The Industry Pulse is a briefing on the policies shaping rental housing across California. 

Episode 2:  Regulation Expands as Investors Reposition

Presented by DLP Government Relations and SNS Law Group, providing insight for California housing providers navigating today’s evolving regulatory environment.

State policy proposals, local rent restrictions, and evolving real estate trends are redefining the operating environment for rental housing providers. Plus, "The Door the Pandemic Opened", by DLP Government Relations. How Emergency Powers are Shaping Housing Policy

The information provided is intended for informational purposes only and does not constitute legal advice. Listeners should consult with qualified counsel regarding their specific circumstances. Apartment News Media, Covering Issues That Impact Rental Property Owners and Management Professionals. 

During this webinar, we will discuss the new, County of Los Angeles 82-degree Fahrenheit indoor cooling mandate, and what you need to do to prepare your building for handling the added electrical load requirements. But this new mandate does not just impact unincorporated parts of Los Angeles County, but the City of Los Angeles and even the State of California are now considering imposing similar mandates. More jurisdictions in Southern California may also follow suit by adopting maximum indoor air temperature requirements.

In addition, we will discuss how insurance requirements for aging electrical panels could impact your property and your bottom line. Learn what insurers are now demanding, how to avoid costly premium hikes, and practical steps to upgrade or maintain your electrical systems cost-effectively. Don’t miss this opportunity to get actionable strategies to protect your property, reduce expenses, and stay compliant with changing insurance standards. Many condominium and apartment property management companies have already received notices to replace recalled sub-panels with more modern ones. This trend is very likely to continue.

DISCUSSION TOPICS INCLUDE:

• Can your property handle the new indoor cooling requirements for the 82 degree cooling mandate?
• Are you at risk of losing your insurance coverage? Which property owners are affected and why?
• What should you do when you get “the letter” from your insurance carrier?
• What brands of electrical panels do insurance companies want you to replace?
• How can you avoid unnecessary expenses when replacing panels?
• How to select the best electric contractor for panel replacements? What questions should you be asking, and what are some “red flags” to look out for?
• How can you find great, reliable electric contractors and avoid potential “contractor traps”? What are some of the “contractor traps” that should be avoided?

GUEST SPEAKER: Kim Hopkins, President and Founder, The Electric Connection

Kim Hopkins is the Founder and President of the Electric Connection of Los Angeles. He started The Electric Connection in 1979, and over the years the company has grown into a 30-employee company, providing electrical services to property owners and businesses throughout the Los Angeles metropolitan area. The Electric Connection believes in QUALITY and offers a LIFETIME GUARANTEE on all their work.

Patti Widget Joins Us to Give an Update on the CA Tenant Protection Act (A.B. 1482)

The Tenant Protection Act of 2019 (“TPA”), also known as Assembly Bill 1482, is the state law that imposes both Rent Control and Just Cause Eviction protections absent a local ordinance that provides these protections. The TPA imposes annual limitations on rent increases, the payment of relocation fees, and just-cause eviction rules for rental properties covered under it.

The TPA is generally applicable to most multifamily rental properties constructed more than fifteen years ago with few exceptions for duplexes where the owner is one of the occupants. In certain circumstances, the TPA applies to single-family residences owned by corporate owners or in cases where owners FAIL to inform renters their single-family property is NOT subject to the TPA.

During 2013, the Legislature also passed Senate Bill 567, which imposes even greater restrictions on so-called, “no-fault” evictions for owner move-in, substantial remodel, or removal of a property from the rental market. Since then, further restrictions have been imposed on security deposits, habitability requirements and more.

DISCUSSION TOPICS INCLUDE:

• Which rental properties are covered under the TPA? How much can YOU increase rent this year?
• What’s changed since passage of the TPA? Can you still move into your own property and how much will this cost? Under what conditions can you substantially remodel your property?
• How are tenants being protected from “no fault” evictions for owner move-in or substantial remodel? How much do YOU have to pay in relocation fees to get them out?
• How can YOU evict your tenant for cause…learn your options and develop your strategy.
• What? Are ovens and refrigerators now required to meet habitability standards?
• What are the new requirements for security deposits? One or two months? And, what about taking deductions for damages – how many photographs do you need and when?

