January 2020 Issue by Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | JANUARY 2020

How to Avoid Being the Target of a Tenant Lawsuit

PLUS: STORYTELLING CAN HELP GET SIGNED LEASES 4 WAYS YOUR EVICTION COULD BE ILLEGAL

Contents

East Bay Rental Housing Association

JANUARY 2020

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How to Avoid Being the Target of a Tenant Lawsuit

Storytelling CaN Help Get Signed Leases

BY DAN LIEBERMAN

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Features & Columns

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21 FEATURE 38 V ENDOR DIRECTORY 5 Keys to Making Property Management Simpler 42 A D INDEX BRENT KERNAN 30 FEATURE How to Time Manage Like a Boss with Rental Properties NICOLE SEIDNER 26 COMMUNITY OUTREACH Community Advisor Report and Photos

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Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610. Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, 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 © 2020 by EBRHA. All rights reserved.

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contributors

Introducing Marcia Hodges

BECKY BOWER

Becky Bower is a marketer and writer that specializes in legislative trends. As Contemporary Information Corporation (CIC)’s Content Specialist, she authors in-depth guides on how to manage, grow, and scale within the rental housing industry on the CIC Blog.

RON KINGSTON

Ron Kingston is the EBRHA state lobbyist and president of the California Strategic Advisors. He has 30 years of lobbying experience and is one of the original writers of the state’s Costa-Hawkins Act. He grew up in South Lake Tahoe and lives in Carmichael with his wife Sherrie, a financial planner. In his spare time, he cycles, skis and takes international scuba diving trips.

Marcia Hodges has recently been hired as the Interim Association Administrator for EBRHA. She has been a nonprofit administrator for over 30 years in the Bay Area and as an Interim consultant for the past 7 years. Her Masters Degree is in Nonprofit Administration from the University of San Francisco. A partial list of the organizations she has worked with include Big Brothers Big Sisters, NatureBridge, the YMCA of the East Bay, and Stepping Stones Growth Center. In addition to being an Oakland resident, Marcia owns property near Yosemite National Park that she rents out to Parks Service employees. So she has a keen interest in helping EBRHA members get answers to the same questions she has! Marcia is excited to be supporting the EBRHA Board and staff during this leadership transition because she recognizes this can be a catalyst moment to help boost the organization’s momentum.

DAN LIEBERMAN

Dan Lieberman is an active real estate investor, renovator, and consultant known for his innovative approaches to property management and adding value to real estate. He is the author of 3 books, including his most recent: The Effective Landlord. Dan is the president of Milestone Properties, located in Berkeley. Prior to Milestone, Dan renovated and managed several thousand units while running a property management company for over 15 years. He is degreed in architecture, is a licensed building contractor, and was a past president of the California Apartment Association.

GEORGIA W. RICHARDSON

Georgia is the Community Relations Advisor for East Bay Rental Housing Association. She is responsible for bridging EBRHA’s communication and relationships with individuals and organizations in the community, city government and other real estate related organizations. She is also a real estate Broker with over 35 years experience and served as the 2003 President of the Oakland Association of Realtors. She has a vast sphere of influence in the community and is dedicated to using her experience and networking skills to educate and promote EBRHA’s benefits to rental housing providers and other real estate related organizations. 4 RENTAL HOUSING

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NAA and NMHC Voice Strong Support for HUD’s Proposed Disparate Impact Rule N

AA and NMHC filed comments with the U.S. Department of Housing and Urban Development (HUD) voicing strong support for the agency's newly released Proposed Rule on Disparate Impact under the Fair Housing Act (FHA): We have long-raised concerns that HUD’s existing disparate impact doctrine created uncertainty for housing providers and undermined the use of necessary business practices. The proposed revisions directly address a number of our priorities and is an important step in addressing barriers to new apartment development and housing affordability. Of concern, disparate impact theory creates liability for seemingly neutral policies that nonetheless have a discriminatory effect on a protected class. NAA and NMHC have documented the

diverging disparate impact standards being used by HUD and various courts, and are encouraged that the Proposed Rule better aligns the HUD standard with recent legal outcomes. We are encouraging HUD to expeditiously finalize the rule to ensure that housing providers can execute necessary business practices without running afoul of fair housing requirements. However, over 45,000 comments were submitted to HUD during the review period, many from individuals opposing any changes to the existing rule, which raises uncertainty as to the timing and content of the Final Rule. In the interim, all previous guidance and recommendations on FHA compliance and disparate impact liability remain in effect. ebrha.com

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FEATURE You are probably doing some of these already, but if not, it is time to put all four of these practices to work immediately.

Treat Everyone the Same

How to Avoid Being the Target of a Tenant Lawsuit BY DAN LIEBERMAN

ew year. New laws. And new opportunities to be sued! While you may look at your properties as a long-term investment and a reliable source of income, there are some tenants who feel they should get a piece of the pie as well. And with more and stricter regulations recently foisted onto property owners, the chances of you making a costly mistake have increased dramatically. Common sense no longer dictates what you should do. You must know the law, including any local rent regulations, as well. Today, just by the mere fact of being an owner of rental property, your chances of being sued have increased substantially over that of the general population. For several years, I was the target of tenant attorneys looking for a quick buck. We’d buy or take over management of a run-down property, intending to renovate it, and before we could even get our plans filed with the City, we were hit with a trumped-up habitability lawsuit. It was in fighting these battles that many of my rental policies and practices were formed. Your goal is to stay out of court. Utilize your legal rights as leverage and move promptly. But if you can resolve the matter before getting to court, you are a winner. Remember, no one wins in a legal battle

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except the attorneys. Even if you are in the right, you will not really get anything. Your tenants likely do not have assets and you will have incurred some very high costs to ‘win’. My goal today is to prevent you from being dragged into court in the first place. Following good property management practices are more important than ever today for both owners and their agents. New laws slow down the eviction process and put more responsibilities on owners. I am not an attorney. Everything I share today are just my experiences of what worked and what ended the assault on me by various tenant attorney groups.

Four Key Practices to keep you Out of Court Here are four key practices that will help you stay out of court, or should you find yourself on the other end of a legal claim, will help you prevail or at least be in a good position for settlement.

1) 2) 3) 4)

Treat everyone the same Document, document, document Keep the property safe and in good condition Maintain a good relationship with your tenants

It has become a sad state of affairs when the prevailing mood is ‘no good deed done by a housing provider goes unpunished’. You must be careful to treat everyone the same in order to prevent allegations of discrimination. Perhaps you have an excellent long term tenant that loses their job and falls behind on the rent. You might decide to ‘help them out’ by creating a payment plan or giving them some time to catch up. But, unless you make the same offer to another tenant that gets in a similar situation, you could be accused of discrimination and be sued. Treating people differently has caused many owners to be sued for fair housing complaints and other expensive legal actions. Always utilize careful, consistent business practices. Enforce your lease clauses consistently. Create rules that all tenants must follow, and enforce those consistently as well. Be very careful when making exceptions. When you make an exception, have a good reason for it and document the reason. Always be aware of how this might look to someone from the outside and of the possibility of being sued for discrimination. Prepare accordingly.

