Rental Housing - February 2014

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | FEBRUARY 2014

finding overlooked TAX DEDUCTIONS Take advantage of the tax benefits available to property owners

PLUS: A QUICK GUIDE TO KEEPING PROPERTY MANAGEMENT RECORDS ISSUES EMERGE WHEN DEALING WITH NON-PERMITTED UNITS

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Contents

East Bay Rental Housing Association

FEBRUARY 2014

Volume XI, Number 2 February 2014 EBRHA OFFICE

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

Features & Columns

EBRHA STAFF EXECUTIVE DIRECTOR | Jill Broadhurst

jbroadhurst@ebrha.com ACCOUNTING MANAGER | Cathy Hayden chayden@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS

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

Esteban Cortez | ecortez@ebrha.com EDUCATION & MEMBER MANAGER

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

Evangelina Salazar | esalazar@ebrha.com EBRHA OFFICERS PRESIDENT Wayne C. Rowland 2ND VICE PRESIDENT Luke Blacklidge

10

14

A Guide to Keeping Records

The Importance of Form 1099

BY GEOFF ROBERTS

BY SALVATORE J. FRISCIA

TREASURER Bill Bagnell SECRETARY Jack Schwartz EBRHA DIRECTORS

Mark Almeida, Bill Bagnell, Symon Chang, Link Corkery, Reggie Hairston, Carmen Madden, Fred Morse, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Menna Tesfatsion, Mila Zelkha PUBLISHED BY

Wayne C. Rowland PRODUCED BY

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

18

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

Finding Overlooked Tax Deductions

Tina Bocheff | 510.318.8303

BY TERRY ALLEN

Features & Columns 8

NEWS

Events & Directory

EBRHA Urges Property Owners to Oppose Proposed Household Hazardous Waste Fee 24

HEALTH & SAFETY

30

ESQ.&A

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

Addressing Lead Paint Hazards

BY JULIE TWICHELL Dealing With Non-permitted Units

BY VARIOUS AUTHORS 4 RENTAL HOUSING

| FEBRUARY 2014 |

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.

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 Š 2013 by EBRHA. All rights reserved.

contributors TERRY ALLEN Terry Allen, CFP®, Accredited Wealth Management AdvisorSM, is a financial advisor with Enhance Wealth Advisors®, practicing in the San Francisco Bay Area. She is a past president and former board of directors member of the East Bay Rental Housing Association. Her real estate experience helps her provide specialized planning and advice for owners of income properties and people in the real estate industry. She is the current President of the Estate Planning Council of Diablo Valley and a member of the East Bay Chapter of the Financial Planning Association (FPA) and Estate Planning Council of the East Bay.

SALVATORE J. FRISCIA Salvatore J. Friscia is an entrepreneur, author and business owner. The founder of San Diego Premier Property Management, he’s a an expert in residential property management and has been featured in the Wall Street Journal, Forbes, CNBC News, and CBS Money Watch, as well as many other prominent media outlets.

He’s also a long-time blogger for All Things Property Management, the official blog of Buildium property management software.

ONLINE TENANT SCREENING

To Schedule an Appointment, Call (510) 893-9873 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 May 2012, landlords can collect a maximum of $44.51 for an application fee.

MEMBER PRICING GEOFF ROBERTS Geoff spends his days scheming up new ways to market and sell Buildium, property management software that is used to manage more than 500,000 residential units in 31 countries worldwide. If you manage a portfolio of residential properties, he suggests you sign up for a free trial immediately at www.buildium.com, as his happiness is tied directly to the number of prospective customers on a free trial each month.

JULIE TWICHELL Julie Twichell is the Outreach and Communications Manager for the Alameda County Healthy Homes Department. She has a degree in Public Health Education and has worked for the Lead Program for over 20 years, assisting families, property owners, contractors and other community members in making their properties healthier for children.

Basic Report* . . . . . . . . . . . $15 Bad Check Search. . . . . . . . $10 Social Security Search. . . . . $7 Criminal . . . . . . . . . . . . . . . . $10 Criminal (County) . . . . . . . . $10 Verbal and Fax Reports . . . . . . . Add $20

*Includes TransUnion credit report, FICO score and eviction history

East Bay Rental Housing Association TEL

6 RENTAL HOUSING

| FEBRUARY 2014 |

ebrha.com

510.893.9873 | FAX 510.893.2906 www.ebrha.com

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COLUMN

news no later than 12:00 p.m., February 26, 2014, unless delivered in person at the 3:00 p.m. meeting. EBRHA strongly encourages property owners to attend the meeting on February 26 in person and express an opinion against the fee.

Business License Fees Due March 1 in Oakland and February 28 in Berkeley Reminder to East Bay property owners: Business licenses in the cities of

EBRHA Urges Property Owners to Oppose Proposed Household Hazardous Waste Fee will consider adopting a fee of $9.55 per year per residential unit, collected through the property tax roll, at its 3:00 pm meeting on February 26, 2014, at 1537 Webster St., Oakland. Revenue from the fee will be used to support the countywide household hazardous waste program, which provides collection and disposal services for residential household hazardous waste such as paint, solvents and pesticides. The fee will support expanded services to all residents of Alameda County. According to the County, the fee has been structured to be reduced if program revenues or cost offsets from other sources are greater than projected. The County also stated that the fee will not go up with inflation or for any other reason, and will end on June 30, 2024. The HHW collection program is currently paid for through a per ton fee on municipal solid waste disposed in landfills. However, the fee has not changed since 2000 and the program either needs to be cut back dramatically or provided with additional funding. Several public stakeholder meetings were held in October 2013 to gather feedback from single-family and multi-family property owners about the proposed fee. Property owners may object to the adoption of this fee by signing and mailing back the response card sent to them. It must be received THE ALAMEDA COUNTY WASTE MANAGEMENT AUTHORITY

8 RENTAL HOUSING

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ebrha.com

Oakland and Berkeley are due March 1, 2014 and February 28, 2014, respectively.

All property owners in Oakland who wish to rent out their property must file and pay the initial $60.00 registration fee to obtain a business tax certificate. In Berkeley, all owners of commercial rental property, or residential property with three or more dwelling units on any parcel, are required to obtain a business license. If a property with three or more units is totally owner occupied, the owners must still submit an annual business license stating the property remains owner occupied. In addition, any person who provides lodging for longer than 14 days for five or more persons, must maintain a current business license. For more information, visit the City of Berkeley and City of Oakland websites at www. ci.berkeley.ca.us and www2.oaklandnet. com or call EBRHA at 510-893-9873.