GUEST SPEAKER: Patti Widget, Founder, Widget's Way

Patti “Widget” has decades of experience as a regional property manager. Patti teaches a wide range of classes on property management topics; she is a keynote speaker on property management and housing issues and has published numerous articles for apartment associations. Patti is a repeat guest speaker at UCLA. She also holds various certifications in the industry related to her field, such as a CA licensed Real Estate Broker, CCRM, lead based paint certified renovator from the EPA, Fair Housing and more.

The Industry Pulse is a briefing on the policies shaping rental housing across California. 

Episode 1:  California Rental Housing Update

Presented by DLP Government Relations and by SNS Law Group, providing insight for California housing providers navigating today’s evolving regulatory environment.

Santa Barbara rent freeze, Anaheim rent control ballot, LA rent control (RSO) changes, and 2026 landlord compliance requirements. Plus, Measure ULA faces growing scrutiny as policymakers weigh reforms, tax limits, and impacts on housing development and investment.

The information provided is intended for informational purposes only and does not constitute legal advice. Listeners should consult with qualified counsel regarding their specific circumstances. Apartment News Media, Covering Issues That Impact Rental Property Owners and Management Professionals. 

Don’t make mistakes that some landlords have made and avoid the costly pitfalls of the eviction process. Be sure to join us for this important webinar to learn the rules to make sure your eviction case goes in the right direction and that you avoid unnecessary costs and lost time. Learn the legal maneuvering and strategy you can deploy to avoid problems in an already stressful and costly process

Just cause eviction regulations require landlords to have a valid, documented reason to evict a tenant or terminate a lease, rather than being able to evict arbitrarily or for discriminatory reasons. These laws are intended to promote housing stability by limiting what landlords can claim as "just cause" for eviction, which typically includes tenant fault (like nonpayment of rent or lease violations) or "no fault" reasons (like the owner moving into the property or demolishing it).

However, these regulations are often filled with tremendous obstacles for any landlord seeking to recover their rental unit under even the most egregious situations. In the state of California, for example, the statewide Tenant Protection Act (Assembly Bill 1482) mandates just cause protections for most covered rental units after a tenant has lived there for 12 months; however, local jurisdictions have rules that are often far more stringent than state law.

DISCUSSION TOPICS INCLUDE:

• Explanation of the “just cause” eviction rules – what they are and when they may be used, and also, what’s changed and the “latest”
• Know the difference between “no fault” vs. “at fault” just cause eviction rules.
• Understand the process, required notices, and timing.
• When is relocation compensation required? How much do you need to pay your tenants?
• Tenant habitability plan requirements, and temporary relocation benefits.
• Is “cash for keys” (a/k/a, tenant buyout agreement) an option for you?
• Let’s take a look at the new City of Los Angeles rent “caps”

GUEST SPEAKER: Bijan Shkibkoo, Co-Founder & Senior Attorney, SNS Law Group

Bijan Shakibkoo is a co-founder and senior attorney at SNS Law Group. His practice focuses on real estate and business law, where he represents clients with: landlord/tenant disputes, drafting and negotiating contracts, merger and acquisitions transactions, risk assessment and mitigation, partnership disputes, business formation, real estate development, formation/conflict resolution, leasing commercial/residential properties, commercial/residential transactions, and acquiring and selling real estate. Before co-creating SNS Law Group, Bijan found a passion for real estate management/development. For over 10 years, he obtained experience in managing over $100 million in assets. Bijan’s experience consisted of working with landlords, tenants/national tenants, developers, brokers, contractors, agents, escrow officers, engineers, and title.

Over the past several years, we have experienced carriers pulling out from California’s home and property insurance market due to wildfires and soaring construction costs. Many property owners find that insurers have stopped writing new policies in California, the nation’s most populous state. To offset losses, many carriers have applied for double-digit rate increases.

DISCUSSION TOPICS INCLUDE:

• The status of the California insurance market, including trends we are seeing with premiums, availability, and coverage.
• Tips on obtaining an insurance policy, and how to be a “good insured” policy holder.
• Proprietary coverage options are available only through Trucordia.
• What to expect when renewing your policy…insurance availability, increasing premiums and reduced coverages. How to read your policy – what to look for.
• What you can do to deal with today’s marketplace challenges…Learn what you can do to act on what you can control.
• Surplus lines and non-admitted carriers can save money, but do they carry risks? What about the California Fair Plan?

