June 2020 Issue

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | JUNE 2020

SHELTER FROM THE STORM:

A Comprehensive Guide to COVID-19 Rental Housing Laws in the Bay Area PLUS: HOW TO TELL IF YOU HAVE PROPERTY DAMAGE OR WEAR & TEAR HOW TO IMPROVE CASH FLOW WITH ONLINE RENT PAYMENTS

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Contents

East Bay Rental Housing Association

JUNE 2020

Volume XVII Number 6 | June 2020 EBRHA OFFICE

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Shelter Before the Storm: A Comprehensive Guide to COVID-19 Rental Housing Laws in the Bay Area

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Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610.

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, Oakland, CA 94612.

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2020 by EBRHA. All rights reserved.

contributors MANDANA ARJMAND Mandana Arjmand graduated from the Benjamin N. Cardozo School of Law in New York City. While in New York, she was an extern to the New York State Attorney and New York State Department of Consumer Affairs. Ms. Arjmand immediately became a litigator after graduating from law school.

After initially working for two years with a firm specializing in commercial and residential property litigation, she expanded her skills into employment and construction litigation. For the past five years, Ms. Arjmand has focused her practice exclusively on property, landlord-tenant, and real estate matters. She counsels clients on rental housing laws and ordinances, and ensures that her clients proactively comply with property laws to avoid litigation. This year, Ms. Arjmand was selected as a Superlawyers Rising Star in the field of real estate, an honorary distinction given to just 2.5% of practicing attorneys.

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FEATURE

SHELTER FROM THE STORM: A Comprehensive Guide to COVID-19 Rental Housing Laws in the Bay Area

BY MANDANA M. ARJMAND, ESQ.

t a time when our collective conscience is bounded by a deadly pandemic, it appears as if the universe has turned it's back to us. Nearly 1 in 5 California workers have filed for unemployment, with millions more wondering if their next paycheck will actually materialize. A disproportionate share of the abruptly laid-off and underemployed are lower-wage renters, who were already struggling to afford the state’s sky-high housing costs before the pandemic shuttered the restaurants, retail stores and rideshare operations that employed them.

The atmosphere of public paranoia and hostility has strained an already buckling relationship between landlords and tenants. In California, a deluge of rental housing laws and ordinances have been put into place in recent months, and they are particularly hard to decipher. Evictions have been put to a standstill, and landlords are at a loss when it comes to collecting all or partial rents from tenants. Tenants strikes that threaten to stop paying rent altogether have swept through the nation.

California tenant groups organized a widespread rent strike May 1 calling for Newsom and state lawmakers to enact total rent forgiveness during the pandemic.The Alliance of Californians for Community Empowerment, a progressive renter advocacy group, estimated it was able to get 12,000 renters to participate.

the face of COVID-19, I feel a powerful calling to reach out to the community and unpack these new housing laws. My goal with every client is "proactive compliance." This means that landlords must educate themselves regarding rental ordinances, and attempt to radically comply in an effort to avoid litigation. Through effective communicationand understanding on both sides, the landlord-tenant relationship becomes a positive partnership as opposed to all-out war.

Here, I'll explain the most recent legislation regarding rental property and COVID-19 in the Bay Area, and offer readers a space to discuss how they are navigating these choppy waters.

1. EVICTIONS ON HOLD: CALIFORNIA IMPOSES A MANDATORY STATEWIDE BAN Governor Newsom's first executive order, issued on March 16, 2020, did not place a moratorium on evictions. Instead, it clarified the authority of local governments by waiving any state landlordtenant statute that would otherwise interfere with a local government’s ability to enact a moratorium to protect residents financially affected by the COVID-19 pandemic from being evicted for non-payment of rent. The second executive order, issued March 27, 2020, took a more direct approach by directly mandating protections for residents financially affected by the COVID-19 pandemic. The specifics of those protections are discussed below. The orders are currently set to expire on May 31, 2020 (however, it will come as no surprise if this date is extended).

Additionally, pursuant to a California Supreme Court Order issued on April 6th, new evictions are essentially put on hold for all but the most serious of cases involving public health or safety. California renters who have lost income because of the coronavirus are protected from eviction for 90 days after the Governor declares an end to the current state of emergency, which currently, would be August 31st.

This allows tenants to defer rental payments for up to three months.

“Through effective communicationand understanding on both sides, the landlord-tenant relationship becomes a positive partnership as opposed to all-out war.”

On March 4th, Governor Newsom declared a state of emergency in California. Two weeks later, on March 27, he signed two executive orders that contain special rental housing laws aimed at easing the impact of the pandemic on renters. These orders allow tenants impacted by COVID-19 to defer rent for three months, and landlords are prohibited from evicting such tenants based on non payment of rent. Without an income, many smaller landlords are confronting a financial crisis of their own: they may face mounting real estate taxes and mortgage payments while they are unable to collect rent. Many are facing foreclosure. Landlords are frustrated that they must absorb the costs of COVID-19 without assistance or understanding from the community and lawmakers at large.

Brokering the acrimonious relationship between landlords and their tenants is not an easy task for a real estate attorney, but in 6 RENTAL HOUSING

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The Governor’s orders allow qualified residents who are served with an unlawful detainer summons and complaint are granted an additional 60 days to file a response. This is a significantly longer

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amount of time than the normal time period to file a response is between five and fifteen days. The orders further prohibit a writ of possession from being enforced against a qualifying resident, which is a court document issued after a judgment in an unlawful detainer is granted in favor of the landlord. County Sheriffs are then able to perform a lockout pursuant to a writ of possession. Without enforcement of writs of possession, qualified tenants are able to stay in their homes while the executive order remains in effect.

There are three criteria that tenants must meet in order to qualify for the protections granted under the Governor's March 27, 2020 executive order: • The tenant must have paid rent to the landlord pursuant to an agreement prior to March 27, 2020; • The tenant must notify the landlord in writing within seven days of the date that rent is due, explaining that they are unable to pay all or part of the rent because they face a COVID-19 related hardship. The order describes a "hardship" as job loss, illness with COVID-19, caring for a family member with coronavirus, or caring for a child whose school has closed; and • Tenants must retain "verifiable documentation" to support their claim of a COVID-19 related hardship. Examples of such documentation include job termination notices, payroll checks, pay stubs, bank statements, medical bills, or signed letters from an employer. However, tenants are not required to provide proof that they qualify for protection. The order only states that documentation be provided at some point.

