The single most effective habit a commercial property owner can adopt is scheduling regular roof inspections and maintenance. Ideally twice a year, plus after any major weather event. A trained eye catches the small stuff: ponding water that shortens membrane life, deteriorating sealant at penetrations, and debris that blocks proper drainage. One tip that surprises many owners is that a significant share of "roof leaks" reported in summer aren't roof leaks at all, it is most likely condensation from HVAC lines, which a thorough inspection can identify before you spend money chasing the wrong problem. It's also worth remembering that roofs aren't the only vulnerable surface; below-grade walls, planters, and walkway decks all rely on waterproofing systems that need the same periodic attention.

For owners who want to stay ahead of problems without the back-and-forth of approving every small repair, a roof triage or maintenance agreement is worth considering. These arrangements set up a standing relationship with a roofing contractor so when something does go wrong, emergency response is immediate rather than delayed by paperwork and bids. More importantly, the routine inspections built into these agreements tend to catch issues while they're still inexpensive fixes rather than five-figure emergencies. Whether or not you formalize an agreement, the underlying principle holds: a roof you check on is a roof that lasts, and proactive care is almost always cheaper than the alternative.

Written by: Benjamin Hernandez, ALTA Roofing & Waterproofing

What every property manager should know before awarding a janitorial contract

By Sean Meer, CEO, Cleantech Inc.

When three janitorial bids land on your desk and two of them come in 30 to 40 percent below the third, the instinct is to see savings. In California, the more useful question is where those savings come from, because under state law the answer can become your problem.

California Labor Code Section 2810.3 makes client employers jointly liable for wage and hour violations committed by their labor contractors. If your janitorial vendor fails to pay legal wages or carry workers’ compensation, you can share that liability, and the statute does not let you contract the duty away.

This is not theoretical. In 2018, the Cheesecake Factory was cited $4.57 million for wage violations committed by a janitorial subcontractor at eight restaurants in Orange and San Diego Counties. The chain had never directly contracted with that subcontractor, and the janitors were not its employees. Joint liability applied anyway.

The cost floor a compliant bid cannot go below

Compliant janitorial work in California carries a labor cost floor that cannot be engineered away. Take a worker paid $18 an hour. Employer payroll taxes, workers’ compensation, paid sick leave, and mandatory training add roughly 32 percent on top, bringing the fully burdened cost to about $23.76 an hour before a single mop, supervisor, or vehicle is accounted for. Labor alone typically runs 45 to 55 percent of contract value.

A bid well below that floor rarely reflects efficiency. It usually means part of that cost structure has been removed, and in janitorial that part is almost always the protections owed to the workforce.

The exposure you cannot see on the spreadsheet

The risk is not always an obviously uninsured vendor. The harder version is layered. A vendor carries workers’ compensation and looks compliant on paper, then subcontracts the actual cleaning to a second entity, which in turn treats the person doing the work as an independent business owner exempt from coverage because they own their own business. The insurance exists at the top of the chain and disappears by the time the work is performed. On a certificate of insurance, everything looks in order.

This structure has been litigated. In Vazquez v. Jan-Pro Franchising International, janitors challenged a three-tier franchise model in which the national company held no direct contract with the workers cleaning the buildings. After more than a decade of litigation that reached the Ninth Circuit and the California Supreme Court, a federal court found the franchisees had been misclassified as independent contractors and were, in fact, employees.

The enforcement record backs that up. From January 2022 through November 2025, California’s Bureau of Field Enforcement issued more than 2,200 citations and recovered over $49 million in unpaid wages, with janitorial among its most targeted industries.

How to read the bids differently

Protecting your property does not require overhauling procurement. It takes three adjustments to the RFP.

Set a price floor. If you know a building needs 30 hours of labor per week and you know the fully burdened cost of a compliant worker in your market, you can calculate a minimum viable contract price. A bid below that floor is worth a second look, not an automatic win.

Require a labor cost breakdown. Any credible vendor can show how many hours the bid covers, what wage they pay, and what their burden rate is. Ask who actually performs the work and whether they are a W-2 employee of the company you are contracting with. If a bidder cannot answer, the price is not tied to a staffable, accountable scope of work.

Weight compliance alongside price. Score documentation, workforce stability, and operational transparency, not cost alone. A vendor that runs 15 percent higher but carries proper insurance, pays legal wages, and documents its work is not more expensive. It is less risky.

The lowest number in a stack of bids is rarely the best value, and in California it can carry exposure that never shows up on the spreadsheet. Knowing the real cost of compliant labor, and asking who actually performs the work, is the simplest protection a property manager has.

Electric vehicle (EV) adoption continues to grow across Southern California, and San Diego is no exception. As more drivers switch to zero-emission vehicles, demand for convenient charging at workplaces, retail centers, and multifamily properties keeps rising. Local programs show high regional commitment, and San Diego has already deployed millions in funding to help expand public charging access.

