Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | NOVEMBER 2012

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Contents

East Bay Rental Housing Association

NOVEMBER 2012

Volume IX, Number 11 November 2012 EBRHA OFFICE

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

Features

EBRHA STAFF DIRECTOR OF OPERATIONS | Cathy Hayden

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

jbroadhurst@ebrha.com | x4 DIRECTOR OF ADVERTISING SALES | Tina Bocheff

tbocheff@ebrha.com | x5 PUBLICATIONS & COMMUNICATION PRODUCER

Esteban Cortez | ecortez@ebrha.com | x6 MEMBER SERVICES, EDUCATION & ACCOUNTING Danielle Walker | dwalker@ebrha.com | x2 EBRHA OFFICERS PRESIDENT Bill Bagnell 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy SECRETARY Jack Schwartz EBRHA DIRECTORS

Daniel Bornstein, Grant Chappell, Link Corkery, Fred Morse, Rick Philips, Wayne Rowland, Judy Shaw

14

18

Weathering the Winter Weather

Unwanted Guests

BY JULIE TWICHELL & DOUG HENDERSON

BY TERRY MEANY

28

PUBLISHED BY

Wayne C. Rowland PRODUCED BY

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

Tina Bocheff | 510.318.8303

Time is Money

BY CLAYTON BARRY

Columns 8

NEWS

0 1

COMMUNITY PARTNER

30

34

Rental Market Growth Loses Speed

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

BY ESTEBAN CORTEZ

ESQ. & A

A Hazy Topic

BY VARIOUS AUTHORS

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NOVEMBER 2012

Local Governments Launch Ambitious Energy Efficiency Programs

Events & Directory

Reginald Hairston

4 RENTAL HOUSING

THE GREEN SHEET

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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 2012 by EBRHA. All rights reserved.

COVER PHOTO: MARK HUNTER / TOOLSTOP

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.

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contributors

PROTECT YOUR BOTTOM LINE

JULIE TWICHELL Julie Twichell is the Outreach and Communications Manager for the Alameda County Lead Poisoning Prevention Program. 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.

ONLINE TENANT SCREENING

DOUG HENDERSON Doug Henderson has been involved with construction and housing for over 30 years and with Alameda County’s housing programs for 23 years. Currently a lead project designer with the Lead Poisoning Prevention Program, he also serves as housing coordinator on the county’s Healthy Homes Project. Doug has done extensive training on lead and healthy homes topics and is an approved trainer for the National Center for Healthy Housing, Environmental Protection Agency, and California Department of Public Health.

STEVE WILLIAMS Steve Williams of Fried & Williams LLP received his bachelor’s degree in Law and Society from the University of California, Santa Barbara. He received his law degree from Golden Gate University. He has been representing property owners in the Bay Area since passing the California bar exam in 1999. Steve’s experience includes counseling property owners in many areas of the law, including landlord/tenant, co-ownership and neighbor disputes, and purchase/sales transactions. He has represented clients in court, at arbitration, at mediation, and at government agency hearings, including Rent Board hearings. He has extensive litigation experience and has argued cases before the California Court of Appeal.

Call Today 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 April 2009, landlords can collect a maximum of $42 for an application fee.

MEMBER PRICING Basic Report . . . . . . . . . . . . $13 Telecheck. . . . . . . . . . . . . . . . $6 Criminal and DMV checks are available, as well as social security traces.

Verbal and Fax Reports . . . . . . . . . Add $22

CLAYTON BARRY Clayton Barry is a general contractor and Partner at SERVPRO of San Leandro and Belmont/San Carlos. He is a certified mold inspector and mitigator, and has more than 30 years experience serving property owners and managers in the East Bay.

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

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NOVEMBER 2012

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applied only to condo buyers putting down less than 10% but going forward will be in place for those with down payments of less than 20%. The various changes, intended to mitigate Fannie Mae’s growing exposure to risk, will force more borrowers to shop around for a loan.

Renters Predict 2012 Presidential Election Results

A view of Walnut Creek in Contra Costa County

Rental-Market Growth Loses Speed the national apartmentrental market remained robust in the third quarter, but the sector is showing signs of losing steam as the real estate market improves. Reis said the vacancy rate fell from 4.7% in the April-though-June period to 4.6% in the third quarter — the smallest quarterly improvement since the sector started recovering in 2010. Additionally, rents rose 0.8% in the third quarter to an average of $1,090 a month, which is strong compared with historical averages. Reis researchers said there are signs of cooling in the market, which has been one of the strongest real estate sectors in recent years. The firm’s report added that as the housing market improves and interest rates are low, many individuals and families may decide to purchase a home instead of renting.

A NEW REIS INC. REPORT FOUND THAT

Fannie Mae Tightens Underwriting Rules for Condos Starting on Oct. 20, certain applicants seeking Fannie Mae-backed loans 8 RENTAL HOUSING

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NOVEMBER 2012

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will face stiffer underwriting standards.

Among them are condominium buyers, more of whom will have to fill out a two-page questionnaire about the homeowner association’s financials and submit by-laws, a copy of the master insurance policy, and additional documentation. The requirement previously ebrha.com

and politicos are revising campaign predictions and looking at new angles daily, if not hourly. In the spirit of election season, Apartments.com recently polled its website visitors for predictions surrounding the upcoming 2012 presidential election. Four years ago, more than half of Apartments.com survey respondents said they were voting for then-candidate Barack Obama. This year, in a similar survey, nearly 70% say they are backing a President Barack Obama re-election versus 21.6% who choose Governor Mitt Romney. When compared to the same questions on the Apartments.com 2008 presidential election survey, emerging trends include a reduction in the number of registered voters and the number of respondents who consider themselves very politically active. In 2008, an overwhelming 96.9% of respondents surveyed indicated they were registered to vote. This year, the number dips 10% to 86.9%. Four years ago, more than 40% of respondents considered themselves very politically active, in contrast to the 21.6% who describe themselves that way today. “As interesting as it is to hear what renters want in the way of election outcomes, it is even more telling to see how attitudes about certain aspects of the election process change over the years,” says Tammy Kotula, public relations and promotions manager of Apartments. com. “That’s why we created this year’s survey to illustrate how some of the most prevalent behavior of politically active renters from 2008 are faring in 2012.”

Another area of difference between the two surveys is the number of respondents who claim to be on top of current events.

Whereas 70.7% of respondents claimed to be very tuned in to current national and political events four years ago, only

PHOTO: CARLOS ALMENDAREZ

As election day approaches, pollsters

half are describing themselves that way today. In addition to polling meaningful political positions, the 2012 Apartments. com presidential election survey reveals some less serious opinions about the presidential candidates, including who would make the better neighbor, landlord or even laundry-room-clothes ditcher!

