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Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | DECEMBER 2012

The

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Contents

East Bay Rental Housing Association

DECEMBER 2012

Volume IX, Number 12 December 2012 EBRHA OFFICE

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

chayden@ebrha.com | x1 DIRECTOR OF COMMUNITY AFFAIRS | Jill Broadhurst

jbroadhurst@ebrha.com | x3

Features

DIRECTOR OF ADVERTISING SALES | Tina Bocheff

tbocheff@ebrha.com | x6 PUBLICATIONS & COMMUNICATION PRODUCER

Esteban Cortez | ecortez@ebrha.com | x5 MEMBER SERVICES, EDUCATION & ACCOUNTING Danielle Walker | dwalker@ebrha.com | x2 MEMBERSHIP DEVELOPMENT COORDINATOR

Carrie Sinai | csinai@ebrha.com | x4 EBRHA OFFICERS PRESIDENT Bill Bagnell 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy SECRETARY Jack Schwartz EBRHA DIRECTORS

14

18

The Importance of Goodwill

Red Hot Market

BY LINK CORKERY

BY ESTEBAN CORTEZ

28 8

NEWS

EBRHA Communications Committee Tina Bocheff, Daniel Bornstein, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland EDITOR Tina Bocheff ART DIRECTOR & PRODUCTION Esteban Cortez

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

0 1

THE PRESIDENT’S MESSAGE

34

New Carbon Monoxide Requirements

ESQ. & A

Gang Unit

BY VARIOUS AUTHORS

DECEMBER 2012

City of Concord Launches Solar and Energy Efficiency Program

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

BY BILL BAGNELL

|

THE GREEN SHEET

Events & Directory

Pleasure Doin’ Business

4 RENTAL HOUSING

PRODUCED BY

|

ebrha.com

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2012 by EBRHA. All rights reserved.

COVER PHOTO: ESTEBAN CORTEZ

Columns

Wayne C. Rowland

Tina Bocheff | 510.318.8303

BY BILL BAGNELL

30

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contributors

PROTECT YOUR BOTTOM LINE

BILL BAGNELL Bill Bagnell is board president of EBRHA. He lives in Oakland with his wife, dog and cat, and owns and manages rental property in the East Bay and Pennsylvania. He has been a Rolls-Royce mechanic, managed auto service departments, worked in IT as a programmer, system architect, and in software marketing. He is trying to retire from doing major building remodeling, having just finished building a large deck at his house, so he can spend more time cycling, cooking, writing, and doing photography.

ONLINE TENANT SCREENING Call Today 510.893.9873

GRANT CHAPPELL Grant Chappell is the vice president of NAI Kilpatrick’s multifamily group. Since 2005, Grant has focused on East Bay apartment opportunities for his clients. Grant also serves on the Board of CEI, the Center for Elders’ Independence, a local non-profit providing PACE Care to seniors in Alameda County. In his free time, Grant enjoys skiing, golf, biking and traveling.

DAVID TUBMAN David Tubman is a Bay Area native who founded Tubman Law Group in 2009 after spending 15 years in Washington, D.C. working in the U.S. Senate and then as a lobbyist on Capitol Hill. David’s real estate practice includes advising commercial and residential landlords on matters such as landlord responsibilities with regard to habitability, discrimination statutes, local rent control and eviction ordinances, and lease agreement drafting and interpretation. David also helps mobilehome park owners navigate the specialized area of Mobilehome Residency Law.

EBRHA provides members with low-cost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of April 2009, landlords can collect a maximum of $42 for an application fee. MEMBER PRICING Basic Report . . . . . . . . . . . . $13 Telecheck. . . . . . . . . . . . . . . . $6 Criminal and DMV checks are available, as well as social security traces.

ESTEBAN CORTEZ

Verbal and

As EBRHA’s publications and communication producer, Esteban strives to represent the diverse backgrounds and stories of EBRHA members. A recent graduate of Fresno State, he has a background using writing, photo and video in news and marketing for nonprofits. Esteban also enjoys experimenting with new media and freelancing as a commercial and portrait photographer. In his spare time, he spends his time exploring the East Bay’s many diverse restaurants and attractions.

Fax Reports . . . . . . . . . Add $22

6 RENTAL HOUSING

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DECEMBER 2012

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ebrha.com

East Bay Rental Housing Association 510.893.9873 | FAX 510.893.2906 ebrha.com TEL


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EBRHA members save 25% on carbon monoxide detectors at Markus Supply in Oakland. See page 33 for details.

Carbon Monoxide Detectors Required January 1st the Carbon Monoxide Poisoning Prevention Act (Senate Bill SB 183) required all single-family homes with an attached garage or a fossil fuel source to install carbon monoxide detectors within the home by July 1, 2011. Owners of multifamily leased or rental dwellings, such as apartment buildings, have until January 1, 2013 to comply with the law. The code states, “With respect to the number and placement of carbon monoxide devices, the devices shall be installed in a manner consistent with building standards applicable to new construction for the relevant type of occupancy.” One alarm is required outside AS OF JULY 1, 2011,

each sleeping area, on each story and in the basement. The carbon monoxide device must have been tested and certified, pursuant to the requirements of the American National Standards Institute (ANSI) and Underwriters Laboratories Inc. (UL) as set forth in either ANSI/UL 2034 or ANSI/UL 2075, or successor standards, by a nationally recognized testing laboratory listed in the directory of approved testing laboratories established by the Building Materials Listing Program of the Fire Engineering Division of the Office of the State Fire Marshal of the Department of Forestry and Fire Protection. EBRHA members save 25% on carbon monoxide detectors 8 RENTAL HOUSING

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DECEMBER 2012

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at Markus Supply in Oakland. See page 33 for details

25 Percent of Renters Plan to Stay That Way ApartmentList.com has released the

results of its first “Rentonomics” Report, which uses both pricing and survey data to take the pulse of the rental economy in America. Along with the report, Apartment List has released a corresponding state-by-state snapshot to show where rents are rising and falling leading up to the presidential elections. “Forty percent of American households rent, and we

ebrha.com

want to shed light on how this important slice of the population is faring leading up to the elections,” said John Kobs, CEO and co-founder of Apartment List. “The fact that a quarter of renters plan to never own a home indicates to us that the definition of the American Dream is changing. One third of renters have had their rent raised in a tough economic climate. While the resale market slowly recovers, it seems that more Americans are embracing renting for the long term. We will be keeping a close eye on how the next administration can improve the situation for renters around the U.S.” An overwhelming majority of states have demonstrated an increase in asking rents since January 2011. Of the 45 states the study analyzed, 34 showed rising rents. Nationally, residential rents rose 9.7% between January 2011 and June 2012. Fifteen red states and 19 blue states saw rents rising, while two red states and nine blue states experienced falling rents. Renters in North Dakota (+32.9%), New York (+24.8%) and Massachusetts (+23.5%) suffered the highest rent hikes around the country, while residents in Nevada (-8.6%), Louisiana (-7.4%) and Missouri (-4%) benefitted most from falling rents. When asked about the length of time they plan to rent, 24% of renters say they plan to rent for the rest of their lives. Of all people surveyed, 47% believe renting is smarter than buying a home in today’s economy, and 32% report that their landlords have hiked their rent in the last 12 months, and 44% expect their landlord to raise rent in the coming 12 months. At the same time, 57% of renters expect their income to remain flat or decline in the coming 12 months. Also, 37% of renters say home ownership is overrated and is not an important life goal. Of the 24% who said outright they do not want to be homeowners, 39% cite the expense of homeownership as a deterrent, and 31% believe that owning is too risky financially.

Micro Apartments: The Next Big Trend? As more big cities face housing

shortages of epic proportions, they are forced to rethink their approaches to real estate by considering micro-apartments. New York City’s housing shortage has prompted Mayor Michael Bloomberg to

PHOTO: FLICKR USER BLUEHD

news

COLUMN


commission 80 apartments in Manhattan, each measuring 300 square feet that will likely rent for $2,000 a month. “People from all over the world want to live in New York City, and we must develop a new, scalable housing model that is safe, affordable and innovative to meet their needs,” Bloomberg said. The city of San Jose, Calif., has already built 220-squarefoot micro-units, with other large cities across the nation also considering the idea. The city of Dongguan, China, is contemplating building apartments that measure just 160 square feet — about the size of a parking space. But some worry the trend is lowering the standard of living for millions of people who rent, arguing that the micro-units could lead to a class divide as only the super-rich could afford to live in larger apartments.