Document, Document, Document Lack of good documentation is probably the biggest reason landlords lose cases when sued. You must assume you will be viewed as ‘guilty until proven innocent’ in court and act appropriately. I know that’s not the way it should be, but that is the way it is. In your dealings with your residents, make sure you document the reasons for your decisions and for your actions. One of the easiest ways to create documentation is to write a followup email after an important conversation with a tenant. Even if you don’t want to send an email, you should write one to yourself explaining the issue, your decision, and next steps each party is supposed to take. Then send it to yourself. At least that creates a date and time stamp on your actions and intentions and creates some record of events. If you don’t like to write, you can record yourself speaking into a microphone or video camera about the event. Then just keep a log of your recordings. Of course, even for those who are primarily writing, when appropriate, attach pictures. This is especially appropriate for maintenance issues or other areas where visual documentation of the

condition would be important. The old saying that ‘a picture is worth a thousand words’ exists for a reason. If you do get into a legal situation, you want to be in the position where you have well-documented evidence, and all the tenant has is a sketchy claim. When you have everything in writing, there’s no dealing with ‘he-said, she-said’ issues. Verbal agreements are very difficult to prove in defending a lawsuit, and if that is all you have, you will likely lose. Worse case, should you have a tenant that was trying to build a case against you and was documenting things, you will have your own set of documentation to fight it. You do not want to be in the situation where it is tenant well documented evidence against landlord sketchy documentation. You WILL lose in that case even if you are in the right. Also, most lawsuits don’t happen the next day or even the next week after an incident occurs. Many times, they will hit you months or even sometimes years down the road (in many cases, just before a statute of limitations is set to run out). Without good documentation, created at the time of the incident, how are you going to vividly remember the events as they actually occurred? Another benefit to documentation – you may start detecting patterns. Should you find certain issues coming up repeatedly at your properties, make a note and put it in your ‘lease update’ or ‘procedures update’ file. Then, at least once a year, add or amend clauses in your rental agreement and rental policies to address these recurring situations. Some examples might be how payments get applied, how to handle an afterhours lock-out, how to respond to late payments, etc. This is how you improve your operations year after year while protecting yourself from claims.

Be Careful how you document When documenting your evidence, remember your purpose: to protect you and your company in the event of lawsuits or fair housing complaints. These documents are not private. They will be viewed by opposing attorneys, insurance carriers, and others. Do not put in any items or notes that can be viewed as questionable or discriminatory. Using templates can be helpful here (such as having a standard incident report form), but your documentation should go beyond that. As mentioned earlier, photos are important. You should save text messages or emails from the time of the incident as well, if relevant. Also, be alert when using these less formal media. Even text messages can be used for or against you in court. Anything you write, whether by text, email, or even on social media, should be reviewed quickly before hitting the ‘send’ button.

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Keep the Property Safe and in Good Condition As a housing provider, you are required to keep your property in a safe and habitable state at all times. Perform inspections regularly, and if you see any potential safety issues, get them fixed then. In the past, I even had people who sued me for alleged ‘slip and fall’ claims lose their case, or go away for a minimal settlement from insurance, because we could show we regularly inspected and fixed potential hazards at the property.

Document what you find on the inspections and do any needed repairs. I wouldn’t charge the tenants for what you find on these routine inspections, unless it’s blatant or malicious damage. Just fix the issue and instruct the tenant how to prevent it from coming back. If you experience recurring issues that are tenant caused, and not due to an issue in your building, your documentation can help you to terminate the tenancy.

he did not reinstall the toilet because he didn’t have an extra wax ring in the truck. Of course, he never told the manager, and the toilet sat in the tenant’s bathtub for several days (fortunately, the tenant had two bathrooms in the unit). Needless to say, a follow up phone call would have prevented several days of frustration this tenant experienced until we found out about it. Don’t overlook a request for repair by a tenant. Even if it’s nothing major, you want them to know you took the request seriously. Communication is important here. If you keep your tenants updated about work that is scheduled or regarding reasonable delays, it will go a long way in keeping tenant relations good and keeping lawyers away from your property.

Maintain a Good Relationship with Your Tenants Sometimes avoiding a lawsuit is simply being responsive to tenant requests and having a good relationship with your tenants. Few people want to go to court. Many times, they only do that when they feel no one has heard them. You don’t want to be their best friends, but treating tenants as valuable customers whose concerns are heard and addressed will go a long way to preventing you from ever showing up in court. You always want to keep things professional.

It is important to do inspections of your property on a regular basis and keep the results of those inspections on file. Any hazardous issues you see should be repaired as soon as practical and dangerous areas roped off with caution signs conspicuously displayed. And photograph this, in case someone ignores your caution warnings and gets themselves hurt anyway. I recommend doing in-unit inspections at least annually, although 2 times per year is even better. A lot can happen in a year, and many times tenants will not report issues they’ve helped create, such as mold or mildew build-up in a bathroom because they never turn on the vent fan or open the window. Regular inspections will allow you to catch these items while they are still small and prevent potential liability.

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Have a system for how you receive and prioritize requests for maintenance. Did you know maintenance is now a bigger source of fair housing complaints than the leasing/marketing team? It is not always practical to do maintenance work in the order it is received. For example, you might have a building where plumbing issues require shutting off the water to the entire building. Therefore, minor plumbing drips might need to wait until a convenient time can be scheduled. The key is to have a standard protocol for these things and to keep the resident informed so they don’t assume you are ignoring them or discriminating. Make sure you have a system in place to track all maintenance requests, their status, and when they are complete. Also, make doing a follow up call part of your procedures. Years ago, we had a flooring installer remove a tenant’s toilet in order to put down new vinyl, but

Also, when unscrupulous tenant attorneys who are looking to make money off of you, they usually start by looking for some disgruntled tenants, or by trying to get tenants to manufacture evidence against you. Having good relationships with your residents, or at least some of them, will allow you to nip this action before it has a chance to take hold. We’ve been warned by tenants at some properties that attorneys and others were attempting to cause problems. When you have a good relationship with your tenants, the attorneys will move on to easier prey.

How you begin and end the tenancy is important I cannot over emphasize the importance of a good move-in experience for developing good resident relationships and keeping you out of court. Making sure the apartment is ready prior to move in and pro-actively checking in with your resident on either move-in day or the next day is critical. You want to minimize the odds of something going wrong on move-in day and then having the new resident thinking ‘I made a mistake moving here’ or ‘the minute my lease is done, I’m out of here’.

The move in is a critical step in this process. We put a lot of effort into creating systems that ensure a positive move in experience. Similarly, when your tenancy ends positively, the odds of that former resident coming back at you with a legal action is negligible. However, tenancies that were full of notices, complaints, legal threats, and rent board appearances have a much higher chance of becoming a future legal problem. Should you be experiencing this type of tenancy, make extra sure to follow the recommendations regarding maintenance and documentation, I wrote about earlier.

A few key items to remember: As a property owner, you have responsibilities and obligations to your tenants. Some people will try to take advantage of that and sue you in court. But also, some owners let small things grow, by ignoring them, until they do become a major liability. The good news is that a few, simple procedural changes may make all the difference in whether you are open to a lawsuit or not. We discussed earlier the following four: • • • •

Treat everyone the same Document, document, document Keep the property in good condition Maintain good relationships with your tenants.

In addition to those, I have two more tips to mention: • Have your lease, notices, and rental criteria go through a le gal review to make sure they are up to date and comply with current laws. You don’t want a defective form to be a reason you lose a case or to cost you in litigation. •

Pay attention to complaints. Don’t dismiss anything as trivial until it is investigated. If you see trouble brewing, contact your attorney.

Many legal actions come in ‘retaliation’ to evictions. Don’t give your tenant a chance to go after you. Before filing a legal notice, be ready. Inspect the unit, do necessary repairs, and make sure you have your documentation in place. Take your time to get everything right before acting. This is one area where a little planning, positioning, and prevention can go a long way. Remember, just one lawsuit can seriously set you back. Don’t fall into this common landlord trap.

Having good, rent paying tenants that stay for a long time and take care of your property is what will make your investment succeed. ebrha.com

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FEATURE

STORYTELLING CAN HELP GET SIGNED LEASES

Here are the other tips to marketing with storytelling. 1. SHOW, DON’T TELL. Instead of saying that a kitchen has been renovated, point out how they could benefit from that renovation. It could mean additional counter and storage space to help make it easier to create delicious meals. 2. IDENTIFY YOUR KEY MESSAGE. Make sure you have a clear idea as to what you want to communicate about your community, and work on summarizing the core message into 10 words or less. What do you have to offer that no other apartment community can? What makes it unique? 3. KNOW YOUR AUDIENCE. Define the renter persona and determine the voice of your apartment brand in order to come up with stories that will speak to your prospective renters. If your community is a high-rise in an urban setting that offers eco-friendly apartment features, your target renter might be a college-educated professional who cares about the planet. If your community is kid-friendly with a dog park and in a great school district, your target renters would be families with kids and pets. 4. EMBRACE THE CONFLICT. Every great story needs conflict. People looking for an apartment often have a problem they’re looking to solve.

