct (Costa-Hawkins),whichplaced limitationson locally enacted rent control laws.Specifically,Costa-Hawkinsprohibited local rent control rules fromapplying tohousing firstoccupiedon or after February 1, 1995 and single-family homes. ...The measure Places bureaucrats in charge of housingwith the power to add additional fees Prop 10 puts asmany as 539 rental boards in charge of housing and gives government agencies unlimited power to add fees on housing that will be passed on to tenants in the form of higher rents –making homes and apartments evenmore expensive. HOWWEKNOW: Legislative Analyst’s Office analysis of Prop 10 (A.G. File No. 2017-041),December 12, 2017 Rent control laws typicallyareadministeredby local rentboards, which are funded through fees on regulated property owners. …Dependingonactions takenby localgovernments, thesecosts could range Drivesup the costof existinghousing Prop 10’s new government fees and regulations will give homeowners a huge financial incentive to convert rental properties into more profitable uses like short-term vacation rentals, increasing the cost of existing housing and making it even harder for renters to find affordable housing in the future. HOWWEKNOW: Legislative Analyst’s Office analysis of Prop 10 (A.G. File No. 2017-041),December 12, 2017 Conversion of Rental Housing to Ownership Housing. Ownersof rentalhousingsubject to rentcontrolaremore likely to convert their properties to Findoutmore at: WWW.READITFORYOURSELF.COM DonateToday! www.Prop10Flaws.com AffordableHousingAct ThePeople of theState ofCalifornia do hereby ordain as follows: Section 1.Title. ThisAct shall be knownandmaybe cited as “AffordableHousingAct.” Section 2.Findings andDeclarations. Section 3.Purposes and Intent. Section 4. Affordable Housing Act shall be codified by repealing the following sections of the Civil Code: Sections 1954.50, 1954.51, 1954.52 and 1954.53 ofChapter 2.7 of Title 5 of Part 4 ofDivision 3 of theCivil Codeare repealed. Section 5.AffordableHousingAct shallbe further codifiedby adding the following section to theCivil Code: Section1954.54. (a)Acity, county,or cityand county shallhave theauthority toadopta local charterprovision, ordinance or regulation that governs a landlord’s right to establish and increase rental rates on a dwelling or housing unit. (b) In accordancewithCalifornia law, a landlord’s right to a fair rate of return on a property shall not be abridgedbya city, county, or city and county. Section 6.LiberalConstruction ThisAct shall be broadly construed toaccomplish itspurposes. Section 7.Amendment andRepeal Pursuant toArticle II,Section10,Subdivision (c ),of theCaliforniaConstitution, theLegislaturemayamend this Act to further its purposes by a statute passed in each house by roll call vote entered in the Journal, two-thirds of themembership concurring, signed by theGovernor. No statute restricting or eliminating the powers that have been restored by thisAct to a city, county, or city and county to establish residential rental rates shall become effective unless approvedby amajority of the electorate. Section 8.Severability Ifanyprovisionof thisActor theapplication thereof toanypersonorcircumstances isheld invalid, that invalidity shallnotaffectotherprovisionsorapplicationsof theActwhich canbegiveneffectwithout the invalidprovision orapplication, and to this end the provisions of thisAct are severable. Section 9.ConflictingMeasures In the event that thisAct and any othermeasure addressing the authority of local government agencies to establish residential rental rates shall appear on the same statewide election ballot, the provision of the other measureormeasuresshallbedeemed tobe inconflictwith thisAct. In theevent that thisAct receivesagreater numberofaffirmativevotes thananothermeasuredeemed tobe inconflictwith it, theprovisionsof thisActshall prevail in their entirety, and the othermeasure ormeasures shallbe null and void. Section 10.LegalDefense Notwithstandinganyotherprovisionof law, if theState,agovernmentagency,oranyof itsofficials fail todefend