Landlord/Owner

ATTENTION CALIFORNIA LANDLORDS

New Law AB 2801 Takes Effect July 1, 2025

What you need to know – Assembly Bill 2801 introduces mandatory photo documentation for all security deposit deductions. This law is designed to increase transparency and reduce disputes between landlords and tenants.

Key Requirements:

1. Photo Evidence: Landlords must take and retain photos of the rental unit:

Before move-in
Immediately after moving out (before any cleaning or repairs)
After repairs or cleaning are completed

2. Itemized Statements: Must include:

Written explanation of charges
Supporting before-and-after photos

3. Inspection Option: Tenants must be notified of their right to request an initial inspection before moving out.

EFFECTIVE DATE – Applies to all tenancies beginning on or after July 1, 2025.

WHY IT MATTERS – Failure to comply may forfeit your right to deduct from the security deposit. Stay compliant and protect your rental business.

For more information, visit the California Legislative Information site at: https://leginfo.legislature.ca.gov/faces/home.xhtml or consult your property management professional.

Changes to Inspections conducted by OCHA

Some changes are coming to the way the Orange County Housing Authority (OCHA) will be conducting inspections in 2025. A few of the changes will be implemented by December 29, 2024.

In 2022, Congress passed the “Public and Federally Assisted Housing Fire Safety Act of 2022” introducing new smoke alarm requirements for federally assisted housing. These guidelines, aligned with the National Fire Protection Association (NFPA) Standard 72, aim to enhance fire protection and ensure resident safety.

All federally assisted housing properties must comply with these new guidelines by the law’s effective date of December 29, 2024. Here’s an overview of the key changes and what they mean for property managers and residents.

The key changes

Qualifying Smoke Alarms Mandated: Under the new law, each public housing agency must ensure the installation of "qualifying smoke alarms" in accordance with NFPA Standard 72. These alarms must be installed on each level of a dwelling unit, in or near each sleeping area, including basements but excluding crawl spaces and unfinished attics. Common areas in housing projects must also have qualifying smoke alarms.

Specific Requirements for Battery-Powered Smoke Alarms: All battery-powered smoke alarms in federally assisted housing must have:

Sealed Batteries: The batteries must be non-replaceable and tamper-proof to ensure long-term functionality.
10-Year Lifespan: The batteries must last for at least ten years without the need for replacement.
Hardwiring: Smoke alarms must be hardwired in units built or substantially rehabilitated after the enactment of the law.

Regular Maintenance and Testing: Property managers are required to conduct regular maintenance and testing of smoke alarms. This includes:

Monthly testing to ensure functionality.
Immediate replacement of any malfunctioning units.

Tenant Education: The guidelines emphasize the importance of educating tenants about the new smoke alarm systems, including how to test and maintain them. This can be achieved through educational materials and workshops.

NSPIRE – National Standards for the Physical Inspection of Real Estate

Effective October 1, 2025, we will be implementing the new inspection protocol NSPIRE for the Housing Choice Voucher and Project Based Voucher Programs. NSPIRE will replace Housing Quality Standards (HQS), the current inspection protocol. The following items will be required to be implemented prior to the October 1 ,2025 deadline:

1. The NSPIRE standard for carbon monoxide alarms will still apply during this extension because it implements Congressional requirements already in effect.

2. HUD will soon update the NSPIRE smoke alarm standard to include either hardwired or sealed, 10-year batteries smoke alarms. PHAs will be required to comply with this new standard effective December 29, 2024, even if they are still under the previously defined HQS standard.

3. The visual assessment standard for potential lead-based paint hazards still applies, as NSPIRE did not revise the existing requirement.

For more information on NSPIRE inspections, please click the link below.

https://www.hud.gov/program_offices/public_indian_housing/reac/nspire/inspectable-areas.

Landlord Signing Bonus and Tenant Move-in Assistance Program

The Orange County Housing Authority (OCHA) recently received limited funding through the County of Orange for a landlord incentive program. The incentives provided under this limited program include a landlord unit signing bonus structure for new and existing landlords, security deposit assistance for OCHA participants*, and refrigerator costs reimbursement for OCHA participants.

