Effective Date: November 03, 2026

Welcome to the websites, applications, mobile services, social-media and online locations, tenant-facing digital services, and text messaging services operated by or on behalf of EPI Limited Partnership and its affiliates for California properties (collectively, the “Services”). In these Terms, “EPI,” “we,” “us,” and “our” mean EPI Limited Partnership and the applicable EPI affiliate or property owner identified on the Service. These Terms govern use of the Services. They do not replace or amend a written lease or other written agreement unless that agreement expressly says otherwise.

IMPORTANT DISPUTE NOTICE. SECTION 23 CONTAINS A BINDING ARBITRATION AGREEMENT, A JURY-TRIAL WAIVER, AND A CLASS-ACTION WAIVER, SUBJECT TO STATED EXCEPTIONS AND A 30-DAY OPT-OUT RIGHT. THE ARBITRATION PROVISIONS DO NOT APPLY TO DISPUTES ARISING UNDER A WRITTEN LEASE OR OTHER WRITTEN AGREEMENT, AND THEY DO NOT WAIVE ANY RIGHT TO SEEK PUBLIC INJUNCTIVE RELIEF THAT CANNOT LAWFULLY BE WAIVED UNDER CALIFORNIA LAW.

1. Acceptance of Terms

By accessing or using a Service, you acknowledge that you have read, understood, and agree to these Terms and our Privacy Policy. If you do not agree, do not use the Services. If a particular Service posts supplemental terms, those terms also apply to that Service, but no supplemental terms modify a written lease or other written agreement unless that agreement expressly permits it.

We may update these Terms as described in Section 24. Your continued use after an update becomes effective constitutes acceptance to the extent permitted by law. Where applicable law requires additional notice or consent, we will provide it.

2. Age Restrictions

The Services are intended for adults. You must be at least 18 years old to enroll in EPI’s Text Messaging Service or to submit a leasing application through the Services. The Services are not directed to children under 13. EPI does not knowingly collect personal information online from children under 13 without the notice and verifiable parental consent required by the Children’s Online Privacy Protection Act and its implementing rule. If you believe a child has provided personal information to EPI improperly, contact us using Section 26.

3. Privacy Policy and California Privacy Rights

Our Privacy Policy explains our collection, use, disclosure, retention, and protection of personal information and describes privacy choices and rights that may apply under California law, including the California Consumer Privacy Act as amended by the California Privacy Rights Act, and the California Online Privacy Protection Act. The Privacy Policy is incorporated into these Terms by reference, but if these Terms and the Privacy Policy conflict on a privacy matter, the Privacy Policy controls for that matter.

Nothing in these Terms requires you to waive a non-waivable privacy right or remedy under California or federal law.

4. Permitted Use and Intellectual Property

The Services and their text, graphics, logos, photographs, videos, virtual tours, designs, software, data, and other materials (collectively, “Content”) are owned by or licensed to EPI and are protected by applicable intellectual-property laws. You may access and use the Services and may download or print reasonable portions of Content for your personal, noncommercial use in connection with evaluating, leasing, occupying, or obtaining services concerning an EPI-managed property.

Except as expressly permitted, you may not reproduce, republish, distribute, sell, license, create derivative works from, remove proprietary notices from, or commercially exploit the Services or Content without EPI’s prior written permission.

5. Acceptable Use

You may not use the Services to violate law or another person’s rights; transmit malware; interfere with security or operation; attempt unauthorized access; scrape, harvest, or collect information through automated means except as EPI expressly permits; impersonate another person; submit deceptive information; send spam through the Services; or help another person do any of those things. EPI may investigate suspected misuse and may suspend or terminate access as provided in Section 18.

6. Accounts and Restricted Access

Some Services require an account, username, password, or other credential. You are responsible for maintaining credential confidentiality and for promptly notifying EPI of suspected unauthorized access. EPI may reasonably rely on instructions received through your authenticated account, subject to applicable law and any controlling written lease or agreement.

