Rental Housing - August 2014

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | AUGUST 2014

THE

HEALTHY HOMES ISSUE Best practices to put you ahead of the competition

PLUS: HOW TO USE STAGING TO TRANSFORM YOUR RENTAL UNITS IMPORTANT CHANGES TO THE OAKLAND RENT ORDINANCE

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Contents

East Bay Rental Housing Association

AUGUST 2014

Volume XI, Number 8 August 2014 EBRHA OFFICE

Features & Columns

360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR

Jill Broadhurst | jbroadhurst@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS

Tina Bocheff | tbocheff@ebrha.com PUBLICATIONS & COMMUNICATION PRODUCER

Esteban Cortez | ecortez@ebrha.com ACCOUNTING MANAGER

Cathy Hayden | chayden@ebrha.com EDUCATION & MEMBER MANAGER

Tori Blanca | tblanca@ebrha.com MEMBERSHIP & ADMINISTRATIVE ASSISTANT

Evangelina Salazar | esalazar@ebrha.com EBRHA OFFICERS

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20

A Breath of Fresh Air

The Keys to a Healthy Building

BY DAN ANTONIOLI

MANAGING EDITOR Jill Broadhurst ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Registration Now Open for EBRHA’s 8th Annual Trade Expo on October 22

BY DANIEL RILEY

Oakland Rent Ordinance Changes

BY LIZ HART Enforcing Late Fees

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Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 360 22nd Street, Suite 240, Oakland, CA 94612.

Events & Directory 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612.

Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing.

This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2013 by EBRHA. All rights reserved.

COVER PHOTO: CECELIA OTILLIA DU PLESSIS

Tina Bocheff | 510.318.8303

NEWS

Mark Almeida, Symon Chang, Reggie Hairston, Carmen Madden, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Menna Tesfatsion, Mila Zelkha

EDITOR Tina Bocheff

Features & Columns

ESQ&A

EBRHA DIRECTORS

EBRHA Communications Committee Tina Bocheff, Jill Broadhurst, Esteban Cortez, Wayne C. Rowland

BY CORA SUE ANTHONY

32

SECRETARY Fred Morse

PRODUCED BY

Staging for Success

LOCAL ISSUES

TREASURER Jack Schwartz

Wayne C. Rowland

26

10

2ND VICE PRESIDENT Luke Blacklidge

PUBLISHED BY

BY ALEX STADTNER

8

PRESIDENT Wayne C. Rowland

contributors CORA SUE ANTHONY Inspired by many years of set design, professional stager and HGTV host Cora Sue Anthony started her own business to help people decorate and stage their homes to their highest potential. Now the owner of a successful staging business, Anthony Staging, Cora Sue works and lives in the Bay Area, where she’s staged various homes and apartment buildings, including multi-million dollar homes and condos.

In addition, she is a volunteer designer with Rooms That Rock 4 Chemo, a nonprofit organization that transforms chemotherapy rooms into uplifting spaces.

DAN ANTONIOLI Dan Antonioli, owner of Going Green, is a licensed general contractor specializing in green building and ecological design. He is distinguished by his commitment to sustainability and offers a “deep shade of green” to his work. From green materials, good green designs, conservation and energy efficiency, to renewable energy systems, Dan is committed to seeing projects be environmentally friendly and sustainable.

DANIEL RILEY Daniel Riley is a real estate attorney specializing in landlord-tenant law. Mr. Riley has handled hundreds of landlord-tenant and real estate related matters and has expertise in the intricacies of the San Francisco and Oakland Rent Ordinances. Daniel has counseled property managers and owners on effective management and enforcement of lease provisions for over seven years.

ALEX STADTNER Alex started on the path of environmental work in college, where he attained a degree in Environmental Science & Environmental Policy.

He worked for two years as a Sustainability Manager at Antioch College and earned an MS in Resource Management & Administration. Alex has completed numerous courses to broaden his knowledge of the industry and bridge the gap between environmental science and building science. In 2009, Alex founded Healthy Building Science, which offers a full range of services for anyone seeking a healthier indoor environment. The company works with both commercial and residential clients and with existing or planned buildings.

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Jill Broadhurst, EBRHA’s Executive Director, is running for Oakland City Council This November Oakland needs a pragmatic, balanced voice to advocate for residents and businesses. Do you live in or have a rental property in District 4? Know someone who does? How can you help?

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COLUMN

news Effective August 1, 2014: Changes to Oakland Rent Adjustment Program Ordinance and Regulations The City of Oakland has officially

Registration Now Open for EBRHA’s 8th Annual Trade Expo on October 22 will be held on Wednesday, October 22 from 3:00 p.m. to 7:00 p.m. at the Greek Orthodox Church in Oakland. This year’s event will feature more than 50 top local vendors, complimentary food and drink, and timely educational workshops. Ron Kingston, of California Consulting Group and EBRHA’s state lobbyist, will present “New Laws for 2015,” a relevant and informative topic that was standing-room only at last year’s Expo.

In addition, EBRHA Board and staff, along with Oakland city officials, will update visitors on recent changes to Oakland rental property ordinances, including significant modifications to capital improvement pass-throughs, debt service and new soft-story retrofit rules. Registration is now open, and attendance is free to members and their guests, and only $20 for non-members. To register or exhibit, go to www.ebrha.com/expo.

EBRHA’S 8TH ANNUAL TRADE EXPO

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announced its changes to the Rent Adjustment Program (RAP) regarding debt service, rent increases and capital improvements. According to the updated ordinance, debt service as justification for a rent increase is eliminated as of April 1, 2014. Regarding capital improvements, effective August 1, 2014: maximum of 10% annual limit on all rent increases, unless CPI is above 10%; maximum of 30% on rent increases within a 5-year period (rent increases above 30% within a 5-year period are allowed if only CPI increases were given during the 5-year period); enhanced noticing requirements for all capital improvements; maximum 70% of capital improvements costs can be passed through to tenants; the new capital improvement procedures apply to all capital improvements, whether a single unit or an entire building; and owners face administrative penalties and interest for any overcharge in rent after allowable capital improvement rent increases expire. In addition, there are new enhanced noticing requirements for all capital improvements. After work is completed and paid for, the owner must prepare and submit to tenant(s): 1) Notice of rent increase; 2) Rent Adjustment Program (RAP) Notice to Tenants; and 3) Summary of capital improvements with costs listed by category, date improvements were completed and paid for, and the start and end date of rent increase. The set of three documents must be filed with the RAP within 10 days of service on each tenant affected by the capital improvement. Failure of the owner to provide the required set of documents invalidates the proposed capital improvement rent increase. Owners may still file a petition with RAP for a capital improvement increase in lieu of the enhanced notice requirements. The Rent Board has published a Grandparent Clause stating “The new Ordinance will not apply to capital improvements on which permits have been taken out (unless no permits are required for any of

the work) and substantial work performed and substantial monies paid or liabilities incurred (other than permit fee) prior to implementation of the Ordinance, and the Owner reasonably, diligently pursues completion of the work.” Go to page 10 to read more about the changes to the ordinance.