Please click the link for more information on the program.

*OCHA program participant is defined as selected from the Orange County waiting list or referred by the Orange County Coordinated Entry System. Portability and Mobility participants are excluded.

Owner Portal: AssistanceConnect

For your convenience, we are now offering a new secure, online service called AssistanceCheck. This interactive service will allow you to contact us and obtain or provide information online rather than in-person or by mail.
Some of the services offered include:

View and download monthly payments (this replaces HAPCheck)
Request to update your contact information
Ability to download 1099's at the end of calendar year 2016
Additional features are scheduled to be available soon

In order to use AssistanceCheck, you must first create an account online at AssistanceCheck.com using the PIN we mailed to you on May 27,2016. Easy to follow instructions can be found below.

Once you have created your account, keep your account information in a safe place.
You will need the log-on information to gain access to AssistanceCheck in order to submit requests and check the status of your requests.
Please keep in mind that Requests and Documents submitted online may take up to 24 hours to be processed.

If you are not already using Direct Deposit please make that your first request on AssistanceCheck.
The safety and timeliness of payments, along with reduced costs make it necessary for us to ask all owners to enroll in Direct Deposit for their HAP payments.

Once you have activated your account, log-in and go to Agency Documents. Download and fill out the Direct Deposit Authorization and send it to us using the Send Document service on AssistanceCheck.

We are confident that this enhancement will help us serve you better. If you have any questions, please call our Owner Hotline at (714) 480-2866.

Below is a link for instructions for accessing your account online.

Screenshot instructions

DIRECT DEPOSIT REQUIREMENT

Many participating owners have enjoyed the convenience and security of Direct Deposit for years and we now need to expand this method of receiving HAP to all property owners. The security and timeliness of payments, along with reduced costs make it necessary for us to require all owners to enroll in Direct Deposit for their HAP payment.

Effective November 1, 2013, all owners must be enrolled in Direct Deposit. If you are not already using Direct Deposit please see link below for instructions and forms needed to set up your direct deposit for HAP. If you have any questions please call our “owner support team” at (714)480-2806. We are confident that you will appreciate these new enhancements designed to better serve your needs. Our management and staff thank you for your partnership with OCHA in providing housing for Orange County residents.

ATTENTION PROPERTY OWNERS AND MANAGERS: We need your rental units to house our Veterans!

More than 3,700 owners and managers of rental properties are working with the Orange County Housing Authority (OCHA) to help provide decent and affordable housing for over 12,000 households, most of whom are elderly or disabled and include Veterans.

Since 2009, OCHA has received a total of 580 HUD Veterans Affairs Supportive Housing (VASH) vouchers reserved exclusively for homeless U.S. Veterans receiving services from the Veterans Affairs (VA) Medical Center in Long Beach. VASH veterans receive extensive case management from the VA and also receive support from the Orange County Veterans Service Office, in combination with housing assistance provided by OCHA. This collaboration has proven successful in housing over 400 VASH veterans by January 2015. Approximately 70% of the VASH veterans are single persons and the remaining 30% are families.

In addition to VASH, OCHA is also issuing regular Housing Choice Vouchers to Veterans who received priority placement on the waiting list. As result of the VASH program and OCHA’s priority to assist veterans, we currently have the largest number of veterans in OCHA history seeking housing at this time. We need help from property owners and managers to ensure our local veterans obtain housing - here in Orange County.

Property owners and managers can advertise rental units at no cost on OCHA's referral Listings. Please call (714) 480-2866 or click here to list your upcoming vacancy units or to learn more about the program. Listings are updated weekly. Eligible tenants pay about 30% of their income for their share of rent. The balance of rent is paid by OCHA directly to owners on the first of every month. Participating landlords retain control of their property and use their own lease or rental agreement. Please contact us if you have an upcoming vacancy.