Significant Changes to California’s Limited Liability Law in 2014 Effective January 1, 2014, Califor-

nia’s existing limited liability company law, the Bevery-Killea Limited Liability Company Act, California Corporations Code §§17000 – 17656, is being entirely replaced with the new California Revised Uniform Limited Liability Company Act (“RULLCA”), California Corporations Code §§17701.01 – 17713.13. Persons operating a limited liability company (“LLC”) formed before January 1, 2014 (“Pre-2014 LLC”) need to know that the RULLCA may significantly change the way they operate their LLC. Persons forming an LLC after January 1, 2014, need to know that they must comply with the provisions of the RULLCA when

PHOTO: ALLIE CAULFIELD

The Richmond-San Rafael bridge

forming and operating their new LLC. Persons operating a Pre-2014 LLC must review any Pre-2014 LLC Operating Agreement to determine whether there are provisions that (A) no longer comply with the RULLCA or (B) need to be modified or restated to clarify provisions of the Pre-2014 LLC Operating Agreement.

Note, however, the RULLCA is unclear as to whether post January 1, 2014 modifications to an existing operating agreement renders the entire operating agreement or only the modifications are subject to the provisions of the RULLCA. Prudence suggests that members of a Pre2014 LLC may desire to restate an entire operating agreement to avoid confusion.

While Pre-2014 LLCs will not be required to file new documents with the California Secretary of State to comply with RULLCA, the provisions of RULLCA will apply to these existing companies – without a grace period to be brought into conformance with RULLCA. A few examples of the changes brought about through the new RULLCA include: All LLCs will be presumed to be member managed unless the LLC’s Operating Agreement provides otherwise; The RULLCA limits the ability of an LLC Operating Agreement with respect to the manner in which the fiduciary duties of members or managers of an LLC may be altered or diminished; Newly admitted members to an LLC will be bound by the terms of an operating agreement, even if the new member did not actually sign or consent to the operating agreement; The rights and obligations of the members and managers may be subject to default provisions in the RULLCA unless the operating agreement specifies otherwise; The RULLCA expands the consent rights of members; The RULLCA changes when and what actions or events may result in a member’s disassociation from an LLC; The RULLCA modifies the scope of indemnification of member-managed LLCs. Members and managers of Pre2014 LLCs should take steps necessary to ensure that operating agreements conform to the requirements of the RULLCA or are modified to allow them to continue to operate in the manner that they choose without being surprised later that their operation of a Pre-2014 LLC is not governed by an operating agreement but by default provisions in the RULLCA. RH

UPCOMING MEETINGS & EVENTS

EBRHA Office Closed

DATES

MONDAY, FEBRUARY 17

Women’s Auxiliary Luncheon DATE/TIME TUESDAY, FEBRUARY 18, 11:45 A.M. LOCATION SCOTT’S SEAFOOD RESTAURANT 2 BROADWAY, OAKLAND, CALIFORNIA 94607

TOPIC MANAGING YOUR PROPERTY THOUGH ACCOUNTING SPEAKER TBD

PRICE AUXILIARY MEMBERS: $20; GUESTS: $35

Membership Meeting DATE/TIME LOCATION

TOPICS

SATURDAY, FEBRUARY 22, 10:00 A.M. - NOON EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND PARKING PROVIDED; DOWNLOAD PARKING PASS AT WWW.EBRHA.COM/MEMBERS n Taxes Q&A: Presented by Miguel Delgado,

David White & Associates

n Resources for Landlords With Elderly Tenants:

Presented by Dianna Garrett and Lenore McDonald,

Center for Elders’ Independence

Online Registration at ebrha.com/education

Unless noted, all events are held at the:

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 360 22nd St., Suite 240 Oakland

ebrha.com

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RENTAL HOUSING 9

COLUMN

all things property management Instructions page and is not intended to be considered tax or legal advice.

Useful tips to follow when filing this form.

BY SALVATORE J. FRISCIA

F

or property management companies, the month of January signals a time to prepare and issue year-end statements to their clients for tax preparation purposes. Consequently, each January the IRS requires that any taxpayers who have made payments in excess of $600 for services to vendors or workers that are not considered employees must prepare Form 1099 – Miscellaneous Income.

Property management companies are also federally required to file Form 1099 for their clients who have received in excess of $600 in rental income throughout the year. In addition, copies of this completed form must be provided to the IRS. The IRS compares the payments shown on the information returns with each recipient’s income 10 RENTAL HOUSING

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tax return to determine whether the payments were reported as income and done so properly.

Embracing Technology All packages would be carefully prepared prior to the end of January and mailed via snail mail (USPS) at a considerable cost. Well, the industry has advanced and those days are long gone. The advent of cloud computing and advanced property management software, such as Buildium, has allowed property managers to formulate numerous detailed reports and provide them via email in PDF format to clientele at a fraction of the cost and time.

These reports also meet state and federal requirements. Property management software has also allowed the tedious and often-misunderstood Form 1099 to be computer-generated and scheduled for automated mailing. Not only is this convenient for property management companies, but it also allows clientele to continue forwarding the year-end PDF report to their CPA or tax preparer regardless of where they are in the world.

Embrace technology and don’t let 1099s and year-end report packages get you down. Use January to focus on the upcoming year and not the past. RH

Filing Deadline The filing deadline for Form 1099 if filing by paper is February 28, 2014 (or March 31, 2014 if filing electronically).

The IRS also requires that you file Form 1096 to identify all of the Form 1099s. (The filing “Embrace technoldeadline for Form 1096 ogy and don’t let is June 2, 2014.) Note: 1099s and bulky You don’t need to use the year-end report 1096 if you file electronipackages get you cally. down. Use JanuPlease consult your tax advisor. This informa- ary to focus on the upcoming year and tion is provided courtesy not the past.” of the IRS 2013 General

ebrha.com

Salvatore J. Friscia is an entrepreneur, author and the founder of San Diego Premier Property Management. He has been featured in the Wall Street Journal and other prominent media outlets. Reprinted with permission from All Things Property Management, www. buildium.com/blog.

PHOTO: FLICKR USER MONEYBLOGNEWZ

The Importance of Form 1099

Potential Penalties Failure to issue a Form 1099 and file Form 1096 results in penalties and potential disallowances of deductions for those amounts paid. Thus it is imperative to comply with these filing requirements. In years past, our company, SDP Management, would spend a lot of time and resources preparing large, bulky, and paper-laden packages to meet these requirements. The packages, which contained printed year-end statements and other tax required documents, would detail the properties’ prior-year performance and provide necessary documentation for the client’s CPA or tax preparer.