7. No Offer to Lease; Leasing Inquiries

Property, suite, unit, square-footage, amenity, availability, pricing, photograph, virtual-tour, and similar information is provided for general informational purposes only. Nothing on the Services constitutes an offer to lease or an offer capable of acceptance. Suite availability changes frequently. Availability, pricing, dimensions, concessions, and lease terms shown or implied on the Services are subject to change without notice and are binding only when included in a written lease or other agreement signed by the parties. Please contact the leasing office for current availability.

Submitting an inquiry, application, contact form, or text message through the Services does not reserve space, hold a unit, create a tenancy, create a leasing, agency, or brokerage relationship, or obligate EPI or a property owner to enter into a lease. All tenancies are subject to application, applicable screening and approval processes, and execution of a signed written lease. EPI offers housing and commercial space without discrimination on any basis prohibited by applicable federal, California, or local law. Do not send Social Security numbers, payment-card information, bank-account information, passwords, or other highly sensitive information through ordinary email, text messages, or general inquiry forms unless EPI specifically directs you to a secure method.

8. Virtual Tours, Photos, Floor Plans, and Property Information

Virtual tours, photographs, floor plans, renderings, measurements, and similar materials depict a property or specific space at the time of capture and may not reflect current conditions or availability. They are illustrative only. Finishes, layouts, furnishings, views, dimensions, and conditions may differ from what is shown, and a toured or pictured space may no longer be available. Measurements and square footage are approximate unless a written lease expressly states otherwise. These materials do not replace an inspection or the terms of a signed lease. Prospective tenants should verify all details, including measurements, through an in-person inspection before leasing.

While we strive to keep the content of the Services accurate and current, EPI makes no representations or warranties about the completeness, accuracy, reliability, or timeliness of any information on the Services.

9. Information You Provide

You agree that information you submit through the Services is accurate, current, and complete to the best of your knowledge and that you have authority to provide it. You agree to update information when reasonably necessary. EPI may rely on submitted information, including information used to document communication preferences and consent.

10. Text Messaging Service

10.1 Service

If you enroll, EPI may send SMS or MMS messages to the mobile number you provide. Messages may include property or account information, service alerts, reminders, community updates, leasing communications, and, where separately authorized, marketing or promotional content.

10.2 Consent

Where consent is required, EPI will obtain the level and form of consent required by the Telephone Consumer Protection Act (“TCPA”), Federal Communications Commission (“FCC”) rules, and other applicable law. If an opt-in identifies marketing or promotional messages, your electronic agreement may constitute prior express written consent. Consent to marketing texts is not a condition of purchasing goods or services, applying for or renting property, or entering into a lease.

10.3 Frequency and Charges

Message frequency varies. Message and data rates may apply. EPI does not charge you for messages, but your carrier may. EPI will comply with applicable time-of-day restrictions for telemarketing or promotional communications.

10.4 Revocation and Opt-Out

You may revoke consent through any method that applicable law requires EPI to recognize. Unless EPI lawfully designates an exclusive revocation method in a communication, you may reply STOP, QUIT, END, REVOKE, OPT OUT, CANCEL, or UNSUBSCRIBE, or contact EPI using Section 26. EPI will process opt-out requests within the period required by law and may send a single confirmation message. Reply HELP for assistance. Opting out of text messaging does not affect notices that must be delivered by another method under a lease, other agreement, or applicable law.

10.5 Number Changes

You must be the subscriber or customary user of the number used to enroll. If you change, transfer, or relinquish that number, notify EPI promptly and, where practicable, opt out before relinquishing it.

10.6 Mobile Information

Wireless carriers are not responsible for delayed or undelivered messages. EPI may disclose mobile numbers and consent records to vendors that process messages on EPI’s behalf and as otherwise disclosed in our Privacy Policy or permitted by law. EPI will not sell or share text-message opt-in data for a third party’s independent marketing where prohibited by law.

