October Vol No News for the Orange County Commercial REALTOR

October 16, 2008 Vol. 9 No. 10 News for the Orange County Commercial REALTOR® Sacramento Report AB 2678 (Nunez) Point-of-Sale Energy Audits As introduced, AB 2678 required the California Energy Commission to develop a program that would have required ALL homes and commercial properties in California to have an energy audit and mandatory energy efficiency upgrades when properties were sold. While C.A.R. appreciated the goal of AB 2678, C.A.R. strongly OPPOSED the point-of-sale requirements in the bill because not only would a point-of-sale mandate have failed to achieve the state’s greenhouse gas reduction objectives, it would have further weakened the housing market by adding thousands of dollars to the cost of purchasing a home. C.A.R. obtained amendments that removed the point-of-sale requirement for energy audits and added language to ensure that the audits or improvements were not required as a condition of sale. With these amendments, C.A.R. removed its opposition and supported AB 2678 because it would have created a comprehensive statewide campaign of flexible cost-effective energy efficiency improvements for existing buildings. Ultimately, AB 2678 was abandoned and died in committee. SB 1386 (Lowenthal) Carbon Monoxide Detectors - Vetoed SB 1386 would require ALL existing homes to install a carbon monoxide (CO) detector by July 1, 2010, and new homes built after June 1, 2009 to have a CO detector. The measure would have originally required the recording of a separate disclosure of compliance, a point-of-sale mandate and would have effectively forced home sellers and their agents to certify CO alarm installation. C.A.R. has successfully obtained amendments that removed the specified point-of-sale mandate. As amended, the bill provides for a statewide, date-certain mandate for CO detectors in all housing (not just those that transfer), and will allow the CO detector to be noted in a (TDS). The amendments also added CO detectors to the TDS, thus eliminating the need for separate certifications. The amendments also broadened the statutory protections for these disclosures providing in better seller protection and increased liability protections for agents. SB 1386 was passed by the legislature but vetoed by the Governor. AB 2204 (De La Torre) Real Property Discriminatory Restrictions Existing law voids any provision in a deed of real property that restricts the right of a person to sell, lease, rent, use, or occupy the property based on race, color, religion, sex, marital status, national origin, ancestry, familial status, disability, source of income, or sexual orientation. This bill would have required county counsel to review any documents containing covenants and restrictions during the transfer of real property, and to strike any evidence of the aforementioned property restrictions from the deed or other instrument. C.A.R. opposed AB 2204, and sought amendments that would have instead utilized existing mechanisms. C.A.R.’s suggested amendments would have avoided burdening transactions with inappropriate costs and the imposition of impossible tasks on title and escrow providers. Eventually, AB 2204 was defeated in committee. AB 2733 (Brownley) Environmental Hazard Disclosure Report - Vetoed This measure would have required sellers or their agents to purchase a new disclosure report that identified all environmental hazard sites located within a one-quarter mile radius of a home’s zip code or city upon transfer of the property. C.A.R. opposed AB 2733 because it would have required the purchase of an additional, and unnecessary, disclosure report and resulted in a dilution in the value of existing disclosures. The bill would have also added unknown costs to the transaction. C.A.R. successfully obtained amendments that removed its opposition. As amended, AB 2733 no longer requires a new separate report but requires a developer or professional natural hazard report provider to, in its existing report, disclose environmental hazard sites located within a onequarter mile radius of the property to prospective buyers. AB 2733 was passed by the Legislature but vetoed by the Governor. SB 127 (Kuehl) Property Transfer Disclosures - Vetoed As introduced, this bill would have required all transactional disclosure documents to be delivered within three days of the “execution” of an offer to purchase. As amended, this measure would have required all transactional disclosure documents to be delivered within ten days of the “execution” (acceptance) of an offer to purchase. C.A.R. originally opposed SB 127 because it would have imposed a “one size fits all” time frame which would have made compliance difficult for many transactions, and would not have allowed time frames to be negotiated. C.A.R. successfully obtained amendments that would have allowed both parties to the transaction to agree, in writing, to change the time period for delivering transaction disclosures. With this amendment, C.A.R. had removed its opposition. Later amendments, however, forced C.A.R. to renew its opposition. As amended, SB 127 required a separate document when