EBRHA Hosting a Twoday Asbestos Training Workshop EBRHA will be hosting a two-day asbestos training workshop on Thursday, September 18 and Friday, September 19, from 8:00 a.m. to 5:00 p.m. This 16-hour mandatory course is individually designed to meet the needs of property maintenance staff as they engage in routine facility maintenance that may require incidental disturbance of asbestos containing materials. This course meets the requirements for accomplishing Class III and Class IV asbestos-related work.

Training is accomplished through lectures, use of audiovisual aids, class discussion and hand-on experience. The price for the course is $240 for members and $269 for non-members. Seating is limited and registration is now open at www.ebrha. com.

City of Alameda to Form Rent Task Force The City of Alameda is looking to

form a “rent stabilization task force” to determine whether tenants need protection from rising rents in Alameda.

According to the Contra Costa Times, the council gave City Manager John Russo the assignment of creating a task force at Tuesday’s council meeting, during which the Housing Element of the city’s General Plan was approved. Russo is to gather input on the task force from landlords, tenants, real estate agents and others, and will present his recommendation to the council in September. EBRHA will continue to follow this issue and send updates to members as they become available.

Source: Peter Hegarty, Contra Costa Times, July 16, 2014, www.contracostatimes.com. RH

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COLUMN

local issues

Oakland Rent Ordinance Changes Caps on rent increases, pass-throughs and new notice requirements effective August 1. BY LIZ HART

R

ecently, the City of Oakland made some dramatic changes to the Rent Adjustment Ordinance. While much of the news coverage focused on capital improvements, that’s not all that changed. Aside from setting a cap on how much owners may increase rent on a yearly basis, the City Council also set a cap on rent increases over a five year period (regardless of justification), allowed for carry-overs for all rent increases and even removed some of the bases for rent increases.

Let’s take a closer look at these changes and then cover the new regulations for capital improvement pass-throughs.

only for rent increases that have solely been based on the AGA. A savvy owner will look to their rent increases of the past four years to make sure they are below the 30% cap. Pay particular attention if a past increase was due to banked AGAs, capital improvements, debt service, increased housing services costs or uninsured repair cost. Make sure your math is accurate.

No More Than 10% a Year Owners may not raise the rent more than 10% in a single year.

There is one exception to this rule which is if the Rent Board’s Annual General Adjustment (AGA) is more than 10%. But in the past 20 years, the highest AGA granted by the Rent Board has been 3.6%. If the AGA is higher than 10%, you are going to have much bigger issues on your hands than rent increases.

No Time Limits Under the heading of some honey to go with the vinegar, the City Council did make one change that benefits owners. In the past, if an owner did not pass-through the AGA that year, that rent increase wasn’t lost; it could be banked and passed-though at any point within the next 10 years. Under the new rules, the City Council has applied that principle to all of the justifications for rent increases, including capital improvements.

For instance if the new roof works out to a 15% increase, owners won’t have to lose that remaining 5% once they’ve reached the new 10% a year limit. Per the new rules, owners can bank that remaining rent increase if

No More than 30% in Five Years In any five year period, your total rent increases may not be more than 30% of the current rent.

Once again, the City Council provided an exception to this rule but 10 RENTAL HOUSING

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No Debt Service Speaking of debt service pass-throughs, this unique and controversial provision of Oakland’s Rent Law is now history.

The City Council has eradicated this justification for a rent increase.

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they state on the Notice of Rent Increase the specific amount or percentage that is being deferred and the justification for that deferred increase (capital improvement, increased housing services cost or uninsured repairs costs).

So in our example of the rent increase due to the new roof, a wise owner would pass through 10% using a Sixty Day Notice of Rent Increase and explicitly note that the remaining 5% capital improvement increase is deferred to a later date. Be sure to include the Rent Adjustment Program Notice as well!

Capital Improvements The capital improvement pass-through regulations saw the most changes. There are four new provisions owners must meet to successfully pass-through a capital improvement.

New Notice Requirements to Tenant Starting August 1, 2014 owners must provide additional information to their tenants when notifying them of a rent increase due to capital improvements.

Along with the Rent Adjustment Program Notice and the Rent Increase Notice, owners must also include the following for each tenant: the type of capital improvement, the completion date of the work, the total cost of the capital improvement, the amount of the rent increase from that capital improvement, and the start and end date of the capital improvement pass-through.

The Rent Board provides an Excel worksheet for calculating the capital improvements rent increases, which can be downloaded at www2.oaklandnet. com under “Landlord Resources” or on EBRHA’s website. Once completed, this worksheet provides all of the new notice requirements except the start and end date of the rent increase (60 month maximum) which must be added.

New Mandatory Rent Board Filing A duplicate set of these documents must be filed at the Rent Board within 10 days of service on each tenant. Failing to do so will invalidate the capital improvements rent increase.

New Potential for Penalties & Fines At the end of the five year amortization

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period, owners must remove the amount of the pass-through from the tenant’s rent. Failing to do so will be viewed as an overcharge in rent and expose the owner to administrative penalties and fines.

New 70% Pass-Through Limit Last and worst, owners may only passthrough 70% of the total cost of the capital improvement.

However, there is a limited grandfather provision. Owners may still pass-through the full cost of those projects if all four of the following criteria are met: 1) the permit was already issued (unless the work didn’t require permits); 2) the work is substantially completed; 3) the work is either paid for or a liability has already been incurred; and 4) the owner reasonably and diligently pursues the completion of the work.

But even in those grandfathered cases, if the rent increase notice is served on or after the August 1 deadline, the owner must comply with the new enhanced notice requirements both for the tenants and the Rent Board.

Owners should keep accurate records and—most important—strategize rent increases. Banked AGAs are only available to you for 10 years. Ask yourself if you would benefit more from passing through the capital improvement costs from the new windows or by using the Rent Board’s (hypothetical) 4% AGA to pass-through the banked increases?

Every owner’s situation is different.

Explore your options. The profit—or loss—can be huge. As always, EBRHA is available to provide you with additional information and workshops as well as referrals to professionals who can help.

You are not in this alone—it has become harder, but there are resources to help you decide what will serve you best. RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Liz Hart has been working with owners of rental income property for over 20 years and served for five years as the Assistant Director of EBRHA when it was still RHANAC. Now available as a consultant to owners of rental properties in Oakland and Berkeley, she specializes in rent increases and rent board petitions. She can be reached at liz.hart1801@ gmail.com, 510-813-5440 or through the law firm of Fried & Williams LLP at 510-625-0100.

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FEATURE

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The Keys to a Healthy Building Property owners who implement environmental best practices are ahead of the competition.