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Multifamily Market To Remain Strong Through 2015 The Freddie Mac Multifamily Research Group released its multifam-

ily real estate market demand forecast for the next several years. The paper forecasts a base case that entails slow economic growth with an additional 1.7 million new multifamily renter households between now and 2015. In addition, the paper forecasts that the multifamily market and demand for rental housing will remain solid and healthy during the same period of time. The forecast analyzes demographic trends, housing supply and economic data. The scenario-based approach explores rental market conditions under different economic environments: slow growth, no growth and accelerated growth. The forecast says that multifamily demand is likely to be 1.7 million new renter households between now and 2015 (slow growth prediction). If the economic recovery accelerates, demand will be in the 1 million new renter range; and if no recovery, then in the 1.6 million range for new renters. “The economic data indicates that current rental markets are very strong with low vacancy rates, rising rents and solid demographic trends,” said David Brickman, senior vice president of Freddie Mac Multifamily. “What this research demonstrates is that these conditions are likely to remain in place for several years to come.” RH

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ebrha.com

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DECEMBER 2012

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RENTAL HOUSING 9


COLUMN

the president’s message

work on our buildings and came to a realization: I was retired. I didn’t need to run out in the evening to take care of emergencies. There are companies and people who would do it for me, even at short notice. I started using EBRHA vendors. What a brilliant idea! As a long time EBRHA member, I naturally started with our member directory. Being a frugal property owner, I spoke with several vendors, some who were EBRHA members and some who were not. In all cases, I chose to use an EBRHA vendor member and advertiser rather than the non-member. The EBRHA vendors stood out for three reasons: 1) price — their quotes were always competitive with and often lower than the non-member firm; 2) responsiveness Sit back, relax, and let EBRHA vendors do the work. — when I told them I was an EBRHA BY BILL BAGNELL member, they were accommodating to my schedule, promptly returned my calls and emails, and showed up when promised; 3) understanding — they understood they were dealing with rental properties rather than my home and were able to make recommendations appropriate to my tenants and my needs. I talked with several other EBRHA members to see what their experience was with our vendor members. Irina Gelfenbeyn, an EBRHA board member, is very enthusiastic about the benefits of using our vendor members and advertisers. “Having access to vendors who are members is one of the benefits of membership,” Irina said. “EBRHA vendors tend to be more focused on our industry and more knowledgeable than I would he phone rings at 7 p.m., just as find otherwise.” power snake, wet vacuum, tool box, or you are finishing dinner. It’s your Vendors that both Irina and I have pick up the EBRHA vendor directory, tenant calling, and when she used include Ally Electric and Solar, make a few calls, and sit back and relax tells you that the toilet in her apartment Sincere Hardware, Roto-Rooter, Fried & with your glass of wine. flooded the bathroom and ran out into Williams LLP, and Markus Supply. We This scenario is not very different the hall where you replaced the carpet both agree that one value of working from several that I’ve experienced in the three months ago, you wish it was a with members that know us is the ability past 14 years I’ve owned rental propertelemarketer. You promise the tenant to solve problems with a ties. When I started in this you will take care of things promptly, “American Bath single phone call. business, I did everything as she only has one bathroom, and of is easy to use,” “I was able to call myself, even while holdcourse, she can’t stay in the apartment EBRHA member Bob Ally Electric while on ing a full-time job for the with sewage running down the hall. said. “They come vacation, describe the first four years. When I Perhaps your first call is to find your out when they say, problem, and dispatch “retired,” I became even tenant a place to stay for the night, replace the tub and them without my being more involved in the maybe in a close-by and not too expentub surround and in the area,” Irina added. remodeling and maintesive motel. You tell her where to go and in one day, I have a “As a member, I get disnance of our Oakland that the room is paid for, but you now nice, new updated counts and special offers buildings. Over time, I have to make a decision: haul out the bath.” such as Sincere’s specials finished all the major

Pleasure Doin’ Business

10 RENTAL HOUSING

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DECEMBER 2012

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RENTAL HOUSING 11


UPCOMING EBRHA WORKSHOPS & CLASSES

Landlord 101 D ATE & TIME TUESDAY, DECEMBER 4; 1:00 P.M. - 2:30 P.M. SPEAKER Danielle Walker, EBRHA TOPICS • New EBRHA Website

• Member Benefits You May Not Know About • New Laws for 2012 • Tenant Screening Program Sign-Up • Potential Tenant—Application Process • Fair Housing Laws & Practices • Cost of Eviction

Landlord 102 D ATE & TIME TUESDAY, DECEMBER 11; 1:00 P.M. - 2:30 P.M. SPEAKER Danielle Walker, EBRHA TOPICS • New Laws: Business License & Oakland Rent Board Fee

• Lease Agreement • Security Deposits • Move-in Move-out Form • Rent Increases • Oakland’s Notice of the Rent Adjustment Program (RAP Form) • Addendums • Notices: Notice to Cease; Three-Day Notice to Pay Rent or Quit; 24-Hour Notice to Enter Dwelling Unit

All classes and workshops are held at the EBRHA Education Center 360 22nd St., Suite 240, Oakland Cost (per class/workshop) Members: free, Non-members: $49 Registration Danielle Walker, dwalker@ebrha.com, 510.318.8300

12 RENTAL HOUSING

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ebrha.com

just for members.” It isn’t just vendor members that can help us solve our day-to-day problems and long-term planning, however. When we need a quick answer or an ongoing discussion about any aspect of our business, there are always other EBRHA members who are willing to help us, perhaps by recommending a vendor, offering a solution you didn’t think of, or helping you think through a sticky problem. EBRHA member Bob Miller, for example, informed me that he has used long time EBRHA member and vendor American Bath Enterprises, Inc. to update his bathrooms. “American Bath is easy to use,” Bob told me. “They come out when they say, replace the tub and tub surround and in one day, I have a nice, new updated bath.” The best way to meet and stay in touch with other members is to attend EBRHA’s monthly member meetings — held on the third Saturday of the month — and EBRHA’s monthly mixers, held on the first Wednesday of the month. In addition, EBRHA’s annual Trade Expo is the time when our vendors and members, and many non-members, congregate to discuss innovative solutions from vendors, listen to industry leaders and experts, and share ideas. When I joined EBRHA in 2000, I did so because my wife and I owned one rental property and had just purchased a second one. I thought that the major benefit of membership was access to forms, but I soon discovered otherwise. The forms — while very helpful — were just forms, but the members I met were my path to success. When I get involved in something new, I like to participate as fully as possible. I joined the board in 2002 to do what I could to give back to the organization that helped me get started in my new business. I’ve never regretted the time I’ve spent working with EBRHA and its members. You are a part of the EBRHA community — we all are. We help each other with advice, we use vendors who understand our business, we unite to improve the social and political environment in our cities, and we come together in our meetings and our neighborhoods. This is the real benefit of membership. RH


COLUMN

market conditions

Red Hot Market

Many property owners agree that this is one of the best rental markets in history. BY LINK CORKERY MOVING ON TO 2013 It’s so nice to see the apartment market back on track. With the election over, people can start thinking about slowing down for the holiday season and maybe start thinking about next year. I’ve been thinking a lot about 2013, and I think that 2013 is going to be a good year for apartment owners in the East Bay both in terms of renting and for buying and selling. Before I get into where we are going, let’s look at where we’ve been. APARTMENT RECAP In terms of the annual number of apartment sale transactions for 5 or more units, our apartment market peaked in 2005. The number of transactions clearly tailed off after that, in both counties (see accompanying graphs). At the bottom of the market was 2009. It is important to note that 2012 data is through approximately the third quarter only, so this year’s numbers will look even better. Cap rates followed the number of transactions inversely with cap rates falling in 2006 and bottoming out in 2007, in Alameda and Contra Costa counties, and rising in 2008 and 2009. Rates peaked in 2009 in Contra Costa County and in 2010 in Alameda County, coinciding with the bottom of the market. We are not back to where we were in 2005 or 2006, but things are definitely headed in the right direction. FROM EXCHANGES TO INSPECTIONS It’s not just the statistics that tell the 14 RENTAL HOUSING