“Oftentimes voting comes down to how someone feels about the candidates as people as opposed to their stance on issues,” continues Kotula. “It’s no coincidence respondents in our survey would rather live next door to President Obama or have him as their landlord, and the majority of people surveyed also said they want him to win the election.”

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the perfect apartment anywhere, anytime. Last month, RentSocial announced the launch of its mobile app on the iOS platform. RentSocial is a one-of-a-kind social platform and search engine for apartment dwellers. The mobile app builds on the site’s online experience and offers a social apartment search for the iPhone and mobile web. According to a recent study by comScore, 82% of time spent with mobile media happens via apps and audience growth for classified ads browsed by mobile increased 72% in 2011. “We developed our new mobile app to create a convenient way for iPhone users to search for an apartment on the go,” said Eric Broughton, President and COO of RentSocial. “Our mobile app streamlines our site’s best features and offers users several different ways to search for apartments.”

RentSocial’s free app provides an intuitive user experience containing high-quality content to ease the apartment search process. The app does more than just showcase available apartments. It multitasks to offer users several features designed to simplify and socialize the apartment search process. RentSocial gives property managers, residents and prospective renters the ability to connect throughout the rental process, from the beginning of a search to the end of a lease. To learn more about RentSocial, visit www.rentsocial.com, or download the free mobile app from the Apple App Store or mobile web at m.rentsocial.com. RH

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RENTAL HOUSING 9

COLUMN

community partner

property management in the nonprofit sector. While there, he took more than 150 units under his belt and worked with many low-income residents and Section 8 housing. It was one of the best things that happened to him, he said, because aside from getting a lot of operational training, it allowed him to work with residents of various backgrounds and income-levels.

Reggie Hairston has a goal to provide good, “Now, the face of low-income housing quality housing to as many people as possible. has changed drastically. For example, it used to be a single mom with two to four

BY ESTEBAN CORTEZ children,” Reggie explained. “Now, low income can be a working mom or dad whose company has downsized, or one of the bread-winners has lost their job.”

During his time in the nonprofit sector, he learned to relate to each and every one of his residents in a manner that gave them respect.

In 2000, Reggie joined an organization in San Francisco that gave him an even greater perspective of the industry.

He managed properties in affluent and high-end areas in San Francisco, as well as what he considers more challenging areas like the Tenderloin neighborhood.

He distinctly remembers his daily interactions with a resident in the Tenderloin Reggie Hairston at his JU Properties office in Berkeley who repeatedly called him, claiming someone was knocking on her outside t’s accurate to say that Reginald wall wanting to come into her apartment, in a rental unit to a house.

Hairston’s childhood in the South which confused Reggie.

His mother had always stressed the set the groundwork for his career “She lived on the 21st floor of the importance of a good education and in property management. His mother building and there was nothing within self-pride. Although he was unsure of never owned a home, so he and his 50 yards of her wall or window,” he said. the career path he wanted to take after siblings lived in rental housing most of “For a month every day, I visited this graduating from his San Francisco high their lives. Although home ownership resident’s apartment, looked outside her school, he knew that presentation and is considered ideal by many, Reginald window and assured her there was no articulation would be pivotal in any — also known as Reggie — appreciated one out there.” profession, whether it was trying to conthat he grew up as a renter because it Although Reggie has experienced difvince people to buy or use something. gave him insight to how he views and ficult moments in property management, With that idea, he pursued a degree approaches renters in the industry. such as being threatened by tenants, he in rhetoric from UC Berkeley. To this Now a property manager, owner admits that a great benefit of his job is day, people ask him how and why he and EBRHA member, Reggie continues the wonderful meals that many of his tenended up in property management after to approach his residents based on the ants cook for him. Thanks to his diverse acquiring his rhetoric degree. philosophies he learned when he was tenants’ backgrounds, “You need to know growing up.

“When we have a he’s enjoyed authentic how to talk to people no “When we have a safe place to come safe place to come soul food, dishes from matter what industry you home to, that’s where we can block out home to, that’s El Salvador, and Bosnian are in,” he says. the rest of the world,” he says. “That’s where we can block meals.

Shortly after graduhow we refuel and get ready to tackle out the rest of the In 2009, several ating from college, a the next day.” world,” he says. years after becoming friend persuaded him to Reggie came to the Bay Area from “That’s how we a property owner, he become involved with Georgia in 1986 to spend time with his refuel and get ready joined the Berkeleyproperty management father, which he says gave him a great to tackle the next based JU Properties and real estate, and he perspective because he went from living day.” management company, eventually went into

Home, Sweet, Home

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ebrha.com

PHOTO: ESTEBAN CORTEZ

I

UPCOMING EBRHA WORKSHOPS & CLASSES

Landlord 101 D ATE & TIME WEDNESDAY, NOVEMBER 7; 1:00 P.M. - 2:30 P.M.

SPEAKER Danielle Walker, EBRHA

TOPICS • New EBRHA Website

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

Landlord 102 D ATE & TIME TUESDAY, NOVEMBER 13; 1:00 P.M. - 2:30 P.M.

SPEAKER Danielle Walker, EBRHA

TOPICS • New Laws: Business License & Oakland Rent Board Fee

• Lease Agreement • Security Deposits • Move-in Move-out Form • Rent Increases • Oakland’s Notice of the Rent Adjustment Program (RAP Form)

• Addendums

• Notices: Notice to Cease; Three-Day Notice to Pay Rent or Quit; 24-Hour Notice to Enter Dwelling Unit

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

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ebrha.com

which found value in Reggie’s ability to communicate in three different languages and with people from different backgrounds. Today, JU Properties owns and manages more than 300 units throughout the East Bay. Reggie appreciates that JU Properties fosters good tenant relationships and allows him to interact with the various housing communities he assists.

He also values that JU Properties has maintained a strong relationship with associations like Hamilton Families, COMPAS and EBRHA, of which they’ve been members for nearly three decades.

Though he takes advantage of his EBRHA member benefits often, he feels that more people should get involved in the political aspect of the rental housing industry.

“People don’t realize that little changes to the rules of property management affect us all,” he said. “EBRHA’s Political Action Committee is doing their part to represent the mom-n-pop landlords who may not have the time or option of going to Sacramento or city hall meetings.”

During his spare time, Reggie enjoys jogging around Lake Merritt in Oakland and exploring the East Bay’s diverse restaurants with his wife Sherryl of two years, and now his 9-month old daughter Hope.

Reggie also spent time in Africa as a volunteer with his church in 2000 and continues to give back to the “Better Africa Foundation,” which actively works on issues of the environment, human rights, medical education and treatment, and youth education. Recently, the foundation has set-out to improve housing situations for the country and has a goal to bring solar lighting to 1,000 families in African communities. Reggie volunteers with his wife because it brings him closer to his goal of providing good, quality housing to as many people as possible.