Property owners take note: The orders don't prohibit a landlord from agreeing to a payment plan. The executive order expressly states that it does not relieve a tenant of liability for unpaid rent. If a tenant fails to repay the rent accrued during the moratorium, owners maintain the right to evict once the moratorium is lifted. What the moratorium doesn't do is halt landlords from removing tenants for remodeling a unit, moving in their own families, or taking the unit off the market completely (Ellis Act).

2. COURTS ARE CLOSED TO LANDLORDS THROUGHOUT CALIFORNIA Pursuant to the California Supreme Court Order issues on April 6th, property owners are nearly precluded from turning to the courts or law enforcement for unlawful detainer actions, unless there is a health and safety. But beware, as even “health and safety” issues can be refuted by a tenant claiming that such issues are pretextual.

California courts have suspended all unlawful detainer actions for 90 days after the COVID-19 state of emergency ends. Specifically, the Order provided that during the applicable period: 8 RENTAL HOUSING

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• (a) The issuance of a summons in an unlawful detainer action has been suspended (i.e. no new cases can be filed);; • (b) The entry of default and default judgments in existing unlawful detainer actions are limited by the provision adding 60 days to the tenant’s response deadline discussed above and only for cases involving public health and safety; • (c) Unlawful detainer trials for existing cases may be set no earlier than 60 days after a request for a trial, which is an increase from the prior 20 day period.

All trials on Calendar as of April 6th will be continued for at least 60 days.

3. THE BREAKDOWN: COVID-19 RENTAL HOUSING LAWS IN MAJOR BAY AREA CITIES Governor Newsom's March 27, 2020 order does not preempt local eviction moratoriums at the city level. This means it is possible for a tenant to be protected only by a city moratorium or only by the Governor's order, or both. And all such cases are subject to the California Supreme Court order.

A. San Francisco From the period of March 23, 2020 through July 22, 2020, unlawful detainer actions cannot be initiated except for the rarest circumstances. All unlawful detainer actions and their corresponding discovery and trial date have been stayed for 90 days, with the exception of evictions resulting from violence, threats of violence, or health and safety issues.

Mayor London Breed issued three executive orders dated March 13, 2020 , March 23, 2020, and April 22, 2020.

Pursuant to these orders, a landlord cannot evict a tenant if all the following requirements are met: 1. The rental payment first became due on or after March 13, 2020.

2. The tenant was unable to pay rent because of the financial impacts related to COVID-19.

3. The tenant notifies the landlord, or whomever normally acts on the landlord’s behalf with respect to rent collection (e.g. a property manager), within 30 days of when the rent was due that tenant is unable to pay due to the financial impacts related to COVID-19.

4. Within 7 days after notifying the landlord, the tenant provides documentation (the tenant’s own explanation qualifies as documentation) or other verifiable information that the tenant is unable to pay rent due to the financial impacts of COVID-19.

As outlined by the Mayor’s Office of Housing and Community Development’s “Guidance for Tenants and Landlords”

5. (https://www.sftu.org/wp-content/uploads/2020/04/Rules_ Regs_Final_v03_02_20200422_ENG.pdf) regarding inability to pay rent due to the COVID-19 virus, no additional documentation is required beyond an explanation.

6. For each rental payment that becomes due between March 13, 2020 and the expiration of the Order (currently May 22, 2020), if the tenant remains unable to pay the rent due to the COVID-19 virus, the tenant must, each month provide the notices and documentations set forth in 3 and 4 above. A tenant who provides the notices and documentation set forth in 3 and 4 above shall have 6 months from the expiration of the Order, (currently that means until November 22, 2020) to repay the rent before the landlord may attempt to recover possession. Nothing in the Order prevents the landlord and tenant from entering into a payment plan longer than 6 months.

7. After the order expires (currently May 22, 2020), the tenant is required to pay the monthly rent as it becomes due. (The 6 months extension to pay only applies to rent due between March 13, 2020 and currently May 22, 2020.)

Property owners in San Francisco may be tempted to attempt an eviction against a tenant under the exception for violence and safety issues, but landlords should proceed with caution. Tenants can argue that the landlord is creating a false pretext for eviction. The only way to proceed with an eviction in San Francisco is for cases that are surefire nuisances, illegal acts, or endangering other residents at the property.

B. East Bay Area 1.) Alameda County Alameda County has passed laws that are county-specific, even though most cities in Alameda County has passed their own version of COVID-19 eviction moratoria. Cities that have passed their own eviction moratorium may "opt out" of provisions of the County moratorium to the extent that the city-imposed rules is stronger than the county version.

On April 21 and May 12, 2020, the Alameda County Board of Supervisors met to discuss the temporary eviction moratorium. The following rules were adopted:

• Tenants are still required to provide notice to their landlord if they have suffered a substantial loss in income, out-of-pocket medical expenses, or extraordinary childcare needs resulting in hardship or inability to pay rent as a result of COVID-19.

Alameda County requires that this notice be given on or before the rent due date. Tenants must also provide documentation within 45 days after a requests it, or within 30 days after the County's shelter in place order is lifted, whichever is later.

If a landlord does serve a tenant with a Notice of Termination, Alameda County requires that the following paragraph be included in the notice: “NOTICE: THE COUNTY OF ALAMEDA HAS ADOPTED A TEMPORARY MORATORIUM ON EVICTIONS DURING THE COVID-19 LOCAL HEALTH EMERGENCY INCLUDING EVICTIONS FOR NONPAYMENT OF RENT OR MORTGAGE PAYMENTS DUE TO COVID-19. A COPY OF THE COUNTY ORDINANCE IS ATTACHED. UPDATED INFORMATION MAY BE AVAILABLE FROM THE COUNTY’S HOUSING AND COMMUNITYDEVELOPMENT DEPARTMENT AT jennifer.pearce@acgov.org or 510- 670-6474."

A copy of the county ordinance must be attached, along with a copy of the city's local ordinance.

On May 12, 2020, the Alameda County Board of Supervisors met again and passed even more sweeping laws against landlords. In addition to the previous rules, Alameda County now bans all evictions due to COVID-19, other than those based on imminent health or safety risks.

What About Collecting Rent Once It Becomes Due? Once the rent becomes due, Alameda County allows a generous repayment plan by tenants. Tenants have no less than 12 months to repay back any rent that was unpaid in direct relation to COVID-19.