BY JENNIFER LAWSON OF MULTIFAMILY INSIDERS As marketers strive to offer experiences and lifestyles, using a story can create a genuine connection. While tech presents tremendous opportunities to attract prospects and track how they arrived at your community, good, old-fashioned storytelling can help spark the desire to lease. “The days of bombarding potential customers with the same marketing message over and over are gone,” Jennifer Lawson writes for Multifamily Insiders. “Now, marketers strive to offer experiences and lifestyles instead. Using a story to pull in a prospect is a powerful way to create a genuine connection between them and your brand. And, once you have that connection, trust and loyalty will follow.”

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Lawson suggests that video, social media, website copy, branding elements and email can help an apartment community company share their story and gain edge over the competition. She suggests five things apartment professionals should remember when they market with storytelling, starting with showing people what they’re getting. “Apartments are meant for living, so find a way to bring your apartment community to life,” Lawson writes. “Rather than saying that your community has a fitness center, show people how they can use it or how it can fit into—and improve—their daily lives.”

For example, if a person has a long commute and sits sits in traffic for an hour each way, they could be missing out on valuable time with their family. Once they move into your apartment community, they’ll have a quick 10-minute drive to work and they’ll get to sit down to dinner with their family every night, improving their quality of life as well as their relationships. 5. ESTABLISH YOUR CALL-TO-ACTION. The ultimate goal is to inspire people to make their home in your community. So, make it easy for them to take the next step by having a link to your online application, or a button they can tap that will allow them to set up an appointment for a tour.

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FEATURE

4 Ways Your Eviction Could Be Illegal BY BECKY BOWER

As a rental housing professional, you probably know the ins and outs of your property’s local eviction laws. Recently, in states, counties, and cities across the US there has been a movement to amend the eviction process in order to protect renters with minimal regard for impacts it may have on rental property owners. Legislators and activist groups pushing for more leniency and restrictions related to the eviction process are increasingly likely to pass laws, or ordinances, that will require changes to the way you manage properties. Among the best ways to protect your investments and clients is to get a refresher on some of the most common complaints that can easily result in ending up on the wrong side of the decision in a courtroom. From notice requirements and eviction fees – you know what to do in case a resident infringes on their lease. But, do you know when you can’t file for eviction? These are four ways your eviction could be illegal. 1. THE EVICTION IS DISCRIMINATORY First and foremost, you cannot evict a resident based on discriminatory factors. Regardless of your personal thoughts on religion or familial status, it’s vital that you consciously fight those biases when considering evicting your resident. Legally speaking, the Federal Fair Housing Act currently protects seven classes of people. These seven classes include: race or color, religion, sex, national origin, familial status, and disability. If you or one of your staff evicts a resident on discriminatory grounds, you can expect the Department of Housing and Urban Development (HUD) to put you out of business – or at least, make a significant dent in your check book and give your property a bad reputation. Keep in mind that your state or city might have additional protected classes. For example, the California Fair Employment and Housing Act offers (in addition to federal protected classes) legal protection based on: sexual orientation, gender identity and gender expression, marital status, medical condition, ancestry, source of income, age, and genetic information. 2. THE EVICTION IS RETALIATORY Evicting a renter to get back at them for something is not only unprofessional, but highly illegal. While evictions can get a little hotheaded and frustrating, that should not be the reason you begin to consider evicting a resident. You cannot evict a renter solely for

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things like complaining, contacting the health department, joining or starting a renter’s union, or reporting you to the housing authority. If you’re dealing with a particularly difficult residency, take a step back and approach this objectively. Unless there are legitimate grounds for an eviction (like they broke the lease), try to remain calm and professional, and refrain from making any threats of eviction or other retaliatory moves. Maintaining a record of justifiable reasons for terminating their lease, and evicting if necessary, can provide you with added protections to prove the decision is not retaliatory. 3. THE RESIDENT IS PROTECTED Some states or cities have laws in place that allow certain residents to be classified as protected tenants. For example, age (60 – 65 years older), disability, and chronic illness can qualify a renter for protected status. How long the resident has resided in the property (typically 10 years or more) can also play a part in if a resident qualifies. 4. THE RESIDENT IS WITHHOLDING RENT UNTIL A SAFETY/HEALTH ISSUE IS FIXED While this is a rare circumstance, residents can legally withhold the rent if there is a significant safety or health issue on the property that has not been addressed by the property owner. You’ll need to check with your local laws – however, common safety or health issues that would qualify for this would be unsanitary conditions caused by negligence (like a broken and flooding toilet, dangerous insect infestation, or lack of power). If the health and safety of the resident is being threatened due to negligence, the nonpayment of rent is legal. When it comes to evictions, make sure to stick to non-discriminatory, objective factors like the non-payment of rent or a break of the lease agreement. Depending on your local and state-wide laws, you might also need to be mindful of “just cause” eviction restrictions. These laws define exact reasons for which you’d be able to evict a resident – and could enforce steep fines if an eviction does not have “just cause”.

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Why are So Many Cities Enacting Temporary Ordinances?

f you have a renter who needs to be evicted, you might not be able to file for one before 2020. After California’s state-wide rent control and “just cause” eviction law passed, many cities and counties have been rushing within the last few months to enact temporary eviction ordinances to prevent rental property owners from terminating tenancies before the new law goes into effect on January 1, 2020. Find out if your eviction is legal in your city below. Why are So Many Cities Enacting Temporary Ordinances? Scared that rental property owners will evict their renters in order to avoid AB 1482’s 5% rent cap (plus inflation), “just cause” eviction requirements, and relocation fees, many city councils within California have enacted temporary ordinances that prohibit no-fault evictions. Some of these ordinances also bar significant rent increases during this time.

Alhambra Bell Gardens Capitola Culver City Daly City Duarte El Monte Long Beach Los Angeles Madera Malibu Menlo Park Monterey County Pomona Rancho Cordova Redondo Beach Redwood City Salinas San Carlos Santa Cruz San Luis Obispo Stockton Ventura Watsonville

Please check your city and county news to see if your rental properties are affected by a temporary eviction ordinance before filing for eviction before January 1st and consult your lawyer. As this month flies by with the holidays, it might be a good idea to prep for a January eviction than risk performing an illegal eviction while a temporary ordinance is in effect. – CONTEMPORARY INFORMATION CORP. (CIC)

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IN A RECESSION, REAL ESTATE SKILLS MATTER MOST

BY LES SHAVER

In addition, political and economic tensions around the globe could spark a problem. “There’s no shortage of political risk in the world today, especially [regarding] policy,” Severino says.

While not every city is on-board, with cities like Downey, Foster City and Burlingame rejecting their own AB 1482 stopgap measures, keep in mind that these temporary ordinances are being passed at an urgent rate. Some of the cities who have already passed stopgap ordinances are: • • • • • • • • • • • • • • • • • • • • • • • •

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FEATURE

When the next downturn does come, Severino isn’t sure there will be the political will to increase spending. “Spending is a lever that the government pulls to get the economy going. I’m not sure how many people are going to want to pull that lever next time,” he says.

A respected industry analyst says those who succeed in picking, buying, financing and managing properties during a downturn will be set up to thrive when the economy improves. While no one knows when the next recession will arrive, Ryan Severino, Chief Economist at JLL and an adjunct professor at Columbia and New York universities, is seeing signs that a downturn is getting closer. “Growth will decline from ’18 to ’19 and ’19 to ’20, and we’re going to have to see if things hit the fan in 2021,” Severino said at NAA’s Maximize Conference, Sept. 23–24, in Atlanta. Indeed, he’s already seeing some trouble on the horizon. “Objectively, [interest] rates are still low by historical standards,” Severino says. “Yet, investment is starting to pull back.” When the recession does come, Severino thinks global political instability or unwise policy decisions will likely be the cause. “We’ve entered a place where policy is starting to become a very big part of this economic outlook,” Severino says. “Most recessions are caused by policy errors.” Specifically, Severino points to the trade war as a potential cause of the next recession. “[The trade war] isn’t doing very good things,” Severino says. “Trade is the linchpin on which a lot of this stuff hinges right now.”