11. Electronic Communications and Signatures

To the extent permitted by the federal E-SIGN Act and the California Uniform Electronic Transactions Act, you agree that electronic signatures and electronic records may satisfy legal requirements for signatures and writings when the parties have agreed to transact electronically. This section does not apply where applicable law, a lease, or another controlling agreement requires a particular method of delivery or prohibits electronic delivery.

You may withdraw consent to receive optional electronic communications by contacting EPI. Withdrawal does not affect the validity of communications or transactions completed before withdrawal and may limit access to features available only electronically. Marketing emails will include an opt-out mechanism as required by the CAN-SPAM Act.

12. Legal and Industry Compliance for Messaging

EPI intends to operate its messaging programs in accordance with the TCPA, applicable FCC rules, the CAN-SPAM Act where applicable, CTIA messaging principles, and applicable wireless-carrier requirements. Nothing in these Terms waives rights or remedies that cannot lawfully be waived.

13. User Submissions

Some Services may permit comments, reviews, feedback, questions, photographs, files, or other materials (“Submissions”). You are responsible for your Submissions and represent that you have the rights needed to submit them, they are not knowingly false or misleading, they do not violate law or another person’s rights, and they do not contain malicious code. Do not submit another person’s sensitive personal information without authority.

You retain ownership of your Submissions. Except for consumer reviews protected as described in Section 14, by submitting content you grant EPI a nonexclusive, worldwide, royalty-free, sublicensable license to host, reproduce, display, and distribute it as reasonably necessary to operate, secure, and improve the Services and to respond to your request. Feedback and suggestions may be used without compensation. Nothing in this Section transfers ownership of a consumer review to EPI or restricts rights protected by the Consumer Review Fairness Act.

14. Reviews and Feedback

EPI welcomes honest reviews and feedback. Nothing in these Terms prohibits, restricts, or penalizes a person for communicating an honest assessment of EPI’s goods, services, or conduct. EPI will not impose a contractual fee or penalty for an honest review. This provision is intended to be consistent with the federal Consumer Review Fairness Act and California Civil Code section 1670.8.

Reviews posted on an EPI-controlled Service must reflect the reviewer’s genuine experience. Fake reviews, reviews written on behalf of another person without disclosure, and deceptive claims are prohibited. EPI does not condition incentives on a particular review sentiment and will not suppress reviews merely because they are negative. EPI may moderate content for lawful reasons, including content that is fake, unrelated, harassing, obscene, defamatory, infringing, discloses another person’s private information, or otherwise violates these Terms or applicable law.

15. Third-Party Links

The Services may contain links to third-party websites or resources for convenience only. EPI does not control and is not responsible for the content, accuracy, availability, security, or practices of any third-party website or service, including its privacy practices. A link does not imply endorsement. Your dealings with a third party are governed by that third party’s terms, subject to any rights you have under applicable law or a written agreement with EPI.

16. Third-Party Services and Tenant Portals

Some Services link to or embed services operated by third parties, including tenant portals and payment systems such as Rent Manager, maps, and virtual-tour providers such as Matterport. Those services are operated by the third-party provider and may be governed by separate provider terms and privacy policies. These services are provided for convenience only, and EPI is not responsible for the operation or availability of a third-party tenant portal or other third-party service. Your use of a tenant portal, including any rent or fee payment, remains subject to your lease. Nothing in this Section limits EPI’s obligations under a lease or applicable law concerning payments, receipts, records, privacy, security, or tenancy.

17. Modifications to the Services

EPI may modify, suspend, or discontinue a Service or feature from time to time, subject to any obligations under applicable law or a written lease or agreement. EPI is not liable for a modification, suspension, or discontinuance to the extent permitted by law.

18. Suspension and Termination of Access

EPI may restrict, suspend, or terminate access to a Service when reasonably necessary for security, maintenance, legal compliance, misuse, or violation of these Terms. This Section does not authorize EPI to terminate a tenancy, possession right, utility, or other right governed by a lease or landlord-tenant law.