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DECEMBER 2012

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story. Real estate people are exchanging again. In talking with exchange accommodators, there have been dramatically more 1031 exchanges in 2012 than in 2011. For structural pest control inspectors and home inspection companies, 2012 is much busier than 2011, as well as for real estate brokers and title companies. OH, WHAT A RELIEF IT IS! It is so nice working in an inclining market versus a declining one. Take it from an apartment broker, the percentage of transactions that close goes way up in a strong market when prices are going up. Bank appraisals are easier because it seems that the appraiser can always find comps with high values that support the price you need. Conversely, when prices are falling it seems like there is always a low price for an appraiser to hang their hat on, like a dwindling spiral. With more buyers and not that many sellers, it is fairly easy to sell apartments again. Getting multiple offers on apartment building listings tends to keep buyers honest — so to speak — and quite often results in sale prices at or over the list price, which always keeps clients happy. One of my clients was recently tempted to accept an offer they received even though their apartment building was not formally listed yet. It seemed like a good offer; the buyer seemed strong and the price was in the range I told them it might sell for, but I told him that the only way to know for sure he was getting the highest possible price

ebrha.com

was to formally list the property and let the world bid on it. He agreed and listed the property with me at $50,000 over the upper end of the range. We had a great open house with over 40 investors and brokers walking through, we received seven offers, and ended up getting $75,000 over the asking price which was $225,000 over the price he was originally tempted to accept. Moral of the story? Beware the unsolicited offer. You may be leaving money on the table. “RED HOT” RENTAL MARKET Many owners tell me that this is the best rental market they have ever seen, and many of those owners have been in this business for a long time. One owner with a lot of units in Oakland told me, “We’ve never seen these numbers before, higher than the dot.com days.” He said he did not have enough turnover, meaning that he did not have enough turnover of his old-timers paying below market rent-controlled rents. One landlord said he is getting $1,250 to $1,275 for one-bedrooms in his Adams Point building near Lake Merritt in Oakland and said he can’t imagine rents will go up much further. He noticed that San Francisco is driving our rents and was worried that our rental market was a “bubble” that could pop like it did a little over a decade ago. Another long-term owner near Lake Merritt who has been in the rental game since the mid-70’s called this rental market “red hot,” resulting in rents higher than he has ever seen. He has no vacancies in his 48-unit complex and said he is getting better quality tenants than he’s ever had. Last September, he rented an apartment for $75 more than he rented a similar one a year earlier. On the flip-side, he too is concerned about an “artificial bubble” popping and what that would mean for the rental market. He mentioned the “fiscal cliff” as one thing which could cause that bubble to burst and pointed out that we will know by the end of the year whether the current negotiations in Washington D.C. will be successful in avoiding the mandatory budget cuts. Lastly, another long-term apartment owner in Oakland has seen his 600 square foot one-bedroom rents in Oakland’s Adams Point go from $975 just


two years ago to $1,225 today. “We have had such a run-up in rents that I think the future holds a slower appreciation in rents in 2013,” he said. “We are still in the midst of a moderate recovery, but this could get derailed depending on what happens with the fiscal cliff that is looming.” JOB GROWTH AND PREDICTION All the rental property owners quoted above acknowledge one way or another that jobs drive rents and fortunately job growth has continued to be very strong, which is why our rent growth has been so solid. When job growth goes negative on both sides of the Bay, our rents will head down. It happened after the dot. com bubble in 2001 and again at the end of 2008. In late 2008, I called the peak of the rental market in the East Bay, and sure enough, 2009 was not a pretty year. It will happen again, but job growth is the strongest it has been since before the dot.com bust and shows no real sign of backtracking. There are several things that could throw our economy off track, produce job losses, and negatively affect the rental market. But presuming our politicians in Washington D.C. make the right decisions and short of another major event, I see the rental market maybe slowing down a bit, but not going down. DID THE ELECTION MATTER? I wondered how it would have been if Jimmy Carter had been re-elected in 1980. I had started in the apartment brokerage business in 1978, three years out of college, and it was a booming time. Rents were skyrocketing. I did rent surveys — even back then — and when I recently dusted off the old surveys, I realized that from 1979 to 1983, rents went up an average of about 15% annually, which helped usher in rent control in San Francisco and Berkeley. Inflation was heating up, too. About election time in 1980, it peaked at about 11%. Interest rates were climbing and all I can remember is that apartment lenders were going in and out of the lending market by the month. One month, a bank had money to lend and was “in” and the next month they might be “out” of the lending market. They were turbulent but exciting

cap rates

Year-Over-Year

Source: Property Counselors Link Corkery, Inc.

transactions - 5+ unit buildings

Source: Property Counselors Link Corkery, Inc.

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times to be in the apartment market. When Reagan got elected in 1980, he told Secretary of the Treasury Paul Volcker to do what it took to kill inflation, and he did. The prime rate went up past 18% and he shut off the spigot to the money supply. Apartment loans were 14% if you could find them and if you did you were very happy. For me, the apartment market was not a fun place to be until 1983. Now that President Obama has another term, one thing he can do in about a year is replace Ben Bernanke as the Fed chair, if he wants. In my opinion, one of the things President Obama does not want is for interest rates to go up. I have been predicting for some time that inflation would go higher, and up to now, I have been wrong, but sometime in 2013 I think the economy will start cranking again and inflation will return. When it does, I do not see the Obama administration being too sympathetic to raising interest rates in order to stop it. It’s one of the reasons I think the next four years could be a wild ride for apartment investors, mostly in a good way. So, did the election matter? We’re about ready to find out. PREDICTION FOR 2013 AND BEYOND Demand for owning apartments will continue to be strong and if inflation returns, look for that flight to hard assets as investors seek safety and bet that apartments will be a good hedge. Rents should stay strong as job growth stays positive and the administration does whatever it can to reduce unemployment. As more

and more investors feel confident in real estate as home prices have bottomed, look for exchanging to make a comeback as the one to four-unit market revives. And we welcome back those apartment investors who are having a hard time finding those great foreclosure deals they were used to. Even though apartment prices are strong, even experienced apartment investors may feel like jumping back in if they think rents may still have a ways to go on the upside. Look for supply of apartments for sale to increase, too. Taxes are on the way up, and that will spur some owners to sell. I have one client selling at the end of this year so he can beat the implementation of the Obamacare 3.8% surcharge. With the threat of capital gains taxes going up, it might just be the last straw and will accelerate their decision to sell. Prices are strong and probably heading north, and with the fear that interest rates may jump any time, more apartment owners may feel like 2013 is the year to sell. However, don’t expect a great flood of properties to hit the market, as most owners will want to hold on to what they have. In short though, this coming period may be one of those rare times in the apartment business that it is good for both buyers and sellers. RH

EBRHA Salsbury Industries

Link Corkery is a Realtor, president of Property Counselors Link Corkery, Inc. and an EBRHA board member. He has specialized in the sale and exchange of apartment buildings since 1978. He can be reached at link@ pclclink.com or at 510-886-1212.