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UPCOMING WORKSHOPS

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Fair Housing Best Practices and Your Rental Business D ATE & TIME

SPEAKER

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TOPICS

WEDNESDAY, FEBRUARY 4; 2:00 P.M. - 3:30 P.M.

Angie Watson-Hajjem, Fair Housing Specialist at ECHO Housing Members: Free; Non-members: $69 Who is Protected?, Disability Issues, Families with Children, Occupancy Standards, Advertising Units

When and How to Use Notices DATE & TIME WEDNESDAY, FEBRUARY 12; 2:00 P.M. - 3:30 P.M.

SPEAKER Matthew Quiring, Attorney

PRICE Members: $39; Non-members: $69

TOPICS Notice of Belief of Abandonment, 30 and 60 Day Noties to Quit, Ellis Act Evictions, Non-payment of Rent, Breach of Lease, Subletting, Properly Serving Notices, Terminations Without Notice, And More

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Landlord Basics D ATE & TIME

SPEAKER

PRICE

TOPICS

WEDNESDAY, FEBRUARY 19; 2:00 P.M. - 3:30 P.M.

Tori Blanca, EBRHA Members: Free; Non-members: $69 Tenant Screening, The Application Process, Fair Housing,

Measure EE, Rent Control, EBRHA Member Benefits, And More

Oakland: Be Rent Board Ready

D ATE & TIME

SPEAKER

PRICE TOPICS

WEDNESDAY, FEBRUARY 26; 2:00 P.M. - 3:30 P.M.

Jill Broadhurst, EBRHA Members: $39; Non-members: $69 Do you have an upcoming rent board hearing or feel you may be called in soon? Find out what you should be doing before, and up until, your rent board hearing date. Making sure you know a few facts about the rent ordinance can be the ticket to a victory when presenting your case to the hearing officer.

Online Registration at ebrha.com/education

All classes and workshops are held at the

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 360 22nd St., Suite 240 Oakland

ebrha.com

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RENTAL HOUSING 11

From Start to Finish, EBRHA Integrated Leasing

INTRODUCING INTEGRATED LEASING Marketing • Rental rates set using real-time market and comps database • Best-in-class advertisements created using professional photographs • Your property advertised on all major apartment and relocation websites

Leasing • Signed leases, prepaid rent, and security deposits collected for hand-off to owner/manager • Rest easy knowing that we do all the hard work • Your job — collect more income on your valuable asset

Touring • Prospective tenants schedule tours via phone or online • Appointments available 12 hours a day, 7 days a week • Tours conducted by licensed leasing agents, familiar with building and neighborhood

Screening • Prospective tenants screened and qualified using thorough rental application • Employer and previous landlord references checked • Owner/manager approves tenants or leasing staff can select • Applicant notified as early as 24 hours

Save time and make more money by using EBRHA Integrated Leasing

Fills Your Units with High-quality Tenants Faster

What is integrated leasing?

Integrated leasing is a turnkey solution that includes marketing, touring, screening and leasing your rental property. Taking into account your property profile and leasing criteria, integrated leasing results in your units being occupied by your ideal tenant faster, and at an optimal rent, saving time and increasing ROI and property values.

Why use integrated leasing?

Owners use integrated leasing for a variety of reasons. Some owners want to hand-off this portion of their business so they can focus on other aspects, like expanding their portfolios.

Others use integrated leasing so they can scale back their involvement, and simply focus on property management or finances.

My leasing process seems to be working well.

Why change it?

In the lifespan of a residential property investment, the factor that owners have the most control over is income, which comes down to effective leasing. Most owners would be shocked to realize they are leaving money on the table: property managers and resident managers have very little incentive to maximize rents, instead targeting a quick and easy process. As a result, owners feel that leasing is simple, even though their leasing process is effectively losing money.

What does it cost?

EBRHA offers members the lowest commission in the leasing industry, anywhere from 25 - 90% of one month’s rent, depending on several factors, including number of units in the portfolio.

How will I make more money?

Integrated leasing has proven to decrease vacancy downtime by 9-12 days and increase rent by 5% or more. Those who use Integrated Leasing will immediately make higher net income after expenses and achieve significantly higher asset value on their property.

How is documentation handled?

The entire process is online and streamlined.

Applicants are screened with thorough background checks, credit history reports, income verification, and landlord references. All rental forms, property disclosures and leasing documents are processed, making it easy and stress-free for owners and renters. This results in faster leasing, and renters love it.

How do I know the status of my unit?

Owners have an online dashboard where they can check on the status of their property’s leasing process in real-time, including tenant leads, property tours, and the ability to view applications as soon as they’re complete.

Activity is monitored very closely, and users are provided with updates on a regular basis.

Powered by

For more information, go to www.ebrha.com/leasing

FEATURE

A Guide to Keeping Records Tips to help you effectively store important property management files. BY GEOFF ROBERTS

14 RENTAL HOUSING

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ebrha.com

K

eeping records on hand is important for a number of financial and legal reasons.

Just because you’ve paid off an account or a tenant has vacated a unit, it doesn’t mean that you’ll never have cause to deal with these vendors or individuals again. Whether it’s for taxes, future loan applications or legal issues down the line, you always want to be sure you have access to the information you need at any future point. Following are a few things to keep in mind about keeping records.

What Kind of Records Do I Need to Hang on to?

How Long Should I Store Important Records?

As a business owner you will want to hang on to records that pertain to: personnel, tenants, financial transactions (both payments received and payments made), property-related information (both your properties and your clients), insurance, legal documentation and audit documentation.

As it relates specifically to property management, you will want to keep the following information for these specific periods of time:

How Long Should I Keep Records?

Three Years Banking records Expired insurance policies Correspondence (with clients, tenants, real estate agencies, etc.)

Internal audits

The answer is: it depends. While the default answer for this question tends to be “seven years,” that is only the case in certain instances.

Different types of records should be kept for different periods of time. Standard time periods include one year, three years, seven years, and, in some cases, permanently. See the list at right for more specific information.

Organizing Your Files

Happily, thanks to digitization, keeping all these records doesn’t mean that you need to have stacks of boxes clogging up office space. Many of the items included in this list can also be kept electronically. Remember, though, computers crash and are replaced over time and records can go along with them. Particularly when it comes to records that should be kept for longer periods or permanently, make sure that they are electronically preserved either on an external drive or on a secure server. If your records are overwhelming or if you want to digitally archive all old records in one fell swoop, outside contractors that specialize in this function can be hired. Hard copies of vital records such as deeds, mortgages, and property records should be protected in disaster-proof climates, such as a safe or vault. RH The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Geoff Roberts is responsible for marketing at Buildium. He can be reached at geoff@ buildium.com. Article reprinted with permission from All Things Property Management, www.buildium.com/blog.