19. Disclaimer of Warranties

TO THE MAXIMUM EXTENT PERMITTED BY LAW, THE SERVICES AND CONTENT ARE PROVIDED “AS IS” AND “AS AVAILABLE.” EPI DISCLAIMS WARRANTIES REGARDING THE SERVICES, INCLUDING IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, AND NON-INFRINGEMENT, EXCEPT TO THE EXTENT A WARRANTY CANNOT LAWFULLY BE DISCLAIMED.

This disclaimer applies only to the Services and Content. It does not modify a written lease or other written agreement and does not disclaim any statutory warranty, habitability obligation, disclosure duty, or other obligation that applicable law makes non-waivable.

20. Limitation of Liability

TO THE MAXIMUM EXTENT PERMITTED BY LAW, EPI AND ITS AFFILIATES, OWNERS, OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, LICENSORS, AND SERVICE PROVIDERS WILL NOT BE LIABLE FOR INDIRECT, INCIDENTAL, SPECIAL, EXEMPLARY, PUNITIVE, OR CONSEQUENTIAL DAMAGES ARISING FROM USE OF OR INABILITY TO USE THE SERVICES OR CONTENT. TO THE MAXIMUM EXTENT PERMITTED BY LAW, EPI’S AGGREGATE LIABILITY ARISING SOLELY FROM THE SERVICES OR THESE TERMS WILL NOT EXCEED FIFTY DOLLARS ($50).

These limitations do not apply to liability that cannot lawfully be limited or excluded, including liability for fraud, willful misconduct, or other non-waivable statutory rights or remedies. They do not limit obligations or liabilities arising under a written lease or other written agreement, landlord-tenant law, the TCPA, California privacy law, or other law to the extent such rights cannot lawfully be waived or limited.

21. Indemnification

To the maximum extent permitted by law, you agree to indemnify and hold harmless EPI and its affiliates, owners, officers, directors, employees, agents, licensors, and service providers from third-party claims, losses, liabilities, and reasonable attorneys’ fees arising from your unlawful use of the Services, your material breach of these Terms, or your infringement of another person’s rights. This Section applies only to the Services and does not expand or replace indemnity obligations in a written lease or other agreement. It does not require indemnification to the extent prohibited by California law or for EPI’s own fraud, willful misconduct, or other liability that cannot lawfully be shifted to you.

22. Force Majeure

To the extent permitted by law, EPI is not responsible for delay or failure in operation of the Services caused by events beyond its reasonable control, including natural disasters, fire, flood, earthquake, labor disruptions, war, terrorism, governmental action, telecommunications or hosting failures, utility failures, or shortages. This Section does not excuse obligations under a lease or applicable law that cannot lawfully be excused.

23. Dispute Resolution

23.1 Scope

Except for the exclusions below, you and EPI agree that disputes arising out of or relating to these Terms or your use of the Services will be resolved by binding individual arbitration administered by JAMS under the Federal Arbitration Act. This arbitration agreement does not apply to disputes arising under a written lease or other written agreement concerning tenancy, rent, fees, security deposits, possession, or the premises; qualifying small-claims matters; claims for infringement or misuse of intellectual-property rights for which a party seeks equitable relief in court; claims that federal law does not permit to be subjected to a pre-dispute arbitration agreement; or a request for public injunctive relief to the extent California law prohibits waiver of that remedy in all forums.

23.2 Informal Resolution

Before commencing arbitration or small-claims litigation, the initiating party must provide written notice describing the dispute and requested relief and allow 45 days for a good-faith individualized telephone or videoconference. This requirement does not prevent either party from seeking temporary relief necessary to preserve rights or prevent imminent harm where permitted by law.

23.3 Arbitration Rules

Arbitration will be administered by JAMS before one neutral arbitrator. Consumer disputes will be administered consistent with applicable JAMS consumer standards. If JAMS is unavailable, the parties will select another neutral arbitral forum. Fees will be allocated as required by applicable law and forum rules.