the constitutionality of thisAct, following its approval by the voters, the proponents shall have the authority to intervene in any court action challenging the constitutionality of this Act for the purpose of defending its constitutionality,whether in stateor federal court,andwhether suchaction is inany trial court,onappeal,oron discretionary review by the Supreme Court of California or the Supreme Court of the United States. The reasonable fees and costs of defending the action shall be a charge on funds appropriated to the California Department of Justice,which shall be satisfied promptly. Section 11.EffectiveDate Except as otherwiseprovidedherein, thisAct shall become effective theday after its approvalby the voters. LOSANGELESCOUNTY (UnincorporatedAreas) WTF: ARE WE DOOMED? RENTCONTROLANDOTHERTHREATSTHATCOULDTAKEDOWNTHEMULTIFAMILYHOUSING INDUSTRY Page 44 A publication of the Apartment Association ofGreater Los Angeles •March 2018 • $7.50 How toServe aNotice Page 17 Costa-Hawkins Update Page 20 Do YouNeed anElectrician Page 50 Page 84 A publication of the Apartment Association ofGreater Los Angeles •October 2018 • $7.50 Section8 Myths vs. Facts Page 24 Proposition10,RentControl & theAffordableHousingLie Page 46 TheNew Tax Law Page 60 Page 70 FACTSHEET CoalitionMembers: CaliforniaCommunityBuilders CaliforniaBusinessPropertiesAssociation CaliforniaBusinessRoundtable CaliforniaRentalHousingAssociation CaliforniaSeniorAdvocatesLeague CaliforniaStateConference of theNational Association for theAdvancement of ColoredPeople (NAACP) FamilyBusinessAssociation ofCalifornia CaliforniaSmallBusinessAssociation CaliforniaChamber ofCommerce CaliforniaTaxpayersAssociation CaliforniaTaxpayerProtectionCommittee CaliforniaTaxpayersUnion CaliforniansAgainstWastefulSpending Howard JarvisTaxpayersAssociation InstituteofRealEstateManagement – California Pro-SmallBizCalifornia TheTwoHundred United LatinosVote CentralValleyBusinessFederation (BizFed) FresnoChamber ofCommerce Greater IrvineChamber ofCommerce KernCountyTaxpayersAssociation LosAngelesAreaChamber ofCommerce LosAngelesBusinessFederation (BizFed) MountainViewChamber ofCommerce OrangeCountyBusinessCouncil PaloAltoChamberofCommerce SacramentoMetropolitanChamber of Commerce SacramentoTaxpayersAssociation SanBernardinoAreaChamberof Commerce SanDiegoRegionalChamber of Commerce SiliconValleyTaxpayersAssociation SouthwestCalifornia LegislativeCouncil TheSiliconValleyOrganization Valley Industry andCommerceAssociation *Partial List Prop 10, the so-called “AffordableHousingAct,” is anythingbut affordablehousing. Don’tbe fooled, the initiative isbad forhomeowners and renters –andwillmakeCalifornia’shousing crisisworse. NOonProp10. It justhas toomany flaws. AllowsRegulationofSingleFamilyHomes •Allows government todictatepricing forprivately owned single-familyhomes, controlling howmuch homeowners can charge to rentout theirhome– or even justa room. Itmayeven lead tobureaucrats charging homeowners a fee for taking their home off the rentalmarket. PlacesBureaucrats inChargeofHousingwith thePower toAddAdditionalFees •Putsasmanyas 539 rentalboards in charge of housingand givesgovernment agencies unlimited power toadd fees onhousing thatwillbe passed on to tenants in the formof higher rents–making homesand apartments evenmoreexpensive. PutsTaxpayersatRisk forMillions inLegalCosts •RequiresCalifornia taxpayers topay the proponentsof the initiative’s legal bills ifhomeowners, tenants or voters challenge the law in court.Even if theproponents lose in court, taxpayerswill stillbe on thehook topay their legal bills. AddsTensofMillions inNewCosts toLocalGovernments •The state’s non-partisan legislative analyst says themeasure could increase costs for localgovernments by tens ofmillionsof dollars per year and cost the statemillionsmore in lost revenue,which couldmean diverting funds fromother vital state services. DrivesUp theCostofExistingHousing •Newgovernment fees and regulationswill givehomeowners ahuge financial incentive to convert rental properties intomoreprofitable uses