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FEATURE

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the Importance

of

Goodwill

Berkeley landlord Mark Tarses spreads goodwill to his tenants one chocolate bar at a time. BY ESTEBAN CORTEZ

PHOTO: ESTEBAN CORTEZ

Walking into Mark Tarses’ home literally makes anyone feel like a kid in a candy store. The display cases in his living room are filled with tubs of chocolate that he made himself, from chocolate-covered Oreos to chocolate bars filled with breakfast cereals. On the top shelf sits a chocolate bar shaped like the iconic Eiffel Tower, and his walls are covered with vibrant vintage posters featuring ads from great chocolate makers: Hershey’s, Nestle, and Cadbury. He proudly placed an oversized medallion on the wall featuring his own company’s logo — the Berkeley Nut Company — the home-based operation he started in the mid 1980s as a way of creating goodwill with his tenants. Mark, a Berkeley landlord, happily gives away around 2,000 pounds of chocolate and cookies every year to his tenants, vendors, and industry friends, and has never accepted payment in return. “I work hard at keeping my tenants happy,” he said. “The need for goodwill today is more important than ever before.” An Early Taste of Real Estate Mark attended the University of Maryland and majored in business administration. During that time, he began to think about a career in real estate, which he thought had unique advantages, such as tax shelter and leverage that other businesses couldn’t compete with. In 1971, with only a suitcase full of clothes and $100, he moved to Berkeley. He worked several jobs in hired positions, including managing the old Mel’s Drive-In in Berkeley, but realized that hired positions weren’t his thing, as he could barely keep a job for more than a few months before getting fired. “That’s the benefit of being a landlord,” he said. “A tenant can move out, but he can’t fire me.” He bought and moved into a triplex in Berkeley within the first year and rented out the other two units for $125 and $130 a month in 1971. Still broke, he began to look for properties that would carry themselves. He asked realtors to look for properties in good neighborhoods near BART stations with little or no down

payment, and that were easy to manage. Ironically, apartments that were close to BART stations were considered undesirable in those days, he said. Most investors wanted to buy units near freeway entrances. As a result, it was possible for Mark to buy apartments near the Rockridge and downtown Berkeley BART stations cheap. He acknowledges that they were good investments, as they aren’t cheap anymore. Managing the properties proved to be difficult at first, and a lot of them needed a lot of work. Today, Mark has 22 tenants living in his five rental properties — all walking distance to BART stations — in Berkeley and Oakland. On the Importance of Goodwill In the mid-80s, Mark became a full time landlord and began making chocolate turtles for his tenants during the holidays. This is when he first saw the value of goodwill in his business. Mark defines “goodwill” as money a businessperson spends to make customers happy and that isn’t required. It can be something as simple as giving a tenant a couple of movie tickets. He argues that more landlords should strive to create goodwill with their tenants. “I know a lot of landlords who won’t spend a penny on goodwill,” he said. “I know landlords who got into some very expensive quarrels with their tenants, and it always turned out that the real cause of the quarrel was underlying ill will. The tenants were already mad at the landlord. Some of the biggest and most expensive fights between landlords and tenants started over some small thing, like a drippy faucet that was annoying the tenant and the landlord never got around to fixing.” He noticed that his tenants loved his chocolate and came back for more, so he began to use his chocolate to build positive relationships with them. Today, his tenants knock on his door to “shop” his free chocolate store in his home, and they can take as much chocolate as they want. He also gives away chocolate to contractors, and some have refused payment after taking a bagful of chocolate treats. Berkeley graphic designer Martin Hebisz has been a tenant of ebrha.com

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Mark’s for five years. He says Mark is a very unusual landlord. “Most landlords are there to provide meager help,” Hebisz said. “He goes above and beyond what I expect a landlord to do. He makes us feel warm and welcome, and always makes sure we are happy by immediately fixing problems, unlike my previous landlord.” Hebisz lives in a one bedroom unit with his fiancé and their cats. They take four to five pounds of chocolate treats every month when they pay rent. “Mark’s a great guy,” Hebisz added. “Plus, his chocolates are fantastic.” Although Mark’s chocolate store — which is open by invitation only — features traditional dark and milk chocolate bars, he likes to experiment and make treats that are unique to the Berkeley Nut Company, which he says is the best free chocolate store in the area. He currently has several German tenants, so he has recently been making Schweineohren — also known as “pig’s ears” — a German puff pastry dipped in chocolate. All of his chocolates are made in his kitchen using simple tools. The most expensive item in his kitchen is a $1200 vibration table that gets air bubbles out of melted chocolate and levels it out. Around the holidays, Mark also sets up a table on which

he gathers gifts such as vacuum cleaners, blenders, and other household appliances for his tenants to choose from and take home as a Christmas gift. “If you go out looking, a landlord can find things that cost very little and have a lot of value to tenants,” he said. It’s thanks to his goodwill, he said, that he’s never evicted a tenant or served a three-day notice to pay rent. “Some people tell me I’m just lucky that I’ve never had to evict a tenant,” he said. “But I reply, ‘It’s not just luck if it’s been going on for 40 years.’” Building Trust and Open Communication Mark chooses to communicate with his tenants in unique ways. Aside from using standard phone and email communication, he dedicates time to a website and monthly email newsletter featuring news, advice, and interesting stories for his tenants. Email is a great tool for him as a landlord, he said, because it allows him to establish trust and keep open communication among his tenants, as well as an opportunity to inform tenants about his new chocolate treats and to spread humor. For example, a page on his website features fictional Berkeley rental listings, along with photos and fake descriptions. One listing’s headline reads, “8 Brand New Student Rentals!” and

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FEATURE

More Than Just Chocolate Mark has always had an interest in American history. One day a week, he’s a volunteer schoolteacher at Orinda Intermediate School. He has also been the vice president of the Oakland Magic Circle for 20 years. It is the largest independent magic club west of the Mississippi. He was intrigued by magic as a young child, but lost interest as a teenager. Forty years later, his interest was sparked again and he now considers himself an amateur magician. He feels that his move to the Bay Area was a great decision. He considers is the best place on Earth and wouldn’t want to live any other place. Though he sold some of his property in 2007, just before the crash, he’s thought about buying more property since interest rates are low and rents are rising in the Bay Area. In the meantime, he’s content managing the handful of units he has and the 22 tenants that occupy them. Many might consider making chocolate for tenants throughout the year monotonous, but Mark actually enjoys making it and spreading goodwill towards his tenants. “We’ve never had a landlord like this,” Hebisz, his tenant, said. “We were stunned by his goodwill at first, but now, we just can’t imagine having anybody else as a landlord.” RH 22 RENTAL HOUSING

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PHOTOS: ESTEBAN CORTEZ

Mark Tarses cuts a chewy peanut granola square. His free chocolate store (pictured below) occupies the front room of his home.

shows a photo of eight temporary tents on a sidewalk and the following description: “This student housing complex is all-new construction! New rental housing is very rare in Berkeley! Each unit is detached for your comfort and privacy. Walk to campus. Walk to pay toilets. Special offer! Pay 6 months rent in advance and get a coupon for one FREE slice at Fat Slice Pizza! $700 a month rent, $1,500 deposit.” In October, one of his tenants — a Cal student — went to him for advice on enhancing his resume. He wrote about it on his blog and offered resume advice to his student tenants, a majority of his tenant base. “Being a landlord is like keeping a successful restaurant,” he said. “You want to keep your tenants coming back and happy with your service.”


FEATURE

STRIVING TO BU COMMUNITIES

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UILD BETTER EBRHA president Bill Bagnell explains how communication, patience and understanding help build community with tenants. BY BILL BAGNELL

S

ome apartment buildings have high turnover while others retain the same residents for years. As property owners and managers, especially in rent and eviction controlled areas, we want to strike a reasonable balance between turnover and stability. While there are many factors that contribute to the rate of turnover in a building or apartment complex, a sense of community may be the most important. When residents in our buildings get along — when they feel they are both participants in and creators of a community — then we as owners and managers reap the benefits: we see less conflict and strife, fewer complaints, cleaner halls and yards, and slower unit turnover. As owners and managers, we have a great deal of control over how residents feel about living in our buildings. We can turn the dial — so to speak — to increase or decrease a sense of community and our rate of turnover by our selection of residents, our pricing model, our level of maintenance, our attitude toward our residents, and many other factors. Some of us may do this consciously and some unconsciously, but the end result is the same: either you have a building that has become a community or you have the beginnings of tribal warfare. Worse, of course, is when things are completely out of control and you end up with a commune, but more about that later. Humans are tribal animals. We naturally organize into tribes small and large. Within

these tribes, not everyone shares the same values, goals, hopes or fears. Nevertheless, we usually find enough common ground within our tribe to differentiate our tribe from other tribes. We then tend to declare that our tribe is both unique and superior to other tribes. If we can’t find enough common ground, then our tribe may split into separate tribes, either peacefully or with aggression and strife. Consider an apartment building or complex. Just as in a large family, city, state, or country, the members of the tribe — the residents — likely arrived there without knowing most of the other residents and without knowing if they shared enough common ground to successfully coexist in the same building, separated by little more than thin walls. People and families who have lived in the building for some time may be welcoming or wary of the new residents, depending on their personalities and past experiences. The new people may likewise be outgoing, guarded or introverted. They may quickly integrate into the existing patterns of residency in the building, or be slow and cautious as they try to isolate themselves from the others. For real life examples consider some of my properties. I’ve owned a five unit property near downtown Oakland for 11 years and have never had a unit empty for longer than it took to clean, paint, or remodel it. I’ve never had to list a unit for rent, yet all the units are at or close to market rents. How can this