Owners cannot impose any late fees, fines, or interest for unpaid rent

• • Landlords in Alameda County are prohibited from evicting tenants except in rare circumstances, such as when a tenant poses an imminent health or safety risk. (And no, infection with COVID-19 does not qualify as as an "imminent health or safety risk," such as gun or drug violence.

• Alameda County has halted most no-fault evictions and has frozen evictions based on non-payment of rent. Most justcause evictions have also been precluded. ebrha.com

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that has become due during the coronavirus pandemic. Unfortunately for landlords, even if a tenant doesn't pay back the rent owed after twelve months, an owner still cannot evict the tenant based upon the unpaid rent. At this point, the property owner would have to proceed as a debt collector in order to obtain the unpaid rent, either pursuing it in small claims court or garnishing wages. We suggest consultation with a qualified real estate attorney before attempting to collect unpaid rent related to COVID-19.

The Alameda County ordinance allows property owners to permanently remove their unit from the rental market and evict the tenant pursuant to the Ellis Act, which may be the only "out" available in an otherwise hostile environment towards rental property owners.

The most surprising element of the Alameda County ordinance is that, should an owner violate the ordinance, they will be charged with a misdemeanor. Penalties of up to $1,000 per day for the duration of the violation may be assessed, in addition to attorney's fees and costs.

These are harsh consequences that can befall a landlord who is not aware of these new COVID-19 ordinances. Please consult with an attorney before attempting to evict a tenant.

C. Berkeley

units until May 31 if the business is a non-profit or has fewer than 100 employees. But it doesn’t protect those renting commercial units from eviction for rent debt accrued during the current public health emergency after the emergency ends.

If a Tenant still does not give notice, then the Landlord can serve a 3-day notice to pay or quit. Additionally, Berkeley's Rent Ordinance states that Tenants still may raise the ordinance as a defense to a payment of rent eviction.

4. WHAT HAPPENS IF A LANDLORD VIOLATES A COVID-19 ORDINANCE?

For privacy reasons, Landlords must hold the financial and medical information provided by a tenant in confidence and not disclose it to others, unless doing so is permitted or required by the law or the tenant gives written consent.

D. Oakland Oakland has enacted it's own version of relief for renters impacted

by COVID-19. Oakland'd ordinance offers more protections than the Governor's executive orders. The order reads that at least until May 31, 2020 landlords cannot evict tenants unless there is a health or safety threat to other occupants.

• The Oakland ordinance contains the following provisions:

Keeping track of the moving parts in Berkeley's Rent Ordinance can seem like herding cats. Berkeley has also imposed a temporary moratorium on evictions wherein a landlord cannot evict a tenant, or attempt to evict a tenant, if either of the following requirements are met: A) The tenant is unable to pay rent on commercial or residential property because of a "Covered Reason for Delayed Payment", or b) A no-fault eviction may not occur from a residential property unless necessary for the health and safety of tenants, neighbors, or landlord.

A landlord cannot serve a notice of failure to pay rent or initiate or prosecute an unlawful detainer action based on a 3-day notice to pay or quit if the owner is aware of a Tenant's inability to pay partial or full rent as a result of COVID-19. However, it is up to the tenant to provide timely and accurate notice to the owner, as outlined below.

These notifications must be sent to the Landlord and/or Landlord's representative with whom there was previous communication.

• A tenant must notify a landlord by e-mail or text communication of inability to pay because of lost income related to COVID-19.

• A tenant must also provide documentation to support the reasons for nonpayment resulting from COVID-19.

What if a tenant doesn't provide Landlord with appropriate notice?

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• The Landlord must serve a pre-notice of the rent delinquency and the amount that is owed. The Tenant then has at least three business days to provide Landlord with the notice and documentation.

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• Your landlord can’t evict you unless you pose a health or safety threat to other occupants.

• Your landlord can’t increase your rent more than the consumer price index of 3.5 percent.

• Your landlord can’t charge you late fees for rent missed during the pandemic.

• Even after May 31, your landlord can’t evict you for rent owed during the period extending from now until May 31 if you are unable to pay that rent due to financial hardship related to the COVID-19 pandemic.

Under Oakland's ordinance, even if residents can't pay rent due through May 31st for months or years into the future, they still cant be evicted for non-payment of that back rent if their failure to pay is due to COVID-19.

The legislation does not offer the following protections to residential renters: • Cancellation of your rent debt owed during the COVID-19 pandemic.

• Protections against the damage a rent debt could cause your credit.

The moratorium also temporarily stops evictions on commercial

Landlords who are not up to date on these latest rental ordinances are at risk. Violation of a COVID-19 ordinance can be devastatingly harsh. In Oakland, landlords who violate the city ordinance may be charged with a misdemeanor. At the very least, tenants can seek injunctions and money damages, in addition to attorney's fees.

I urge my landlord clients to document and preserve a copy of all letters, correspondence, and communications with tenats regarding their inability to pay all or some of their rent due to COVID-19.

5. WHAT ABOUT LAWS DESIGNED TO HELP LANDLORDS DURING COVID-19?

Assisting landlords who are facing economic destruction from tenants withholding rent should be a priority for lawmakers. Senator Steve Glazer has sponsored two bills that would potentially clear a way for landlords to request property tax reassessments based on financial losses attributable to the virus. Sen. Glazer poignantly stated that “The landlords who invested in rental housing and who will in many cases go months without rent being paid also need help to stay afloat. Many are couples and families who own and manage a few units as their main source of income.” Glazer’s tax reassessment bill would apply retroactively to April 5 and allow landlords to apply for an expedited COVID-19-related reassessment.

State Sen. Lena Gonzalez, Democrat from Long Beach, has introduced the first bill to provide some type of bailout funding for renters and landlords suffering from missed rent payments. Sponsored by the landlord lobby, SB 1410 would have the state pay for 80% of missed rents for up to seven months if renters could demonstrate that they had been financially impacted by COVID-19. If landlords decided to accept payments from the state, they would give up pursuing the remaining 20% of missed rents and agree not to charge late fees or raise the rent for a year.