SUPPLY CONCERNS The apartment industry is fairly well-positioned for the next downturn, though Severino does have some concerns about supply. “Supply will start ramping up again,” Severino says. “If the economy goes into a recession, absorption may be more difficult with more supply.” While supply could cause problems in the Class A space, other locations and asset classes could thrive. Severino thinks suburbs to primary markets are poised to do well as millennials leave the urban core. He also likes older product. “I like B and lower product in a recession,” Severino says. “The demand there is incredibly stable, and supply has gone down.” As a sector, Severino says, the apartment industry has some advantages going into a downturn. “There’s still a lot of demand out there, especially with for-sale housing being so expensive,” he says. Even in a sector positioned to weather the downturn, there will be winners and losers. When the recession comes, the skill will be the most important factor in determining success, according to Severino. “Companies will rely on skill—picking, buying, financing and managing properties—to succeed,” Severino says. The good news is that those who succeed in the worst of times are often set up for success when the economy improves. “The most successful people I know in real estate made their way in times of trouble,” Severino says.

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FEATURE

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Beacon Properties UPCOMING EVENTS Small Property Roundtable Date & Time: Tuesday, January 7th; 4:00 p.m. - 5:00 p.m. | EBRHA Members Only Presented by: Wayne Rowland, EBRHA President Topics: The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common--or perhaps not so common--problems many of you may be facing.

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Rental Property Management (RPM) 103 Date & Time: Wednesday, January 15th 2:00 p.m. - 3:00 p.m. Free to EBRHA Members, Non-Members: $69 Presented by: Carlon L. Tanner of Beacon Properties Topics: Termination of a Tenancy, Notices, Terminations, Security Deposit, Abandonment.

Carlon Tanner, Owner/Broker

Ebrha Member Meeting Date & Time: Saturday, January 18th Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon | EBRHA Members Only Presented by: Eileen Nestor - East Bay Municipal Utility District Topics: Methods to reduce water, programs that assist with irrigation and grey water. Presented by: Frank Paré, PF Wealth Management Group Topics: Retirement and Saving Strategies Enjoy a Complimentary Continental Breakfast

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

Complying with Statewide Rent Control for 2020 Date & Time: Wednesday, January 22nd, 2:00 p.m. – 3:00 p.m. | EBRHA Members Only Presented by: Attorney Brent Kernan, EBRHA Board Member Topics: New California laws significantly change the rental property landscape in the East Bay. Find out how to comply with statewide rent control and 'just cause' eviction laws in your area. Topics include required notices, rent increase limitations, for-cause and no-cause eviction changes, conflicts with local laws, and relocation payments, among others. EBRHA Members Only Member Mixer Date & Time: Thursday, January 23rd 5:00 p.m. - 7:00 p.m. | EBRHA Members Only Location: Aisle 5 3320 Grand Ave, Oakland Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us! Property Management Q&A Date & Time: Wednesday, January 29th 2:00 p.m. - 3:30 p.m. | EBRHA Members Only Presented by: Judy Shaw, EBRHA Board Member Topics: Come and get answers to property management questions from expert Judy Shaw.

Expertise and Representation on Rent Board Petitions, Hearings and Appeals

Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

info@rentboardmatters.com

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TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 18 RENTAL HOUSING

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510-813-5440 ebrha.com

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Will an Insurance Carrier Pay to Rebuild a NonConforming Unit? BY DAVID GORDON, CLU Q: If a building had an illegal unit and a claim is filed due to fire, would the claim be rejected because

of the illegal unit?

A: The claim would not be rejected simply because the room was illegal or built without permits. From the standpoint of the insurance carrier, the goal would be to put the owner back in the same financial position as before the loss, but this cannot always happen. The problem could occur if the building department would not allow permits for the “non-conforming unit”. The insurance carrier would likely offer a couple of options. If the building department would allow the building owner to put back the same square footage that was damaged, the claim would likely be paid for the full cost of such repairs. Although you may not be able to put back that non-conforming unit, the square footage might be allowed as a social room, laundry area or as an annexation to another unit if the issue is simply unit count zoning. However, since a larger unit may not get as much rental income as two smaller units, there could be a loss of total rental income. Unfortunately, there would be no compensation for the future loss of rental value. Loss of rental income for ALL rental units including the non-conforming unit should be covered during the period of construction. The rental income coverage is only for the time it actually takes to rebuild and typically some additional amount of time in which to rent the space again after the building is completed. A side-note on rental income is that the same situation of reduced income often occurs when a tenant with a higher than market-rent lease is allowed to get out of that lease after damage to the building exceeds a certain percentage or specified time to rebuild and the landlord must then put it on the market at a lower rent once repairs are complete. That exposure is rarely covered, although some carriers do have options to cover this similar to “lease-gap” insurance on autos. If you have such a situation and the differential is high enough between the current rent and market rent, it may be worthwhile to check into those options. If the building and permit department would not allow any living space to be rebuilt, the owner could opt for a “cash-out” payment which is usually offered on the basis of the “actual cash value” (ACV), which is generally defined as the “depreciated” value of the building area that was damaged. The theory here is that if the insured does not replace the space, they were only out the “old” space and have no reason to collect for “new” construction. Depreciation in these cases is usually minimal though as even old buildings have a long economic life – at least in the Bay Area. A related situation can occur if the building department won’t even allow the building to be rebuilt at all at the present location. The ACV cash-out is always an option, but some policies offer a better solution and that is that they would allow rebuilding of a similar structure at another premises. This way, the claim payment would be for the full cost of new, similar construction and you would be leaving nothing on the table. Only a few carriers offer this coverage, so if you feel that in case of fire you would not be able to rebuild anything which would produce similar income to what you have, you may want to seek out one of these carriers, so that you would have the option to build offsite. This would of course, necessitate selling the land at the current site and purchasing a new plot on which to build, and that differential is not insurable.

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5 KEYS TO MAKING PROPERTY MANAGEMENT SIMPLER BY BRENT KERNAN

1.CREATE A FAIL-SAFE RENTAL AGREEMENT Your rental agreement can protect you from possibly 99% of the most common landlord problems, but not if you use a boilerplate lease form from the local office supply store. Each rental agreement should be customized to the property and to the tenant. Sound difficult? Not really. Start with a standard agreement from the internet in Word or some other editable format so you can add or change information that clarifies your tenant’s relationship to the property. Some key opportunities are:

later need to go back and refer to a clause of the agreement that has been breached. 2. BE CONSISTENT IN YOUR PRACTICES Regardless of what your rental agreement states, if your actual practices don’t conform to those requirements, they may not hold up in court. The two most common errors are:

Reinforce your rights under the law: Even if the law would protect you in court, you don’t want to have to go there to prove it. State in the rental agreement that the landlord has a right to enter with 24 hours notice. State the exact date that the monthly rent is due, and your policies about late fees and other consequences of late rent, including issuance of 3 day notices.

Accepting late payments – Every late payment comes with a good reason and a heartfelt promise, but you can’t let that sway you. In your rental agreement, you’ve clearly stated your policies regarding the day of the month rent is due, and you must stick with it. Issue a 3 day notice to pay rent or quit when 3 days have passed after rent is due and the rent remains unpaid. Charge late fees every time the rent is late. It sounds harsh, but it will prevent you having to spend a week each month wondering when the rent will come, and chasing down late paying tenants.

Clarify the tenant’s access to the property: What hours can tenants use the shared courtyard? What rights do visitors have to use common parking spaces? Who can plant in the garden? What kinds of modifications (painting, holes in walls, etc.) require landlord/manager approval?

Enforcing agreements with some tenants but not others – Even a good rental agreement won’t help you if you let some tenants break the rules, but come down hard on others. Be fair and consistent with all tenants, and you won’t invite resentment or (worse) charges of illegal discrimination.