One Year Employee applications Purchase orders Meeting minutes

Seven Years Accident reports/claims Accounts payable ledgers Accounts receivable ledgers Bank statements Expired contracts and leases Employee records (seven years post-termination) Expense reports General journals Invoices (both incoming and outgoing) Payroll records Purchase orders Permanently Articles of incorporation External audits Canceled checks for property purchases and taxes Deeds and mortgages Year-end financial statements General ledger balances Licenses and permits Property appraisals Property records (costs, blueprints, etc.)

Tax returns The information contained in this list and article is general in nature. Please consult with a tax professional or attorney for any specific problem.

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RENTAL HOUSING 15

16 RENTAL HOUSING

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ebrha.com

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Couples with – or without – children.

It makes you realize how well apartment homes fit

into today’s communities.

After all, apartments and residents contribute

processors, and cello players who call apartments home.

For a fresh take on today’s housing market – state by state – and an interactive picture of how, with your help, we can develop 300,000 new

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FEATURE

Finding Overlooked Tax Deductions Take advantage of the tax benefits available to rental property owners. BY TERRY ALLEN

A

s tax season approaches, we begin to track down our W2s, 1099s and other tax documents, and maybe add up our mortgage deductions. No one wants to pay a penny more in taxes than they have to — so it’s surprising how many rental property owners overlook some of the tax benefits available to them.

“More deductions and tax-related strategies are available for rental property than for just about any other type of investment,” writes business journalist Vivian Marino in the New York Times.

Why do many rental property owners, including some whose entire income comes from rental real estate, leave this money on the table? One reason may be lack of a good system to keep track of expenses. Another reason may be fear. As the rate of IRS audits continues to rise, some pass up legitimate deductions for fear of bringing a costly and time-consuming audit down on their heads. Others, including “accidental landlords” — owners who find themselves renting property they once hoped to sell or live in — simply don’t know the many deductions they’re entitled to.

While most may know they can deduct costs like mortgage interest and insurance, how many know there are various ways to depreciate a property whose value is increasing? Or that they can deduct everything from property management fees and fees for advertising the property to the cost of travelling to and from properties, even when they are out of town properties?

While keeping track of expenses for rental properties can be time consuming and require organization, it’s well worth the effort as long as you follow some basic rules.

Keep All Records

“It’s important to keep a record of everything you do that’s related to the property, and document, document, document,” says Dean Youngman, C.P.A., Concord and rental property owner. “If you get audited, it will be vital to have the records and ebrha.com

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RENTAL HOUSING 19

“Why do many rental property owners, including some whose entire income comes from rental real estate, leave this money on the table? One reason may be lack of a good system to keep track of expenses. Another reason may be fear.”

Bed bugs feces in a wall outlet

you’ll be glad to have this back up.”

Of course, who takes the time to do that? But it really helps to keep a clear account ledger chronicling all your receipts and expenditures for each property, including things like repairs the tenants make themselves and then deduct from their rent — that kind of thing is easy to forget.

You can make life easier by using rental property management software.

When I first purchased rental property back in the 1970’s, before the use of the personal computer became common, I kept track of income and expenses in a ledger book. I later began using Microsoft Excel on my PC and finally graduated to Quicken to help organize my records.

This helped me save time and reduced the chance of my missing deductions, especially for cash purchases.

Most experts say using a software program to record income and expenses makes it much easier to fill out the required Schedule E, Supplemental Income and Loss form, accurately at tax time. It also helps to treat your rentals as a business, keeping separate bank accounts and credit cards for all related activities.

Potentially Deductible Expenses

Of course, if your gross rental income is greater than your expenses, that profit is taxable. But what if you take a big loss?

Because rental activities are considered passive activities, you can’t deduct expenses greater than your gross rental 20 RENTAL HOUSING

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income in the current year.

The good news is you may be able to deduct these expenses in future years.

And if you materially participate in those rental activities, you may deduct up to $25,000 of any excess passive losses against income from other sources.

However, this $25,000 amount begins to phase out when your modified adjusted gross income (MAGI) exceeds $100,000 and is eliminated entirely for incomes exceeding $150,000. (IRC 469)

Depreciation

The best deduction for a landlord may be depreciation, because it basically allows you to write off the purchase price of the property (minus the land), which the IRS calls the cost basis.

Given normal wear and tear, the IRS assumes the value of rental property will depreciate approximately 3.65% each year over 27.5 years for residential property or 39 years for commercial property.

Doing the math means that if you paid $500,000 (not including land value) for a rental property this year, your depreciation deduction would be $18,250 each year for the next 27.5 years. You may well be able to deduct that depreciation even as your property value is climbing.

(IRS Publication 527) It can also help to use “cost segregation” to depreciate some parts of the property, like furniture and appliances, separately, over a shorter period of time.

Improvements and Repairs

Some landlords may be surprised to learn

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that certain improvements they make that add to the property’s long-term value are also included in the cost basis and depreciated over time. They are not fully deducted in the year they’re made; their cost is recovered through depreciation. Please consult your tax advisor for further information.

The IRS has issued final capitalization and repair regulations replacing temporary regulations issued in 2011. (TD 9636) In addition, since 2006, the energyefficiency deduction lets you deduct the cost of making commercial buildings more energy-efficient.

The cost of most repairs, which keep your property in good working order but do not add to the value of the property or prolong its life, may also be deducted, but in most cases only in the year that cost is incurred. It’s important to know the rules when calculating repair costs: for example, you may deduct the cost of supplies, but not the cost of your own labor.

Operating and Travel Expenses

You can also deduct the costs of keeping the property up and running, which start from the moment you buy the property— both mortgage interest payments and private mortgage insurance are deductible.

Deductible operating costs also include local property taxes, interest on loans for improvements, insurance, property management fees, tools and hardware, advertising, utility bills (if the tenant doesn’t pay them), landscaping, books and subscriptions, seminars and meetings, and the interest on rental-related credit cards, to name a few.

Rental property owners may also only deduct expenses that are considered ordinary, like paying to fix a leaky roof, or necessary (defined as “helpful and appropriate”) for your business, like buying software to keep track of all your records.

Landlords may not realize that many rental-related travel costs they incur are also deductible, including the cost of repairing the car and filling it with gas, as well as tolls and parking fees. They can also deduct airplane tickets, hotel

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bills, and part of their meals and other expenses for out of town properties.

These expenses should be well-documented as they can be a red flag for the IRS.