BY ALEX STADTNER

P

roperty managers will sink or swim with the rising tide of environmental awareness. Increased access to information via the Internet and a growing body of evidence connecting buildings to common ailments has led to a swell in tenant environmental complaints. As the tide rises, more tenants worry, rightly or wrongly, that their apartment is causing them harm. Proactive property managers reduce the risk of complaints by following industry best practices.

Fear-based awareness is all too common on the Internet.

In the restoration industry, we refer to the 80s and 90s as the “mold rush.” Every week during that time, CNN would feature a horror story relating to mold exposure. I don’t doubt the validity of such stories, and I’ve witnessed many first hand, but the way in which mold stories are told is often intended to shock and scare. Most tenant environmental complaints come from a place of fear. Search the Internet for “mold in my apartment,” and you’ll likely scare yourself!

Legislative-based educational campaigns are increasingly popular. A recent push by the EPA for increased enforcement

of lead regulations has resulted in the training and certification of thousands of contractors in lead-safe work practices. The Restoration, Renovation & Paint (RRP) rule has taught many contractors how to minimize exposure to lead hazards when remodeling target (pre-1978) housing. Due to a top-down legislative push, there are many local resources available for owners and tenants interested in learning about lead. New enforcement has resulted in increased visibility of complaint forms on city and county websites, and landlord-tenant disclosure requirements are here to stay.

Financially motivated awareness campaigns are a matter of concern. To continue with the lead theme, some less scrupulous lead abatement contractors have been known to prowl neighborhoods and suggest tenants complain about peeling paint with the intent of securing the abatement contract. This obvious conflict of interest has forced some owners to buckle under pressure and spend more than was necessary. Other unfortunate examples of financially motivated environmental complaints include tenants who want to break a lease early, or ebrha.com

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RENTAL HOUSING 15

simple form that collects the key information from the tenant. There should be a method to mark the complaint as urgent. Tenant complaints should be kept on file for five years after the termination of their lease. The last thing you want is for an upset tenant to bypass you and take their complaint straight to the city or courts. Make it easy to complain.

Respond quickly to, and take seriously, all tenant complaints. Complaints are serious.

This is how your customers provide feedback. First let them know their complaint was received and your team is preparing to respond. Once you have a plan of action, share the relevant details with the tenant. The tone of your response should be professional and courteous. Maintaining a good line of communication is critical for preventing an escalation of the problem.

The old practice of saying “I hear you; this is what I hear you saying; and this is how I’m going to respond,” can ameliorate some potentially ugly situations just by making the tenant feel heard and setting clear expectations.

Have a reliable and well-trained maintenance staff. In-house or outsourced regular maintenance staff should know where to look and be able to identify visual signs of common environmental threats. This staff does not take the place of expert consultants, but they are often the first line of defense and can alert you to problems before they grow into bigger problems.

This may include water staining from a new leak, peeling or flaking paint, cracks in a foundation, gas odors from a mechanical room, etc. It is in your best interest to train the maintenance team what to look for, and to create an environment where they feel comfortable coming forward with concerns. Setting up a regular inspection schedule is a great way to identify problems early.

Hire an independent inspector. The most common reasons to hire an Industrial Hygienist (IH) include meeting regulatory requirements, needing an expert opinion as part of due diligence and wanting a third-party tiebreaker in a dispute. If a tenant complains to the government health inspector about peeling paint in pre-1978 housing, you’ll receive a threatening letter or Notice of Violation requiring you to hire a certified Lead Inspector/Assessor for a professional lead-based paint inspection, or an even more involved lead risk assessment that may include dust, soil, water and paint sampling. Call for help if your maintenance team does not have training or experience dealing with a suspected contaminant. Sometimes landlords opt to pay the fees for an IH that the tenant selects. This creates a system of checks and balances, and usually both parties are willing to compromise based on the recommendations of the third-party consultant.

Only hire outside consultants with proper credentials and a

“Be proactive and use this information to stay ahead of your competition, provide a safe living environment to protect your investments (tenants and property), and minimize risk of environmental complaints.” those who wish to sue owners for damages relating to hotel expenses, missed work days, medical expenses, etc. Owners are stuck between a rock and a hard place when the motive for an environmental complaint is strictly financial.

Due to myriad factors, I believe the tide of environmental awareness will continue to rise, but you don’t have to fear environmental awareness.

It is easy to make bad decisions from a position of fear. Tenants are fearful for their families’ health, and owners are fearful of unnecessary remediation or abatement expenses, lawsuits, missed rents, or other soft and hard costs associated with having a “sick building,” real or perceived.

Tips for Existing Buildings

Property owners that implement the following best practices are running ahead of the pack, and are more likely to avoid environmental complaints. The following are good tips to follow for property owners with existing buildings: Have a good team in place before a problem occurs. In your Rolodex, you should have the number of a good real estate attorney and industrial hygienist (IH). Speak with your team members before there is a complaint requiring immediate attention. Often the best consulting professionals are very busy, and on short notice, are reluctant to take on new clients they don’t know. A simple phone call, cup of coffee or lunch meeting will go a long way in making sure your first-choice attorney or IH is available when needed.

Follow all disclosure laws. Handing out pamphlets up front is easy. Don’t fear sharing information. Fear hiding information!

Share freely all required disclosures for asbestos, lead, mold, Prop 65, etc. Call your local branch of the Department of Public Health or EBRHA for handouts and trainings on local, state, and federal disclosure requirements.

Provide a system for tenants to complain. If a tenant has a concern, you want them to contact you or your maintenance team first. You want it to be easy for them to find the number or email address, or location of the manager’s office to file a complaint. Adopt a template from an industry group, or create a 16 RENTAL HOUSING

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good track record. There are national requirements for anyone testing asbestos, lead and radon. If your concern involves any of these contaminants, it is your responsibility to ensure the contractor carries the proper credentials. Be sure that your IH carries Errors & Omissions (E&O) and General Liability insurance. In California, you need a license to braid hair, but anyone can call themselves a mold inspector. For unregulated testing, rely on what industry experts boast themselves. The Indoor Air Quality Association (IAQA) administers a Certified Microbial Inspector (CMI) program that I trust, and the International Institute for Building Biology & Ecology has a certification for Electromagnetic Fields (EMF) that is recognized internationally.

Any IH who will not produce testimonials or share references should not be hired.

Document all your actions. This is true for the complaint and response process, as well as any proactive measures you take.

From the moment a complaint is filed, you should be keeping notes with a date and time stamp: received complaint, notified tenant of receipt, sent inspector, followed up with tenant, etc. Keep good records just in case you wind up in court. Any records about proactive measures taken may help tip the scales in court. If you have a regular inspection schedule, or have called the health inspector on your own accord, or have paid for building upgrades or certifications beyond minimum code requirements, save your records.