both parties to the real estate contract negotiate for a disclosure delivery time longer than ten days and would not have allowed the agreement to be contained within a single contract or deposit receipt. C.A.R. opposed the bill because it would have created unnecessary compliance burdens. In the final weeks of session, C.A.R. obtained amendments that removed the separate document requirement, thus removing C.A.R.’s opposition to SB 127. This bill has passed the legislature but was vetoed by the Governor. AB 2259 (Mullin) Ownership Rights in a Common Interest Development (CID) - Vetoed Over the last few years, C.A.R. members noticed a trend among some homeowner associations to adopt restrictions that limit the ability of unit owners to rent their dwellings in CIDs. The imposition of rental restrictions diminishes an owner’s property rights. C.A.R. argues that property owners should enjoy the right to rent or lease their unit as it existed at the time the CID unit was purchased. C.A.R. sponsored AB 2259 to protect this right, if it existed at the time the owner purchased the unit. AB 2259 was passed by the Legislature but vetoed by the Governor. Continued on next page SB 1737 (Machado) Mortgage Loan Broker Disclosures - Signed SB 1737 grants the DRE commissioner the authority to suspend or revoke a real estate license if the licensee generates an inaccurate broker price opinion for a short sale with the intent of manipulating the lienholder into rejecting the proposed sale so that the licensee may acquire a business advantage. More importantly, SB 1737 contains C.A.R.-sponsored language that would require a prominent disclosure to all parties whenever a licensee represents a buyer and originates a loan in a “1-4” transaction. SB 1737 was passed by the Legislature and was signed by the Governor. AB 1830 (Lieu) New Sub-Prime Broker Rules - Vetoed AB 1830 would impose new interest rate tests and definitions for ”higher priced” loans in an effort to be consistent with the new federal “Reg. Z” law on subprime loans. The bill also allows California regulators to punish violations of federal lending law. C.A.R. opposed a previous version of the bill which would have attempted to create a codified set of fiduciary duties for real estate licensees that would have caused needless compliance burdens, inappropriately restricted mortgage refinances, and worsened the current liquidity crisis that is making home loans so difficult to obtain. As amended in the Senate, C.A.R. renewed its opposition to AB 1830 because it restored previously opposed language and would create a new one-sided attorney fee rule that would only allow successful plaintiffs to collect attorney fees. AB 1830 will also create a double standard that does not hold ALL loan officers to the same rules and restrictions by only imposing new restrictions on mortgage brokers originating loans and not on residential mortgage lenders like Countrywide when they originate loans. The bill would restrict loans that will further restrict credit liquidity in California making home loans more difficult to obtain for legitimate, qualified, borrowers. AB 1830 was passed by the Legislature but was vetoed by the Governor. Source: CAR O.C. Apartment Rent Increases Trail U.S. According to Axiometrics, Orange County placed 58th out of 88 metro areas with a mere 0.4% increase in rents over the last year. Only three years ago, rents were rising at a 7.7% annual rate. Nationwide, rents rose 0.9%. The number 1 in the rankings was Tacoma, Washington with a 7.7% rent increase. But last year, Tacoma's increase was at a 13.1% annual rate! Note that Axiometrics numbers are based only on large apartment complexes and therefore may not be all that accurate considering that Orange County has many small complexes from triplexes on up. It would seem that the economy and the multitude of foreclosures have created many vacancies, especially in the condo market, which competes with 2 & 3 Bedroom apartments. Remember, the economy and real estate in particular is cyclical - prices will eventually turn around and increase, and rents will go up faster than inflation. It's not if - it's when. Source: O.C. Register/RCAOC Editor Where Is The Multi-Family Market Headed? Has the residential market affected the multi-family side? Yes, of course. Financing has gotten a lot tougher, CAP rates are going up, and the investors are staying on the sidelines. Rents are very stable and not increasing as they were just one year ago, vacancies are on the rise and the residential condo market has increased competition in the rental arena and has put additional pressure on the apartment market. According to the Los Angeles Economic Development Corporation, "Normal growth probably won't return until 2010". Therefore, the Southern California apartment market is being reassessed in that investors are looking at current rents and not projections. With that in mind, CAP rates are going up slightly and therefore prices are slowly receding from their previous highs. So, is this a time to buy apartments? Yes, if the numbers work. But with many class "C" buildings being marketed at GRM's in the 11 - 14 range, one