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Near Piedmont Ave., 18-units, Oakland

If your commute to work is across the hall, you may be able to take deductions for your home office, as long as the workspace is the principal place of business. It doesn’t have to be an entire room, just as long as it occupies a defined area used solely for business. If that’s the case, you may well be able to deduct expenses including part of your utilities, homeowner’s insurance, and interest on your mortgage. You’d use a Schedule C to report these deductions.

You can help to substantiate your home office deduction by taking pictures or making diagrams of the office space and maintaining a record of the time spent working there. And even if you don’t meet the criteria for a home office, you can still deduct some of the costs of working at home, like office supplies and long-distance phone calls.

Losses Grand Ave. 4 plex, Oakland, Represented Seller

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If a fire, flood or other disaster damages or destroys your property, or you are a victim of theft or vandalism, you may be able to deduct part or all of that loss. There are also varying deductions if you sustain a tax loss on your property.

These are lower if your properties are considered passive income, and higher if you can be defined as an active manager who does things like interview and screen potential tenants.

Other Deductions

These are some of, but by no means all, the potential tax advantages rental property owners may want to pursue. And whatever you decide to do, we suggest that before you turn in that final Schedule E, you consult with your tax professional.

RH

The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Terry Allen, CFP®, Accredited Wealth Management AdvisorSM, is a financial advisor with Enhance Wealth Advisors® practicing in the San Francisco Bay Area. She can be reached at 888-774-4494 or terry@enhancewa.com.

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health & safety

Addressing Lead Paint Hazards Assistance is available to address housing conditions that affect your tenants. BY JULIE TWICHELL

Property owner Jorge Diaz displays progress on remediating lead paint hazards

L

ead paint has been in the news again lately, this time in a landmark court decision. On January 7th, Santa Clara Superior Court Judge James P. Kleinberg issued his final verdict ordering Sherwin Williams, National Lead and ConAgra to pay $1.15 billion into a fund to remove lead paint from homes in 10 counties and cities in California, including Alameda County. This is the largest public nuisance award in the history of the State of California.

In his decision, Judge Kleinberg ruled that Sherwin Williams, National Lead and ConAgra knew back in the early 1900s that lead was toxic and not only continued to put it in their paint, but 24 RENTAL HOUSING

| FEBRUARY 2014 |

and will most likely take years to resolve.

In the meantime, the Alameda County Healthy Homes Department is offering grants and technical assistance to address lead hazards, and other health and safety issues, in pre-1978 properties, in Alameda, Berkeley, Emeryville and Oakland.

The Effects of Lead Poisoning Lead poisoning is one of the most serious and preventable childhood environment health problems facing us today. Exposure to lead can cause brain damage and other long-term health problems such as learning disabilities, nerve damage, hearing loss and behavioral problems. Mold, pests and lack of good ventilation in a home can also be detrimental to health and trigger asthma attacks.

Young children are especially vulnerable to the harm caused by lead exposures.

Children often show no symptoms until it is too late. That’s why it’s so important that children have a blood lead test at one and two years old, especially if they live in a home built before 1978, or have someone in the household who works with lead (including painters and construction workers).

Lead-based paint is still the number one cause of lead poisoning in Alameda County. The large majority of our housing was built before 1978 when lead paint was in wide use. The old layers of paint become especially hazardous when it deteriorates, creates lead dust on window sills or other friction surfaces, or is disturbed during painting and renovation work. Much of our soil is also contaminated with lead.

actively promoted the benefits of lead in paint. As a result, millions of homes are now coated on the inside and outside Help is Available with high levels of lead-based paint that The Alameda County Healthy Homes haunts us to this day.

Department offers free in-home consultaLead paint exposures continue to tions and financial assistance to rental subject young children and workers property owners and owner occupants of to a lifetime of neurological and other pre-1978 residential property in Oakland, serious health conditions.

Berkeley, Emeryville The problem of lead in “Lead-based paint and Alameda. paint has also resulted is still the #1 cause During an in-home in liability claims against of lead poisoning consultation, a profeslandlords, and an array of in Alameda County. sional housing expert regulations to protect resiThe large majority will conduct a visual dents and painters from of our housing was survey and provide exposure to lead. built before 1978 individualized recomThe court award is when lead paint was mendations to help expected to be appealed in wide use.” identify and resolve

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PHOTO: COURTESY OF ALAMEDA COUNTY HEALTHY HOMES DEPARTMENT

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lead hazards and other safety and healthy housing issues in the home. The consult also includes information about services and repair funds available. The in-home consultation is available to any pre-1978 residential property owner in Alameda, Berkeley, Emeryville or Oakland, regardless of income.

Rental property owners and owner occupants are both encouraged to utilize this service.

Technical Assistance and Grant Funding In addition, the Healthy Homes Department provides technical assistance and grant funding to remediate lead paint hazards and to address other healthrelated housing conditions that particularly affect young children.

To be eligible, the occupants must be low-income and have a child under 6 years old, a pregnant woman or a young child visiting on a regular basis. This includes in-home day care centers, or a grandparent who regularly cares for a young child.

Most families with young children in Oakland, Alameda, Berkeley and Emeryville who are accessing Social Service programs and benefits, or have Section 8 vouchers, are income eligible.

The repair assistance includes complete start to finish project management services including a free paint inspection and risk assessment and up to $4,000 per unit in grants to pay for lead hazard control work and other healthy homes issues.

This may include interior and exterior painting, window and door repair, and landscaping work to address lead hazards found on the property. By completion, the property is a lead-safe and healthier home.

Accessing Services For more information, an online application or to learn about guest speaker opportunities, visit www.achhd.org or call the Healthy Homes information line at 510-567-8280. RH Julie Twichell is the Outreach and Communications Manager for the Alameda County Healthy Homes Department, and has worked for the program for over 20 years. She can be reached at 510-567-8252 or julie.twichell@acgov.org.

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March Member Mixer Unable to attend our Saturday member meetings?

This mixer is an opportunity to network and socialize with EBRHA members, staff and Board members, and have your rental housing questions answered by an attorney in a casual, social format. Wine and snacks provided.

DATE WEDNESDAY, MARCH 19 L OCATION EBRHA EDUCATION CENTER

360 22ND STREET, SUITE 240

OAKLAND, CA 94612

TIME 6:30 P.M. – 8:00 P.M. SPEAKER CLIFFORD FRIED & STEVE WILLIAMS, FRIED & WILLIAMS LLP

Please RSVP to Tori Blanca at tblanca@ebrha. com or 510-893-9873.