GUEST SPEAKER: Joe Naworski, Vice President of Sales and Operations NW Platform, Trucordia (Formerly Kern Insurance Associates)

Joe Naworski is an accomplished insurance professional with 30+ years of experience in the industry. He has established himself as a trusted advisor for clients seeking expert guidance on insurance policies, underwriting, and risk management. His experience has been vital to his success as the Vice President of Sales and Operations NW Platform at Trucordia.

Tax Update: Everything You Ever Wanted to Know About the “One Big, Beautiful Bill”

A sweeping new tax law — known as “The Big Beautiful Bill” — has officially been signed into law, bringing with it 10 major changes that are set to reshape the tax landscape for individuals, families, and businesses alike. This webinar will walk you through the key updates — from expanded deductions to sunset clauses and planning strategies — and how they could affect your income, estate planning, and real estate investments. Learn some last-minute tax maneuvering that can save you money!

Whether you’re a realtor, real estate investor, or an everyday taxpayer, these changes may significantly shift your tax outlook in 2025 and beyond. Join Tony Watson, Tax Advisor at Robert Hall & Associates, as he unpacks how the updates will impact your portfolio, clients, and bottom line. This is a must-attend session for those looking to stay ahead of the curve — and make informed decisions before key provisions begin to phase out.

GUEST SPEAKER: Tony Watson, EA, Senior Tax Consultant & Public Speaker, Robert Hall & Associates

Tony Watson is an Enrolled Agent who focuses on providing personalized financial guidance and tax preparation services to individuals and businesses. As a federally licensed tax practitioner, Tony helps his clients make sound financial decisions and works to ensure all eligible deductions are received when preparing taxes. He is the keynote speaker for Robert Hall & Associates and speaks on various tax-related topics at over 100 engagements throughout California each year. His dedication to his clients and expertise in the field of taxation led him to win the Glendale Reader’s Choice Award for Best Tax Preparer in 2016.

The Southern California Gas Company (SoCalGas®) is offering a free Multifamily Boiler Controller Rebate Program called the SoCalGas Multifamily Energy Savings Program which is designed to help multifamily property owners and operators boost energy efficiency, cut costs, and stay California code compliant.

Through this program, AutoHot will provide and install a Temperature Modulation Controller, a smart, gas-saving solution on qualifying boilers or central water heating systems serving three or more dwelling units. Best of all? There’s absolutely no cost for the equipment or installation and it saves you 15-20 percent off your gas bill.

WEBINAR DISCUSSION TOPICS INCLUDE:

• Details of the free Temperature Modulation Controller, (gas saving controller) and how you can save 15-20 percent per month off your water heating gas bill by having the controller modulate the storage tank temperature of your water heater during off peak hours of hot water usage.
• How the Temperature Modulation Controller works and reduces water heater gas use and also helps extend the life time of your water heating equipment.
• Learn the quick and easy installation process that is non-invasive and takes around 30 minutes to install without any utility service interruptions.
• The types of water heaters and boilers the Temperature Modulation Controller is compatible with.
• Learn the simple process of having one installed at your property. What you need to provide!
• Get a glimpse of their highly-sought-after Remote Monitoring software that is also at no-cost. Find out how you can adjust the temperature schedule and get pump run time alerts and if there is a problem at your property then, you will know before there is an issue before your tenants know the difference.

GUEST SPEAKER: Gabe Ayala, Vice President, Business Development, Enovative Manufacturing, LLC

Gabriel Ayala is Vice President of Business Development at Enovative Manufacturing, a Los Angeles based company specializing in innovative hot water control systems marketed under the AutoHot® brand. With more than 20 years of experience in the hot water industry, Gabe is recognized for his deep expertise and unwavering commitment to advancing hot water efficiency. He has spearheaded groundbreaking energy research funded by the California Energy Commission, focusing on multifamily hot water distribution systems. His collaborative work with leading energy firms, utility companies, builders, plumbing contractors, and engineers has helped drive the adoption of high-performance hot water technologies and usher in a new era of energy-efficient solutions.