“At the end of the day, I have the pleasure of knowing that at some point, I’ve helped a family secure a place they can call their own,” he said about his job as a property manager. “I enjoy that I’ve assisted people in giving them a place to cry, smile, and strategize for the next day.” RH

IN 1955, “MARRIED WITH CHILDREN” MADEINUP 1955, 44% “MARRIED OF U.S. WITH CHILDREN” MADE UP 44%FLEXIBILITY OF U.S. HOUSEHOLDS. NOW THEY ARE JUST HOUSEHOLDS. NOW THEY ARE JUST

CHANGE CHANGE HAPPENS HAPPENS

APARTMENTS. WHERE THE FUTURE LIVES. www.naahq.org

www.nmhc.org

their careers wherever they exist. the pursue their careers wherever they exist.

Big shifts in our population are dramatically changing Big the shifts inpursue our population are dramatically changing Apartments thesethis skilled professionals Apartments not only attract these skilled professionals way we live. The biggest change: Half of all new households way we live. thisThe biggest change: Half ofnot allonly new attract households but also support a large number of local jobs: on average but also 116support for a large number of local jobs: on average 116 for decade could be renters. decade could be renters. everya 100 units constructed.

And they generate every 100 anapartment units constructed. And they generate an Just look. Only a fifth of U.S. households are “married Just look. Only fifthapartment of U.S. households are “married additional $5.5drivers millionofin wages and $3.3 million inadditional federal, state $5.5 million in wages and $3.3 million in federal, state with children” – the traditional drivers of single-family with children” housing – the traditional single-family housing localgrowing tax revenue and fees.in the next and local tax revenue and fees. demand. In fact, the fastest growing populations indemand. the next In fact, theand fastest populations decade will be young professionals and empty nesters decade – people will be young professionals and empty nesters – people With upwards of 7 million new renters this decade,With maybe upwards of 7 million new renters this decade, maybe who want the flexibility and mobility apartments provide who want to the flexibility andto mobility it’s time supportapartments this changeprovide in yourto community.it’s time to support this change in your community.

IN 1955, “MARRIED WITH CHILDREN” MADE UP 44% OF U.S. HOUSEHOLDS. NOW THEY ARE JUST IN 1955, “MARRIED WITH CHILDREN” MADE UP 44% OF U.S. HOUSEHOLDS. NOW THEY ARE JUST

THE NEW AMERICAN DREAM:

FLEXIBILITY THE NEW AMERICAN DREAM: MOBILITY FLEXIBILITY CHOICES MOBILITY

20%

20% 20% CHANGE HAPPENS Big shifts in our population are dramatically changing the way we live. The biggest change: Half of all new households this decade could be renters.

Just look. Only a fifth of U.S. households are “married with children” – the traditional drivers of single-family housing demand. In fact, the fastest growing populations in the next decade will be young professionals and empty nesters – people who want the flexibility and mobility apartments provide to

pursue their careers wherever they exist.

Apartments not only attract these skilled professionals but also support a large number of local jobs: on average 116 for every 100 apartment units constructed. And they generate an additional $5.5 million in wages and $3.3 million in federal, state and local tax revenue and fees.

With upwards of 7 million new renters this decade, maybe it’s time to support this change in your community.

1/2

OF ALL NEW HOUSEHOLDS THIS DECADE OF ALL NEW HOUSEHOLDS THIS DECADE COULD BE RENTERS, COMPRISING UPWARD COULD BE RENTERS, COMPRISING UPWARD OF 7 MILLION NEW RENTER HOUSEHOLDSOF 7 MILLION NEW RENTER HOUSEHOLDS

CHANGE1/2 HAPPENS 1/2 CHOICES

OF ALL NEW HOUSEHOLDS THIS DECADE COULD BE RENTERS, COMPRISING UPWARD OF MILLION NEW RENTERTHIS HOUSEHOLDS OF 7ALL NEW HOUSEHOLDS DECADE COULD BE RENTERS, COMPRISING UPWARD OF 7 MILLION NEW RENTER HOUSEHOLDS

THE NEW AMERICAN DREAM:

MOBILITY

CHOICES

20%

1/2

OF ALL NEW HOUSEHOLDS THIS DECADE COULD BE RENTERS, COMPRISING UPWARD OF 7 MILLION NEW RENTER HOUSEHOLDS

1/2

CHANGE HAPPENS IN 1955, “MARRIED WITH CHILDREN” MADE UP 44% OF U.S. HOUSEHOLDS. NOW THEY ARE JUST

CHOICES

FLEXIBILITY MOBILITY

THE NEW AMERICAN DREAM: www.naahq.org

THE NEW AMERICAN DREAM:

APARTMENTS. WHERE THE FUTURE LIVES. APARTMENTS. WHERE THE FUTURE LIVES. www.nmhc.org

FLEXIBILITY MOBILITY

www.naahq.org

CHOICES

www.nmhc.org

pursue their careers wherever they exist.

Apartments not only attract these skilled professionals but also support a large number of local jobs: on average 116 for pursue100 their careers wherever they exist.And they generate an every apartment units constructed.

Apartments notinonly attract skilled in professionals additional $5.5 million wages and these $3.3 million federal, state but also support a large number of local jobs: on average 116 for and local tax revenue and fees. every 100 apartment constructed.

And they an With upwardsunits of 7 million new renters thisgenerate decade, maybe additional $5.5 million in wages and $3.3 million in federal, state it’s time to support this change in your community. and local tax revenue and fees.

With upwards of 7 million new renters this decade, maybe it’s time to support this change in your community.

20%

Big shifts in our population are dramatically changing the way we live. The biggest change: Half of all new households this decade could be renters.

Big our apopulation are households dramaticallyare changing the Justshifts look.in Only fifth of U.S. “married way we live. The–biggest change: Half of of allsingle-family new households this with children” the traditional drivers housing decade could be renters. demand. In fact, the fastest growing populations in the next Justbe look.

Only a fifth of U.S. are–“married decade will young professionals and households empty nesters people with children” – the traditional drivers of single-family who want the flexibility and mobility apartments providehousing to demand. In fact, the fastest growing populations in the next decade will be young professionals and empty nesters – people who want the flexibility and mobility apartments provide to

FEATURE

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Unwanted Guests Preventing pests in a residential unit can be challenging, but there are simple steps property managers can follow to keep them out.

BY JULIE TWICHELL & DOUG HENDERSON

N

PHOTO: BRIAN BOUCHERON

obody wants uninvited guests in their home but when they are of the four or six-legged variety they can cause an array of problems including damage to your home, code violations and health problems for residents. But humans have now devised safe and effective ways to get rid of pests, or better yet, keep them out.