has to wonder, how can that make any sense? And that's not even considering the smaller buildings nearer the beach being marketed at GRM's above 20! What are those listing agents smoking? Sources: Real Estate Southern California, LAEDC, The Harris Group, Real Estate Research Corp. FTC Issues Ban On Pre-recorded Sales Calls The Federal Trade Commission (“FTC”) has issued new rules for prerecorded sales calls. All prerecorded sales calls must have an automated opt-out mechanism available by December 1, 2008. Telemarketers will need to have written consumer consent for all prerecorded calls made after September 1, 2009. Below is a brief summary of the changes. First, the FTC has amended its Telemarketing Sales Rule (“TSR”) to prohibit telemarketing sales calls that deliver prerecorded messages, whether the call is answered by a consumer or by an answering machine, unless the seller has previously obtained the recipient's signed, written agreement to receive such calls. The consumer’s permission may be obtained electronically through a lawful e-signature. The rule does not prevent companies from making prerecorded messages that are informational in nature, such as calls that reconfirm appointments or reservations. The rule also permits sellers to continue for one year to place prerecorded calls to consumers with whom they have an established business relationship. After the one-year period, no prerecorded calls may be made to such consumers without their consent. As noted above, this requirement will take effect on September 1, 2009. Second, all prerecorded sales calls must contain an automated opt out mechanism by December 1, 2008. Sellers and telemarketers must provide, at the beginning of a prerecorded message, an automated or voiceactivated opt-out mechanism so that consumers can opt out from the call. Finally, the TSR was also amended to include new requirements setting the maximum permissible level of “call abandonment”. These are technical amendments that will mainly impact large, telemarketing call centers. Source: REALTOR.ORG Square Footage - Is It Accurate? Be careful about what numbers you use in your real estate marketing and MLS data. Measurement errors, even small ones, can mean thousands of dollars and are landing real estate professionals in court. Square footage is one of the most basic tools of real estate. Salespeople often use it as they add listings to the MLS or write advertising copy, whether it is for SFR's or commercial properties.. Yet, few real estate practitioners are likely to have ever questioned a property’s square footage as they copied it from the tax records, the developer’s floor plan, or the listing in the MLS. Do you think size—square footage—really matters? After all, if buyers love a property, do they really care if it’s 2,700 square feet or 2,560 square feet? When the market is strong, people generally don’t care as much about precision, but in a soft market, people become more demanding. Size affects everything from whether the couch will fit in the living room to whether the HVAC’s capacity is large enough to cool the space, or if the required employees can actually fit in the office space. Also, consumers and investors are conscious of square footage and its impact on value. Measurement errors, even small ones, can mean thousands of dollars, so it’s not surprising that squarefootage disputes are making news—and landing some real estate professionals in court. For example, in Brown v. Roth (N.C. Ct. App. 1999), the court held that a broker who provided inaccurate data might be liable for a breach of fiduciary duty or negligence unless he “exercised reasonable care in obtaining the square footage information and communicating it to the buyer.” Whose Numbers Can You Trust? Part of the challenge in supplying accurate square footage to clients is finding a reliable source of data. Many practitioners rely on the square footage contained in the tax assessor’s records. Those records are a convenient source, but public records were never intended to be used by the real estate industry as a source of square footage. These estimates were created by and for a mass appraisal system. Errors do occur. One way to avoid liability is to simply avoid the question of square footage, a strategy NAR recommends. Almost all MLSs contain a general disclaimer indicating that although information is believed accurate, it’s not guaranteed. The courts have generally held that these disclaimers protect real estate practitioners from liability for inaccurate square footage numbers—but do they serve the consumer or investor? Another way to reduce liability is to give buyers a disclosure form that explains the source of the square footage information. Colorado has adopted such a standardized form for all residential property. Although this form doesn’t settle on one true measurement standard, it’s a big step in the right direction. In Search of a Standard So how do we get more accurate square footage data? One national standard sounds wonderful, but creating a single, widely accepted standard is an extremely complex challenge, no one system can account for every possible scenario. The