For commercial properties, installing EV charging stations (EVCS) remains a strong, future-focused investment. Even as technology matures, incentives continue to support new installations. One of the most impactful programs has been the San Diego County Incentive Project, which offered up to $6,000 per Level 2 connector and up to $80,000 per DC fast charger, helping reduce upfront costs for businesses, schools, and multifamily sites. Though funding cycles shift, similar incentives remain available through statewide programs like CALeVIP, which continues to support publicly accessible charging infrastructure throughout California. In addition to county and state programs, utility incentives continue to play an important role. For example, SDG&E’s Power Your Drive program has supported the installation of thousands of Level 2 chargers across workplaces and apartments, covering infrastructure and equipment costs during its active cycles. These programs prioritize equitable access and are designed to reduce emissions across the region, including many projects serving disadvantaged communities.

Beyond available rebates and utility programs, EV charging infrastructure represents a long-term strategic investment for commercial properties. As adoption accelerates and sustainability expectations increase, integrating EVCS supports tenant demand, enhances asset value, and aligns properties with San Diego’s evolving environmental priorities.

Property owners who act now will be better positioned to meet regulatory, tenant, and market expectations in the years ahead.

Written by: Sarah Love, ABM

• Require local agencies to provide an estimated plan-check timeline upon deeming an application complete.
• Shorten the definition of "excessive delay" from 50 days to 30 days and allow the use of a qualified private plan checker when timelines are exceeded.
• Require permit issuance (or written notice of noncompliance) and final inspection within firm 10-business-day deadlines in specified circumstances.

• Transient Occupancy Tax (TOT) Amendment: Would modify the definition of "hotel operator" to include online travel agencies (OTA), allowing the City to levy TOT from the OTAs directly; however, the motion also included direction to explore a TOT rate increase, as well as converting current TOT to a general tax.
• Free Parking at Beaches and Bays (Campillo): Would prohibit paid parking in Mission Bay and beach parking lots via the City Charter. Would not affect current or new parking meters on city streets.
• Fiscal Accountability and Transparency Reform (Lee): Would shift certain fiscal authority from the Mayor to the City Council, including mid-year budget adjustment authority, establish a minimum funding thresholds for oversight bodies, and reinstate the City Chief Operating Officer position.
• Campaign Finance and Ethics Reform (Elo-Rivera): Would amend campaign finance disclosure laws and require real-time lobbying reporting.

As we move through the first quarter of the year, I’ve been reminded again and again of the power of our community. Our theme for the year, Strength in Connection, reflects what makes BOMA San Diego special. In an industry that continues to navigate economic uncertainty and changing expectations, the relationships we build with one another remain our greatest source of resilience.

This theme is not just an idea. It is something we experience each time we come together to learn, collaborate, and support one another across the commercial real estate community.

We saw this spirit of connection in action at our Kick-Off Luncheon in February, where members gathered to start the year together and hear from Deputy Chief of Police Shawn Takeuchi of the San Diego Police Department. Deputy Chief Takeuchi graciously accepted BOMA San Diego’s Public Official of the Year Award on behalf of Police Chief Scott Wahl, recognizing the department’s ongoing partnership with our industry and its commitment to keeping our communities safe.

Public safety is a critical component of a thriving business environment, and the relationship between the commercial real estate community and local leadership plays an important role in supporting the vitality of our city. We were honored to recognize Chief Wahl and the San Diego Police Department for their service and dedication.

Connection was also front and center at our Meet the Committees event, hosted by the Membership Committee. This event gave members the opportunity to meet the Chairs and Vice Chairs of each BOMA San Diego committee and learn more about the work being done throughout the organization. It was a great opportunity for members to explore ways to get involved, share their expertise, and build relationships with colleagues who are passionate about advancing our industry.

Education and collaboration continued with the TOBY 101 session, hosted by the TOBY Task Force in partnership with the Emerging Professionals Committee. Property managers learned more about how to participate in The Office Building of the Year (TOBY) competition, gaining valuable insight into the process and the many benefits of entering. The event highlighted the importance of mentorship and knowledge sharing, especially as we encourage the next generation of leaders within our industry.

We also experienced another highlight of the quarter at our March luncheon, where the annual Women’s Panel once again proved to be a tremendous success and a sold-out event. Our distinguished panelists shared powerful insights and encouraged attendees to step outside their comfort zones, build meaningful professional networks, and actively support the success of other women in the industry. The energy in the room was inspiring and served as a reminder of the incredible leadership and talent within our community.

As we move further into the year, I look forward to seeing our theme of Strength in Connection continue to come to life across our committees, programs, and events. Together, we will continue building relationships, sharing ideas, and supporting one another as we navigate the opportunities and challenges ahead.

Thank you for being part of this incredible community. 

Stacy Kurko, BOMA San Diego President