A proud graduate of the University of Wisconsin, Madison, Gabe combines technical knowledge with industry leadership and never misses an opportunity to cheer on his beloved Badgers since he is a big fan.

GUEST SPEAKER: Juliana Campbell, Marketing and Energy Efficiency Leader, AutoHot USA

Juliana Campbell is a marketing and energy efficiency leader with 15+ years of experience driving strategies in the multifamily, investor, and marketing sector. As Marketing and Sales lead at AutoHot, she delivers retrofit solutions and energy upgrades that align with property goals and sustainability. Since 2009, Juliana has advanced into director-level roles, building expertise in content development, real estate planning, investor relations, and energy programs that generate measurable results. She is partnered with Southern California Gas Company and the Multifamily Energy Efficiency Rebate Programs, helping property owners boost efficiency while improving tenant satisfaction. Juliana holds an MBA in Marketing and is recognized for translating complex energy solutions into strategies that make financial and practical sense.

Have you ever found yourself in a situation where your eviction case has been immediately tossed out by the judge due to a technicality or a situation where you have been outgunned by your tenant and his or her attorney? Don’t let this ever happen to you.

Our property management expert, Patti Widget from Widget’s Way, will provide you with the advice you need to adequately get yourself ready to have your winning day in court. Patti shares the advice you need to avoid appearing in your own, real-life “Judge Judy” type horror story. 

WEBINAR DISCUSSION TOPICS INCLUDE:

• Real-life court situations, how to prepare yourself, and how you can avoid making major mistakes.
• How to prepare your documentation starting from the minute your tenant notifies you of a problem.
• Leading up to your court date, what documents and information should you gather and review?
• Crossing the “T’s” and dotting the “I’s,” what is needed to be certain you will not be thrown-out due to a technicality.
• What to expect on court day? How to address the judge and interact with your legal counsel?
• The importance of how you portray yourself, dress, tone of speech, and of course, never be late!
• What to bring with you to the Courthouse?

GUEST SPEAKER: Patti Widget, Property Management Expert, Widget’s Way

Patti “Widget” has nearly 25 years of experience as a regional property manager. Patti teaches a wide range of classes on property management topics; she is a keynote speaker on property management and housing issues and has published numerous articles for apartment associations. Patti is a repeat guest speaker at UCLA. She also holds various certifications in the industry related to her field, such as a CA licensed Real Estate Broker, CCRM, lead based paint certified renovator from the EPA, Fair Housing and more. During 2025, Patti joined the team at the Apartment Association of Greater Los Angeles as an Operational Advisor.

We get Dennis’ insights on the legal maneuvers he has deployed to successfully deal with problem tenants, and the strategies YOU can use to increase recovery of past-due rent or evict your “bad actor” tenants! By joining us, you can gain an in-depth understanding of your rights as a rental property owner in today’s seemingly “upside-down,” over-regulated world.

Dennis P. Block, an eviction attorney, is well-known for his expertise in landlord-tenant law and rent control issues in California. He conducts numerous seminars for both landlords and fellow attorneys and is a rental property owner himself.

WEBINAR DISCUSSION TOPICS INCLUDE:

• What’s new “out there” in the world of regulations? How to get around the “problem” and cut through the “B.S.”
• What are some of the best strategies for addressing your problem tenants and, when necessary, getting the eviction job done?
• How to deal with difficult tenants that won’t communicate and won’t pay rent, or that are committing other “at-fault” breaches of their lease.

GUEST SPEAKER: Dennis Block, ESQ. Founder and managing partner of the Law Firm of Dennis P. Block and Associates.

Dennis P. Block is the founder and managing partner of the LAW FIRM OF DENNIS P. BLOCK AND ASSOCIATES. The firm specializes in residential and commercial tenant evictions. Founded in 1976, the firm has become the leading eviction law firm in California. To date, the firm has handled over 200,000 tenant evictions in California. The Law Firm of Dennis P. Block and Associates is dedicated to serving the legal interests of landlords and income property owners whose property is in the State of California. Its clients range from the Federal Government, municipalities, and banking institutions to 'mom and pop' owners. The firm consists of 20 eviction lawyers, all specializing in landlord/tenant law and experts in Unlawful Detainer Jury Trials, Commercial and Foreclosure Evictions. For more information, go to: www.evict123.com.