
J.D. Chase remembers when it wasn’t wise to walk alone in some of the neighborhoods where The Apartment Company owns properties.
“Some of these buildings were so out of control that the banks didn’t know how to manage him,” recalls Chase, chief operating officer of the San Diego-based firm.
That’s how his father, John Chase, entered the business with business partner David Mullin. As a team, they took on a seriously risky portfolio and managed to turn the properties around with innovative programs that instilled a sense of pride in the residents along with success at riding the business cycles.

Programs That Make a Difference
The company has developed several initiatives that contribute significantly to the well-being and satisfaction of its residents.
On-site tutoring: Originally inspired by a day care concept, this program has evolved into a structured in-person and internet-based learning platform. Managed by a lead educator, the program employs five credentialed teachers who are responsible for five properties that they visit each for an entire day on a weekly basis, providing consistent educational support throughout the week. To incentivize academic excellence, students can earn up to $150 off their rent biannually by getting As and Bs or raising their performance a full letter grade.
Garden club: “There’s something about growing and sharing your own produce that instills a sense of community,” Chase says. Each community develops its own garden with the goal of harvesting 1,000 pounds of produce per property annually. This not only supplies fresh food but also creates a space for residents to connect and collaborate. With citrus and pepper trees, tomatoes, cilantro, and onions on-site, properties participate in salsa competitions for bragging rights. This integrates into the educational system with its innovative seed-to-feed program involving the youngest of garden club members.
ESL and cultural programs: To further integrate and support diverse communities, the company offers English as a second language (ESL) programs. Dubbed "Coffee and Conversations," these sessions challenge residents to converse in English, using their phones or gestures to bridge language gaps. The program isn’t limited to residents. Chase tells of a maintenance worker who was promoted to supervisor when he became conversant in English.
Chase attributes the success of these programs to the authentic engagement with residents.
"Being authentic with the way that you approach the needs of your community is key," Chase emphasizes. "Taking the time to sit and listen, and forming strategies based on the real needs of people, is crucial."

The Business Impact
These community-focused programs have had a profound impact on the company's bottom line. During the COVID-19 pandemic, while many operators struggled with high delinquency rates, The Apartment Company maintained a collection rate above 98%. Educational support along with the distribution of personalized care baskets during times of financial strain demonstrated a deep commitment to resident welfare, which in turn fostered trust and loyalty and reduced turnover.
“We doubled down on delivering that feeling of home,” Chase says. “We're in the service of creating the feeling of home and delivering that message of ‘we are in this together’ I think propelled the high occupancy and the low vacancy and turnover.”
For property managers looking to replicate this success, Chase suggests partnering with local nonprofits to kick-start similar programs. While The Apartment Company developed its initiatives from scratch, leveraging nonprofit resources can provide a feasible starting point for others.
The Apartment Company has transformed the traditional landlord-tenant relationship into a partnership based on mutual support and community building. Cox Communities is proud to work alongside it and other multifamily firms that are committed to making a positive impact. Learn how Cox Communities can help you build stronger, connected communities here.