23.4 Individual Proceedings; Jury-Trial Waiver

TO THE MAXIMUM EXTENT PERMITTED BY LAW, CLAIMS SUBJECT TO ARBITRATION WILL BE RESOLVED ONLY ON AN INDIVIDUAL BASIS, NOT AS A CLASS, COLLECTIVE, REPRESENTATIVE, OR MASS PROCEEDING, EXCEPT TO THE EXTENT A NON-WAIVABLE RIGHT REQUIRES OTHERWISE. FOR CLAIMS VALIDLY SUBJECT TO ARBITRATION, YOU AND EPI WAIVE THE RIGHT TO A JUDGE OR JURY TRIAL.

23.5 Public Injunctive Relief

Nothing in these Terms waives the right to seek public injunctive relief where that right is non-waivable under California law. If a court determines that a particular request for public injunctive relief cannot be arbitrated or waived, that request will be severed and may proceed in a court of competent jurisdiction, while arbitrable claims proceed as permitted by law.

23.6 Opt-Out

You may opt out of this Section 23 by sending written notice within 30 days after you first become subject to these Terms. Send the notice to info@epi-lp.com with the subject “ARBITRATION OPT-OUT,” or mail it to the address in Section 26. State your name, mailing address, email address used with the Services (if any), and that you opt out of Section 23. An effective opt-out does not affect a separate arbitration agreement in a lease or other written agreement.

23.7 Court Venue and Governing Law

These Terms are governed by California law, except that the Federal Arbitration Act governs the interpretation and enforcement of this Section 23. If a claim properly proceeds in court and is not governed by a separate written agreement, the parties consent to state or federal courts located in Orange County, California, subject to any venue right that applicable law makes non-waivable.

23.8 Government Agencies

Nothing in these Terms prevents you from making a complaint to, communicating with, or participating in a proceeding or investigation conducted by a government agency, including the FCC, FTC, California Attorney General, California Privacy Protection Agency, California Department of Consumer Affairs, or another agency with jurisdiction.

23.9 Severability

If a provision of this Section 23 is invalid or unenforceable, it will be severed to the minimum extent necessary, except that a court may determine the effect of an invalid class, representative, or public-injunctive-relief provision on the remainder of the arbitration agreement as required by applicable law.

24. Changes to These Terms

EPI may update these Terms to reflect changes in the Services, business practices, or legal requirements. We will post an updated effective date and provide additional notice where required by law. A material change to the Text Messaging Service that expands the categories of messages or scope of consent will be subject to any re-consent requirement imposed by applicable law. Material changes to Section 23 will not retroactively alter the treatment of a dispute of which EPI had written notice before the change became effective, unless the parties agree otherwise.

25. Miscellaneous; Relationship to Leases

These Terms and the Privacy Policy constitute the agreement between you and EPI concerning use of the Services, except for supplemental terms that lawfully apply to a particular Service. They do not modify, supersede, or waive any written lease or other written agreement. If a conflict exists, the lease or other written agreement controls for the matters it covers. Notices under a lease must be delivered in the manner required by the lease and applicable law, regardless of electronic-communication or text-messaging provisions in these Terms.

If any provision outside Section 23 is held invalid or unenforceable, the provision will be enforced to the maximum lawful extent and the remaining provisions remain effective. EPI’s failure to enforce a provision is not a waiver. You may not assign these Terms without EPI’s written consent, except where applicable law allows otherwise. Headings are for convenience and do not limit the provisions they describe.

26. Contact Us

Questions or concerns about these Terms may be directed to:

EPI Limited Partnership
1370 N. Brea Blvd., #216
Fullerton, CA 92705
Phone: (714) 738-9092
Email: info@epi-lp.com

California consumer assistance: California residents may also contact the Complaint Assistance Unit of the Division of Consumer Services of the California Department of Consumer Affairs using the contact information published by that agency, to the extent California Civil Code section 1789.3 applies.