Always customize your rental agreements with respect to: - Pets, living on the property and visiting - Sleep-in visitors - Sub-letting the rented space (or part of the space) - Noise levels and quiet hours - Who is responsible for garden maintenance - Dollar limit for tenant to make or hire for minor repairs

3. USE REQUIREMENTS – NOT INSTINCTS – FOR TENANT SELECTION Start with clearly defined requirements and take the first tenant who fulfills them. Crazy? Not at all. It’s all in how you craft your requirements. If they’re good, they’ll answer all of the key question you’d ask of your instincts. You don’t care what color the tenant’s hair is, how environmentally sensitive she seems, where he grew up, or if she went to grammar school with your second cousin once removed. You care that your applicant is at least 18 years of age, a non-smoker, gainfully employed at the same job for at least x years, has a FICO score of xxx or better, has good previous landlord references, and can pay the required one month rent + deposit. (cont. page 24)

Tip: Review the agreement orally with your tenant before the parties sign it. Review every clause, and answer any questions the tenant has. This will increase the chances that the tenant will abide by the terms of the agreement, and will make conversations easier if you

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BANKING, TECH TITANS RECOGNIZE GIANT HOUSING PROBLEM

Take the first applicant who meets those requirements (and any other legal requirements you set) and you’ll get the tenant you want. Take someone who fails on one or more of your requirements, but “seems nice”, and you’ll be sorry later. A plus: a consistent practice of this very objective method of selecting tenants will also serve as defense against charges of illegal discrimination. 4. MANAGE RENTAL DEPOSITS There are two important guidelines to make rental deposits work for you: be careful how they’re described in the rental agreement, and follow the law when you reconcile and distribute them back to the departing tenant:

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In the agreement, never state that the deposit is partially or wholly “last month’s rent” or a “cleaning deposit.” State that it is a “rental deposit” in the agreement and you will retain your flexibility to apply it in any way that is allowed by law. Define it more specifically and your hands may be tied in how you apply it. At the end of tenancy, you have 21 days after the tenant moves out to refund whatever portion of the deposit that the tenant is due, along with an itemized reconciliation of how the deducted portion was applied. Even if you deduct 100% of the deposit for a legal combination of unpaid rent and cleaning/ repairs; you still need to submit a reconciliation of how you used the money. Do not be late providing the reconciliation to your former tenant. Later, you can work out honest disagreements about cost of repairs, but if you don’t follow the law in terms of providing the reconciliation, you will forfeit your right to even discuss the dollar amount; you will lose the entire amount of the deposit. 5. PLAY “BY THE BOOK” WITH TENANTS You cannot control other people’s behavior. As a landlord, you can select well, have clear rental agreements, and consistently enforce them. Don’t bluff, threaten, cajole or post-hoc negotiate with your tenants. Don’t threaten action that you can’t take; simply take action at the appropriate time as per your prior agreement. Do your part, as promised in the agreement. Don’t approach tenants about issues and rules that are not in your original requirements (but, modify the rental agreement for important new items). Don’t ask tenants for concessions that are not covered in the agreement, and don’t give in to their requests for same. Your rental agreement is your “play book” for the tenant’s role and responsibilities, and for yours. Use it and you’ll maximize compliance and minimize conflict.

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Most recently, Apple joined the ranks of Wells Fargo and Google – titans of the banking and tech industries, respectively – by committing billions of company dollars to combat housing affordability issues experienced by their employees as well as residents throughout their local communities. It’s no coincidence that all three of these powerhouses are headquartered in California, the epicenter of rent control and onerous construction barriers.

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ome of the country’s leading enterprises are recognizing what the rental housing industry has long known: Our nation is facing an affordable housing crisis fueled by a lack of adequate housing supply at all price points to meet the growing demand for apartments.

Although each company’s plan differs in size and scope, they inherently recognize the need to address housing supply constraints as part of a sustainable solution to housing affordability. As Google CEO Sundar Pichai says, “The lack of new supply, combined with the rising cost of living, has resulted in a severe shortage of affordable housing options for long-time middle- and low-income residents.”

These companies are acknowledging that decades of under-construction have left a massive shortage in overall apartment housing supply – all while demand continues to grow. Renting has become a preferred choice for many Americans amid shifting demographics and prolonged population and employment growth. In fact, the U.S. renter population is at an all-time high, with nearly 39 million Americans (almost 1 in 8) calling apartments home. To accommodate this rental housing boom, we need to build 328,000 new apartments each year at all price points throughout the country just to meet existing demand – a number that has only been met twice since 1989. We applaud the private sector’s embrace of this issue and their proactive approach to solving America’s affordability crisis. By encouraging innovative solutions to housing demand issues, and bringing attention to this important issue, we can work together to bring relief to America’s housing affordability crisis.

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UPDATED CURRICULUM!

COMMUNITY OUTREACH

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2019 in Review and what to expect in 2020. EBRHA implemented the role of an independent Community Relations Advisor in response to the need to bridge communication, collaboration and relationships among housing industry organizations and city governments within Alameda and Contra Costa Counties. With the many, new rent control related measures, ordinances and state laws, it became apparent that collaborating with like-minded organizations and individuals would strengthen the coalition among rental housing advocates. A high priority is uniting our efforts to defeat city and state egregious policies that negatively impact rental property owners. The one consistent cry and suggestion to city and state officials was for them to consult with real estate industry leaders and practitioners prior to implementing legislation. By not taking this approach, it has negatively impacted property owners and certain categories of tenants. Information and data presented by rental housing provider advocates seem to fall on deaf ears without counting the cost of hasty decisions. The loudest and squeakiest voices seem to get the immediate attention of our local & legislative bodies.

CERTIFIED APARTMENT MANAGER — ONLINE Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals.

The California housing crisis has created an environment that prompts legislators to implement laws that ultimately result in unintended consequences. As a result of the current outcomes and frustrations on both sides of the housing issues, we can expect to see more legislation drafted in 2020 associated with rent control related laws. Bridging communication, promoting collaboration and building relationships with other rental housing associations and organizations will continue to be one of EBRHA’s strategic goals to strengthen our efforts to defeat unwanted and unfair legislation!

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THE FUTURE OF HOUSING WHEN RENTAL OWNERS GET A VOICE: PART 3

a smoke alarm system is defective or no longer operational. Over

the increased value on the market. Some studies suggest the return on

to remove or disable the detector. These live-threatening issues were

than nothing.

the years, rental owners also noticed that the beeping caused tenants corrected by the advocacy of rental owners, pushing for language that ensured tenants would actually be safe when a smoke detector was

When rental owners attempt to work within the system, they can extract

language was added that required “a place on the device where the

these habitability requirements were being legislated, owners made sure

installed and operable. Four years after SB 1394 was passed, new date of installation can be written, incorporate a hush feature, incor-

porate a life threatening feature that provides notice that the device needs to be replaced, and, if battery operated, contain a non-replaceable, non-removable battery that is capable of powering the smoke alarm for a minimum of 10 years.” Fire Marshalls opposed the bill

because they claimed the technology did not exist, but by making it law, it forced smoke detector companies to research and develop it. And we opposed the bill until the bill was amended to require tenants to report disabled or

nonfunctioning

detectors because we

explained to the leg-

islature that the tenant

BY RON KINGSTON

would be the only one that would know the

condition of the detector during the term of ith hundreds of cities and counties across Amer-

important to also assist with the implementation of a bill; regardless of

public officials at all levels are getting involved.

our “The Future of Housing” series we are taking a look at legislation

ally implementing changes, rental property owners are being painted

was properly implemented. Often, Legislators are first and foremost

most to lose will continue to be left on the outside of the discussion;

that often bills are signed into law without regarding for the nuisances

has written a 3-part series that examines the future of housing and pro-

As effective advocates, it is the job of lobbyists to follow up on these

ica trying to deal with a dearth of housing stock,

whether one supported or opposed in the onset. For the final edition in

Whether these policymakers are in the early stages of debate or actu-

that required rental property owner’s assistance at ensuring the bill

as the villains. As long as that narrative continues, the one’s with the

concerned with getting their bill to the Governor’s office. This means

with minimal opportunity for feedback. California Strategic Advisors vides viable solutions

and specific consequences that could materialize once implemented.