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be, considering the usual rate of unit turnover and Oakland’s rent increase restrictions? Simple. It’s a strong community. The residents are all self-selecting. I just rented a large studio on the property. The new resident waited from May until October to move in because there was no other place he wanted to live. He knew other residents on the property, and they told him that the unit might become available. So, he waited patiently until the old residents moved. We knew the property had a strong sense of community when we bought it. At first the residents were unsure how we were going to treat them — they were protective and almost hostile toward the “new landlord.” As I have always done, as soon as the purchase was complete, I visited each unit, met the residents, introduced myself, and had them sign my rental agreement. Not surprisingly, I found a few residents who were not on the old leases that I’d received from the seller. This put some of them on their guard, so they soon found a chance to test me — to see what kind of landlord I was. The residents in one unit wanted to move into another unit since those residents were leaving. The residents who were moving introduced me to someone who had lived there previously and wanted to move back. I took their word for it that he had been a good resident — of course I did a credit check — and I approved him as a resident. From that point on, roommates left and they found new

roommates (subject to my approval, of course). Units became vacant but there was always a group ready to move in as soon as I did whatever renovations I could squeeze in. Gradually, I was able to improve all the units while the turnover afforded me a chance to maintain rents at market. Now we have a happy community, even though only one resident of the 11 has been there since we purchased the property. The residents do the outside maintenance. They have a nice garden in the summer, they keep chickens and ducks in the back yard, and everyone gets together for marshmallow roasts. What happens when a building lacks a sense of community? Another of our properties — a triplex — is an example. In one unit is a widower in his 90s who interacts with no one. In another unit is a single mom with several kids. The downstairs unit has had a never ending succession of roommates. The mom smokes and drops her butts under the “No Smoking” sign, the roommates don’t pick up the dog poop, and the widower turns up the TV so he can hear it. You can almost feel the virtual barbed wire around each unit. It’s not all bad for me: the constant turnover downstairs keeps rents at the top of the market and to some extent compensates for the low rent the widower pays. Still, I’d give up some of the rent increases for happier, stable residents. Our east coast properties in Easton, Pa. are examples of a

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different type of community. There, the city has promoted farmers’ markets, art fairs, and other local activities in downtown and by the Delaware River near our buildings. These activities bring the locals out in the evenings and on weekends, and have been mentioned by our residents as a reason they enjoy living in our properties. Thus, though most of the residents are relatively new to the area, they have developed a good sense of community in Easton, one that extends its benefits to our buildings. There can be a down side to an apartment community: it can turn into a commune if we as owners and managers are not careful. I remember the 60s (I know, I’m not supposed to) during which groups of long-haired hippies (many of whom now own apartment buildings) moved into apartments and houses without the owners knowing who was living there. Most of the time, the rent got paid, and most of the units were not too badly destroyed. But even then, it was a poor way to run a business. Today, these situations still come up. I’ve spoken with EBRHA members who have found themselves with apartments full of people they know nothing about. Sometimes it’s because they just bought the building; sometimes it’s through their own negligence. In either case, they now have a commune, not a community, and it’s time to take control of the situation. The obvious way is to visit the building and try to meet everyone living there, avoid any threats, get to know them, and get them

onto a rental agreement. Sometimes legal assistance may be required (but I’ll leave that discussion to the attorneys). However, with all due respect to all the hard-working attorneys who deal with problems such as these, a little patience, understanding, non-threatening firmness, and a willingness to be fair may avoid a crippling legal battle. There are many ways we can turn the community-creating dial. For example, if your goal is relatively frequent turnover, then paint your units white and cover the floors with unattractive but stain-hiding carpet. Accept the first applicant who looks as though they can pay the rent consistently. If your goal is to create a lasting community with little turnover and few complaints, try letting the residents participate in some decisions, such as picking the room colors. Obviously there are many other ways you can turn the community-creating dial. Some approaches may be expensive, but some are almost free. But whatever you choose to do, your residents may really appreciate the opportunity to become more than temporary occupants as they help you create a real community, one that benefits both you and them. RH

Bill Bagnell is president of EBRHA’s board of directors. He owns and manages rental property in Oakland, California and Easton, Pennsylvania. He can be reached at bill@bbagnell.com or 510-504-5401.

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COLUMN

on the small scale

another four years, this makes Bernake’s job seem more secure for the foreseeable future and a continued dovish approach to monetary policy. Fannie Mae and Freddie Mac’s performance has improved, but their role and the Federal Government financing is likely to change in the coming years so that tax payers are not ultimately on the hook for losses on mortgage securities. We have touched on this subject in a number of previous articles and will continue to monitor. In Oakland, the number of deals trading hands decreased by approximately 25% from 125 deals in Q3 2011 to 102 in Q3 2012 for an average price of $334,000, a 16% increase from $280,000 in Q3 2011. The quarter-to-quarter Positive signs indicate strength in the Bay Area transaction volume took a steeper drop of rental market. BY GRANT CHAPPELL approximately 32% with 134 deals in Q2 2012 to 102 deals Q3 2012. Additionally, Francisco. The biggest issue I hear from the average sales increased substantially buyers is finding product out there. Some from $292,000 to $340,000 by almost feel like they missed out and do not want 14%. Clearly, we are seeing increased to overpay on anything, which should demand for a smaller inventory of availbode well for sellers. able properties. Looking back at previous The East Bay continues to post strong years, we tended to see average sales per numbers on the sales of two to four quarter to 150+ range going back to 2009. unit properties and stronger prices. All We’ve been gradually tapering off for two of the cities covered in this article saw years, so it’s not a huge surprise, especially a significant decrease quarter to quarter since prices have rebounded bringing more and either flat or decrease in activity year investors back in the market now that it to year. The elements of cheap money feels like we’ve reached a bottom in the through low interest rates of the last market and are on an upswing. It also four years, and the glut of foreclosures, marks an impressive fourth consecutive brought a lot of investors back to the quarter of increase in average sales price. table. According to Foreclosure Radar, In Berkeley, the numbers of sales as of September the number of notice decreased modestly by 8% from 24 in Q3 of defaults was down almost 48% year 2011 to 22 in Q3 2012 for an average to year in California and approximately his is one of the most affordprice of $554,000, also an 11% decrease 20% month to month through Septemable times to buy in history, even of $622,000 one year prior. Even more ber 2012. The number of trustee sales though the Bay Area bucks the striking, Berkeley saw an almost identical was almost down about 20% month to national trend on this. Rents continue quarter-to-quarter drop from 24 transacmonth, and 30% year to year in Califorto post double digit gains year to year tions at an average of $667,000 in Q2 nia with investors accounting for almost in San Francisco resulting in an 8% 2012. I would describe this as a “hover40% of the sales in the state. increase in rents year to year through ing trend” in average price. Going back In early September, the Fed announced October 2012, according to real estate four years, Berkeley has not averaged “QE3” in an effort to kick start the website Trulia. According to Trulia, this above $700,000 per transaction and the economy by purchasing $40 billion in is down from an 11.7% gain through the bonds and other securities lowest occurred in the Given the lack of 2nd quarter and approximately 8.7% in first quarter 2010 at per month. With the intent product and low the 1st quarter, placing Oakland in the $482,000/sale. to keep rates low and spot rates, expect prices top 10 Metro Areas for rent increases In Alameda, the numeconomic activity until to stay buoyant throughout the year. Impressive numbers, the employment figure ber of deals increased and returns to get yet these do not surprise me given the by 8% from 12 to 13 improves, we will likely squeezed a bit comdemand for San Francisco housing and from Q3 2011 to Q2 see rates at this level for pared to the last four 2012, for an average Oakland’s proximity and accessibility to the foreseeable future. As both the South and North Bay and San years. price of $604,000, an President Obama earned