The Health Effects of Pests Studies have documented a strong association between exposure to some pests and serious health problems. Mice and cockroach antigens are known triggers of asthma attacks. In addition, cockroaches may act as vehicles to contaminate surfaces with certain pathogenic organisms. Rodents can transmit a number of communicable diseases to humans, either through bites, arthropod vectors, or exposure to aerosolized excreta. In addition, humans can become sensitized to proteins in rodent urine, dander and saliva. Such sensitization may contribute to asthma severity among children. Rats carry disease and can start fires.

Flies spread disease, and bedbugs are back.

So how much of a problem is it? More than half of the residents in public housing and Section 8 properties surveyed in 2004 reported having problems with rodents and insects indoors. Of the residents surveyed, 17% had problems most or all of the time.

Other studies suggest that the problem is worse. A Purdue University study found that 71% of a public housing development had active infestation, yet only 22% of the residents reported the problem. Eighty percent (80%) had used sprays and foggers to control for cockroaches, and almost 60% had taken matters into their own hands for mice.

The Harm of Spray Pesticides Many people think that spraying pesticides — or hiring a company to do so — is the easiest, least expensive and most effective way to get rid of pests, but in fact, none of these are true, and most pesticides are toxic to humans. Using spray pesticides or foggers for cockroaches may appear to help because roaches are killed on contact, and the pesticides act as a repellent.

After a spray application, you probably won’t see many roaches for a few weeks. But don’t worry — they’ll be back. At any given time, most of the roaches are not out where you can see them, especially during the day, so the spray won’t bother them. They are hiding: behind the refrigerator, under the stove, in the voids behind and under cabinets. As long as there is pesticide residue, they will stay in hiding or go next door for a while.

In the meantime, you and your children are still there ingesting the pesticides that the roaches are avoiding. As soon as it is safe for you, it’s safe for the roaches, and this is when they come crawling back. Thus begins the cycle of spraying every few months to ensure that the home has a high enough level of toxins to keep the pests at bay.

Exposure to chlorpyriphos (CP), a commonly used organophosphate insecticide, in the prenatal and early postnatal period can impair neurodevelopment. Exposure to high levels of cyclodiene pesticides, commonly associated with misapplication, has produced various symptoms including headaches, dizziness, muscle twitching, weakness, tingling sensations, and nausea. In addition, the Environmental Protection Agency (EPA) is concerned that cyclodienes may cause long-term damage to the liver and the central nervous system, as well as an increased risk of cancer. Every year thousands of children are poisoned ebrha.com

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RENTAL HOUSING 15

by pesticides. Pesticides can also continue causing harm to the environment long after their application. Some pesticides found in homes have been banned. More and more people are becoming aware of the harm caused by pesticides and are looking for greener ways to address the problem.

A Better Choice: Integrated Pest Management (IPM) The EPA states that “the goal of Integrated Pest Management is to manage pest damage by the most economical means and with the least possible hazard to people, property, and the environment.”

Integrated pest management emphasizes eliminating nesting places as well as sources of food and water for pests. It uses the safest pesticide in the safest manner only when necessary.

Studies by Purdue University and Virginia Tech show that it is more effective and — when the pests are under control — is cost effective.

Integrated Pest Management is increasingly being recognized as the best approach and is the recommended choice by HUD, EPA, and the National Center for Healthy Housing.

Instead of thinking about “extermination,” or trying to kill all the pests, a better approach is to eliminate the habitat that makes your home irresistible. By sealing entry holes, eliminating water sources, and keeping food in sealed containers, most pests can be controlled or kept out altogether. The house should be made less hospitable for pests by denying pests food, water, and places for shelter. Housekeeping practices that eliminate food residue like crumbs on the floor or grease on the stove make it really tough for pests to make a living. They will go elsewhere, or at least not be able to reproduce, and the population will be reduced. Making the connection between housekeeping and pests, and encouraging tenants to report pest problems early can help prevent the development of a larger infestation.

There are also many less toxic alternatives to the use of pesticides. For example, mint oil sprays can be used for wasps and other flying insects. Boric acid or diatomaceous earth can be used in eliminating roaches, ants, silverfish, fleas, earwigs, palmetto bugs and waterbugs. The use of disodium octaborate tetrahydrate on carpeted surfaces can reduce dust mites and fleas. When toxins are needed, the method of application should

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be the safest possible, such as baits that are only accessible to the pests, not the humans and pets who also live there.

A Team Effort Effective control of pests requires a team effort and communication between residents, management staff, and the pest control company. Residents need to keep apartments clean, wash dishes regularly, keep food covered and stored away, and report any pest infestations, entry points and water leaks to the property manager.

Property owners need to regularly inspect units for signs of pests. Also, they must actively fix water leaks in units and common areas, provide covered trash receptacles, and seal wall and ceiling cracks and holes (especially where kitchen cabinets meet wall and floor surfaces). Other duties include adding a seal around electrical and plumbing outlets, and respond to the first signs of any infestations.

Resources There are a number of resources to help control pests at your

property. In Alameda County, a vector control inspector can be helpful in determining the cause of a vector-related problem, and make recommendations on how to effectively “pest-proof” and apply environmental friendly control strategies to eliminate the problem as soon as possible.

Property owners and managers can call Alameda County Vector Control for a free consultation at (510) 567-6800 or visit www.acvcsd.org.

The National Center for Healthy Housing (NCHH) has developed tools and resources to help property managers work with tenants and pest management professionals to implement an integrated pest management program.

Working together, pests can be safely kept out of your home and rental property. RH Julie Twichell is a health educator and the communications manager with the Alameda County Lead Poisoning Prevention Program. She has been conducting lead and healthy homes education for over 20 years. Doug Henderson is a project designer with the Alameda County Lead Poisoning Prevention Program and Healthy Homes Project. He has been designing work plans and conducting training in lead-safe work practices and healthy homes solutions for over 20 years.

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FEATURE

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WEATHERING THE WINTER WEATHER

PHOTO BY YUVAL HAIMOVITS

A former landlord shares maintenance tips to keep your property running smoothly as cooler temperatures approach. BY TERRY MEANY It’s been three years since my wife and I sold our home in Seattle and started renting in California. Not a bad move as house prices have only dropped here in the state capitol, although an uptick is just around the corner, according to any real estate agent who manages to get quoted in the Sacramento Bee. In the less than two years our current landlord has owned this joint, he’s had one tree removed ($1,200); replaced the gutters (to match the 1962 vintage gutters, which themselves were replacements about ten years ago), two electrical panels (I can only estimate that it cost thousands, as the project got way out of hand), the microwave oven, furnace thermostat, sprinkler controls and food disposer; snaked out the bathroom drain; repaired broken patio tiles which have cracked again; and hired a yard service. Now he’s looking at a leaking water service line that needs replacement, plus cleaning those nice, new gutters so they don’t rust out like the last set did. When we move out, the carpet will need replacement in our unit and probably a new paint job.