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RENTAL HOUSING 27

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esq. & a

Dealing With NonPermitted Units

Potential issues emerge when evicting a problem tenant from a non-permitted unit. BY VARIOUS AUTHORS

Q

I own an apartment building with a non-permitted unit that is rented to a problem tenant. The tenant complains about noise from the other units in the building and insufficient heat. This tenant hasn’t paid rent in two months. Can I evict this tenant and what should I be concerned about?

A

There are a few attorneys in town who are making a nice living out of suing landlords who have rented non-permitted units. You need to be extremely careful and retain the services of an attorney experienced in both evictions and non-permitted units.

I want to preface this answer by saying that you shouldn’t rent a nonpermitted unit. The City doesn’t want owners renting units that lack a certificate of occupancy. Renting these units can subject you to fines from the City 30 RENTAL HOUSING

| FEBRUARY 2014 |

and liability to the tenants who live there.

There are a number of issues that landlords should be aware of when dealing with problem tenants in nonpermitted units.

Evictions. The good news is that it is relatively easy to evict a tenant from these units. The question suggests three separate and alternative grounds for eviction. The tenant could be served with a three-day notice to quit based on the premises being used for an unlawful purpose. The Oakland Rent Board has tried to prevent the use of three-day notices by passing a regulation that requires the use of a 30/60 day notice of termination of tenancy. That regulation is being challenged and the case is in the Court of Appeal.

A more conservative approach would be to serve a 30/60 day notice. However, doing so could subject the landlord to additional fines from the City for continuing to rent a non-permitted unit.

These notices require the landlord to pull permits to remove the unit from housing use. Landlords should not pull demolition permits because the permit application requires that the tenant be given notice of the permit. The tenant will challenge the permit and the eviction process will drag on for several months.

And where rent is unpaid, a threeday notice to pay rent or quit may be a viable option. There is one published decision that says a tenant occupying

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a non-permitted unit is not entitled to possession. The case held that while the tenant had no obligation to pay rent on the unit, the landlord is entitled to a judgment of possession.

Tenant Claims. Your tenant may decide to sue you for renting them a nonpermitted unit. The theory of recovery is that the non-permitted unit is uninhabitable, that it was fraudulent to rent it in the first place and that it is an unfair business practice to rent the unit. In these lawsuits, the tenants ask the court for punitive damages and a disgorgement of all rents paid since the inception of the tenancy.

The problem with these tenant claims is that the tenant rarely suffers any financial damages from renting the nonpermitted unit. And, no court has ever ordered a landlord to pay back the rent because the unit was non-permitted. Still, defending the claim can be expensive.

Insurance Coverage. Sometimes, the landlord’s insurance carrier will defend the tenant claim. But, not always. For example, many non-permitted units are in a single family home that is insured with a homeowner’s policy. These policies typically don’t help with tenant lawsuits.

A comprehensive general liability policy might cover the claim. Still, where the unit is non-permitted, the insurance company might have a good argument for not defending the claim.

Legalizing the Unit. It might be possible to obtain a certificate of occupancy for the unit. Before you give up and remove the non-permitted unit from housing use, consider hiring an architect or contractor and inquire into the feasibility of legalizing the unit. Where the unit is pretty much up to code and there is ample off-street parking for all units on the property, your chances are pretty good.

Losing the Unit. If you decide to evict a tenant from a non-permitted unit, there is a good chance that you won’t be renting that unit again. Your tenant will report the unit to the City and an inspector will order you to stop renting the unit and possibly permanently remove the kitchen and other improvements. This is a shame for many non-permitted units which are suitable for habitation and provide a good source of decent housing in a

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RENTAL HOUSING 31

city where demand for housing outstrips supply. —CLIFFORD FRIED

A quick, efficient, reasonable service for apartment owners since 1975

Q

I have a tenant who hasn’t paid his rent in over two years! I am losing patience with him. When is a good time to see a lawyer and start an eviction?

A

(510) 839-2067 Jack London Square 510 Third Street, Suite 101, Oakland, California 94607 rh.0110.evictors.indd 1

12/23/09 10:16:33 AM

EBRHA’s Legislative Day on April 9 Needs You! Do you have an interest in representing EBRHA in Sacramento?

You can spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating them on the intricacies and realities of our industry. Call us now for a special seat at this annual table. Training is required to attend this all-day commitment, and meals are provided.

A better question is, why have you waited so long to serve an eviction notice? The time to evict was months ago! For every day the tenant remains in possession, you will forever lose another day’s rent. You will never see your lost rent again. Three-day notices to pay rent or quit should not demand rent that has been due and unpaid for a year or more.

If you intend to follow through with your three-day notice by going to court and filing an unlawful detainer action, you must play by all of the rules. The statute that permits landlords to file speedy eviction actions in court says that you must first serve a notice. The statute then says the notice may be served at any time within one year after the rent becomes due. This law has been interpreted by the courts to mean that notices demanding rent that was due more than 12 months ago are invalid.

Landlords may still be able to recover unpaid rent that is more than a year overdue. First, serve the three-day notice for the first 12 months and pursue an unlawful detainer action to recover possession and the first unpaid 12 months.

Then file a small claims court action for any rent that is more than 12 months overdue and was not included in your notice. While your tenant may be judgment proof, you will have made a legal demand for all of the rent you are owed.

Also be aware that many good lease agreements, such as the one provided by EBRHA, have provisions that permits landlords to apply new rent payments to old rental obligations that are unpaid.

These provisions essentially permit landlords to include in their eviction notices rent that was due more than a year ago.

—STEVE WILLIAMS RH

CONTACT TORI BLANCA AT TBLANCA@EBRHA.COM OR 510893-9873 TO RSVP OR VISIT WWW.EBRHA.COM/PAC FOR MORE INFORMATION.

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The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steve Williams and Clifford Fried are attorneys with Fried & Williams LLP and can be reached at (510) 625-0100 or www.friedwilliams.com.

LEFTOVERS?

THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTEE.

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The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry.

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The training program is presented to teach property managers, superintendants, maintenance staff and service providers the following: R make effective decisions to improve energy and environmental performance in your existing multifamily buildings; R prepare for the Building Performance Institute (BPI) Multifamily Energy Efficient Building Operator exams and get certified; R and walk away with actionable practices and tools that you can immediately implement at your site. Training includes four days of concentrated instruction, with various green property management topics. StopWaste.Org is pleased to present and provide subsidy for this training in partnership with instructors, publicity sponsors and certification organizations. The four-day training will be on February 19, 20, 24 and 25, from 9 a.m. to 5 p.m. in Emeryville.