Get to know your local enforcement agencies. Don’t be afraid to reach out to the public health department or environmental agencies. Being a forthcoming and cooperative landlord demonstrates your commitment to tenant satisfaction, and when it comes to dealing with local governmental agencies, it’s better to be proactive than reactive.

Develop an internal review system and keep learning. Life is a training wheel. The longer you’re on, the more you learn.

Review and reflect on your internal systems at least once a year.

Keep what works, and learn and improve from the rest.

New Construction and Remodeling Tips

The following are best practices for owners of new construction or major remodels.

Go green. As Mark Richmond from Build It Green used to say, “Green is just another word for high performance.”

Consider third-party certifications, such as LEED or GreenPoint Rated, in order to ensure a better-than-average baseline building, and differentiate your property from the pack. Green building certifications provide structure for best practices during design and construction, as well as a framework toward energy efficiency, water conservation, and improved indoor air quality.

An energy efficient envelope has multiple benefits. The most obvious is reduced utility expenses for the life of the building, but a well-insulated and air-sealed building will also reduce the

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risk of thermal discomfort, migration of smoke or fragrances between units, and moisture or insect problems. Done right, energy efficiency can be a win-win-win.

Don’t skimp on mechanical design. Thermal comfort complaints are very common and a properly sized and installed heating/cooling system is good for energy conservation and occupant comfort. The HVAC is often responsible for odor problems. Whether odors originate within the HVAC system, are transported via ductwork, or are pushed via mechanical pressure, the HVAC is an important piece of the IAQ puzzle.

Many “stale air” or “musty smell” complaints can be avoided simply by increasing outside air supply, but it’s not always that easy. Sometimes outside air supplies are located too near a street, loading dock, or exhaust fan. In these cases, contaminated outside air can be part of the problem. Pay for a good MEP engineer, or go with an expert design-build contractor.

Specify healthy building materials. Most attention is paid to wet-applied products such as adhesives, sealants, primers and paints. For these you should select low- (<40 gram/Liter) or no-VOC products. However, composite wood, flooring, window treatments and insulation can also produce significant odors.

This is a very important area for the green building industry, and the local USGBC-Northern California Chapter is leading the way with their Building Health Initiative.

Manage IAQ before occupancy. There are many best practices for managing IAQ during demolition and construction.

Controlling known hazards such as lead and asbestos is only the first step. Minimizing airborne fine particulates, keeping materials dry, and allowing wet-applied materials to fully cure prior to occupancy, are all strategies that minimize future tenant complaints. Some owners go as far as mandating maximum allowable VOC levels and requiring testing and verification prior to occupancy. This kind of owner oversight really puts the builder on notice, and can help ensure they follow green measures in the specification more closely.

Ahead of the Competition

Be proactive and use this information to stay ahead of your competition, provide a safe living environment to protect your investments (tenants and property), and minimize risk of environmental complaints. Whether your management style is shark or guppy, you should do more than just tread water during these changing times. Incorporating these best practices into your portfolio will ensure you keep your head above water despite the ever rising tide of environmental complaints. RH Alex Stadtner is the president of Healthy Building Science, which provides industrial hygiene and green building consulting services in the Bay Area.

He can be reached at 415-785-7986 or alex@healthybuildingscience.com.

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FEATURE

A BREATH of FRESH AIR Simple ways to improve indoor air quality and other environmental conditions in your rental units. BY DAN ANTONIOLI

PHOTO: FLICKR / ERIKAU

A

s a rental property owner, you aim to keep your tenants happy, collect rent, make your mortgage payments and keep your properties well-maintained. But have you ever considered the health of your rental units? Whether you rent apartments or single-family homes, buildings have a wide range of characteristics that are “healthy” or “unhealthy.”

At Build It Green’s Healthy Homes Conference in May, EBRHA’s Green Committee attended workshops full of information property owners can use to maintain a healthy building. For years, there has been research and awareness of indoor air quality, sick building syndrome and other conditions that affect people who are environmentally sensitive.

There are the usual suspects, such as mold, lead, and carbon monoxide. But the conference workshops went well beyond these basics to look at buildings holistically, from what’s on the surfaces of walls to what’s inside walls, as well as heating system air filtration, combustion appliances, construction practices and a host of items many people don’t recognize as contributing to a healthy home.

Healthy and Unhealthy Buildings What is a healthy building? A healthy building has good indoor air quality, good filtration systems, nonoff-gassing surfaces, and fully functional combustion

appliances and heating systems. The materials that make up the building come from green and sustainable sources. Also, the building occupants follow good practices such as using bathroom and rangehood fans, preventing mold and mildew build-up and keeping the unit clean.

An unhealthy building is just the opposite. Leaky HVAC venting not only wastes energy, it can introduce musty air from crawlspaces and attics. Wood products with formaldehyde can off-gas, making people sick. Paints and finishes that have high concentrations of VOCs (volatile organic compounds) can affect respiratory and nervous systems, especially in young children. The “new car smell” that so many people are fond of—and used car salesmen spray into car interiors—is off-gassing in action. These are all traits of an unhealthy building.

And if occupants don’t use bathroom and rangehood fans, for example, you’ll have a build up of moisture and an increase in potential mold and mildew. Simple enough to do, but some occupants fail to observe these basic practices.

Combustion Safety One of the biggest culprits in an unhealthy building has to do with gas combustion appliances that don’t properly vent or don’t fully combust. If you have a gas forced-air heating system, gas hot water heater ebrha.com

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adhesives and finishes of all sorts now have VOC ratings on their labels. Paints have received most of the attention, and almost every major paint company now offers a low or no VOC line. If you open a can of paint that’s low VOC compliant, you’ll be impressed by how little odor there is.

Low-to-no VOC finishes improve indoor air quality, which can be a big selling point for your rental units. For a small additional cost, you can paint your units with high-quality, non-off-gassing paints and inform your applicants and tenants of the benefits.

“WHILE YOU MAY NOT HAVE THE BUDGET TO START GREEN RENOVATING YOUR SPACES, YOU CAN GENERATE A LIST OF ITEMS TO ADDRESS MOVING FORWARD.” and a gas range for cooking, all of these need to be properly vented and function as they were designed to function.

Many readers have heard of Energy Upgrade California, the rebate program for energy efficiency upgrade measures administered by PG&E. But did you know that a requirement for this program is to test all gas combustion appliances and heating systems to make sure they are not allowing carbon monoxide and other gases into your home? Beyond the concern of efficiency, there are safety and health aspects to all gas appliances.

Even something as basic as a gas range not properly combusting or not being properly vented can cause problems.

At the Healthy Homes conference, a combustion safety presentation gave attendees an in-depth look at these issues, and illustrated that properly functioning range hoods and clean range hood filters are essential for insuring that all uncombusted gas is taken out of the kitchen. Like any combustion appliance, it needs to be vented, ideally by a properly functioning vent terminating outside of the building, and with clean filters. These are known as “grease filters.”