Ownership might well raise its ugly head again at some point, so I should avoid excessive smugness of my current property-free life and at least mentally prepare for climbing on roofs again and snooping around crawl spaces.

Although maintenance is a year-round love affair, it can be especially fun in the autumn, when warm weather cools down a bit and we start preparing ourselves for the winter rains.

Basic Fall Maintenance Water is funny stuff. We can’t live without it and all the while it wears away at paint, wood and roofs every chance it gets while putting out the welcome mat for molds of all kinds.

Outside, water makes its mark on your paint, regardless of how much you paid for the last recoat. The main places to check are the windowsills and any wood close to the sidewalk or driveway, especially any vertical trim around garage doors that butts up against concrete. Even cedar or redwood will eventually rot as it wicks up water, unless the builder

was clever enough to keep it an eighth of an inch or so off the ground — but I digress. Instead of just touching up the jambs and the trim, repaint the full assembly so it looks uniform.

Do the same on the windowsills. Remove all loose and flaking paint — mind the lead-based paint removal rules — and recoat the entire sill.

If you have the misfortune to have a wood deck (they look great, for about a month, and then they are simply hateful), thoroughly clean it with your preferred deck cleaner, give it a few days to dry and then reseal. I used to sand our own deck and made it look (briefly) like new, but then deck cleaners became my new friends. They’re good friends, too, as they never borrow money or ask for rides to the airport. Before you seal and after it’s dry, sand down any splintered areas, especially handrails where tenants will be running their hands.

While you’re outside, you cannot escape gutter cleaning or at least inspection, even if your property is treeless. Gutters are ­— I’m convinced — designed by those who make a living cleaning gutters, as they always attract twigs, leaves, bits of roofing, small toys and a mysterious black stew of detritus. Wear latex gloves when you clean out this glop, as the ceramic grit that washes off roof shingles can leave a skin rash.

The best way to clean gutters besides hiring it out? There isn’t one, but there are dumb ways to do it, such as scooting along the roof instead of working from a ladder (guilty as charged) or trying to shoot out the gunk with a hose. This is a scoop and dump job, followed by a good rinsing. Be sure to rinse out the downspouts and check that they’re clear of debris.

Check that the ends are not crimped from someone having stepped on them or run over them with an unruly car.

If you’re doing the gutters, you should check out the roof.

Most roofs spend their days in dependable deterioration, moving towards retirement at a predictable rate. But if a heavy wind picks up the edge of a shingle and blows all or part of it off, you’ll want to replace it to ward off any leaks and excess wear and tear in that area. Many roof leaks occur around damaged ebrha.com

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RENTAL HOUSING 19

and rusting flashing and cracked rubber plumbing vents. Rusted flashing might not be leaking, and if it’s just surface corrosion and you want to extend its life, wire brush the corroded areas and paint with an exterior metal paint.

If the flashing looks questionable and you don’t want to tear it and the shingles out to repair it just yet, you can always slip new sections of flashing under the old. Roof caulks and patching material are not the best approach to repairing holes and cracks, but small sections of flashing tucked under those damaged areas will do an acceptable job. As far as those rubber roof vents go, once their gaskets crack, they have to be replaced.

The Art of Window Care Do you really want to wash the windows? No, but do them anyway. At the same time, you can scrub down the entire window opening and remove the winter grime. You don’t need any premixed cleaners, just a bucket of water and a squirt of Dawn liquid dish soap. Why Dawn? It’s always been the preferred product by window washers I’ve known, but probably any competing product will do, just don’t use an excessive amount.

The real trick is the squeegee. Use an Ettore, made by an Alameda company that created the modern squeegee. Their website (ettore.com) will give you all the window washing instructions

you never knew you needed.

We don’t have the freeze cycle in the Bay Area that occurs in less civilized parts of the world, but check your foundation for cracks while you’re wandering around outside. Most are minor and can be left alone, but not if you discover anything major.

What’s major? Hairline cracks (less than 1/16 of an inch) are not, but ¼-inch cracks can be and should be addressed. Anything larger must be addressed. In the land that earthquakes never forget, you don’t want major damage when timely — albeit expensive — repairs can prevent them.

Although you might be tempted to add new caulk over old cracked caulk around windows and doors and other exterior seams, it’s not a great idea. You’re better off removing the old material and then applying new. Remember, you’ll have to paint it unless you use pure silicone caulk, which will cause problems later when someone does paint over it and the paint doesn’t stick. You can use a narrow brush for covering the caulk (think artist brushes here) to blend it in with the existing paint.

As goes caulk, so goes sash glazing, the putty that seals glass in older wood windows. If it’s cracked or has fallen out, you need to replace it to protect the wood and prevent seepage under the glass. DAP 33 is the standard, available-everywhere product for this repair, but bear in mind it has to cure for a

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East Bay Rental Housing Association

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FEATURE

Statement of Ownership, Management and Circulation 1.

2.

3.

4.

5.

6.

7.

Publication Title: Rental Housing Publication Number: 1930-2002 Filing Date: 8-28-12 Issue Frequency: Monthly Number of Issues Published Annually: 12 Annual Subscription Rate: $36 Complete Mailing Address of Known Office of Publication: 360 22nd Street, Suite 240, Oakland, CA 94612; Contact Person: Cathy Hayden; Telephone: 510-893-9873.

8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: EBRHA, 360 22nd Street, Suite 240, Oakland, CA 94612.

9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor: Publisher: EBRHA, 360 22nd Street, Suite 240, Oakland, CA 94612; Editor: Wayne C. Rowland, 360 22nd Street, Suite 240, Oakland, CA 94612; Managing Editor: Tina Bocheff, 360 22nd Street, Suite 240, Oakland, CA 94612.

10. Owner: East Bay Rental Housing Association, 360 22nd Street, Suite 240, Oakland, CA 94612 11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None.

12. Tax Status: Has Not Changed During Preceding 12 Months.

13. Publication Title: Rental Housing.

14. Issue Date for Circulation Data Below: August, 2012.

15. Extent and Nature of Circulation: Monthly - Trade Publication

AVERAGE NO. COPIES EACH ISSUE DURING PRECEDING 12 MONTH

NO. COPIES OF SINGLE ISSUE PUBLISHED NEAREST TO FILING DATE

1,400

1,400

a. Total Number of Copies b. Paid Circulation (1) Mailed Outside-County Paid SubscriptionsStated on PS Form 3541:

382 386

(2) Mailed In-County Paid Subscriptions Stated onPS Form 3541:

937 929

(3) Paid Distribution Outside the Mails Including Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Paid Distribution Outside USPS:

0 0

(4) Paid Distribution by Other Classes of Mail Through the USPS:

0 0

BITS AND BYTES c. Total Paid Distribution:

1,319

1,315

d. Free or Nominal Rate Distribution:

(1) Free or Nominal Rate Outside-County Copies included on PS form 3541:

17 16

(2) Free or Nominal Rate In-County Copies Included on PS Form 3541:

33 35

(3) Free or Nominal Rate Copies Mailed at Other Classes Through the USPS:

0 0

(4) Free or Nominal Rate Distribution Outside the Mail:

20 20

e. Total Free or Nominal Rate Distribution: f. Total Distribution:

g. Copies not Distributed: h. Total:

i. Percent Paid:

70

71

1,389

1,386

11

14

1,400

1,400

94.60%

94.87%

Technical tips to help property owners improve software security. BY BILL BAGNELL

16. Publication of Statement of Ownership will be printed in the November 2012 issue of this publication.

17. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Cathy Hayden, Publisher; Date: August 28, 2012.