THE TAKEAWAY While rent deferment sounds great for those undergoing acute economic distress, missed rental payments during this period are only being converted into debt that could potentially smother the Bay Area rental housing market. “Renters’ debt is going to chase people for years and years and years after this crisis is over,” said Shanti Singh, spokesperson for Tenants Together, one of a handful of renter groups that has called on state legislators and Gov. Gavin Newsom to forgive rent and mortgage payments while statewide emergency measures are in place. “It’ll have lasting consequences for workers, for the economy, for homelessness that will reverberate way after coronavirus. ” Landlords facing their own economic challenges may inadvertently pressure tenants to pay rent, which could result in significant penalties against owners. The key here is communication. Tenants and landlords can, through productive communication, come up with mutually agreeable payment plans and find a way to avoid default in rental payments while respecting the hardships faced by tenants during the pandemic.

Please consult with an experienced real estate attorney when navigating the minefield that is rental housing laws during the coronavirus pandemic.

Where To Get Assistance: For Landlords and Tenants • For tenants who need assistance paying their rent, United Way has a COVID-19 Community Economic Relief Fund. They will assist with bills, rent, and food. You can call 1-866-2119966, provide your zip code, and you'll be given a list of local agencies to provide assistance.

• Tenants in Berkeley who are at risk for eviction can apply for a grant through Berkeley's COVID-19 Housing Retention Program.

• For property owners, through the federal Coronavirus Aid, Relief, and Economic Security (CARES) Act, landlords are entitled to mortgage payment relief. The forgivable loans are available to all homeowners with single and multi-family loans owned, insured or guaranteed by one of five federal agencies.

Additionally, the Federal Housing Finance Agency has stated that Fannie Mae and Freddie Mac will grant mortgage forbearance to owners of multifamily properties in exchange for suspending evictions.

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FEATURE

What You Should Know About California Rental Housing Bills

BY BECKY BOWER

W

hile these are strange times for all of us, the one constant you can expect in California is rapidly changing rental housing legislation… and even in a pandemic, this is no exception. With a mixed bag of potentially detrimental and positive bills, make sure you stay on top of these proposed laws in California.

The Dreaded AB 828

AB 828 would have (when originally written) mandated that the courts reduce rent by 25%, but it has thankfully been amended since then and removed that provision.

The current version of the bill does a few things. First, it would prohibit foreclosures and suspend the sale of tax-defaulted rental properties during the COVID-19 related state of emergency (plus 15 days after the emergency has ended). County recorders would be prohibited from issuing a notice of default, sale, or a trustee’s deed upon sale during this time. It would also ban courts from accepting a complaint in a foreclosure action.

Secondly, AB 828 would halt evictions, by prohibiting courts and the county sheriff from accepting unlawful detainer actions or executing a writ of possession during the state of $ emergency and 15 days after. If a tenant is unable to stay current on their rent due to COVID-19 (hence the unlawful detainer action), the court could require the renter to make monthly payments beginning the next calendar month. If passed, this would be in effect until January 1, 2022.

New, Steep Fines

Under SB1190, this bill would penalize rental property owners who violate California’s latest rent cap and “just cause” eviction law, The Tenant Protection Act (AB 1482), fines of up to $20,000 per violation.

This bill would also expand upon the renter’s ability to terminate a tenancy, allowing tenancy termination if an immediate family member (not residing in the same household) was a victim of a crime that caused bodily injury or death. Owners would be prohibited from keeping the renter’s security deposit.

The Rental Registry is Back and at it Again

As of June 3rd, 2020, AB 2406 died in committee.

AB 2406 would have required rental property owners with 5 or more units to submit information about their properties (including location, ownership, and occupancy) to the state. This would have included if the property accepts rental assistance payments from federal or state programs. This information could have been subject to verification by the state before becoming publicly available.

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The California Apartment Association warns that AB 828 is still problematic without the 25% rent reduction with provisions like: • Limited proof is required for renters to showcase they faced a COVID hardship • It protects nuisance renters by allowing them to initially ignore unlawful detainer complaints and remain in the unit • Rental property owners will be required to demonstrate economic hardships in order to collect rent timely 12 RENTAL HOUSING

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Security Deposit Requirement Changes

Rather than paying the full security deposit amount before move-in, AB 3260 would allow renters a payment alternative. If passed as is, new tenants would be able to pay a security deposit over a six-month period (unless the lease term is for less than 9 months, in which the number of monthly installments would be agreed upon by the owner and tenant) or obtain a security deposit insurance policy to cover damages.

Potential Good News – Property Tax Reassessments

In what could potentially be good news, SB 1431 would authorize local governments to reassess property taxes based on financial losses due to “a misfortune or calamity in an area or region subsequently ebrha.com

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proclaimed by the Governor to be in a state of emergency.” If passed as is, considerable damages could be the loss of rent due to the virus or by other COVID-19 renter protections like rent freezes.

Statewide Emergency Rental Assistance

SB 1410 would establish a COVID-19 rental assistance program.

Households eligible for rental assistance payments would have to demonstrate an inability to pay all or part of the household rent due between April 1, 2020 and December 31, 2020 due to COVID-19.

Rental owners who consent to participate in the rental assistance program could get at least 80% of the unpaid rent, however, owners would have to consent to waiving the remaining rent owed and agree to cease charging late fees for the rest of the year. Rental assistance payments would cover no more than 7 months of missed or insufficient rent payments.

Rental Assistance:

Some cities like Anaheim are moving to create rent assistance programs, which would help cover unpaid rent accrued during the pandemic.

While it’s tough to keep up with legislative changes on both a local and state-wide level as counties begin to open back up, we’ll try to do our best to help keep you informed and ready for whatever happens within the rental housing industry. Just make sure you subscribe to hear about it when it happens!

Conversions

AB 2580 would streamline the process of converting existing hotel and motel structures into multifamily housing. To qualify under this new process (if passed), a hotel/motel conversion proposal would need ministerial approval and would have to have at least 15% of the proposed units reserved for lower-income households and 5% for extremely low-income households. The proposed structure would have to be vacant for at least 6 months prior to application submission.

Now and within the next year, it’s likely that you’ll see more rental applicants collecting unemployment benefits, and it’s important to know what to do next.

On the Local Level

As some counties start to reopen and others sit tight with stay-athome orders, keep your eyes peeled on both State, City, and County (cities and counties can pass separate protection ordinances and orders) laws. Things are changing rapidly and individually.

Evictions:

Rent Freezes:

Currently some cities like Los Angeles have frozen rent on locally rent-controlled housing. Counter to the Costa-Hawkins Act, the city of Santa Ana voted on a rent freeze ordinance that applies to all tenants and housing.