only formal national measurement standard currently available is the American National Standards Institute (ANSI Z765-2003) method. It has been in circulation for more than a decade but is still not widely used. To claim adherence to this standard, however, you must follow it completely, and not enough practitioners do to consider it a universal standard. A standard that seems to be closer to the measurement practices used in the field today is the American Measurement Standard. The AMS is not new; in fact, it was first used in the early 1900s. Until recently, however, it was never formalized in writing. Many real estate practitioners and builders already use AMS, so it makes sense that it may become the universal standard. Square footage - along with location - is one of the foundations of real estate valuation. A national standard, whatever its basis, will serve us and our customers well. Disclosure form View Colorado’s new form at www.dora.state.co.us/Real-Estate/contracts/writable/SF94-05-04.pdf. Source: REALTOR.ORG REALTOR® TV Set to Launch in October Coming to a computer near you, REALTOR® TV (RTV) will be your hub for videos produced by NAR and members. Starting in October, RTV will offer a range of videos that offer important business tools and tips and another way for you to connect with one another and NAR. Using RTV, you will be able to : Access all NAR videos easily and in one place on REALTOR.org. Upload your own videos to RTV and share them with the real estate community. Learn about current and upcoming NAR initiatives. Pick up valuable business tips to help you get ahead in your career. Watch videos from conferences and events. Connect with other members in your community and beyond. You will be able to submit videos for publication on RTV using a simple form, and you'll be able to share videos with other members with click of the mouse. Most RTV videos also will be available to use on your own Web site or blog. Stay tuned to REALTOR.org for more information about REALTOR® TV's upcoming launch, and get ready to watch, share, and listen! Source: NAR New Business Cards Needed Next Year Effective July 1, 2009, California real estate agents must disclose their DRE license numbers on all solicitation materials intended to be the first point of contact with consumers. Examples include business cards, stationery, advertising flyers, and other materials designed to solicit the creation of a professional relationship between a licensee and consumer. Excluded from the law, however, are advertisements in print or electronic media, "for sale" signs, and classified rental ads reciting the address or phone number of the rental property. The DRE may adopt regulations to clarify the first-contact materials covered under this new requirement. This bill also requires agents' license numbers on real property purchase agreements, which C.A.R. has already incorporated into our standard form purchase agreements. Senate Bill 1461. Source: CAR Debt Relief Income Exempt From State Income Tax: Starting September 25, 2008, the federal income tax exemption for debt forgiven on a home loan now applies to state income taxes to a limited extent. Federal law provides a tax exemption for debt forgiveness on a loan incurred for acquiring, constructing, or substantially improving a principal residence up to $2 million if the debt is discharged from 2007 through 2012. Under the new California law, the maximum qualifying debt is only $800,000, not $2 million, and the maximum exclusion is $250,000. Moreover, the California law only applies to a debt discharged in 2007 or 2008. Source: CAR/Senate Bill 1055 Pool Drains Must Be Properly Covered: As a red alert for apartment and condo managers, all U.S. "public pools and spas" as defined must be equipped with anti-entrapment drain covers by December 19, 2008. The suction from pool and spa drains can be so strong as to entrap children, and cause injuries or drowning deaths. Under the new federal Virginia Graeme Baker Pool and Spa Safety Act, a "public pool or spa" includes pools and spas open to the public, as well as those open exclusively to residents of multi-unit apartment buildings or multi-family residential areas (such as condominiums). The new law requires, among other things, that drain covers for pools and spas conform to the performance standard of ASME/ANSI A112.19.8-2007 and that single main drains be equipped with anti-entrapment devices as specified. For more information, visit the Web site of the U.S. Consumer Product Safety Commission (CPSC), which includes a list of manufacturers, given the uncertainty as to whether the supply of compliant drain covers is adequate. (Reference S. 1771.) Source: Govtrack.us Tenant Victimized by Domestic Violence Can Terminate Tenancy: Beginning on September 27, 2008, a tenant can terminate a tenancy upon giving a 30-day written notice to terminate, if the notice also informs the landlord that the tenant or a household member has been a victim of domestic violence, sexual assault, or stalking as defined. The tenant must attach to the notice a copy of a temporary restraining order, emergency protective order, or police