Rising Up

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PHOTO: JAMES MACINDOE

T


increase of 18% from $495,000 one year prior. Similar to Oakland and Berkeley, it experienced a drop in quarter-to-quarter activity from 16 to 12. The average sale price continues to remain right around $600,000, a substantial improvement from the first three quarters of 2011 when we saw average prices in the high 400K’s to mid 500K’s. To sum up the quarter and year so far, we continue to see positive signs that average prices are up and firming up. The lows reached from 2008 to 2011 appear to be behind us, and activity in all of the cities covered here remains high. Seasonally, we will see a drop in activity over the next six months as we typically do at this time of year. More programs continue to come out to aid homeowners or stream line the short sale process. Obtaining new financing is improving on the bank’s willingness to lend, yet the underwriting criteria for one to four unit properties has become more challenging with legislation passed since the 2008 financial crisis. Given current rent growth and low rates, I would not be surprised to see average prices continue to trend up with a drop here and there. The number of quarterly deals is not likely to rise much or break any records, as many foreclosures have made their way through the system and the number of notice of defaults is down. Given the lack of product and low rates, expect prices to stay buoyant and returns to get squeezed a bit compared to the last four years. RH Grant Chappell is an EBRHA board member and a realtor with NAI Northern California. He can be contacted at 510-972-4941.

Serving the East Bay

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Women’s Auxiliary Luncheon DATE TIME LOCATION INFO

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Commercial & Residential Buildings Balconies Walkways Garage Coatings

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DECEMBER 2012

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RENTAL HOUSING 29


COLUMN

esq. & a

Gang Unit

Gang activity can be a dangerous issue within properties, but gang affiliation alone may not justify an eviction. BY VARIOUS AUTHORS

criminal activity, loitering or misbehavior that would justify the removal of the individual for either engaging in illegal conduct or conduct of a nuisance character. For example, if the tenant and his “friends” are loitering in the building’s common areas at all hours of the night, drinking alcohol, causing other building occupants to be kept from sleeping due to the noise and disturbances, the landlord should first give notification to cease said conduct, and if it continues, serve a formal notice to cure or quit for nuisance. Should the disturbance remain unabated, then the landlord can in good faith proceed with an eviction. —DANIEL BORNSTEIN AND LIANA AYRAPETYAN

Q

I live next door to my tenants and I recently went over to their yard to manage the landscaping, but they became angry and told me that I am required to give them a 24-hour notice before setting foot in their yard. It is their responsibility to care for the landscaping (as specified in the lease), but they’ve failed to do so. What is the best way to handle this problem?

A Q

I suspect that my tenant is attracting gang activity to his unit, and I fear for the safety of my other tenants. What is my legal responsibility to protect my tenants and how do I proceed with the situation?

A

A landlord has an obligation to ensure the quiet enjoyment of the premises for all occupants. If a landlord is aware and/or placed on notice that an individual’s misconduct is potentially harmful to others, the landlord should take steps to prevent such misconduct from occurring. Failure to do so could result in the landlord being civilly and financially liable for the harm done. Courts may impose liability based on contract, covenant of quiet enjoyment, implied warranty of habitability and/or 30 RENTAL HOUSING

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tort principles. Under the tort theories of negligence and premises liability, a landlord has a duty to his tenants to keep the premises safe and warn of any dangerous conditions, such as criminal activity on the premises. If a landlord has notice of criminal activity, he has a legal responsibility to take steps to secure the common areas. Failure to take reasonable steps to prevent harm to the tenants may result in liability. Accordingly, if a landlord believes that a tenant is involved in gang-related conduct, a landlord should immediately notify the police and take steps to retain an attorney and seek the removal of the person from the premises. However, gang affiliation alone is probably not sufficient. Rather, it is more important for the landlord to be able to identify actual disturbances, threats, harassment,

ebrha.com

There are two issues here: (1) entering the tenants’ premises and (2) the tenants’ failure to comply with the terms of the lease. California Civil Code Section 1954 defines the landlord’s right to enter and the tenant’s right to privacy. Reasonable notice is required to enter the premises, including the yard, if that is described in the lease as part of the rental unit. Reasonable notice is generally considered 24 hours. Notices must include the date, approximate time, and purpose of entry. If not delivered personally, the notice can be mailed to the tenant. If mailed, at least six days prior to an intended entry is presumed reasonable notice. A notice of entry is not required to respond to an emergency, or if the tenant is present and consents to the entry at that time. It doesn’t sound like either of these scenarios are the case here, so you should plan to either contact the tenant for consent, deliver a written notice at least 24 hours before entering the yard to do landscaping, or mail a notice with an intended date of entry six days out.


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RENTAL HOUSING 31


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Please note that these rules cannot be waived by contrary terms in a lease or rental agreement. With regard to the second issue, if you have already spoken with your tenants about their failure to care for the landscaping in accordance with the lease, and they still refuse to comply, you can look to the lease to see what remedy you can apply. If the lease is silent, then you may want to draft a new lease when the current one expires that includes a provision for failure to maintain the landscaping. The provision could indicate that if the tenant fails to maintain the landscaping, the costs to hire a professional landscaper will be passed on to the tenant, or that the tenant will be charged a monthly flat rate (the rate should be identified in the lease) based on your time to do the landscaping. If the lease has already expired and the tenant is renting on a ‘month-tomonth’ basis, you can draft a new lease at any time. Alternatively, if you reach a compromise with your tenant, you can simply put that agreement in writing as an addendum to the lease. Bottom line, do your best to work it out with your tenant and memorialize in writing any such agreement. —DAVID TUBMAN The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Daniel Bornstein is an attorney with Bornstein & Bornstein. Liana Ayrapetyan is a J.D. with Bornstein & Bornstein. They can be reached at 510-836-0110 or www.bornsteinandbornstein. com. David Tubman is an attorney with the Tubman Law Group and can be reached at 510379-8839 or www.tubmanlawgroup.com.

DON’T GET LEFT OUT!

East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612

FOR ALL OF THIS MONTH’S EVENTS CHECK OUT THE CALENDAR PAGE

510.893.9873 | FAX 510.893.2906 ebrha.com

SEE PAGE 36

TEL

32 RENTAL HOUSING

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Beacon Properties East Bay Property Management & Brokerage Services Since 1990

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ebrha.com

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DECEMBER 2012

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RENTAL HOUSING 33


COLUMN

the green sheet

City of Concord Launches Solar and Energy Efficiency Program and Chevron Energy Solutions joined with dignitaries and residents from throughout the region to celebrate completion of a transformative solar and energy efficiency program expected to save taxpayers $18 million. The celebration included a ceremonial flipping of the switch at the centerpiece of the program: a 200 kW photovoltaic solar installation adjacent to the City’s community pool, where solar panels are expected to generate enough electricity to offset 70 percent of the pool’s energy demand and earn the City more than $450,000 in state and utility incentives. In all, Concord’s program includes 14 projects that reduce energy and maintenance costs. THE CITY OF CONCORD

Projects include upgrades to street and park lighting, retrofitting the boiler and pump at the community pool, and replacing outdated air conditioners at city facilities. “This was a bold program in that the City took a comprehensive approach to tackling our growing energy costs,” said Ron Leone, Mayor of the City of Concord. “With the completion of this program, we have demonstrated once again our commitment to local taxpayers to maximize every dollar with which we have been entrusted.” To design the program, the city worked with Chevron Energy Solutions, who also engineered and constructed the projects and has guaranteed the performance of the solar energy system. “We are delighted to deliver this program to the residents of Concord,” said Chevron Energy Solutions President Jim Davis. “City leaders in 34 RENTAL HOUSING

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Concord have taken bold action in dramatically reducing the City’s energy demand and generating millions of dollars in expected taxpayer savings. The City serves as a good example for public agencies across the state and the country.” This program is part of the City’s larger focus on creating a more sustainable community, both environmentally and fiscally. The City’s attention now turns to implementing its reuse plan for the Concord Naval Weapons Station, a 5,000-acre area the City envisions as a future sustainable community featuring dense, transitoriented development and housing and large swaths of park and open space. The reuse plan, approved by the City Council earlier this year, has been credited with establishing new benchmarks for planning sustainable communities and has been promoted as a model for cities throughout the Bay Area and the state. RH ebrha.com

information & resources RECYCLING & DISCARDS MANAGEMENT

City of Alameda 510.749.5840 Albany 510.528.5766 Berkeley 1 - 9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html Emeryville 510.613.8710 Oakland 510.238.SAVE (7283) www.oaklandrecycles.com Household Hazardous Waste 800.606.6606 www.household-hazwaste.org REBATE PROGRAMS

EBMUD 866.403.2683 | www.ebmud.com PG&E 800.933.9555 | www.pge.com/res/rebates LOCAL GREEN ORGANIZATIONS

B.A. Green Business Program 510.567.6770 | www.greenbiz.ca.gov Build It Green 510.845.0472 | www.builditgreen.org Recology 415.875.1000 | www.recology.com StopWaste.Org 877.786.7927 FREE WEATHERIZATION PROGRAMS

Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921 BO - Enterprises 408.354.1900

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SEE PAGE 38

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community calendar EVENTS & CLASSES

december S

january

M

T

W

T

F

S

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

S

M

T

W

T

F

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 No Political Affairs Meeting in December. TUESDAY, JANUARY 1

No Political Affairs Meeting in December.