When rental owners attempt to work within the system, they can extract positive liabilities that protect them in the long-run.

to ensure rental property owners are sub-

stantial players in the process. Part 3 examines how rental own-

ers can ensure laws are

implemented appropri-

ately and assist with the nuances of policymaking.

newly signed laws and

make sure unintended consequences do not manifest.

Working with the leg-

islature can also ensure

that well-meaning laws

are implemented in a

way that protects the tenants. In 2010, the state implemented a law

Leveraging one’s policymaking knowledge and experience in the Leg-

requiring carbon monoxide detectors in every rental unit. While a well-

be effective advocates that are considered subject matter experts it is

operated alarms and failed to properly notice tenants or owners when

islature requires more than sponsoring and introducing legislation. To

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intentioned policy, the language did not adequately address battery

investment for a new roof may only be 75%, but that is certainly better

a tenancy. Changes to

positive benefits that protect everyone in the long-run. When many of to work with Legislators on the process and were able to shift some

legal duties onto the tenant. Instead of simply opposing these policies, we sought to ensure the new laws came with a proverbial carrot and

stick. These “affirmative obligations’” were put into place with the understanding that the owner is making large changes to provide a hab-

itable space and that they should not be blamed if something goes awry without their knowledge. The duty to warn of damages specifically

places the onus on the tenant to communicate when a repair is needed or risk becoming personally

The policy has also financially benefitted owners by decreasing insurance costs and protecting the property from renters with a smoking habit.

the original policies probably saved thou-

liable. While the issue may be something that has nothing to do with

the tenant’s own conduct,

the duty ensures that the rental owner is not forced to pay for costs once a premises goes beyond

normal repair needs. For

example, Civil Code § 1941.2 (a)(3) specifically

sands of lives, and it was due to our active involvement in shaping

requires the tenant “to properly use and operate all electrical, gas and

age and protecting all tenants from fire hazards.

tion permits.” This provides a safety valve for rental owners paying the

the law. The policy has also benefitted owners by minimizing dam-

While sometimes these policies can be intrusive, they can also allow property owners to benefit by removing some of the inherent liabili-

ties that often plague renting to tenants. These benefits are not always

direct, but they nevertheless can exist. For example, California Civil Code Sections 1929 – 1941 requires a rental unit to be habitable;

mandating basic requirements like maintaining plumbing, working

heaters, and proper electrical lighting compliant with laws at the time

plumbing fixtures and keep them as clean and sanitary as their condi-

upfront costs to make the property habitable while guaranteeing a tenant who misuses or abuses the premises will not be able to move on and

leave the owner with the full costs. Furthermore, security deposits have

been established to make sure the tenant cannot destroy a premise and

then claim they are broke. While the deposit does not cover everything, one can only imagine the insurance or out-of-pocket costs without such a provision.

of installation. These policies can also have a tendency to be unrea-

Being able to capitalize on problematic legislation and maintain one’s

receptacles or dead bolts on entry doors. While dead bolts can seem

not decades, of experience. As this series has demonstrated, rental own-

sonable and onerous; for example, sufficient number of garbage

ridiculous in some instances, there are also positive examples that

end up benefiting everyone. Take the example of maintained plumbing, such a policy can benefit the owner on the backend by improving

operational requirements and maintenance. Or, consider the need for roofing. Replacing one’s roof can be quite expensive, but the owner

can still recoup their losses vis-a-vis a tax deduction , and also from

credibility requires comprehensive knowledge of the issue and years, if

ers are having a hard time having their voice taken seriously because

their image is constantly attacked by the media, also legislative turnover creates short-term memories, and it has been awhile since we were

the advocates introducing pro-tenant legislation. Fortunately, all these issues can be addressed by taking a concerted and thoughtful approach to our interactions with policymakers. ebrha.com

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RENTAL HOUSING 29

FEATURE the Hurricane Hawk decided to perch in someone’s bedroom. That makes it much more difficult to go on your scheduled home tours. While these aren’t every day events, you need to have some wiggle room in your schedule. It’s good to know seasonal trends. Hurricanes in the summer fall, many animals hibernate, birds fly away, and so on and so forth. As a landlord, a primary job is to keep the property maintained and habitable. While scheduling your seasonal work, keep in mind the seasonal events.

HOW TO TIME MANAGE LIKE A BOSS WITH RENTAL PROPERTIES

This is why you can’t have every event set in stone in your life as a property owner. Sure, you can schedule lunch with your mother at one, but there’s every chance that a tenant will call in tears because the sink is busted and her mother in law will be here any minute! You don’t have to deal with the mother in law, but you do have to deal with the sink. It’s just one example of having a schedule, but not getting too upset when things do not adhere to that timeline.

with an emergency, you have to be prepared. That means knowing who to call that you can trust, when and where. Keep track of local services such as plumbers or electricians, and who’s available at the odder hours in case of emergency. Keep this list in a way that can be organized by what they do, when they can do it, and of course their names, even though many places of business will introduce themselves when picking up the phone. Keep in mind that some chunks of time during the average work week should be kept relatively free. You can’t always know what will fill this time but it could be any number of things. Potential tenants may call to ask some questions, perhaps someone will ask for a tour of a vacancy, a non-emergency repair may need to be inspected, the list goes on. It’s just important to always be prepared. The best way to manage a schedule when you’re a property owner is just understanding that sometimes, things happen. How do you manage your schedule? Let us know in the comments!

Wait - What Happened Now? The life of a landlord is to expect the unexpected. You may very well be on vacation in Barcelona or New York, but if a tenant calls you

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Upgrade Your Bathrooms with a New Acrylic Bath or Shower Enclosure System in One Day!*

*in most cases

Owning and managing a rental property can be a dream job! You can make money by letting people occupy space, you still get paid when you’re on vacation, and all problems are solved easily between the average work hours of nine and five. Well, two out of three isn’t bad, right? The unfortunate truth of being a landlord or real estate agent is that a large portion of your work is dedicated to the inopportune timing of human error, frustrating weather, and the never scheduled issues of accidents and emergencies. While many of your tasks can be scheduled like average office work, a landlord’s time management has to work more off the cuff than the average cubicle monkey. The Normal Organization Process First up, you know what you have to do most of the time. The average tasks that happen every day, week, et cetera. These are the tasks that you can depend on, things that won’t surprise you. Put this in your schedule so you can delegate the expected tasks like organizing tours for any vacancies you might have, checking on fees, check-

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ing on waste management, scheduling any property maintenance or repairs, and collecting rent. Writing or typing these tasks may not be necessary all the time, especially when they are so regular your muscle memory can take over or you don’t need the reminder. However, having it in your schedule – online or written – can provide a feeling of stability. Not to mention when scheduling less regular objectives, having it set up makes those rushed phone calls go a little more smoothly. No one wants to have a second call admitting they forgot, oh no, that time is already filled, my bad! This is the easiest part of time management when it comes to being a landlord or real estate agent. This part is neat and tidy. Any Marie Kondo with an agenda book can tell you how to deal with this part. Consider management task programs like Trello, Remember the Milk, and other applications that can be personalized to your needs. The rest? Well, that’s up in the air. The Less Regular Organizational Processes Sometimes the world gets a little random. Snow will fall in Texas or Tennessee will have a flood. Instead of squirrels in the attic, Harvey

COMPLETE INSTALLATION SERVICE AVAILABLE Prices below include tear out of existing enclosure (plastic, fiberglass or glued tile):

Installation of Acrylic enclosure (61.5" high), standard steel/porcelain bathtub, new drywall, ABS p-trap, ABS waste & overflow, dump off-site and sales tax at $2,109 Installation of Acrylic enclosure (71.25" high), center drain shower pan, new drywall, ABS p-trap, dump off-site and sales tax at $2,159

TUB ENCLOSURE

SHOWER ENCLOSURE

Available options: Corner shelves, glass doors, valves & trims and window kits. We can also convert your existing bathtub into a shower, or ADA-Compliant barrier-free shower. Prices are subject to change without notice

Bright White Enclosure No grout to trap mold & mildew Integrated soap dish Interlocking leak proof corner seams Reinforced, molded acrylic panels, 3/4” thick, that look like 4” ceramic tile with simulated grout lines

CALL FOR A FREE ESTIMATE OR VISIT OUR SHOWROOM

OPEN WEEKDAYS 9-4:30

26247 Research Rd, Hayward, CA Toll free: 888-228-4925

American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installations work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises.