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couple of weeks before it can be painted.

If it goes unpainted, it will dry up, shrink and eventually loosen and fall out again.

If you haven’t checked the dryer vents since, oh, forever, now is a good time. If you have a particularly long duct run, you might want to have it professionally cleaned (yes, there are companies that do this, often the same ones that clean furnace ducts). You can also purchase dryer vent cleaning systems, which are arrangements of brushes and screw-together rods for loosening old lint and whatever else resides inside your ducts. My favorite method — if done regularly — is to pull the hose from the dryer and blast it with an electric Makita Blower, which is a smaller but powerful version of a leaf blower. I dote on this tool; it can do no wrong and does do much right.

Final Maintenance Tips Returning to water for a moment, if you can arrange access to your unit(s), a oncea-year plumbing check is good preventative maintenance, especially checking that all the shut-off valves work and move freely. You really don’t want one of those snapping off or freezing up on a tenant who’s trying to do the right thing and turn the water off when an unexpected broken pipe is about to soak the floor and the tenant below.

If you find any leaky faucets, replace the worn washers. Take a flashlight under the sinks and hope you don’t find any errant water looking for a way out. Flush the toilets and look closely at the floor.

If there’s even a hint of water, arrange to reset the toilet immediately and be prepared to repair damaged flooring if the tenant has no idea how long it’s been leaking. Finally, fill the sinks and part of the tub with water and let it drain out. Slow drains now will be stopped up drains later, so bring out the snake and clear them up.

Like all things maintenance related, it’s better to deal with a small problem now than a big one down the line. RH Terry Meany is a former contractor and landlord. He is now a full-time writer and author of Working Windows: A Guide to the Repair and Restoration of Wood Windows, from Lyons Press. He is cost-conscious but not cheap, and he knows deferred maintenance always costs more in the end. He can be contacted at tfmeany@msn.com.

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EXPO RECAP

A BIGGER & BETTER

EXPO

Exciting changes to EBRHA’s 6th Annual Trade Expo offer more to East Bay landlords. BY TINA BOCHEFF; PHOTOS BY ESTEBAN CORTEZ

O

ur 6th Annual Trade Expo on September 29th featured more exhibitors and educational workshops than ever before, thanks to the move to the Oakland Convention Center at the Marriott.

“The Trade Expo was wonderful. Out of all the trade shows I’ve been to throughout the year, EBRHA always has the best turnout,” said Coinmach’s Business Development Manager Katherine Le. Business Development and Marketing Manager of Detect All Amy Roither concurred, adding, “Overall this was a very worthwhile event. The quality of my interactions with potential new customers was very high.” Emmet Hollins of Commercial Coverage Insurance felt that the venue change was a good move as well. “I liked the new venue with 24 RENTAL HOUSING

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the main conference room as part of the tradeshow floor. I also liked being in downtown Oakland. I took one client out for a quick ice tea and snack during a break, which was nice.”

Visitors also commented on the quality of the workshops and the variety of vendors. EBRHA Member Kim Kellogg noted, “The Expo was all it was promised to be: full of great content, speakers, panels and fun people to meet and talk with. Everyone was so professional, presented such useful information and kept to timelines tightly — the mark of a great organization in my mind.” A big thank you to all the sponsors, exhibitors, speakers and member volunteers who helped make the move to the new venue as seamless as possible. Stay tuned for the 2013 Expo date. RH

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

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SPECIAL COLUMN

Quickly addressing water damage is critical in preventing mold growth and property damage.

BY CLAYTON BARRY

T

he prevention of mold growth and reduction of property damage are two of the many reasons to quickly address a water damage occurrence.

Concerning a building that suffers water damage, the EPA says, “if wet or damp building materials or areas are dried 24 to 48 hours after a leak or spill happens, in most cases mold will not grow.”

The Institute of Inspection Cleaning and Restoration Certification (IICRC) advises its water damage mitigation member companies to address water damage within 24 hours.

A number of large insurance companies expect their program services vendors to be at a policy holder’s water loss site within eight hours. One major insurance company now requires their service providers to arrive within one hour.

The reason for the “hurry-up” 28 RENTAL HOUSING

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response to a water emergency is — as mentioned — to prevent mold growth, bacterial contamination and secondary damage. Secondary damage includes moisture spreading by absorption and elevated interior humidity affecting paper Mitigation Vs. Restoration goods, textiles, electronics and other Mitigation is the emergency service of contents. stopping the damage and providing initial The expression “Time is Money” is cleanup. Restoration is the application of especially appropriate during interior repair, reconstruction, and replacement. flooding, because quickly stopping the Isn’t this just semantics? It’s true that water source and initiating the drying many contractors use the terms interprocess will reduce repair expense and changeably, without replacement costs. It is It is far less exconcern for the exact far less expensive to dry pensive to dry and meaning. However, there and clean than to repair, clean than to repair, is an important differrebuild or replace. When rebuild or replace. ence between mitigation faced with water emerWhen faced with wa- and restoration and the gencies, acting quickly prevents mold, and saves ter emergencies, act- mission or agenda of the company providing the time and money. ing quickly prevents There are three mold, and saves time service.

When a structure got Categories of water. and money.

ebrha.com

PHOTO: FLICKR USER MORESHETH

Time is Money

Water damage mitigation and restoration procedures are based in part on the source of water. Water sources have been designated as Category 1 (clean), Category 2 (gray) and Category 3 (black). These categories define levels of contamination.

For example, clean water is as it sounds.

Grey water would cause sickness or discomfort if ingested. Black water (such as sewage) would cause serious health effects if ingested.

These categories relate to how drying and cleanup procedures should be performed. Category 1 water that leaks from a refrigerator icemaker is drinkable water.

However, it may flow across a kitchen floor where it will pick up bacteria. With time and temperature, the water will degrade to Category 2 and eventually to Category 3 as bacteria and micro-organisms amplify. Fast restoration response is always cost effective.