Additionally, range vents prevent moisture build-up, cut back on odors and contribute to a healthy home—if the occupants will use them!

As a rental property owner, when was the last time you cleaned out the filter on your range hood or made this a regular maintenance item for your rental units? In the same way you routinely check to make sure smoke alarms and carbon monoxide detectors are working, you should also be checking for combustion issues and making sure that all of the ventilation systems are working properly. Many companies now offer this service.

Combustion testing is a good practice, and if major leaks are discovered, PG&E will come out immediately and fix them for free. Consider hiring a BPI (Building Performance Institute) certified company to perform a whole house test to profile your building. This information can be used to profile your unit for energy upgrades, but also for basic safety and the health of your building.

Materials Materials can be assessed for environmental impact during both manufacturing and application. The most common concern has been volatile organic compounds (VOCs). Paints, varnishes, 22 RENTAL HOUSING

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Red Lists Another Healthy Homes conference session addressed the various “red lists” that identify materials to avoid. Red lists are materials that are either toxic to have in a building or are toxic to manufacture. They are now part of several green certification systems, such as the Living Building Challenge.

Green certified buildings aim to reduce the use of these materials both for the health of the building and the planet. For example, if you’re building with wood, be sure to specify as much FSC (Forest Steward Council) certified wood as possible, as it utilizes logging practices that preserve forest ecosystems, minimizes clear-cutting and doesn’t use pesticides or toxic fertilizers in replanting.

Like processed food, processed materials used in construction can have a bewildering array of chemicals that we generally don’t bother to consider. There are thousands of building materials used in construction, and new products coming to market every day. To help organize the materials, six primary categories (listed on page 24) are identified that include various potentially harmful products they use. Whether you’re purchasing materials, or asking a contractor or handyman to do so, you can use these guidelines to make informed decisions.

All of the materials listed on page 24 have green alternatives. Eventually, with Cal Green (California’s mandatory green building code), most if not all materials will have to be green compliant.

It is now widely believed by the medical profession that many serious illnesses and birth defects are caused by the toxic chemicals found in many of these materials. Neurological, respiratory and other health issues are being seriously studied with an emphasis on creating healthy buildings.

Heating, Cooling and Filtration Forced air heating systems have filters that usually need to be cleaned or replaced every two months during the heating season. Particles floating in the air will go through that system and the filter eventually gets clogged. High quality filtration creates better air quality, improved performance of your heating system, less stress to the system itself, and is an important selling point for tenants and prospects. EBRHA Industry Partner

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East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

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Building Materials with Green Alternatives

BY DAN ANTONIOLI

All of the materials below have green alternatives to maintain a healthy building. Eventually, most of these (if not all) materials will have to be green compliant. It is now widely believed by the medical profession that many serious illnesses and birth defects are caused by the toxic chemicals found in many of these materials. Neurological, respiratory, and other health issues are being seriously studied with an emphasis on creating healthy buildings.

Fluorinated chemicals Stain and water repellents Carpets Textiles Plumbing Sealants Antimicrobials Carpet pads Grouts Countertops Flame retardants Foam Plastic Insulation Electronics Plasticizers & Endocrine disruptors Vinyl flooring Polycarbonate plastics Adhesives Epoxies Solvents Paints Sealants Coatings Wet-applied finishes Heavy metals Pigments and dyes Fluorescent bulbs Wood treatment Solder 24 RENTAL HOUSING

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Mike Hassler of Hassler Heating and Air Conditioning recommends installing high quality filters in heating systems.

“We install Aprilaire filters because they are superior to normal HVAC filters, and for a small additional expense, make a huge improvement in the indoor air quality of a building,” Hassler said.

“Additionally, they only need to be cleaned once a year instead of every two months, which few people actually do.”

It’s also a good idea to have your ducts pressure tested for leakage and to have them sealed with the right tape and mastics. Nationwide, ducts leak up to 25% of their heat into attics and crawlspaces, and can allow air from those areas into your conditioned living space.

Green Certification Build it Green’s Green Point Rating system is a rating system which ensures a healthy home and offers a high level of indoor air quality. Any of the current green building certification systems can offer the same, such as LEED and the Living Building Challenge. The next time you renovate one of your rental units, consider working with Build it Green to have it Green Point Rated. Green building is good for your tenants, good for the environment and good for your business.

As such, it hits the “triple bottom line” and is a trend that will benefit you and your tenants.

What You Can Do Now In addition to your maintenance routines, you can now start a healthy home checklist and inspection procedures to include elements like gas combustion safety, range hood filters, air quality testing and more.

This article only touches the surface, and EBRHA will continue to provide in-depth information on various healthy home issues. And while you may not have the budget to start green renovating your spaces, you can generate a list of items to address moving forward. RH Dan Antonioli is the owner of Going Green and is a licensed general contractor specializing in green building and ecological design. He is also the chair of EBRHA’s Green Committee. He can be reached at 510-652-7893 or solardan26@ gmail.com.

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FEATURE

Staging for Success How to use staging to transform your rental units. BY CORA SUE ANTHONY

I

first introduced the benefits of staging rental properties when I presented at EBRHA’s Trade Expo in 2013. There, I illustrated to EBRHA members and expo attendees how making simple changes to a unit or property can bring it to its highest potential. Whether adding potted plants to an entrance, or placing furniture in the unit to create appeal, EBRHA members left with useful staging tips they can incorporate in their business. However, what some people don’t realize is that staging can extend beyond color, finishes and furnishings. It also includes space design and structure, such as the removal of walls and deciding where doors go.

I connected with several EBRHA members after the expo, and recently helped one owner with two very different properties. One of the buildings was being prepared for sale (a four-unit building in Temescal in Oakland), and the other was a major building remodel and condo conversion.

PHOTO: CECELIA OTILLIA DU PLESSIS

Enhancing Small Spaces

The first project (pictured), the four-unit building, consisted of a unique and less than ideal floor plan featuring large one-bedroom apartments. It is one of many buildings in the area with beautiful architectural details on the exterior, but if a unit doesn’t show well inside, the exterior does not matter. The owner planned to sell the building when a vacancy came up, in order to showcase one unit.

Though technically one-bedroom apartments, the owner wanted to stage the units as two bedrooms. In this case, each unit had a large, separate living room with French doors and a murphy bed. The glass doors were replaced with solid wood doors, and the murphy beds were converted to closets, which could also be used as small offices. I was also able to make suggestions to optimize the small ebrha.com

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space, for example, by adding a fold down table top to create an eat-in kitchen—a nice amenity—while keeping the space open.

A great benefit was that the seller’s real estate agent, Zack Ward, worked with me and the seller to calibrate the sale when the open unit became available. We were lucky that Zack realized the value of staging and showcased it by utilizing professional photography services. When photographer Otillia du Plessis came in to take photos, she was able to optimize the look and feel of the unit, which resulted in a huge turnout for the viewing. Ultimately, this was a successful team effort between me, the seller, real estate agent and photographer.