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The multifamily housing industry often feels the ripples of economic change in a direct way. Move outs, unpaid rent, late notices, subletters or roommates, and even evictions can have unintended consequences to long-term unemployment. With most businesses shuttered, many renters are facing financial insecurity due to the coronavirus pandemic.

As of this writing, over 36 million Americans have filed for unemployment benefits since mid-March, and Goldman Sachs predicts the unemployment rate could sour to 25% this year. While many are hoping to recover faster, letting mom and pops finally open for business, we should do what we in the industry do best – prepare for the long-term effects and hope for the best.

Multifamily Development: Hotel & Motel

Per the California Judicial Council on April 6th, nearly all eviction cases are banned in California. Many local governments, if not most, have also adopted their own eviction bans for those affected financially by COVID-19.

DOES UNEMPLOYMENT COUNT AS INCOME IN RENTAL HOUSING?

ABOUT THE AUTHOR Becky Bower is a marketer and writer that specializes in legislative trends.

As Contemporary Information Corporation (CIC)’s Content Specialist, she authors in-depth guides on how to manage, grow, and scale within the rental housing industry on the CIC Blog.

Does unemployment count as income when verifying housing income requirements?

This is a tricky question. Technically, if your state and local laws do not prohibit discrimination based on source of income, it can be up to you to decide policy-wise if you accept unemployment funds when verifying if the applicant meets your income requirements. However, we highly recommend you treat unemployment benefits as income. This is because state, city, and even county laws change frequently. With the rising unemployment rate, applicants on unemployment will not be uncommon – and turning away applicants on unemployment during this time might not be the best P.R. Currently, these are some of the states with source of income protections. Keep in mind this list does not account for city or county source of income protections, which are plentiful across the U.S. California Connecticut

District of Columbia Maine

Massachusetts New Jersey

New York North Dakota

Oklahoma Oregon Vermont Washington

How much does unemployment usually get?

Benefits vary widely by state. According to SavingtoInvest.com, the highest maximum weekly benefit amount is in Massachusetts at $823 for individuals to $1,234 for families. On the low end, Puerto Rico’s maximum weekly amount is $190, with Mississippi a close second at $235. Most states administer benefits for a maximum of 26 weeks (a little more than 6 months). Whether or not your applicant meets your property’s income requirements depends on what state you live in, the applicant’s unemployment allowance, and your vacancy’s rent price.

The CARES Act passed on March 27, 2020, expanded on unemployment by extending compensation to independent contractors and other workers priorly ineligible. It gives an additional $600 a week of aid for up to four months. Since then, additional relief bills have been proposed and some cities and states are considering rent relief programs. While it’s uncertain if unemployment benefits will be expanded upon, if the pandemic continues and the unemployment rate continues to rise, it’s highly likely more legislation will be passed.

Does accepting applicants on unemployment change the leasing process?

No. Just like with any applicant, your leasing process likely requests proof of income. For some applicants this can be a few months of bank statements or paystubs, for others, it can be unemployment documentation. To avoid Fair Housing complaints, you want your leasing process to stay as consistent and equal as possible.

As you’re navigating leasing decisions in the future, keep in mind being on unemployment doesn’t mean your applicant is a bad renter.

With unemployment claims rising weekly, it’s incredibly likely your rental applicants and residents will be affected. Make sure to stay ahead of the times by hammering out your new leasing plan and procedures now.

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SMART SAVER TIP OF THE MONTH e is reason for hope and reason any we have ever experienced, ther and As we head into a summer unlike ingly opening the doors to more bers down, states and cities are halt that es stat e, tim e sam the for concern. With infection num At y. econom important work of restarting our more businesses, beginning the and hospitalizations. ns ctio infe in ck upti k seen a quic have reopened too quickly have ainly impact housing and next few months, it will almost cert the r ove out s play pull and h As this pus some are beginning to realize ia coverage has focused on tenants, med t mos ile Wh rs. vide pro housing nomic downturn brought on by are also being hit hard by the eco stry indu sing hou al rent the in e that thos shelter-in-place laws. ect if—and that’s a big if—the support renters and owners can exp Read on to find out what kind of through the Senate.

House’s HEROES Act makes it

Between loss of income, maintenance and repairs, apartment turnover can be expensive. But the Home Depot has some tips to keep tenants happy in their units with minimal expense, thus lowering the turnover rate. The first is to retain tenants through “renewal incentives” that keep the apartment appealing, like applying fresh paint and patching holes. These low-cost moves can help keep tenants happy and assure apartments are ready to rent if they do move out. A bigger step could include upgrading appliances to newer and more energy-efficient models likely to keep tenants for looking for these amenities elsewhere. Finally, if the unit does turn over, take the opportunity to make common repairs like worn carpets, damaged screens or broken blinds. The money put into maintenance during the tenancy and turnover period will pay out in fewer and quicker turnover periods.

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HEROES ACT INCLUDES $175 BILLION IN RENTER AND HOMEOWNER ASSISTANCE In mid-May, the U.S. House of Representatives passed the Health and Economic Recovery Omnibus Emergency Solution—or HEROES—Act with a vote of 208 to 199. That narrow majority is an indication of how difficult it may be to get the $3-trillion package through the Senate, where lawmakers have indicated that a fourth stimulus bill, if passed, could look substantially different from the one passed by the House.

But should a stimulus bill that is similar to the HEROES Act pass, it would mean a possible $100 billion in rental assistance and $75 billion for homeowners who need help covering mortgage payments, property taxes, and more.

The biggest housing-related component of the bill is the Emergency Rental Assistance Act and Rental Market Stabilization Act. Under this program, $100 billion would be provided for short- and medium-term rental assistance as well as related costs like utility payments and security deposits. At least 70 percent of the funds must be used by those earning less than 50 percent of the Area Median Income, and the vast majority of the remainder would be 20 RENTAL HOUSING

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available to those making up to 80 percent of the AMI. The HEROES Act also includes a 12-month moratorium on virtually all non-payment evictions.

There are resources for struggling homeowners in the bill as well. If passed, homeowners will also be able to request a 120-day extension on delinquent mortgage payments, which can be extended up to nearly a year if the owner is experiencing financial hardship. Furthermore, the act creates a $75-billion Homeowner Assistance Fund to provide owners with help covering everything from mortgage payments to property taxes and utilities. At least 60 percent of the funding will go to homeowners earning below 80 percent of AMI and states that have seen a higher number of unemployment claims would receive a higher proportion of the funding.