EBRHA Office Closed

TUESDAY, DECEMBER 4

THURSDAY, JANUARY 10

Landlord 101

Landlord 101 Members: Free; Non-Members: $49

Members: Free; Non-Members: $49

1:00 p.m. – 2:30 p.m.

2:00 p.m. – 3:30 p.m. THURSDAY, JANUARY 10

TUESDAY, DECEMBER 11

Oakland Rent Board Meeting

Landlord 102

Oakland City Hall, Hearing Room 1

Members: Free; Non-Members: $49

1 Frank H. Ogawa Plaza, Oakland

1:00 p.m. – 2:30 p.m.

7:00 p.m.

THURSDAY, DECEMBER 13

SATURDAY, JANUARY 19

Oakland Rent Board Meeting

7:00 p.m.

EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • Legal Q & A: Steve Williams, Fried & Williams LLP • Wrongful Evictions Under Measure EE:

TUESDAY, DECEMBER 25

Steve Williams, Fried & Williams LLP

Oakland City Hall, Hearing Room 1 1 Frank H. Ogawa Plaza, Oakland

WEDNESDAY, JANUARY 23

EBRHA Office Closed

Landlord 102 Members: Free; Non-Members: $49 2:00 p.m. – 3:30 p.m. THURSDAY, JANUARY 24

Oakland Rent Board Meeting Oakland City Hall, Hearing Room 1 1 Frank H. Ogawa Plaza, Oakland 7:00 p.m. TUESDAY, JANUARY 29

Marketing Problem Tenant Occupied Units: Daniel Bornstein, Bornstein & Bornstein Members: Free; Non-Members: $49 6:00 p.m. – 7:30 p.m.

Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

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DECEMBER 2012

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ebrha.com

S


Oakland

2012-13 (3.0%)

ANNUAL ALLOWABLE RENT INCREASE

A CPI increase of 3% became

PER I O D

effective on July 1, 2012. Tenants may

JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0

JAN. 1 ‘02 - JUN. 30 ‘02 . . . . . . . . . . . . 3

only receive one increase in any

JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0

JAN. 1 ‘01 - DEC. 31 ‘01 . . . . . . . . . . . . 3

12-month period, and the rent increase

JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7

JAN. 1 ‘00 - DEC. 31 ‘00 . . . . . . . . . . . . 3

JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7

JAN. 1 ‘99 - DEC. 31 ‘99 . . . . . . . . . . . . 3

California law requires that for tenancies

JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2

JAN. 1 ‘98 - DEC. 31 ‘98 . . . . . . . . . . . . 3

receiving greater than a 10% increase,

JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3

JAN. 1 ‘97 - DEC. 31 ‘97 . . . . . . . . . . . . 3

a 60-day notice is required; if the

MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3

JAN. 1 ‘96 - DEC. 31 ‘96 . . . . . . . . . . . . 3

increase is 10% or less, a 30-day

MAY 1 ‘05 - APRIL 30 ‘06 . . . . . . . . . 1.9

MAR. 1 ‘95 - DEC. 31 ‘95 . . . . . . . . . . . 3

JUNE 1 ‘04 - APRIL 30 ‘05. . . . . . . . . 0.7

JAN. 1 ‘95 - FEB. 28 ‘95. . . . . . . . . . . . . 6

to three times the current annual

JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6

JAN. 1 ‘94 - DEC. 31 ‘94 . . . . . . . . . . . . 6

allowable rent increase rate.

JULY 1 ‘02 - MAY 31 ‘03. . . . . . . . . . 0.6

cannot take effect earlier than the tenant’s anniversary date. In addition,

notice is required. Owners can only impose “banked” rent increases equal

A MOUN T ( %)

PERI OD

AM O U N T ( % )

FOR FURTHER INFORMATION CONTACT:

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

Berkeley 2012 (1.6%) ANNUAL ALLOWABLE RENT INCREASE

P E R IOD A MO UNT

PER I O D A MOUN T

PERI OD AM O U N T

2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6%

2000. . . . . . . . . . . . . . . . . . . . . . . . . . $6

1990. . . . . . . . . . . . . . . . . . . . . . . . . $16

2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7%

1999. . . . . . . . . . . . 1% (NOT TO EXCEED $8)

1989*. . . . . . . . . . . . . . . . . . . . . . . . 3%

1998. . . . . . . . . . . . . . . . . . . . . . . . 0.8%

1988. . . . . . . . . . . . . . . . . . . . . . . . . $25

1997. . . . . . . . . . . . . . . . . . . . . . . 1.15%

1987. . . . . . . . . . . . . . . . . . . . . . . . 3.5%

2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6%

1996. . . . . . . . . . . . . . . . . . . . . . . . . 1%

1986. . . . . . . . . . . . . . . . . . 3%, + $2.50

2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7%

1995. . . . . . . . . . . . . . . . . . . . . . . . 1.5%

1985. . . . . . . . . . . . . . . . . . . . . . . . . 2%

2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9%

1994. . . . . . . . . . . . . . . . . . . . . . . . . $18

1984. . . . . . . . . . . . . . . . . . . . . . . . . 0%

2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3

1993. . . . . . . . . . . . . . . . . . . . . . . . . $20

1983*. . . . . . . . . . . . . . . . . . . . . . 4.75%

(1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

1992. . . . . . . . . . . . . . . . . . . . . . . . . $26

1981*. . . . . . . . . . . . . . . . . . . . . . . . 5%

1991. . . . 4% OR $17 (WHICHEVER IS HIGHER)

*ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2%

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . 3.5% (NOT TO EXCEED $30) 2001* $10

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.

FOR FURTHER INFORMATION CONTACT:

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

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RENTAL HOUSING 37


member directory

CONTACTS, PRODUCTS & SERVICES Oakland Builders Alliance Beverly Rivas 510-735-8849, x101 www.oaklandbuilders.net

1031 EXCHANGE INTERMEDIARIES

Chicago Deferred Exchange Co. Teresa Moss Fluegel 877-448-1031 www.cdec1031.com

Oakland Metropolitan Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

ABATEMENT SERVICES

P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com

ATTORNEYS - EVICTIONS

ACCOUNTING SERVICES

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com

Mowat, Mackie & Anderson LLP Jason Clark 510-893-1120 www.mowat.com

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

APPLIANCE SALES & PARTS

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

Law Offices of Jonathan Quint Jonathan Quint 510-595-9130 www.jonathanquint.com

Appliance Warehouse of America Mark Sutter 510-921-1071 www.appliancewhse.com

Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com

Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com R & B Wholesale Distributors, Inc. Chris Burggraf 510-782-7200 www.rbdist.com

Ropers, Majeski, Kohn & Bentley PC Stephen Lightfoot 415-972-6315 www.rmkb.com

Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com

The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

APPRAISERS

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

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

Tubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.com ATTORNEYS - LAND USE/CONDO CONVERSION

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

ASPHALT/CONCRETE

Law Offices of Ann Rankin Ann Rankin 510-653-8886 www.annrankin.com

American Asphalt & Concrete Joe McSweeney 510-723-0280, x28 www.americanasphalt.com

Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com

ASSOCIATIONS

ATTORNEYS - REAL ESTATE/ CORPORATION

BOMA Oakland/East Bay Roberto O. Robledo 510-893-8780 www.bomaoeb.org

Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com

Oakland Association of Realtors Cameron Platt 510-836-3000 www.oar.org 38 RENTAL HOUSING

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DECEMBER 2012

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

|

ebrha.com

Law Offices of Jonathan Quint Jonathan Quint 510-595-9130 www.jonathanquint.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Ropers, Majeski, Kohn & Bentley PC Stephen Lightfoot 415-972-6315 www.rmkb.com Tubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.com AUTOMOTIVE

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Torrey Pines Bank Jeff Becker 510-899-7569 www.torreypinesbank.com BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com Bathfitter Justin Starnino 510-969-3905 www.bathfitter.com Markus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com BLINDS & DRAPES

American Draperies & Blinds, Inc. Paul Russo 800-972-0660 www.americandrapery.com


BUILDING MATERIALS/ HARDWARE

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com Markus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restore CARPET CLEANING

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

Rent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.com CONSTRUCTION

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CLEANING SERVICE

Lydia’s Janitorial Noemi Fernandez 510-927-6111 CONTRACTORS/RESTORATION

ARC Cleaning & Restoration Nina Lauffer 510-221-7956 www.arc-ca.com

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

GOVERNMENT AGENCIES

ELECTRICAL SUPPLIES

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

Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com

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

ELECTRICIANS

HANDYMAN SERVICES

Ally Electric & Solar, Inc. Metin Saglam 510-559-7700 www.allyelectrical.com

Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com

Automation Electric Rene Schaub 510-333-8192 www.automationelectric.biz

Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net

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

HAULING SERVICES

Junk King Paul Bains 510-982-9650 paulb@junk-king.com

ELEVATOR REPAIRS

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

HEATING & AIR CONDITIONING

ENVIRONMENTAL TESTING SERVICES

Essel Environmental Consulting Nik Lahiri 925-413-5511 www.esseltek.com FIRE PROTECTION

Battalion One Fire Protection Mike Herbert 510-653-8075 www.battaliononefire.com Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com FLOOR COVERINGS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Apple Heating & Air Conditioning Bobby Wong 510-530-2423 bobby_apple@yahoo.com Atlas Heating & Air Conditioning Lisa Tuck 510-893-1343 www.atlasheating.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamond mechanical.com HEATING & AIR CONDITIONING SUPPLIES

Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com INSPECTIONS

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

Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com

Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com

Har-Bro Restoration Ryan Rusler 510-887-8500 www.harbro.com

Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com

SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com

Tradeway Carpet Outlet Darryl Johnson 510-233-3350 www.tradewaystores.com

DOORS & GATES

GARAGE DOORS

Building Insurance Specialists Mike Pallas 925-297-4202 www.buildinginsurancespecialist.com

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com

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

Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com

INSURANCE

Aon Rent Protect David Leisen 818-742-1383 www.aonrentprotect.com

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RENTAL HOUSING 39


Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com

PAINTERS

Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com NorthStar Risk Management & Insurance Services Pat Lowther 925-975-4686 www.northstar-ins.com PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com

PEST CONTROL

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

INTERCOMS & ACCESS CONTROLS

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com

PLUMBING - WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamond mechanical.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Everest Plumbing Tsering Chomphel 510-233-2529 www.mount-everest-plumbing.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com Tanknot Tankless, Inc. David Shevick 415-794-2084 www.tanknot.com

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com INVESTIGATIONS

The Caliber Group Ray Rivera 510-583-5849 thecalibergroup@att.net INVESTMENT OPPORTUNITIES

Martinez Real Estate Investment Jose Martinez 510-769-0436 LAUNDRY EQUIPMENT

Coinmach Katherine Le 510-429-0900, x54435 www.coinmach.com Innovative Laundry Systems P.K. Forrest 877-777-3727 www.innovativelaundry.com

PLUMBING SUPPLIES

LEAD PREVENTION

A.C. Lead Poisoning Prevention Program Julie Twichell 510-567-8252 www.aclppp.org LIGHTING SUPPLIES

The Garza Company, Inc. Manuel Garza 510-763-9500 garza@garzaco.com

Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com DECEMBER 2012

PROMOTIONAL PRODUCTS

PROPERTY MAINTENANCE

LOCKSMITH EVICTION SERVICES

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Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com

Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com

40 RENTAL HOUSING

JB Painting Josue Landa 510-282-1431 jbpainting001@yahoo.com RDM Painting & Decorating Roberto Diaz 510-421-1908 rdmpainting1@yahoo.com Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net Universe Painting, Inc. William McKenzie 866-666-6761 www.universepainting.com

PROPERTY MAINTENANCE SUPPLIES

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ebrha.com

Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com PROPERTY MANAGEMENT

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com East Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.org The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Lapham Company Jon Shahoian 510-594-7600 www.laphamcompany.com Laramar Group Joby Tapia 415-814-5001 www.laramargroup.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Shaw Properties Liz Hart 510-654-1920 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com


Wellington Property Company Sarah Mills 510-339-3810 www.wellingtonpropertyco.com

Rosemary McNally Rosemary McNally 510-769-1845 www.rosemarymcnally.com

Sentry Alert David Ingham 510-549-0306 www.sentryalert.com

Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com

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

SEISMIC CONSTRUCTION

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

RECYCLING/REUSE

RAIN GUTTERS

R.C. Gutter Services Ramiro Cornejo 510-331-4425 Sunshine Gutters Tammar Hadiri 510-525-0880 www.sunshinegutters.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Davide Pio 510-815-2000 info@iliveinthebayarea.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Kilpatrick & Company Grant Chappell 510-972-4941 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Phil Williams 510-566-4994

Automatic Response Systems Steve Papai 510-717-3631 www.compax.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restore RENT CONTROL CONSULTANTS

Alan K. Beales 510-339-9776 RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org ROOFERS

Central Coating Company, Inc. Jack Hnilo 408-968-8438 www.centralcoatingcompany.com Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com Precision Roofing Company Michael Green 510-436-7575 precisionroofingco@sbcglobal.net SECURITY/SURVEILLANCE

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com

Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SIDING

James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com SOLAR POWER

Ally Electric & Solar, Inc. Metin Saglam 510-559-7700 www.allyelectrical.com Belenus Renewable Energy David Nolan 415-244-6383 www.belenussolar.com TENANT SCREENING SERVICE

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

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com TREE SERVICE

Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com WASTE & WASTE HANDLING EQUIPMENT

Automatic Response Systems Steve Papai 510-717-3631 www.compax.com Junk King Paul Bains 510-982-9650 paulb@junk-king.com Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WINDOWS

Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com

Milgard Windows & Doors Craig Rideau 925-260-4511 www.milgard.com

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

The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

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DECEMBER 2012

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RENTAL HOUSING 41


ad index

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ROOFING SERVICES

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ebrha.com

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Coldwell Banker. . . . . . . . . . . . . . . . . . . . . . . 16

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42 RENTAL HOUSING

Maisel Property Management. . . . . . . . . . . 32 Western Management Properties, Inc.. . . . 17

ebrha.com

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.


Non Payment of Rent Evictions Nuisance Evictions Owner Move-In Evictions Rent Board Petitions General Landlord-Tenant Litigation

With Offices in San Francisco and Oakland

CALL US: 510-836-0110

www.baypropertygroup.com


WELCOME TO THE NEW AMERICAN DREAM. It’s changing – dramatically. People want flexibility, professional mobility, and a wider range of living options. Now more than ever, households are choosing the freedom of renting. In fact, the fastest-growing populations in the next decade are empty-nesters and young professionals – people most likely to choose apartment living. That’s why half of all new households created this decade could be renters.

Building for this demand creates a large number of local jobs: on average 116 for every 100 apartment units constructed. They also generate an additional $5.5 million in wages and $3.3 million in federal, state and local tax revenue and fees. With upwards of 7 million new renters this decade, maybe it’s time to support the new American dream in your community.

www.nmhc.org

www.naahq.org

APARTMENTS. WHERE THE FUTURE LIVES.

Rental Housing  

How one East Bay, Calif. landlord is spreading goodwill to his tenants one chocolate bar at a time.

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