The One-Stop Shop for Your Property’s Maintenance, Turnover, and Construction Needs

FRANK FIALA ROOFING, INC. All Types of Roofing & Repairs 15, 20, 25 Year Manufacturer’s Guarantee

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

(510) 582-6929

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements *Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters

(925) 484-0124

www.ffialaroofing.com The Plumber Referred by Your Friends!

Lic. #686707

License #: 0K070568

363 Civic Dr. Suite 100 Pleasant Hill CA 94523

TYPES OF INSURANCE: 1. Commercial & Residential Property - Office buildings - Multi-family dwellings - Duplex, Triplex - Rental homes - Apartments - HOA’s (Homeowners Associations) 2. General Liability - Bodily injury - Personal injury - Negligence

Before

(510)843-6904 www.albertnahmanplumbing.com

After

Fast, Competent and Quality Work at Reasonable Rates • • • • • • •

Apartment Cleaning and Janitorial Services Apartment Turnover Cabinet and Countertop Replacement Code Enforcement Compliance Complete Property Renovations Deck & Walkway Repair/Replacement Earthquake Retrofitting

• • • • • • •

Electrical Full Bathroom Remodel Full Kitchen Remodel Interior & Exterior Stair Replacement Plumbing Preventative Maintenance Rekeying–Locksmith Services

510-747-9713 info@aptmaintenanceinc.com www.aptmaintenanceinc.com

Seismic Retrofit Experts info

cha

rles

per

4. Professional Liability - Association Managers - Property Management firms 5. Cyber Liability - Employee and internal risks - Malware, Ransomware - Hacking,Phishing - IT breach, incident management

CUSTOMIZED COVERAGE RICK CALLAWAY COMMERCIAL INSURANCE EXPERT

RCallaway@pdins.com

ry.c

415

.509

.295

W. CHARLES PERRY & ASSOCIATES ARCHITECTURAL ENGINEERING & CONSTRUCTION MANAGEMENT

925-686-2860 ext 4120

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DECEMBER 2020

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ACTIVATE YOUR VOICE

COMPLETE ELECTRIC

License No. 797467

Seismic & General Contractors

1. EBRHA On Your Side Have you experienced a situation or ruling that you feel infringed on due process as a property owner? We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www.ebrha.com 2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org. 3. Attorney Complaints The Office of Chief Trial Counsel reviews complaints of unethical conduct by attorneys licensed to practice in California (this includes Rent Board hearing officers and tenant attorneys engaged in suspicious misconduct). To file a complaint, go to www.calbar. ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.

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

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

UPCOMING WORKSHOP

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

Exit signs and Emergency back-up fixtures, Emergency calls, Expert trouble-shooting, Main service upgrades, Fuse boxes changed to breakers, GFCI plugs installed, Plugs grounded, Circuits added, Security lighting, Ambiance lighting, Garden/pathway lighting, Home and office remodels.

construction—all under one company. • Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance. • Screening, evaluation, engineering, construction, city sign-off • 20 plus years of experience with over 400 seismic retrofits completed. A design-build company. For inquiries, please contact Homy Sikaroudi, PhD, PE

Complying with Statewide Rent Control for 2020

DATE & TI M E W E DN E S DAY, J AN UA RY 22, 2:00 P.M. - 3:00 P.M.

Lic. # 966283 Clay Bartley • (510) 325-7462 cmpltelctrc@gmail.com www.complete-electric.org

P R E S E N TE D BY

AT TO R N E Y B R E N T K E R N A N, E B R H A B OA R D M E M B E R P R I C E E B R H A M E M B E R S O N LY

This new class will focus on new housing laws in the new year, such as AB 1482 and the new ADU ordinances.EBRHA Members Only

TO SEE EBRHA’S FULL CALENDAR OF EVENTS, TURN TO PAGE 36 OR GO TO WWW.EBRHA.COM Unless noted, all workshops are held at

3664 Grand Avenue • Suite B | Oakland, CA 94610 EBRHA IS HERE FOR YOU. KEEP US INFORMED ON ANY COMPLAINTS FILED WITH THESE AGENCIES.

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TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. REGISTRATION REQUIRED ebrha.com

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community calendar

EVENTS & CLASSES

January

February

TUESDAY, JANUARY 7TH Small Property Owner Roundtable Presented by: Wayne Rowland, EBRHA Board President Topic: The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common - or perhaps not so common - problems many of you may be facing. EBRHA Members Only 4 p.m. - 5 p.m. WEDNESDAY, JANUARY 15TH Rental Property Management (RPM) 103 Presented by: Carlon L. Tanner of Beacon Properties Topic: Termination of a Tenancy, Notices, Terminations, Security Deposit, Abandonment. Free to EBRHA Members, Non-Members: $69 2 p.m. - 3 p.m. SATURDAY, JANUARY 18TH EBRHA Member Meeting Presented by: Eileen Nestor - East Bay Municipal Utility District Topic: Methods to reduce water, programs that assist with irrigation and grey water. Presented by: Frank Paré, PF Wealth Management Group Topic: Retirement and Saving Strategies Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10 a.m. - Noon Voting 11 a.m. - Noon WEDNESDAY, JANUARY 22ND Complying with Statewide Rent Control for 2020 Presented by: Attorney Brent Kernan, EBRHA Board Member Topic: This new class will focus on new housing laws in the new year, such as AB 1482 and the new ADU ordinances. EBRHA Members Only 2 p.m. - 3 p.m. THURSDAY, JANUARY 23RD Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us! Location: Aisle 5 EBRHA Members Only 5 p.m. - 7 p.m. WEDNESDAY, JANUARY 29TH Property Management Q & A Presented by: Judy Shaw, EBRHA Board Member Come and get answers to property management questions from expert Judy Shaw. EBRHA Members Only 2 p.m. - 3:30 p.m.

TUESDAY, FEBRUARY 4TH Effective Communication With Your Tenants Presented by: Attorney Brent Kernan, EBRHA Board Member Topic: This new course offers insights into communicating with your tenants to get what you want and avoid what you don’t. It demonstrates strategies for dealing effectively with certain types of tenant personalities. It will cover written communications on such topics as fire safety, rent arrears, back rent payment plans, no smoking policies, and more. EBRHA Members Only 4 p.m. - 5 p.m. TUESDAY, FEBRUARY 11TH Small Property Owner Roundtable Presented by: Wayne Rowland, EBRHA Board President Topic: The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common - or perhaps not so common - problems many of you may be facing. EBRHA Members Only 4 p.m. - 5:30 p.m. WEDNESDAY, FEBRUARY 19TH RPM 101 Duration of the Tenancy Presented by: Carmen Madden, EBRHA Board Member Topic: ADU Panel – featuring, Joshua Polston EBRHA Board Member, (Joshua’s colleague), Mandana Arjmand, Attorney Beckman, Feller & Chang, Homayoun Sikaroudi - West Coast Premiere Construction, Inc. EBRHA Members Only 2 p.m. - 3 p.m. SATURDAY, FEBRUARY 22ND EBRHA Member Meeting Presenttations: Eileen Nestor - East Bay Municipal Utility District Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10 a.m. - Noon Voting 11 a.m. - Noon WEDNESDAY, FEBRUARY 26TH Property Management Q & A Presented by: Judy Shaw, EBRHA Board Member Come and get answers to property management questions from expert Judy Shaw. EBRHA Members Only 2 p.m. - 3:30 p.m.