Arguably, as a result of the staging, the building attracted a broader audience— many people who toured the apartment for purchase wanted to live there themselves. When prospective buyers saw the full potential of the units, most of the offers were above asking price.

In the end, the building sold in less than 24 hours, for over 15% above list price, and the buyer was able to get premium rents after showing the staged unit.

Traditional to Modern

The second project involved a condo conversion and major remodel. The same EBRHA member purchased two buildings. One was residential, and the other was a medical office that needed to be converted to residential. With architectural plans in hand, I toured the property, and made recommendations on space and finishes, and answered important questions about layout and style.

Because the building was converted to a medical office, all of its original charm was gone—no crown moldings or window casings. The other building had retained all of the characteristics of the 1920s, so we decided to complement its style. But rather than try to re-capture the original look in the medical office building, I recommended going with a modern, loft-like vibe with a contemporary feel—something that would appeal to the demographic of the neighborhood.

We incorporated corrugated tin and primary colors, and painted each door a different color to create visual interest. We used caesarstone quartz countertops, which are environmentally friendly. As we renovated these buildings, we took green practices and finishes into consideration with a goal of receiving a green certification.

Many people don’t realize that small finishes such as door knobs and light fixtures can really help when showing a unit. It is easy to go online and find these items in bulk to save on costs and time. This also allowed us to give the apartment a custom feel and avoid looking cookie-cutter.

Incorporating staging techniques in these projects helped in a multitude of ways.

First, the project was more organized and structured. We developed a detailed project plan in advance, rather than working on the fly, which ultimately saved us time and helped the seller make the best decisions.

Staging is about selling the lifestyle that comes with an apartment. The goal is always to makes spaces more livable, relatable and inviting, while making it feel bigger and lighter. For example, the four-unit building near Temescal is likely to attract younger people who are just starting their lives, instead of families with children. So, adding amenities like bike racks and hooks, or a small office in the corner, makes a huge difference. After all of our work, we made the apartments look as luxurious as something in a high-rise in San Francisco or New York, even though it was on a small street in Oakland.

At the end of the day, people want a soft place to land, where they can cook and eat, entertain and relax. And through staging, we created that with these two projects. RH Cora Sue Anthony is a host of HGTV’s “Real Estate Intervention” and owner of Anthony Staging, a staging business in the Bay Area. She can be contacted at 510-459-3706 or csanthony@aol.com.

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PHOTO: CECELIA OTILLIA DU PLESSIS

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COLUMN

esq. & a

with a notice to pay or quit. If the tenant fails to comply with either notice, the owner can file an eviction based on both notices. This gives the owner two causes of action in the eviction case and will allow the owner to obtain a judgment for both the rent and the late fee.

In theory, an owner could evict a tenant solely for failure to pay a late fee.

However, the court could view the case unfavorably. The court may not consider this a significant enough breach of the lease to justify the loss of housing. In an What is the best way to ensure late fees are paid eviction case based solely on the tenant’s by your tenants? BY DANIEL RILEY failure to pay a late fee, the court may look for a reason to refuse to enforce the late fee provision and to dismiss the case.

The courts could refuse to enforce a late fee provision if they find that the late fee is unreasonable. Many owners impose late fees in an amount that would be difficult to justify in a court of law. In order to demonstrate to the court that a late fee is reasonable, the owner must show that the amount charged is directly related to the actual cost to the landlord.

In other words, they need to show that the amount charged for the late fee is a reasonable estimate of the actual administrative expense of processing the late payment of rent.

Even if an owner does not take steps One of my tenants always pays the due date for rent, which allows a to evict a tenant for failure to pay late rent late, and even though it tenant a few extra days before the rent fees, the owner should keep good records says in her lease that she must pay is considered late. and diligently enforce the lease by serving late fees, she never does. How can I Owners who want to impose late fee notices to pay rent or quit for overdue get her to pay the late fees? charges must make sure that their leases rent, and notices to perform or quit for have a well-written late fee provision unpaid late fees. Failure to diligently The proper way to enforce a late and make sure that the due dates for the enforce the lease arguably “waives” fee provision is by serving a 3-day rent and the late fee are clearly stated. the owner’s right to demand payments notice to perform covenants or quit.

If the lease provides for a grace period when due. If the owner fails to enforce This is how monetary lease obligations the late fee cannot be imposed until the the provisions for an extended period of other than rent are enforced. Actually grace period has expired without paytime, even as little as a few months, the enforcing this provision can be tricky, ment of rent. tenant may try to argue that a waiver has however, so rental property owners Owners must also keep in mind that occurred due to lax enforcement of the should be cautious to avoid wasting if the due date for the rent or late fee lease terms. time and resources. falls on a weekend or holiday, the owner For example, if the rent is due on the Late fees are permitted in California must allow the tenant first of the month and and can be enforced as long as there is a one business day before “As always, good the lease provides for a lease provision that authorizes imposing demanding rent or impos- record keeping and late fee if the rent is not the fee and the fee is reasonable. The ing the late fee. diligent enforcement paid by the third of the lease provision must clearly state the Owners can serve a of the lease terms month, but the owner due date for the rent and the date that a notice to perform or quit are essential to a routinely accepts rent on late fee will accrue if the rent is not paid demanding payment of well-managed landthe tenth of the month on time. These dates can be different, as the late fee at the same lord-tenant relationand does not demand some leases allow a grace period after time as serving the tenant ship.” the late fee, the tenant

Enforcing Late Fees

Q A

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THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTEE. The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry.

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could argue that the owner has waived their right to demand these amounts according to the lease.

The tenant could argue that the owner’s failure to enforce the lease has created an understanding that payment on the tenth of the month is acceptable because the owner has “waived” their right to enforce the applicable provisions of the lease as written. The tenant could also argue that the conduct of the parties over time has altered the lease terms to allow for late payment without the imposition of a penalty. Owners should proceed with caution under these circumstances.

If the lease provisions have not been routinely enforced, an owner could write a letter to the tenant explaining that the tenant will be held to the terms of the lease moving forward. If the lack of enforcement has lasted for a significant period of time, the owner should consider serving a 30-day notice of change of terms of tenancy explaining that the original terms of the lease will be enforced beginning at the end of the 30-day period. This serves to put the tenant on notice that the lease will be enforced and re-establishes the terms of the lease that were arguably waived.

As always, good record keeping and diligent enforcement of the lease terms are essential to a well-managed landlordtenant relationship. —DANIEL RILEY RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Daniel Riley is a real estate attorney with the Law Offices of Daniel Riley, specializing in landlord-tenant law. He can be reached at 415-823-6129 or driley_813@msn.com.