The expense and complexity of drying water damaged structures is proportional with the water category of the loss. Clean up of sewage (Category 3) usually requires a greater skill set, more advanced cleaning agents, and the use of containment barriers and protective clothing.

To best protect property and personal health during water loss, consider the category of water. What was the source?

Where did it flow? What surfaces did it come in contact with? Think about the potential risks to health and be sure to seek the appropriate level of care.

The real estate industry is the most litigated industry in America. Protect yourself and your livelihood.

wet back in the early 1900s, water damage restoration was originally performed by general contractors. Carpenters would dismantle buildings and replace the damaged lumber and plaster with replacement materials. In the late 1970s, new technology emerged to allow specialized mitigation companies to dry the structure without the need for as much demolition and re-building. The key is to mitigate, not litigate. Prompt mitigation will save time and money.

The insurance industry began specialty mitigation and restoration programs several years ago. Their first call for emergency service is usually directed to a mitigation contractor. This practice has reduced restoration (re-construction) costs.

Their customers (the policy holders) are happy because work begins immediately.

Mold, bacteria and secondary damage is better controlled.

For property owners, quick response and returning a rental unit to full use will minimize out-of-pocket expenses, such as providing temporary housing for tenants. A fast response and resolution to the damage will reduce tenant complaints and demonstrates your concern as a property owner.

In conclusion, when you are helping to manage a water damage occurrence, act quickly to reduce costs and litigation risks and initiate the proper type of service for the category of loss. Mitigate first, and restore (if necessary) second.

Clayton Barry is a general contractor and Partner at SERVPRO of San Leandro and Belmont/San Carlos. He can be contacted at servpro9332cab@ gmail.com.

UPCOMING EBRHA MEETINGS & EVENTS

Social Mixer

DATE

TIME LOCATION

INFO

WEDNESDAY, NOVEMBER 7 5:30 P.M. - 8:00 P.M. LUKA’S TAPROOM & LOUNGE 2221 BROADWAY AVE., OAKLAND ELECTION RESULTS MIXER: NETWORK, SHARE & LEARN

General Membership Meeting

DATE

TIME LOCATION

TOPICS

SATURDAY, NOVEMBER 17 10:00 A.M. - NOON EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND PARKING PROVIDED

• Legal Q & A, Steve Williams, Fried & Williams LLP

• EBRHA Board Member Elections

• Emergency Preparedness, Clayton Barry, SERVPRO of San Leandro

Women’s Auxiliary Luncheon

DATE TUESDAY, NOVEMBER 20

TIME 11:45 A.M. LOCATION SCOTT’S SEAFOOD RESTAURANT JACK LONDON SQUARE (2 BROADWAY, OAKLAND)

INFO CALL ANNA ALBERTI FOR MORE INFO @ 510-562-117

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NOVEMBER 2012

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RENTAL HOUSING 29

COLUMN

esq. & a

A Hazy Topic

The allowance of therapy pets and companion animals in rental units continues to cause confusion among landlords. BY VARIOUS AUTHORS

disabled tenants may have rights to companion animals. In California, illegal discrimination includes the refusal to make reasonable accommodations in rules and practices when necessary to afford a person with a disability the equal opportunity to use and enjoy a dwelling.

It is generally accepted that in California, a landlord may not deny a disabled applicant or tenant the right to have a companion animal, even if that animal is not specially trained.

Landlords cannot identify a companion animal. The landlord will lose this kind of dispute if an applicant or tenant has a letter from a doctor saying that their patient is disabled and that the particular animal in question is necessary to facilitate the tenant’s ability to function or enjoy the dwelling.

In addition, California has no limit on the number or type of animal that a disabled person can bring on to the premises. Because of recent publicity about abuses of the right to a comfort animal, we may see the law in California changing soon.

A landlord still has the right to have an animal removed from the dwelling if it poses a threat to the health, safety, and welfare of other tenants at the property or if the animal is otherwise interfering with the comfort and enjoyment of others. —CLIFFORD FRIED

Q What do I do if an applicant is applying for a unit that doesn’t allow pets, but claims that he or she has a therapy pet? How can I identify a therapy pet?

A

The laws on fair housing require landlords to accommodate persons with disabilities. This means that landlords cannot have a strict “no pets” policy. If an applicant or tenant can properly document the need for a service animal, including a “companion animal,” the landlord must allow the 30 RENTAL HOUSING

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NOVEMBER 2012

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animal in the rental unit.

Under Federal law, a service animal is a dog or miniature horse that has been individually trained to do work or perform tasks for the benefit of an individual with a disability. Dogs and other animals used for purely emotional support are not considered service animals under Federal law.

The miniature horse lobby must wield great influence in Washington.

But there are also laws in California that govern the subject. These fair housing laws do recognize that

ebrha.com

A

When a tenant violates a lawful provision of a rental agreement, the landlord has a right to take steps to enforce that provision. Sometimes, the right to enforce a provision may be waived by the landlord. Typically, to waive a right, the landlord must intend to do so.

Landlords should be aware that tenant advocates often argue that a landlord’s acceptance of rent with knowledge that the tenant is violating a provision of the

PHOTO: FLICKR USER _TAR0_

Q

I have requested that a tenant remove his items from a common area in my building. So far he has not done so, but he has sent his rent for the month. Can I cash the check or will that waive my right to ask him to remove his things from the common area?

WHAT HAPPENS WHEN YOU DON’T ADVERTISE?

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NOTHING. DON’T HAVE AN AD? WE OFFER COST-EFFECTIVE DESIGN SERVICES.

(510) 582-6929 (925) 484-0124

www.ffialaroofing.com

TO ADVERTISE IN RENTAL HOUSING , CONTACT TINA BOCHEFF: TBOCHEFF@EBRHA.COM OR CALL (510) 318-8303.

Lic. #686707

LEFTOVERS?

Pass Them On. Or Come Shop.

Bay Area Contract Carpets, Inc. Competitive Pricing Family Owned and Operated for Over 30 years Free Estimates Property Management Specialists 100’s of Rolls of Carpet and Vinyl in Stock Licensed, Bonded, and Insured 15,000 sq foot showroom and warehouse Fast, Professional, Guaranteed Installation www.bayareacontractcarpets.com

(510) 613-0300

Additional Discounts for RHA Members

Tenants leave things?

We receive discards and sell them for reuse. No promises before seeing. We also pick up. 3 acres, well organized.

URBAN RE To End the Age of Waste

900 Murray St nr Ashby/7th, Berkeley 360 days/yr until 7:00PM. Receiving closes 5:00PM. 510-841-SAVE

http://urbanore.com

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NOVEMBER 2012

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RENTAL HOUSING 31

MAISEL PROPERTY MANAGEMENT, Inc. Serving Oakland • Level of service and fees tailored to your needs.

• We can locate qualified tenants for your vacancies.