Oakland RENT ADJUSTMENT PROGRAM FEE

Annual fees are $68 per unit and are due March 1. However, this fee has just been increased to $101. Owners are currently allowed to pass through $34 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. Online payments accepted at

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2019-20 (3.5%) A CPI increase of 3.5% becomes effective on July 1, 2019. 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.

PERIOD

JULY 1 ‘19 - JUNE 30 ‘20 . . . . . . . . . 3.5 JULY 1 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 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

CAPITAL IMPROVEMENTS INCREASE

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

FORMULA FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

Useful Life of Improvement* *REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS. SEE USEFUL LIFE CHART ON CITY OF OAKLAND WEBSITE.

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $270 per unit and are due July 1.

RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST PERIOD AMOUNT BERKELEY RATES

DEC. 2018. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2016. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2015. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3%

ANNUAL ALLOWABLE RENT INCREASE

2019 (2.5%) PERIOD AMOUNT

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.

2019. . . . . . . . . . . . . . . . . . . . . . . . 2.5% 2018. . . . . . . . . . . . . . . . . . . . . . . . 2.3% 2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 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% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

FEDERAL RESERVE RATES

No Refunds on no shows; Online advanced registration required! To register and pay, visit ebrha.com/calendar or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 3664 Grand Ave., Suite B in Oakland. 36 RENTAL HOUSING

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AMOUNT (%)

DEC. 2014. . . . . . . . . . . . . . . . . . . . . N/A 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%

*ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:

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

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vendor directory — CONTACTS, PRODUCTS & SERVICES ACCOUNTING & TAX

The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com

Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com

Richards Law John Richards | 925-231-8104 www.richards-legal.com

Law Offices of Elaine Lee Elaine Lee | 510-848-9528 www.elaineleeattorney.com

Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com

Richards Law John Richards | 925-231-8104 www.richards-legal.com

APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio | 510-357-8200 www.apdappliance.com

The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com

APPRAISERS

Access Appraisal: Apartment Specialists Joe Spallone, MAI | 510-601-1466 www.accessappraisal.com ARCHITECTURE

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

The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION

Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com

ASSOCIATIONS

BOMA Oakland/East Bay Julie Taylor, CAE | 510-893-8780 www.bomaoeb.org

Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com

Bridges Association of Realtors Davina Lara | 510-836-3000 oaklandberkeleyaor.com

Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com

Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 www.oaklandchamber.com ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com

BANKING/LENDING

Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com Chase Bank Neil O’Callaghan | 415-315-8901 neil.ocallaghan@chase.net First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

Richards Law John Richards | 925-231-8104 www.richards-legal.com

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com

Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com

APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

ATTORNEYS — REAL ESTATE/CORP.

Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com

Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com

vendor directory APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net

Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com

Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com

Dennis Phillips 510-816-4306 www.dapesq.com

Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com

Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com

Jack Schwartz, Attorney at Law Jack Schwartz | 650-863-5823 jwsjr1220@comcast.net

Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com

Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com

A-One Construction Ginny Graydon | 510-347-5400 www.a-oneconstruction.com

Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com

Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com

Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com

ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com

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

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KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com CONSTRUCTION

DOORS & GATES

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

Complete Electric Clay Bartley | 510-325-7462 www.complete-electric.org

ELEVATOR REPAIRS

Paramount Elevator Corp. Mark Pipoly | 510-835-0770 www.paramountelevator.com FINANCIAL PLANNING

Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FIRE PROTECTION

All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com FLOOR COVERINGS

Bay Area Contract Carpets, Inc. Ken Scott | 510-613-0300 www.bayareacontractcarpets.com FURNITURE MANUFACTURE

Zuo Serena Martin | 510-877-4087 www.zuomod.com GOVERNMENT AGENCIES

Oakland Housing Authority Leased Housing | 510-874-1500 www.oakha.org HANDYMAN SERVICES

APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net HAULING SERVICES

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

Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com HOUSING SERVICES

HUMAN RESOURCES MANAGEMENT

Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com INDOOR AIR QUALITY/MOLD & ODOR REMOVAL

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net East Bay Indoors Howard Oliver | 510-666-6711 www.ebindoors.com INSPECTIONS

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com INSURANCE

AAA - NCNU (Oakland Rockridge) Sherri Kamaka | 510-350-2060 sherrianne.kamaka@norcal.aaa.com Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com The Greenspan Co./Adjusters Int’l. Rich Hallock | 866-331-4790 www.greenspan-ai.com PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.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 Pacific Diversified Insurance Richard Callaway | 925-788-5558 rcallaway@pdins.com INTERNET & PHONE SERVICE PROVIDERS

Common Networks Hamilton Family Center – First Avenues Allan Ng | 510-480-6732 Mayo Lunt | 510-763-8540 www.commonnetworks.com www.hamiltonfamilycenter.org Sonic Abode Services Leah Gulley | 707-237-2459 Audrey Kwon | 510-657-7409 x232 www.sonic.com www.abodeservices.org ebrha.com

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vendor directory

vendor directory Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com

INTERCOMS & ACCESS CONTROLS

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

PLUMBING/WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com

INVESTMENT OPPORTUNITIES

Martinez Real Estate Investment Jose Martinez | 510-769-0436

Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com

LAUNDRY EQUIPMENT

Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com

L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com

Innovative Coin K.P. Forrest | 510-259-1494 www.innovativelaundry.com

Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.com

PWS, The Laundry Company Herb McKay | 650-871-0300 www.pwslaundary.com

Water Heaters Only, Inc. Yana Carpenter | 800-835-5946 www.waterheatersonly.com

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

PROPERTY MAINTENANCE

ShinePay George Melcer | 732-763-6780 www.getshinepay.com

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept. Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org LITIGATION SUPPORT SERVICES

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

ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

PACKAGE LOCKERS & DELIVERY MANAGEMENT

PROPERTY MAINTENANCE SOFTWARE

Smiota Inc Waheed Rasheed | 408-332-1352 www.smiota.com

SYNCrew John Cranston | 415-968-1593 www.syncrew.com

PAINTERS PROPERTY MANAGEMENT

ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com

Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com

Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com

The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com

CBRE Keith Manson | 510-874-1919 www.cbre.com

ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com

Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com

Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com

Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com

Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com

Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com

Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com Mynd Stacy Winship | 510-455-2667 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com PTLA Real Estate Group Page Roberson | 925-937-7400 www.ptlareg.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 - VP John Caronna | (415) 531-5225 jcaronna@nainorcal.com

Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com

NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com

Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com

NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com

Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.com

The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com

Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com

Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com

REAL ESTATE BROKERS & AGENTS

Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com

Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com

ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal

California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com

Canyon Pacific Management Tom Scripps | 415-495-4739 www.canyonpacific.com

ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com

Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com

Terminix Robert Sater | 510-489-8689 www.terminix.com

Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com

Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net

Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com

4Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net

Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com

PEST & VECTOR CONTROL

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RENT CONTROL CONSULTANTS

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com

Rent Board Matters Lee & Associates Commercial Real Estate Liz Hart | 510-813-5440 liz.hart1801@gmail.com Michael Lopus | 925-239-1424 mlopus@lee-associates.com St. John & Associates Michael St. John | 510-845-8928 Litton/Fuller Group www.stjohnandassociates.net Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com

Seville Real Estate and Management Maya Clark | 510-244-1289 www.sevillepropertymanagment.com

Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com

RENT & MARKET RESEARCH

Rentometer Michael Lapsley | 781-405-2978 www.rentometer.com

Sharon Medairy, RealtorÂ® Real Estate Source, Inc. | 510-517-9969 www.medairy.net5

RENTAL SERVICES

Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com ROOFERS

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 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

Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com Stealth Monitoring Alex Godwin-Austen | 925-200-0823 aausten@stealthmonitoring.com SEISMIC CONSTRUCTION

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 W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SUSTAINABLE ENERGY

Center for Sustainable Energy Alexandra Patey | 858-244-1192 www.energycenter.org/smp TENANT SCREENING SERVICE

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

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

Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com

B.A.S.S. Seismic Retrofit D.W. Hamilton | 510-919-0046 www.bassseismicretrofit.com

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RENTAL HOUSING 41

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