report issued within the last 60 days. The tenant is also entitled to a proration of the last month's rent if, within those last 30 days, the tenant vacates and the landlord re-rents the premises to a new tenant. This law will sunset on January 1, 2012. Source: Assembly Bill 2052. Apartment Rent Growth Slows in Third Quarter Apartment rents grew more slowly in the third quarter than they have since 2003, according to Axiometrics Inc., an apartment research firm. During and after the last recession that ran from March to November of 2001, the economy lost about 1.8 million jobs. Since jobs are what drive the apartment market, rents didn’t increase for nine consecutive quarters, Axiometrics says. Beginning in the first quarter of 2004, annual rent growth turned positive and continued to be positive through the third quarter of 2008, when rent growth slowed to 0.8 percent, the lowest growth of any quarter since 2004, Axiometrics says. Axiometrics predicts that apartment growth will continue to slow during the current economy. The markets with biggest declines in annual effective rent growth compared to a year ago are: Austin, Texas Charlotte, N.C. Chicago Los Angeles Portland, Ore. Raleigh, N.C. San Jose, Calif. Santa Ana, Calif. Virginia Beach, Va. Markets with improved annual effective rental rate growth compared to a year ago were: Boston Birmingham, Ala. Durham, N.C. San Diego, Calif. Washington, DC. Source: REALTOR magazine online Few Leases, Falling Rents, Big Landlord Concessions In 3rd Quarter Office Market A handful of high-profile leases couldn’t stop the bleeding from Orange County’s battered office market, which saw another quarter of rising vacancies and falling rents. The county’s office market, which totals about 100 million square feet, ended the third quarter with a vacancy rate close to 16%, based on a polling of the area’s brokerages. That’s up about 1% from three months ago and is an increase of nearly 50% from a year ago. Vacancy rates here now are at their highest point since early 2003. Rents dropped about 3% during the past quarter and have fallen back to early 2007 levels. The county’s vacancy rate rose with 400,000 to 500,000 square feet of negative absorption in the quarter, as fewer leases were signed and companies cut back on space, brokerages said. On the bright side, there were more multifloor, big-dollar office leases signed in the third quarter than OC’s seen in more than a year. Hyundai Motor Finance Co. signed the largest lease for any new Irvine office tower in more than two years, with a 100,000-square-foot deal at Maguire Properties Inc.’s 3161 Michelson property. Sources say Hyundai likely paid in excess of $4 per square foot for the high-profile lease at Maguire’s Park Place campus, although the landlord offered a heavy concession package to land the marquee tenant, which will be moving operations from Fountain Valley. Maguire also signed Raytheon Co. for a 78,000-square-foot lease in Brea near the start of the quarter. Elsewhere in North County, Beckman Coulter Inc. signed a three-year deal in Fullerton for 89,000 square feet. Source: Orange County Business Journal San Diego 3rd Quarter Vacant Office Space Spiked Another Indicator That North SD County Has Entered A Recession. The third-quarter numbers were the worst for commercial real estate since the residential housing boom went bust three years ago, according to a recent report by Grubb & Ellis, Even as the housing market tanked, North County's commercial real estate market , composed of office, retail and industrial space, had maintained its value, with rents decreasing only slightly while house prices plummeted. But the sector suffered last quarter as consumer spending tumbled. Commercial real estate joined a long list of negative economic indicators for San Diego County: Job losses for five of the last six months, house prices 30 percent below a 2005 peak, foreclosure rates double a year ago and incomes failing to keep pace with inflation. "Commercial construction and commercial real estate were holding up longer than the residential market, and that's one more thing that's no longer a positive for the economy," said James Hamilton, an economics professor at UC San Diego. "I would take any development there as an unfortunate move, but not an unexpected one." Counting recently vacated space and newly leased offices, North County businesses abandoned 340,000 square feet of space during the third quarter. The previous low since housing started to falter in 2006 was a loss of 175,000 square feet of space in the fourth quarter last year, according to the Grubb & Ellis report. The losses sent the overall office vacancy rate in North County to a new high of 19.2 percent. Where the economy goes from here is largely dependent on consumer confidence and spending, said Edward Leamer, a professor with UCLA Anderson. As analysts across the nation expect a weak Christmas season, significantly lower consumer spending could translate to even more business closures, higher office vacancies and a spike in job losses. "All the anecdotes are extremely worrisome," Leamer said. "If that (consumer) fear continues, we're