like short-term vacation rentals – increasing the costofexisting housingandmaking it evenharder for renters to findan affordableplace to live. Paid for byNoonProp10 –AFlawed InitiativeThatWillMakeTheHousingCrisisWorse a coalitionofhousingadvocates, renters, largeand small businesses, taxpayergroups, and veterans Committeemajor funding from MichaelK.Hayde, includingWesternNationalGroup&AffiliatedEntities BlackstonePropertyPartners, L.P.;BREITMFHoldings LLC;BlackstoneRealEstatePartners (VI throughVIII) L.P.;and theirHoldings GeoffreyH.Palmer funding details atwww.fppc.ca.gov Formore information,visit: www.Prop10Flaws.com Info@Prop10Flaws.com Prop 10has toomany flawsandwillmake thehousingcrisisworse. VoteNOonNovember 6th! APRIL IS NATIONAL FAIR HOUSING MONTH 50 TH ANNIVERSARYOFTHEFAIRHOUSINGACT Page 44 A publication of the Apartment Association ofGreater Los Angeles • April 2018 • $7.50 ProposedNewEarthquake Safety Legislation Page 38 Electricity andWater JustDon’tMix Page 54 The Landlord StrikesBack Page 60 Page 84 A publication of the Apartment Association ofGreater Los Angeles •November 2018 • $7.50 3BasicApproaches to a Soft-StorySeismicRetrofit Page 42 RENTCONTROL: ACautionaryTale Page 46 New199(A) ProposedRegulations Page69 Page 70 ? MAKETHERIGHTCHOICE…VOTENOONPROP. 10 MakeyourvoiceheardandvoteonTuesday,November6 th VOTE YES VOTE NO A publication of the Apartment Association ofGreater Los Angeles •May 2018 • $7.50 THECOSTA-HAWKINSREPEAL INITIATIVEWILL HURTALLCALIFORNIAPROPERTYOWNERS If passed , all types of housingmay be subject to rent control, regardless of the year built. If passed , the onlyway to repeal or amend the initiativewill be through another voter initiative. Thatwill take years at best. Your State Legislature is powerlesswhen it comes to amending and appealing these new burdens thatwill be placed on property owners. If passed , hundreds ofmillions of your tax dollars are at stake.Any court actions to challenge its constitutionalitywill be paid by taxpayers. That’s you! If passed , property valueswill decline as owners of rental propertywill incur significant losses in revenue andwill no longer be able tomaintain their properties resulting in neighborhood blight. Lower property values steal badly needed property tax dollars that fund our schools and first responders. If passed , no new affordable housing units will be created, new housing construction will decline, and construction jobs and trades servicing the apartment industrywill be negatively impacted. PLEASE JOINTHEFIGHTTODAY!VOTE NO ON SO-CALLED AFFORDABLEHOUSINGACTTHISNOVEMBER. If passed , all protections against onerous rent control lawswill be eliminated statewide. Property ownerswill be at themercy of local government and special interest groups. If passed , vacancy decontrolwill be eliminated,meaning that your local lawmakers and non-elected rent control boards can limit the amount of rent you can charge to new tenants after your old tenantsmove out. If passed , rent control can apply to condominiums and single-family homes, and not just to apartments anymore. If passed ,manymore communities throughout Californiawill be emboldened by rent control activists and special interest groups to pass laws thatwill severely restrict your property rights and the rent you can charge. ACALIFORNIABALLOT INITIATIVECOMINGTHISNOVEMBER, IF PASSED,WILLREPEALTHECOSTA-HAWKINSRENTALHOUSING ACTANDHARMTHE INTERESTSOFEVERYCALIFORNIA PROPERTYOWNER.HERE’SAQUICK SUMMARYOFWHAT’S AT STAKE: PROTECTYOURPROPERTYRIGHTSANDFREEDOM – SUPPORTCOSTA-HAWKINS A publication of the Apartment Association ofGreater Los Angeles • July 2018 • $17.76 City of LA toMake OwnersCriminals Page 32 DoesPrivateProperty OwnershipExist? Page 46 TenantScreening Tips& Tricks Page 56 Page 84 A publication of the Apartment Association ofGreater Los Angeles •December 2018 • $7.50 Local Victories Power CA TenantMovement Page 32 2019’s New Laws Page 38 GrowingAssault on PropertyRights Page 46 Page 70 Happy Holidays FromAll ofUs at Happy New Year! WISHING YOU A VERY SUCCESSFUL 2019!