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Notice of Intent Lease Agreement - Oakland to Enter Renta Applicationrent from Owner the Premises subject

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Agent) □ Tenant Civil Residential Rental Code Section 1954 _____ (Owner or To______________ □ Guarantor ________________ ____________________ ________________ ____________________ complete a separate application ________________ Terms of Tenancy(Name of resident and all other 18 must rental Each person over occupants in Date ________ premises Move-In

Used In The Past Any Other Names You’ve

Look for a n n ou n cem e n t s a bou t u pd at e d f o r m s in ear l y 20 1 4 .

Occupants All Other Proposed

- Name Emergency Contact

Rental History Street Address City State & Zip Last Rent Amount Paid Manager Name Manager Phone Number Reason for leaving

Dates of Residency

Employment Employed By Address Employer’s Phone Occupation Name of Supervisor Monthly Gross Pay

Dates of Employment

Credit Savings Account Checking Account Credit Card

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Middle

First

possession) ___________ located at: Deposit (“Resident”) Monthly Rent______________________________________________________ ________________ for the ________________ ___________________________ _________ ________________ Unit ________ (Address) ________________ ______________________________________________________ , (if applicable _____________ ) ________ ______________________ ________(Name) ________________ ______________________________________________________ Photo ID # # ______________________ _, California (City) Social SecurityPLEASE (Address) ________________ Date Birth TAKE NOTICE ___________________________ Last ___________________________ _____ (“Premise that ______________________ and on ________ during normal (Phone & Email) (Zip) s”) ________ business hours, ____ 20______ Tenants [check all the Owner/Ag ________________________ Phone that _ (date), at Cell apply]: ent of the Home Phone ________________________ approximately ________ (Name) ______________________ Premises,(DOB) _______________ Email will enter

Owner

Applied For Address of Property

________________________ the Premises (time) ________________________ To make or for the following ________ (Name) ______________________ arrange reason(s) (DOB) for the following ________________________ Relationship Birth Date ________________________ necessary improvements: ________ (Name) ______________________ or agreed(DOB) upon repairs, ________________________________________________ decorations, ________________ ________ (Name) ______________________ alterations (DOB) or ________________________________________________________________ ________________ ________ (Name) ________________ ______________________ ________ ________________ (DOB) ________ Premises ________________ ________________ ________________ ______________________________________________________ _____ ________________ ________ ___________________________ ________________(Address) ________________ ________________ Rent $______________ per month payable _____ in advance ________________ on the ___________ day of each month.

Relationship  To supply _____________ the following Contact - Phone Number Emergency Parking necessar Parking space assigned _____________.

Monthly charge $______________, payabley or agreed upon ________ ________________ with monthly rent. service(s): ________________ Storage Storage space assigned _____________.________________ ________________ Monthly charge $______________, ________________ payable with monthly rent. ________________ ________________ ________ Prior Residence _____________ Rent Payments ________________  Previous ElectronicResidence ________________ Funds Transfer (EFT)  Personal check ________  Cashier’s check or money order ________________ ________  Cash________ Current Residence _____ ________________ Security Deposit  $______________.

To show the ________________ Premises to _____ prospective or actual purchase Late Charge $______________ if Owner does not Notice rs, mortgage receive rent full within _______ days after the due ofinentry es or tenants. date. based on the above, may being for sale Returned Payment be given verbally $______________ in the event any check within or other days is form of payment120 if Resident shall ofreturned

by Tenant the notice. leave payment” or any other reason. for lack Otherwise has been notified of sufficient funds, a “stop written evidence , a 24 hour of the entry copy of this notice is considered in writing of the Premises inside the unit.

Notice in the Term of Tenancy Premises) (Please fill reasonable.

The term of this Agreement is for ____________ out Notice Owner/Agent beginning on ____________ and .ending of Entry below  on _____________.

To show the and leave a signed Premises to (Term) (Date)workers, (Date) or contracto At which time this Lease shall terminate From/To rs performi without further  notice. Any holding over thereafter shall ng repairs From/To install, repair, Owner/Agent result in Resident being for daily rental damagersTo or improvem liable to equal to the current test, market From/To valueor ents. of the unit, divided by 30. A “month-to-month” 13113.7(e subject to the terms and conditions tenancy of this).agreement shall be created only maintain detectors if Owner/Agentsmoke thereafter, and if so accepted, tenancy accepts rent from Resident pursuant to may be terminated by Resident after service upon the Owner/Agent of a written California Health Notice of Termination. Except as prohibited 30-day by law,  & Safety Code month-to-month tenancy may be terminated service upon the Resident of a writtenTo inspect that by the Owner/Agent by Section the installati 60-day noticeEmployment of tenancy. on of aHowever, Prior of termination that “if any tenant or residentconformity Civil Code Section 1946.1 provides waterbed with the California dwelling for less Employmenthas resided in or other furniture Previous one year”, the Owner/Agent Civilthan service upon the Resident of a written 30-day Code the tenancy Section 1940.5(f). may terminate notice.

Current Employment withbyliquid filling material and/or  To perform Pets to insure its Approved pets ___________________________ a move-ou t inspectio _____________________.

A 48 hour written ___________________________ n requested notice of entry

by Resident will constitute Owner’s Utilities pursuant to Owner pays for ___________________________ reasonable California Civil ________________________________________________. notice for this Code Section  Pursuant to type of entry.

1950.5(f)(1). a court order.

Tenant’s Utilities Tenant pays for

Carlon Tanner, Owner/Broker

______________________________________________________

Appliances & Fixtures From/To

Use and Occupancy

_____________________.

If you wish to be present Owner provides ___________________________ or if you have ___________________________ any questions, _____________________. please contact Owner/Agent Name: ________ From/To at: ________________ From/To ________________ General Terms and Conditions of Tenancy ____ Telephone : ________ The Premises are to be occupied and ________________ used only as a private residence by Tenants, _____________ without Owner’s prior written consent, subject to applicable state and local laws. Occupancy by additional persons any six-month period is prohibited without for more than two weeks in Owner’s written consent. Violation of the provisions of this Section is a substantial violation of a material term or Owed On Deposit Balance of the tenancy and is a just cause Form for eviction. provided Name by

Bank/Institution

I have reviewed this page ___ ___ ___

the East Bay Rental Housing Association® www.ebrha.com Form Notice to Enter Dwelling Unit© (11/11)

___ ___ ___ ___ ___ (Tenant initials)

Page 1 of 4

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

Visit www.ebrha.com/members for updates.