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Beacon Properties UPCOMING EVENTS

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Property Management 103 webinars. In addition to our continued efforts to offer online classes, we are thrilled to launch our first ever virtual Member Mixer in the month of July! Be sure to follow our email updates and keep up with our event calendar (www.ebrha.com/events) to learn more about what we have in store for you. We appreciate your support and flexibility as we continue to adapt our offerings in these unprecedented times!

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Log into your ApplyConnect Account This season has been full of change! Sometimes good, sometimes weird, sometimes quite bad. Sometimes the change involved murder hornets, and sometimes designed with you in mind. Yes, you know all about our spring cleaning gave ApplyConnect an entirely new look that would make Tim Gunn proud. We unveiled a facelift that centered around making your job that much easier, but you know what? That’s not enough for us.

ApplyConnect has moved forward to partner with PayRent, which allows you to collect rental payments online. It’s 2020 after all, and hindsight has shown us what happens when you shake too many hands. You don’t know who they’ve interacted with or where they’ve been, where they put their checks – having it all online just makes more sense in our current world. Not only that, but online rent payments make it easier for your tenants to pay up, too. They’ve got busy lives, working from home or not.

Instead of having to go to the bank and get some checks and come back and find you and drop it off and fight social anxiety or hire a babysitter, they just have to click a button. It saves them time and energy, not to mention it fights off the need to procrastinate. Tenants can pay you while having Twitter up in different tab, and not miss a moment of their latest Netflix Binge.

When you log into your ApplyConnect account you will see a new menu option titled, “Collect Rent Online.” From there you can get started in your deep dive about our partnership with PayRent. Once you set up your account, you will be ready to start collecting your rent with an instant click. There’s no delay, no need to wear gloves and a mask, no need to handle dirty cash or checks. And don’t worry! Your account is completely free,

Select “Collect Rent Online”

Set Up a PayRent Account!

and there is no limit to how many properties you can list. Your portfolio can be just as unique as you are, with each property having its own settings so you can keep it organized to your own needs.

Taking a step to online payment may feel scary. If you’re a luddite or not, taking physical checks or cash feels safe. You know what you’re getting into, and you have a history of this working for you. You know how to handle a check, and cold hard cash is even better, because you know for sure that you are getting exactly what you want. Everyone would like to have their rent paid that way, something solid that can be depended on… but the world is still moving forward.

More and more of your applicants will be those raised more on credit cards than on cash. The truth of the matter is that only 8% of the world’s money is physical, leaving a whopping 92% digitized. When you’re talking to future applicants and tell them that you don’t take online rent payments, it will be a mark against you in their hunt for a new home. If you’re facing a millennial or Gen Z-er you want to be able to tell them that they can pay off their rent the same way that they can play everything else: from the comfort of their sweat pants and bunny slippers.

If you’re ready to take that step and get your rent payments online, then all you need to do is log into your ApplyConnect account and click “Collect Rent Online”. Check it out here.

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On December 6th, the California Legislature returned from its interim recess to begin the 2020 session. Members have be-gun introducing bills and will continue to do so up until the bill introduction deadline on February 21st. Members have also begun to make decisions on bills that were introduced in 2019 because of a deadline requiring all bills introduced last year be passed out of the House in which they originated. Several bills pertaining to housing are subject to this deadline, most notably is SB 50 authored

by San Francisco Senator, Scott Wiener. This bill would permit larger and denser housing near transit hubs, and stalled last year due to significant opposition by local governments. It was amended on the 6th to allow local governments the first attempt at rezoning if they wish to do so. On Tuesday, January 7th, Senator Wiener held a press conference to announce the amendments to SB 50, however, it was interrupted and shut down by protesters. The protestors were led by Moms 4 Housing, which is a housing justice group, and they have voiced concerns that SB 50 will be used to build luxury housing, rather than affordable housing.

Another bill that has carried over from 2019 is AB 22 authored by Assemblymember Autumn Burke. This bill would declare that it is the policy of the state that every child and family have a right to housing which would entail that the state provide public assistance to children and families in danger of homelessness, help with rent evictions, and in some cases find the emergency and permanent housing. Given the logistical difficulty that such an idea possesses, it is unclear how it will fair throughout the legislative process.

The Governor has declined to endorse this idea.

AB 53, authored by Assemblymember Reginald Jones-Sawyer, is another bill that has carried over from 2019. This bill would have made it unlawful for rental property owners to inquire about or require an applicant for housing to disclose a criminal record during the initial application assessment. Fortunately, this bill was pulled from committee and therefore has been rendered dead for this session.

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On Friday, January 10th, the Governor presented his $222.2 billion budget for the 2020-2021 fiscal year. During the press conference, Governor Newsom stated that while last year’s Budget Act included $1.75 billion in resources to accelerate housing production, none of those dollars were actually spent in the 2019 calendar year. In light of this fact, the Governor decided that no additional funding would be provided in this year’s budget proposal. In total, the budget includes $6.8 billion across multiple departments to address housing throughout the state.

While no additional funding will be provided this year to accelerate housing production, significant funding was added to the budget to address the homeless crisis plaguing the state, which Governor Newsom has made a top priority this year. He noted that homelessness is no longer a problem restricted to urban corridors, but is moving to rural communities as well. To address this the governor has created the new California Access to Housing and Services Fund through an executive order and will fund it with more than $1 billion to fight homelessness.

As we move through January and into February, the legislature will see a number of proposals introduced. We can expect close to 2,000 bills to be introduced between now and February 21st, the bill introduction deadline. Along with legislative bills, the Senate and Assembly Budget committees and their respective subcommittees, will begin to meet to discuss proposals included in the governor’s budget. Without a doubt, housing will continue to be a dominant topic in Sacramento and it is not unlikely that the Governor’s proposed budget will be amended to address the housing crisis.

CalRHA, 1121 L Street, Suite 105, Sacramento, CA 95814 916.441.4242 | calrha@cal-rha.org | www.cal-rha.org

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UPDATED CURRICULUM!