going to have a really bad couple of quarters. We need to have our leadership and the media say, 'It's not that bad, and it's OK to go out and spend.' " So far, the looming San Diego County recession has not been as severe as the early 1990s from a jobs perspective, when the loss of aerospace companies translated into severe job losses. Consumer spending, one of the economy's main drivers, could dictate the employment picture through the rest of the year ---- job losses in real estate and construction appear to have flattened from the same month a year ago, according to the August employment report released by the state's Employment Development Department. Meanwhile, losses of retail jobs have started to slowly increase in small doses. And spending might be tough, as incomes have not increased with the pace of inflation through 2007 for most North County cities, meaning consumers have spent more of their wages on necessities such as food and gasoline, according to U.S. Census data. Grubb & Ellis did not release a third-quarter report for North County's retail sector, but there was no indication that it improved from the second quarter, when businesses abandoned 100,000 square feet of space, said Chad Iafrate, retail division broker for the company. "The mom-and-pop guys they're feeling the impact of said. "Consumers have lost getting paid $50,000 a year, an extra $15,000 every year spending frenzy." estate prices have tumbled, use their house equity as are struggling to keep up payments, as North County from a year ago for the last to ForeclosureRadar, a tracking firm. are not doing deals, and these slowdowns," Iafrate that false sense of wealth, and they were taking out from their homes. It was a Now that residential real consumers are unable to disposable cash. And they with their mortgage foreclosures have doubled several months, according Contra Costa County On a broader scale, investors issued a vote of confidence in the national economy as the Dow Jones Industrial Average jumped 936 points Monday. But that might not mean much for North County businesses, said Dan Seiver, a finance professor with San Diego State University. "Consumers have been holding up as long as they can. If they can't borrow and their incomes aren't growing, they have to cut back," Seiver said. "The rest of the year is a washout, and we have to wait until next year for a recovery." Source: nctimes.com Apartment Rents Flat Big O.C. landlords are finding it harder to raise rents, with the annual pace of hikes during the third quarter up barely 0.2% at the largest complexes, reports Axiomwetrics. In June, the Dallas-based apartment analytics firm predicted O.C. rents could drop 3.1% on an annual basis this year. The third quarter number doesn’t bode well because it typically is the best quarter of the year. O.C.’s third quarter performance dropped us to No. 60 out of 88 U.S. metropolitan areas in terms of pricing power, down from our No. 58 ranking reported last month. Rent increases have slowed dramatically nationwide, says Jay Denton, who crunches the numbers for Axiometrics. Third quarter rents across the country were up 0.8% annually, down from 2.1% last year and 5.3% in 2006. “We haven’t had this kind of annual rent growth for the U.S. since the first quarter of ‘04 right after nine straight quarters of negative rent growth,” he said. He blamed rising unemployment and foreclosures, which are increasing the number of competing rental homes and condos on the market. O.C. landlords can at least be grateful they aren’t in Florida, which had the four worst rental markets, with Naples-Marco Island at the bottom where rents were down 10% on an annual basis. And look at the accompanying chart to see Axiometrics’ top rent growth markets with annualized rates of hikes Metro area Tulsa, OK Oklahoma City, OK Tacoma, WA Salinas, CA Salt Lake City, UT Jackson, MS Nassau-Suffolk, NY Boulder, CO Seattle Savannah, GA O.C. U.S. 3Q08 7.7% 6.6% 6.1% 5.7% 5.6% 5.5% 5.3% 4.2% 4.1% 4.0% 0.2% 0.8% Rank 1 2 3 4 5 6 7 8 9 10 60 Source: OC Register Email addresses -REMINDER When e-mailing this FYI, we are finding many addresses are incorrect. So, PLEASE – If you change your email address, let us know! Send new address to:RCAOC@cox.net Some of the above articles are edited versions of articles from various sources. Your input of information or articles of interest to commercial practitioners is welcome. This RCAOC FYI™ is provided by the REALTOR'S® Commercial Alliance of Orange County (RCAOC), the association, for all commercial and investment agents and institute affiliates. The RCAOC FYI™ and Tools for Success™ names and logos are trademarks of and owned by the REALTOR'S® Commercial Alliance of Orange County (formerly known as the Orange County Commercial Association of REALTORS® ). Feedback e-mail: RCAOC@cox.net To be removed from this mailing list, simply reply with your name, office and the word "remove" in the subject line. Loren Tilles, Editor REALTOR'S® Commercial Alliance of Orange County (Formerly known as the Orange County Commercial Association of REALTORS®) 3520 Cadillac Ave., Ste B, Costa Mesa, CA 92626 (714) 432-1830 www.RCAOC.org