This annual webinar will cover the legislative and regulatory environment and highlights from the 2021 Legislative Year.  We will also take a look at what’s ahead for the rental housing industry.  

The webinar will include:

• New Laws and Regulations for 2022
• Bills That Didn’t Move Forward but Will Be Back in 2022 
• Court Cases Affecting the Industry
• New and Revised Rental Housing Forms for 2022
• Trends in our Local Cities and Counties


Debra Carlton, Executive Vice President State Public Affairs, California Apartment Association

Debra L. Carlton is responsible for planning and implementing strategy for all legislative and regulatory issues of interest to members of CAA. She serves as the association’s chief legislative representative and is a registered lobbyist. Prior to her present position, she worked for the Sacramento law firm of Weintraub, Genshlea and Sproul, providing legal and legislative research for the real property section of the firm. Carlton holds a Bachelor of Arts degree in political science from the University of California, Davis, and a master’s degree in public administration from Golden Gate University, San Francisco.

Heidi Palutke, Education, Policy and Compliance Counsel, California Apartment Association

Heidi Palutke holds principal responsibility for CAA’s compliance and education programs, including the development of statewide and local compliance forms and materials. She conducts research and analysis of state and local legislation to support CAA’s public affairs team. She also represents CAA before various regulatory agencies and departments and manages CAA’s various litigation projects.

Joshua Howard, Executive Vice President, Local Public Affairs

Joshua Howard leads the association’s local public affairs strategy, government advocacy, community relations, and political action programs throughout California. Before joining CAA, he served as vice president of public policy and communications for the San Jose/Silicon Valley Chamber of Commerce and as a senior aide to a former San Jose City Council member. Howard is a registered lobbyist in several Silicon Valley cities. He holds a Bachelor of Arts degree in political science from Santa Clara University and a master’s degree in public administration from the University of San Francisco.

Tony Bui, Vice President of State Public Affairs

Tony is responsible for planning and implementing strategy for legislative, regulatory and political issues for CAA. He serves as one of the Association’s legislative representatives and is a registered lobbyist. Bui also directs CAA’s political activities through its political action and independent expenditure committees and oversees all candidate support and recruitment programs.  Prior to assuming his present role, Bui served as deputy chief of staff to various state legislators and then moved on to be director of public affairs for DeBoo Communications. He has also successfully managed numerous political campaigns.  Bui studied political science at San Diego State University.

Embert P. Madison, Jr, State Advocacy and Compliance Counsel, California Apartment Association

Embert P. Madison, Jr. analyzes and drafts state legislation impacting CAA, develops CAA’s education and compliance materials, and supplements CAA’s advocacy with legal input on legislative proposals. Embert has extensive experience drafting state legislation due to his time with the Office of Legislative Counsel and has years of private practice experience advocating on behalf of property owners in real estate transactions and land use projects. Embert has a Bachelor of Arts degree in English from the University of California, Riverside, a Juris Doctorate from the University of California, Davis, and is a member of the California State Bar.

Original Broadcast Date: November 2021
On-Demand Cost: $20 CAA Member/ $139 Non-Member
Estimated Course Length: 1 Hr.

Qualifies for 1 Unit of CCRM Continuing Education Credit for current CCRM Certified Individuals.

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