ebrha.com

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community calendar EVENTS & CLASSES

february

march

WEDNESDAY, FEBRUARY 4

TUESDAY, MARCH 4

Fair Housing Best Practice and Your Rental Business

Landlord 103 Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

Angie Watson-Hajjem, Fair Housing Specialist at ECHO Housing Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, MARCH 6

New Ordinances for Berkeley 2014 Michael St. John, St. John & Associates Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

WEDNESDAY, FEBRUARY 12*

When and How to Use Notices Matthew Quiring, Attorney Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

TUESDAY, MARCH 11

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

MONDAY, FEBRUARY 17

EBRHA Office Closed TUESDAY, FEBRUARY 18

Women’s Auxiliary Luncheon Topic: Accounting

SATURDAY, MARCH 15

Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $30; Guests: $38; 11:45 a.m.; Contact Anna Alberti for more info: 510-562-1179 WEDNESDAY, FEBRUARY 19

Landlord Basics Tori Blanca, EBRHA, CCRM

EBRHA General Membership Meeting Topics: • Legal Q&A: Daniel Bornstein, Bornstein & Bornstein

• Maintenance Solutions for Property Owners: Susan Spott, SpottCheck Consulting

• Integrated Leasing: Chris Graff, RentMethod 10:00 a.m. - Noon TUESDAY, MARCH 18

Members: Free; Non-members: $69 2:00 p.m. - 3:00 p.m.

SATURDAY, FEBRUARY 22

EBRHA General Membership Meeting Topics: Taxes Q&A — Miguel Delgado, David White & Associates

Resources for Landlords with Elderly Tenants —

Dianna Garrett and Lenore McDonald, Center for Elder Independence 10:00 a.m. - Noon WEDNESDAY, FEBRUARY 26*

Oakland: Be Rent Board Ready Jill Broadhurst, EBRHA Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Topic and Speaker: TBD Auxiliary Members: $30; Guests: $38; 11:45 a.m.; Contact Anna Alberti for more info: 510-562-1179 WEDNESDAY, MARCH 19

March Member Meeting and Mixer EBRHA Office, 360 22nd Street, Suite 240, Oakland Drinks and snacks provided Please RSVP to Tori Blanca at tblanca@ebrha.com Legal Q&A by Clifford Fried and Steve Williams, Fried & Williams LLP 6:30 p.m. – 8:00 p.m.

TUESDAY, MARCH 25

Landlord 101 Tori Blanca, EBRHA, CCRM Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

*Members: $39; Non-members: $69. Mandatory prepayment required; 72 hour cancellation; No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com/education or call (510) 893-9873. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

| FEBRUARY 2014 |

ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2013-14 (2.1%) A CPI increase of 2.1% became effective on July 1, 2013. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

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

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

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

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

ANNUAL ALLOWABLE RENT INCREASE

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

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

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

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

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

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

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

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

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member directory

CONTACTS, PRODUCTS & SERVICES Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Matthew Quiring Attorney at Law 510-225-1345 mpquiring@gmail.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

ABATEMENT SERVICES

P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.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

Cassandra Adams Architect Cassandra Adams 510-215-5050 cassadams7@gmail.com InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com ASPHALT/CONCRETE

American Asphalt & Concrete Jeannie Nyberg 510-723-0280, x28 www.americanasphalt.com ASSOCIATIONS

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

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com 38 RENTAL HOUSING

| FEBRUARY 2014 |

ATTORNEYS - LAND USE/CONDO CONVERSION

Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/ CORPORATION

Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com AUTOMOTIVE

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com ebrha.com

Cooperative Center Federal Credit Union Chris Perez 510-647-2127 cperez@coopfcu.org First Federal Savings & Loan Assoc.

Anthony Moreno 415-460-2657 www.ffsavings.com 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 Mike Popovich 510-899-7548 mpopovich@torreypinesbank.com BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com BUILDING MATERIALS/HARDWARE

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com ReStore/Habitat for Humanity Jeff Goodwin 510-251-6304 www.habitateb.org/restore jgoodwin@habitat.ebsv.org CARPET CLEANING

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

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

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

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

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com DEVELOPMENT

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net DOORS & GATES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ELECTRICAL SUPPLIES

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

City Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.com Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net ELEVATOR REPAIRS

Paramount Elevator Corp.

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

EMERGENCY RESPONSE

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com ENERGY RETAILER

AXA Corporation Purie Infante 415-740-6178 www.axacorp.joinambit.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 HAZMAT, CRIME SCENE, BIO CLEAN-UP

FINANCIAL PLANNING

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com

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

HEATING & AIR CONDITIONING

88HVAC Matt Jung 855-884-8228 www.88hvac.com Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com DP Heating & AC Daryl Price 510-532-2043 dpheatingandair@sbcglobal.net

FIRE PROTECTION

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com FLOOR COVERINGS

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

HEATING & AIR CONDITIONING SUPPLIES

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

GARAGE DOORS

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

INSPECTIONS

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

GLASS & GLAZING

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

INSULATION

Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com

GOVERNMENT AGENCIES

Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org

INSURANCE

HANDYMAN SERVICES

Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.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

ebrha.com

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LOCKSMITH EVICTION SERVICES

Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com

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

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PAINTERS

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

INTERCOMS & ACCESS CONTROLS

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

PEST & VECTOR CONTROL

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

INVESTMENT OPPORTUNITIES

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

Coinmach Kelly Carrillo 510-429-0900, x54435 www.coinmach.com

PLUMBING - WATER HEATERS

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com RentMethod Greg Sirotek 415-335-6814 www.rentmethod.com LIGHTING SUPPLIES

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

PLUMBING SUPPLIES

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

Rental Roost, Inc. Nitin Shingate 925-357-8783 www.rentalroost.com LITIGATION SUPPORT SERVICES

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com 40 RENTAL HOUSING

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

| FEBRUARY 2014 |

Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com PROPERTY MAINTENANCE

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

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com PROPERTY MAINTENANCE SUPPLIES

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

ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net 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 M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com

Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com

Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com

Shaw Properties Liz Hart 510-665-4350 www.shawprop.com

NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com

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

Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com

Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

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

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com

RECYCLING/REUSE

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

Alan K. Beales 510-339-9776 Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com 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

Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com SECURITY/ SURVEILLANCE

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com

SEISMIC CONSTRUCTION

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

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

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

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

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

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

HydroPoint Colleen Moore 800-362-8774 (day) 415-602-6984 (cell) cmoore@hydropoint.com WELDING - STRUCTURAL & ORNAMENTAL

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

Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

|

FEBRUARY 2014

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RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

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WINDOWS, DOORS & SIDING

TEL

510.893.9873 | FAX 510.893.2906

ebrha.com

42 RENTAL HOUSING

| FEBRUARY 2014 |

ebrha.com

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

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