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a County resican be applied to more than COVID-19. To protect the health and safety of Alamed

policy arena and passed a countywide urgency dents, the Alameda County Board of Supervisors has stepped into the housing rium. The Alameda Board of Supervisors ordinance and a regular ordinance which created a temporary eviction morato ions. Tenant advocates played a significant were bombarded by tenant advocates insisting on stronger tenant eviction protect e and rental housing providers were role in getting Alameda County involved in crafting the eviction moratorium languag confusion with the language in the proposed not consulted prior to implementing this ordinance. Had there not been some that would have negatively impacted rental (stronger) amendments to the regular ordinance, changes would have been made AC Housing and Community Development property owners. Thanks to Supervisor Nate Miley, AC District 4, his staff, n of rental housing stakeholders. The group (HCD) staff, a Zoom meeting was scheduled to hear the concerns of a coalitio of Southern Alameda County Rental Housing that met consisted of members of EBRHA’s Government Policy Committee, RHA tion of Realtor’s Government and Public Affairs Association’s leadership, Bridge Association of Realtors and Bay East Associa

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Supervisor Miley agreed to request that the After hearing the concerns from the Alameda County rental housing community, action allowed time for the rental property item to amend the Eviction Moratorium be pulled from the May 5th agenda. This that Supervisor Miley took allowed EBRHA, community to weigh in, express their concerns and propose changes. The action e appointments with each Supervisor or their along with other rental housing associations and stakeholders time to schedul rs and notify other housing associations / designated staff member. It also allowed EBRHA and others to mobilize membe eBlast with pre-written or custom letters. As a organizations to express their concerns. EBRHA did a Call to Action using an calls and letters of opposition to their actions. result, the AC Board of Supervisors received an onslaught of electronic letters,

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• Equitable treatment of current and potential residents • Resident retention and the maintenance of a positive company image • Consistent and ongoing resident communication • Positive resident service and issue resolution • Enforcement of company policy in compliance with laws and regulations

t configuration than the first meeting On May 15th, a second meeting of stakeholders took place that included a differen Deputy Counsel, and additional AC Housing organized by Supervisor Miley. Attendees invited included members of the AC amendment it is expected that the revised and Community Development staff. Based on the proposed changes to the initial primary requested changes were: 1.) Elimiamendment will reflect the most important changes proposed by the group. The eliminate or reduce penalties to property owner, nate the verbiage that allows uncollected rents to become consumer debt, 2.)

9, 4.) reduce the time line for repayment and 3.) require documentation to support hardship claims associated with COVID-1 will present the proposed changes to the more clarity on repayment terms for back rent. The AC Deputy Counsel and HCD the May 12th scheduled BOS meeting. Speak up, Board of Supervisors. A revised amendment should be ready to view prior to

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ACTIVATE YOUR VOICE 1. EBRHA On Your Side Have you experienced a situation or ruling that you feel infringed on due process as a property owner?

We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www.ebrha.com 2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org.

3. Attorney Complaints The Office of Chief Trial Counsel reviews complaints of unethical conduct by attorneys licensed to practice in California (this includes Rent Board hearing officers and tenant attorneys engaged in suspicious misconduct).

To file a complaint, go to www.calbar.ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.

EBRHA IS HERE FOR YOU. KEEP US INFORMED ON ANY COMPLAINTS FILED WITH THESE AGENCIES.

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EAST BAY RENTAL HOUSING ASSOCIATION COVID-19 COMMUNICATION – 3.18.20 The health and safety of our members, employees, and guests is always our top priority. While we already take many measures to ensure the East Bay Rental Housing Association (EBRHA) office is clean and safe for all, we are taking extra precautionary steps amid this flu season and growing concerns of COVID-19 (the “Coronavirus”).

1) We are asking all members, employees & guests to stay home if you are feeling sick with a cold or flu symptoms and allow at least 24 hours after you are fever-free before going out.

2) All classes and events are currently cancelled until further notice. We will send out notifi cations when classes and events will resume.

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

3) If you or someone you have close contact with are diagnosed with COVID-19 & you have been at the EBRHA office or an event, please inform the us immediately. We will not disclose your identity. But it will help us know how to inform others who may be at risk.

4) At this time, the EBRHA office is closed. The leadership will continue to monitor the CDC and Alameda County Public Health websites to determine appropriate next steps over the coming weeks/months.

What else can you do?

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

A) NO HAND SHAKING! Use a fist bump, slight bow, elbow bump, etc.

B) Use ONLY your knuckle to touch light switches, elevator buttons, etc. Lift the gasoline dispenser with a paper towel or use a disposable glove.

C) Open doors with your closed fist or hip – do not grasp the handle with your hand, unless there is no other way to open the door. This is especially important on bathroom and post office/commercial doors.

D) Use disinfectant wipes at the stores when they are available, including wiping the handles on grocery carts.

E) Avoid close contact with people who are sick.

F) Of course, wash your hands with soap for 10-20 seconds and/or use a greater than 60% alcohol-based hand sanitizer whenever you return home from ANY activity that involves locations where other people have been.

G) If possible, cough or sneeze into a disposable tissue and discard. Use your elbow only if you have to. The clothing on your elbow will contain infectious virus that can be passed on for up to a week or more!

H) Visit The Centers for Disease Control website for information about the Coronavirus.

WE WILL SEND OUT FURTHER COMMUNICATIONS AS WE LEARN MORE. BE WELL! ebrha.com

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community calendar

EVENTS & CLASSES

Oakland RENT ADJUSTMENT PROGRAM FEE

As an EBRHA member, you also have access to a host of events and classes offered by the National Apartment Association (NAA) and California Rental Housing Association (CalRHA), two highly resourceful organizations that we are proud to be affiliated to. Be sure to visit the pages listed below to stay on top of industry events and reap the full benefit of being an EBRHA Member.

Annual fees are $68 per unit and are due March 1. However, this fee has just been increased to $101. Owners are currently allowed to pass through $50.50 to tenants.

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2019-20 (3.5%) A CPI increase of 2.7% becomes effective on July 1, 2020. 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.

www.naahq.org/education-careers/find-a-course CalRHA www.cal-rha.org/events/ www.cal-rha.org/education/

above, please feel free to contact EBRHA at (510) 893-9873 or membership@ebrha.com.

No Refunds on no shows; Online advanced registration required! To register and pay, visit ebrha.com/calendar or call (510) 893-9873.

Unless noted, all classes and events are held at the EBRHA Education Center, 3664 Grand Ave., Suite B in Oakland.