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nlgolding@pacbell.net LIC#552820

www.appliedwaterproofing.com

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

• We add value to buildings • Experienced and informed • Fully computerized

License No. 797467

www.wcpc-inc.com Tel: (510) 271-0950

Seismic & General Contractors

Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley

• Integrity and care

Carlon Tanner, Owner/Broker

466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net

• Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

•

construction—all under one company.

• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance.

• Screening, evaluation, engineering, construction, city sign-off For inquiries, please contact Homy Sikaroudi, PhD, PE

ebrha.com

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community calendar EVENTS & CLASSES

august

september

Note: No Landlord series workshop or member meeting in August.

MONDAY, SEPTEMBER 1

EBRHA Office Closed THURSDAY, AUGUST 7

WEDNESDAY, SEPTEMBER 10

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 2:00 p.m. – 3:30 p.m.

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 6:30 p.m. – 8:00 p.m.

TUESDAY, AUGUST 19

TUESDAY, SEPTEMBER 16

Women’s Auxiliary—Cline Winery and Museum (Sonoma) Auxiliary Members: $60 (Lunch included, additional $10 for wine tour) Reservations limited to 30 Reservation checks must be received before August 2. Make check payable to “Women’s Auxiliary” and mail to Anna Alberti, 4846 Stacy St., Oakland CA 94605. For more info, call 510-562-1179 or go to www.ebrha.com to download flyer.

9:30 a.m. (bus departs Oakland) – 3:00 p.m. (arrives in Oakland)

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Anna Alberti at 510-562-1179 for more info THURSDAY, SEPTEMBER 18 AND FRIDAY, SEPTEMBER 19 (2 DAYS)

Asbestos—Class III Competency Level Certification

• Class III “Competent Person” worker training is designed for employees that oversee asbestos projects on behalf of an owner or property management company for work involving full abatement or a Class III clean-up where the operations could exceed the Permissible Exposure Limit. This would normally be a select group of maintenance staff personnel or mid-level management who need to send out bid requests for abatement contractors. At least one person per company should attend.

Instructor: Richard MacFarlane, Benchmark Environmental

Engineering Members: $240; Non-Members: $269; Limited seating.

Must register by Friday, September 12; Register at www.ebrha.com 8:00 a.m. – 5:00 p.m. (both days) SATURDAY, SEPTEMBER 20

EBRHA General Membership Meeting Topics: • Changes to the Oakland Rent Adjustment Program

Ordinance & Regulations Clifford Fried, Fried & Williams LLP 10:00 a.m. - Noon TUESDAY, SEPTEMBER 23

Landlord 102 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:00 p.m.

THURSDAY, SEPTEMBER 25

Estate Planning David White and Associates Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

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ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

Annual fees are $30 per unit and are due March 1. Owners are allowed to pass through $15 to tenants.

BUSINESS TAXES & REGISTRATION

Registration fee is $60 and is due March 1. Tax is based on annual gross rental income at a rate of $13.95 per $1,000 of gross rental income. Tax renewal declarations are mailed at the beginning of the year.

LANDLORD PETITION FOR EXEMPTIONS

Claims covered include new construction, substantial rehabilitation, and single-family homes or condominiums.

ANNUAL ALLOWABLE RENT INCREASE

2014-15 (1.9%) A CPI increase of 1.9% became effective on July 1, 2014. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

Oakland Rent Board 250 Frank H. Ogawa Plaza, Ste. 5313 Oakland, CA, 94612 510.238.3721 | www.oaklandnet.com

(Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR QUALIFICATIONS AND AMORTIZATION PERIODS.

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $194 per unit and are due July 1. Owners are allowed to pass through $4 to tenants.

RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST P E R I OD A MO UN T FEDERAL RESERVE RATES

DEC. 2013. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2004. . . . . . . . . . . . . . . . . . . 1.6%

ANNUAL ALLOWABLE RENT INCREASE

2014 (1.7%) PERI OD AM O U N T

Beginning in 1998, adjustments are not allowed for the year following a tenant’s initial occupancy. To obtain the maximum amount for a specific address, please use the “Rent Ceiling Database” calculator on Berkeley’s Rent Board website.

Visit www.ebrha.com/members to see previous adjustments.

2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . . . . 3.5% (NOT TO EXCEED $30) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4%

Berkeley Rent Board 2125 Milvia Street Berkeley, CA 94704 510.981.7368 | www.ci.berkeley.ca.us/rent ebrha.com

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member directory — CONTACTS, PRODUCTS & SERVICES ABATEMENT SERVICES

Environmental Remedies, Inc. Jaime Tamayo 925-519-6354 www.environmentalremedies.com P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net ACCOUNTING & TAX

The Lee Accountancy Group, Inc. Jong H. Lee, CPA 510-836-7400 jhlee@theleeaccountancy.com APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com APPRAISERS

Access Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal.com ARCHITECTURE

InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com ASSOCIATIONS

BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Patricia Bouie Hinds 510-836-3000 www.oar.org Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bkjf.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com

| AUGUST 2014 |

ATTORNEYS - LAND USE/CONDO CONVERSION

Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/CORP.

ATTORNEYS - EVICTIONS/PROPERTY OWNER DEFENSE

38 RENTAL HOUSING

Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Matthew Quiring - Attorney at Law 510-225-1345 mpquiring@gmail.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bkjf.com Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com AUTOMOTIVE

ebrha.com

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com BANKING/LENDING

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com Cooperative Center Federal Credit Union Chris Perez 510-647-2127 cperez@coopfcu.org First Federal Savings & Loan Assoc.

Anthony Moreno 415-460-2657 www.ffsavings.com First Republic Bank Jeff Fung 510-336-3907 www.firstrepublic.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com NorthMarq Capital Brian Esquivel 415-433-4145 www.northmarq.com Opus Bank William Craun 925-648-5915 www.opusbank.com Torrey Pines Bank Mike Popovich 510-899-7548 mpopovich@torreypinesbank.com BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com CABINETS & COUNTERTOPS

Elegant Stone & Cabinets Linh Duong 925-954-8845 www.elegantstoneandcabinets.com CARPET CLEANING

Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com

CODE COMPLIANCE/CONDO CONV.

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES

Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com CONSTRUCTION

A-One Construction Dirksen Rogers 510-747-9713 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 408-690-0890 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com

Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org GREEN BUILDING

Going Green Dan Antonioli 510-652-7593 www.going-green.co Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com

ELECTRICIANS

Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net

GUTTER CLEANING

Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz

ELEVATOR REPAIRS

Paramount Elevator Corp.

Mark Pipoly 510-835-0770 www.paramountelevator.com

HANDYMAN SERVICES

APT Maintenance, Inc. Keith Berry 408-690-0890 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.com Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net

ENERGY RETAILER

AXA Corporation Purie Infante 415-740-6178 www.axacorp.joinambit.com FINANCIAL PLANNING

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com FIRE ESCAPE SERVICE

Great Escape Susan Giaquinto 415-566-1479 www.greatescapeinc.com FIRE PROTECTION

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

HAULING SERVICES

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com HEATING & AIR CONDITIONING

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.com

FLOOR COVERINGS

Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com

INSPECTIONS

GLASS & GLAZING

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com

ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com

INSULATION

GOVERNMENT AGENCIES

Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com

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RENTAL HOUSING 39

INSURANCE

Capital Insurance Group John Reynoso 1-800-682-9255, x7519 jreynoso@ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com The Greenspan Co./Adjusters Int’l.

Rich Hallock 866-331-4790 www.greenspan-ai.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Kelly Lux – State Farm Insurance Kelly Lux 510-521-1222 Kelly.lux.gjcg@statefarm.com Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

LAUNDRY EQUIPMENT

LITIGATION SUPPORT SERVICES

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com LOCKSMITH EVICTION SERVICES

Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com PAINT SUPPLIERS

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PEST & VECTOR CONTROL

Alameda Co. Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com

PROPERTY MAINTENANCE

Coinmach Carlos Barraza 510-429-0900, x54435 www.coinmach.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

Julie Twichell 510-567-8252 www.aclppp.org

| AUGUST 2014 |

Trulia Pierre Calzadilla 415-400-7260 www.trulia.com/rent

PLUMBING/WATER HEATERS

INVESTMENT OPPORTUNITIES

40 RENTAL HOUSING

LISTING SERVICE

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

Martinez Real Estate Investment Jose Martinez 510-769-0436

LEASING

Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com PROPERTY MAINTENANCE SUPPLIES

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com

ebrha.com

Wilmar Nick Mraz 800-345-3000 www.wilmar.com PROPERTY MANAGEMENT

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com MSB Property Management Nik Bhachu 510-649-3380 www.msbmanagement.com Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Shaw Properties Liz Hart 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com

Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com Paragon Commercial Brokerage Ben Weil or Zack Ward 415-874-5018 thebenweilteam@paragon-re.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com

Red Oak Realty Kevin Hamilton 510-250-8780 kevin@redoakrealty.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us RENT CONTROL CONSULTANTS

Alan K. Beales 510-339-9776 Bay Area Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.com ROOFERS

A-One Construction Dirksen Rogers 408-690-0890 www.a-oneconstruction.com Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION

Adobe Soil & Structures Mark Almeida 510-919-1880 www.adobesoils.com B.A.S.S. Seismic Retrofit D.W. Hamilton 510-919-0046 www.bassseismicretrofit.com

West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING

Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com TENANT SCREENING SERVICE

Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com TOWING SERVICE

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson 510-533-9600 www.ppitowing.net TREE SERVICE

Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com WASTE & WASTE HANDLING EQUIPMENT

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WATER MANAGEMENT

HydroPoint Colleen Moore 415-602-6984 cell cmoore@hydropoint.com WELDING - STRUCTURAL & ORNAMENTAL

Vidrio Enterprises Jessie James Vidrio 510-453-8052 jvidrio@msn.com WINDOW WASHING

Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz WINDOWS

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ebrha.com

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AUGUST 2014

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RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

ABATEMENT

Environmental Remedies. . . . . . . . . . . . . . . 25 P.W. Stephens. . . . . . . . . . . . . . . . . . . . . . . . . 33 APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 7 ATTORNEYS

JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

MONTHLY MEMBERSHIP MEETINGS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 31 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 18

LEGAL REFERRALS

BATH & SHOWER ENCLOSURES

FREE RENTAL FORMS

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 23

EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

LEASING SERVICE

CARPETING & FLOORING

MANAGEMENT ASSISTANCE

Bay Area Contract Carpets, Inc.. . . . . . . . . 30 CONSTRUCTION

SEMINARS & WORKSHOPS

KMK Construction. . . . . . . . . . . . . . . . . . . . . 33 West Coast Premier Construction. . . . . . . 35

TENANT SCREENING SERVICE

ENGINEERS

Adobe Soil & Structures. . . . . . . . . . . . . . . . 31 Earthquake and Structures, Inc.. . . . . . . . . 25 West Coast Premier Construction. . . . . . . 35

NAME

INSURANCE COMPANIES

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . 5 Jain Williams - State Farm. . . . . . . . . . . . . . 33

COMPANY

LAUNDRY

Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 34 Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35

ADDRESS

CITY

STATE ZIP

LENDERS

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 12 Torrey Pines Bank . . . . . . . . . . . . . . . . . . . . . 17 LOCKSMITH EVICTION SERVICES

PHONE EMAIL

Golden Gate Locksmith Co. . . . . . . . . . . . . 30 MAILBOXES

RENTAL PROPERTY LOCATION

Salsbury Industries . . . . . . . . . . . . . . . . . . . . 13

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

PEST CONTROL

1-2 UNITS = $249.00

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

3-4 UNITS = $269.00

PLUMBING

5-8 UNITS = $289.00

9-16 UNITS = $299.00

Albert Nahman Plumbing . . . . . . . . . . . . . . 17

17+ UNITS = $299.00 + $5.00 PER UNIT

CHECK (PAYABLE TO EBRHA)

PROPERTY MANAGEMENT

Maisel Property Management. . . . . . . . . . . 33

TOTAL DUE:

$

MASTERCARD

VISA

PROPERTY MANAGEMENT & SALES

AMERICAN EXPRESS

Bay Property Group . . . . . . . . . . . . . . . . . . . 31 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35 REAL ESTATE BROKERS

John Caronna­—Coldwell Banker. . . . . . . . . . 9 CARD NUMBER

EXPIRATION DATE

RECYCLING

StopWaste. . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 ROOFING SERVICES

NAME ON CARD

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 25 General Roofing Co. . . . . . . . . . . . . . . . . . . . 35

SIGNATURE

SECURITY

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association

ebrha.com

Bartlett Tree Experts. . . . . . . . . . . . . . . . . . . 17 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 35

Oakland, CA 94612

WINDOWS, DOORS & SIDING

510.893.9873 | FAX 510.893.2906

ebrha.com

| AUGUST 2014 |

TREE SERVICE

360 22nd Street, Suite 240

TEL

42 RENTAL HOUSING

Sentry Alert. . . . . . . . . . . . . . . . . . . . . . . . . . . 3

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 44 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

Presented by the East Bay Rental Housing Association

8TH ANNUAL

Trade Expo WEDNESDAY, OCTOBER 22, 2014 3:00 - 7:00 P.M. Greek Orthodox Church 4700 Lincoln Ave., Oakland Workshops Vendor Fair Free Parking Complimentary Food & Drink

Workshops Include New Rental Housing Laws for 2015

by Ron Kingston, EBRHA State Lobbyist Oakland Rent Ordinance Updates

by EBRHA and Oakland City Officials Platinum Sponsors

Gold Sponsors

REGISTER NOW AT WWW.EBRHA.COM/EXPO To exhibit, contact Tina Bocheff at 510-318-8303 or tbocheff@ebrha.com.