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JULY 1 ‘20 - JUNE 30 ‘21. . . . . . . . . 2.7 JULY 1 ‘19 - JUNE 30 ‘20. . . . . . . . . 3.5 JULY 1 ‘18 - JUNE 30 ‘19. . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18. . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17. . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16. . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15. . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14. . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13. . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12. . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11. . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10. . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09. . . . . . . . . 3.2 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE

FOR FURTHER INFORMATION CONTACT:

FORMULA

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

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

If you have any questions on how to access the resources listed

AMOUNT (%)

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

(70 % of Improvement Costs ÷ Number of Units)

NAA www.naahq.org/education-careers/online-learning

PERIOD

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

DEC. 2014. . . . . . . . . . . . . . . . . . . . N/A DEC. 2013. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4%

ANNUAL ALLOWABLE RENT INCREASE

2020 (2.1%) PERIOD AMOUNT

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

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

2020. . . . . . . . . . . . . . . . . . . . . . . . 2.1% 2019. . . . . . . . . . . . . . . . . . . . . . . . 2.5% 2018. . . . . . . . . . . . . . . . . . . . . . . . 2.3% 2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:

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

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vendor directory — CONTACTS, PRODUCTS & SERVICES ACCOUNTING & TAX

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

The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com

Richards Law John Richards | 925-231-8104 www.richards-legal.com The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com

Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com APPLIANCE SALES & PARTS

The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com

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

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

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

ATTORNEYS — LAND USE/CONDO CONVERSION Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com

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

Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com

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

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

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

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

Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 www.oaklandchamber.com

ATTORNEYS — REAL ESTATE/CORP.

ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com 34 RENTAL HOUSING

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BANKING/LENDING Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com Chase Bank Neil O’Callaghan | 415-315-8901 neil.ocallaghan@chase.net First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES 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 Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com CONSTRUCTION A-One Construction Ginny Graydon | 510-347-5400 www.a-oneconstruction.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com

vendor directory KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Simpson Gumpertz & Heger SKenneth T. Tam | 415-343-3048 www.sgh.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

FINANCIAL PLANNING Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FIRE PROTECTION All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com FLOOR COVERINGS Bay Area Contract Carpets, Inc. Ken Scott | 510-613-0300 www.bayareacontractcarpets.com FURNITURE MANUFACTURE

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com

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

Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com

GOVERNMENT AGENCIES

HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net SGDM, LLC. Tiffany Yang | 415-688-9869 hmak@sgdmllc.com

Oakland Housing Authority Leased Housing | 510-874-1500 www.oakha.org HANDYMAN SERVICES APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net

DOORS & GATES R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com ELECTRICIANS Complete Electric Clay Bartley | 510-325-7462 www.complete-electric.org Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com

HAULING SERVICES KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com HEATING & AIR CONDITIONING Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com HOUSING SERVICES

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

Hamilton Family Center – First Avenues Mayo Lunt | 510-763-8540 www.hamiltonfamilycenter.org

ELEVATOR REPAIRS

Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org

Paramount Elevator Corp.

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

HUMAN RESOURCES MANAGEMENT Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com

INDOOR AIR QUALITY/MOLD & ODOR REMOVAL ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net East Bay Indoors Howard Oliver | 510-666-6711 www.ebindoors.com INSPECTIONS ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com INSURANCE AAA - NCNU (Oakland Rockridge) Sherri Kamaka | 510-350-2060 sherrianne.kamaka@norcal.aaa.com Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com The Greenspan Co./Adjusters Int’l.

Rich Hallock | 866-331-4790 www.greenspan-ai.com PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.com Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com Kelly Lux — State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com Pacific Diversified Insurance Richard Callaway | 925-788-5558 rcallaway@pdins.com INTERNET & PHONE SERVICE PROVIDERS Common Networks Allan Ng | 510-480-6732 www.commonnetworks.com Sonic Leah Gulley | 707-237-2459 www.sonic.com INTERCOMS & ACCESS CONTROLS R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com

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vendor directory

vendor directory

INVESTMENT OPPORTUNITIES

PLUMBING/WATER HEATERS

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

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

LAUNDRY EQUIPMENT

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

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

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

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

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

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

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

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

PROPERTY MAINTENANCE

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

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

LEAD, MOLD & PEST MANAGEMENT Alameda County Healthy Homes Dept.

Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org

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

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

PROPERTY MAINTENANCE SOFTWARE

PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

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

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

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

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

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

PEST & VECTOR CONTROL

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

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

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

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

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

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

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

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

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

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

Lee & Associates Commercial Real Estate Michael Lopus | 925-239-1424 mlopus@lee-associates.com

Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com

Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com

Mynd Stacy Winship | 510-455-2667 www.mynd.co

Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com

OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com

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

PTLA Real Estate Group Page Roberson | 925-937-7400 www.ptlareg.com

NAI Northern California - VP John Caronna | (415) 531-5225 jcaronna@nainorcal.com

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

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

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

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

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

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

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

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

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

Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com

Western Management Property, Inc Leslie Penglis | 510-451-7194 www.westernmp.com

Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com

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

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

REAL ESTATE BROKERS & AGENTS ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com CBRE Keith Manson | 510-874-1919 www.cbre.com Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com

Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com RENT & MARKET RESEARCH Rentometer Michael Lapsley | 781-405-2978 www.rentometer.com RENT CONTROL CONSULTANTS Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com

St. John & Associates Michael St. John | 510-845-8928 www.stjohnandassociates.net RENTAL SERVICES Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com ROOFERS A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com Nor-Cal Private Security Services Jimar Richardson | 209-534-6118 www.ncpsecurity.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com Stealth Monitoring Alex Godwin-Austen | 925-200-0823 aausten@stealthmonitoring.com

SEISMIC ENGINEERING Earthquake & Structures, Inc. B.K. Paul | 510-601-1065 www.esiengineers.com Simpson Gumpertz & Heger SKenneth T. Tam | 415-343-3048 www.sgh.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SUSTAINABLE ENERGY Center for Sustainable Energy Alexandra Patey | 858-244-1192 www.energycenter.org/smp TENANT SCREENING SERVICE Contemporary Information Corp. (CIC) Dan Firestone | 888-232-3822 www.continfo.com TOWING SERVICE Ken Betts Towing Service Ayub Azam | 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net TREE SERVICE Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com WASTE & RECYCLING MAINTENANCE

SEISMIC CONSTRUCTION

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com

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

Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com

SGDM, LLC. Tiffany Yang | 415-688-9869 hmak@sgdmllc.com

Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com

Simpson Gumpertz & Heger SKenneth T. Tam | 415-343-3048 www.sgh.com

Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com

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

TrashScouts Peter Gella | 510-788-0462 www.trashscouts.com www.bawaste.com

Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com ebrha.com

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