5942 MacArthur Blvd. • Experienced with Section 8 tenants.

Oakland, CA 94605 • Over 35 years of experience.

• Residential-Property Management in Oakland.

MPM

EAST OAKLAND

Specialist!

510-562-8600

WANT TO SAVE MONEY? If you are not using our Industry Partners to: • Make property improvements • Guide you through challenging landlord/tenant issues • Increase the return on your investment • Purchase or sell properties You are paying too much!

EBRHA has nearly 150 vendor members in over 40 classifications—ready and willing to give you deep discounts on the products and services you need. Simply go to the Rental Housing magazine directory (pages 38-41) or online at www.ebrha.com/directory In addition to the standard EBRHA member discount you can expect year-round, our Industry Partners are now offering special monthly discounts. Go to www.ebrha.com/discounts to see thousands of dollars in savings from:

License No. 797467

Seismic & General Contractors

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

Be sure to ask for your EBRHA discount—and Conform To New Soft save Storythousands of dollars each year. Apartment Building Seismic Ordinance

Alameda, Oakland & Berkeley

Bay Rental Housing Association • Successful track recordEast of retrofitting numerous seismic soft-story 360 Street, Suite 240 apartment buildings in the22nd Bay Area.

Oakland, CA 94612 • Years of experience in cost-effective seismic retrofit design and TEL 510.893.9873 | FAX 510.893.2906 construction—all under one company. ebrha.com • Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance.

32 RENTAL HOUSING

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• FREE INITIAL EVALUATION We’ll conduct a free evaluation of your building by our professional registered engineer to identify Seismic Soft Story Ordinance NOVEMBER 2012 | ebrha.com requirements for engineering report, design and construction.

rental agreement waives the landlord’s right to enforce that provision. This is not necessarily accurate, but this argument may be strengthened with the passage of time; for example, the landlord is aware of the violation for a long period of time, does nothing about it, and continues to collect the rent. So as soon as a landlord discovers that a tenant is violating a provision of the rental agreement, the landlord should promptly take steps to enforce the provision.

In this situation where the tenant is violating a provision by storing items in the common areas, promptly requesting the tenant to remove the items is appropriate. This should be done in writing.

The landlord should object to the tenant’s conduct and make it known in writing that the landlord does not intend to waive the right to enforce the rental agreement. If the tenant does not remove the items, then the landlord should take further steps to enforce the rental agreement, such as removing the items or serving the tenant with a formal notice.

Accepting one or two rent payments while trying to get the tenant to remove the items is probably not a waiver of the right to do so. Nevertheless, the landlord should be cautious about doing so and should consult with an attorney about the rights and risks in doing so.

—STEVE WILLIAMS

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

DON’T GET LEFT OUT! FOR ALL OF THIS MONTH’S EVENTS CHECK OUT THE CALENDAR PAGE SEE PAGE 36

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

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

Carlon Tanner, Owner/Broker

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

Not Your tYpical attorNeY

is What Sets Our Law ➥This Firm Apart from the Rest: • Affordable attorney with landlord/tenant expertise.

• We will work with you to devise a workable solution to solve tenant issues.

• Dependable, skillful and caring approach to tenant problems.

➥

The Shepherd Law Group Call and Hear the Difference

Michael Shepherd 4100-10 Redwood Road, Suite 155 Oakland, California 94619

Voice: (510) 531-0129 Fax: (510) 530-5931

theshepherdlawgroup@netzero.com ebrha.com

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NOVEMBER 2012

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RENTAL HOUSING 33

COLUMN

the green sheet

Local Governments Launch Ambitious Energy Efficiency Program largest statewide joint powers authority, 14 California counties and 126 cities launched the nation’s largest PACE program, an innovative financing tool to help commercial property owners reduce their buildings’ energy and water use.

The CaliforniaFIRST program, which is a program of the California Statewide Communities Development Authority, allows commercial property owners to use municipal bonds to finance energy efficiency, water efficiency and renewable energy upgrades, which the owners repay through a special assessment on their annual property tax bill. Through a public-private partnership, private capital will be used to supply the upfront funding for the work, so that local government budgets UNDER THE AUSPICES OF CALIFORNIA’S

will not be burdened. There is huge potential for energy and cost savings in the commercial building market.

According to U.S. Department of Energy researchers, if all U.S. businesses and institutions conducted costeffective upgrades, they could reduce their average energy use by 25%.

The total cost of this work would be more than $100 billion – which would be offset as a result of lower energy bills. “Commercial PACE gives businesses a great option for pursuing energy efficiency projects that may have previously been out of reach,” said San Diego County Supervisor Dianne Jacob. This financing mechanism, called Property Assessed Clean Energy (PACE), was first pioneered by the City of Berkeley for its residential owners in 2008. The promising residential energy upgrade platform ran into regulatory headwinds in 2010.

34 RENTAL HOUSING

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NOVEMBER 2012

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But commercial PACE programs have since been launched in such diverse local jurisdictions as San Francisco, Los Angeles County and Washington, D.C. The CaliforniaFIRST program is the first multi-jurisdictional program of its kind to be essentially statewide in scale. Numerous studies, including the Johnson Controls annual Energy Efficiency Indicator, and market analyses in recent years have pointed to the lack of attractive financing options as one of the key barriers that prevent owners from making deep energy efficiency upgrades on their buildings.

With the CaliforniaFIRST program, many people view the state of California as the state with the greatest potential to unlock the promising energy efficiency market.

To learn more, visit www.californiafirst.org. RH ebrha.com

information & resources RECYCLING & DISCARDS MANAGEMENT

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

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

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

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

EBRHA.COM | 510.893.9873

License No. 797467

Seismic & General Contractors

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

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

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements

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

*Automatic Seismic Gas Valves Installations

• Years of experience in cost-effective seismic retrofit design and construction—all under one company.

*Tankless Hot Water Heaters

*Drain Cleaning and Diagnostics

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

• FREE INITIAL EVALUATION We’ll conduct a free evaluation of your building by our professional registered engineer to identify Seismic Soft Story Ordinance requirements for engineering report, design and construction.

For inquiries, please contact Homy Sikaroudi, PhD, PE

The Plumber Referred by Your Friends!

(510)843-6904 www.albertnahmanplumbing.com

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

(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.com

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

november S

december

M

T

W

T

F

S

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

WEDNESDAY, NOVEMBER 7

S

M

T

W

T

F

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

Landlord 101

December.

Members: Free; Non-Members: $49

TUESDAY, DECEMBER 4

1:00 p.m. – 2:30 p.m.

Landlord 101

WEDNESDAY, NOVEMBER 7

Members: Free; Non-Members: $49

Social Mixer

1:00 p.m. – 2:30 p.m.

Luka’s Taproom & Lounge 2221 Broadway Ave., Oakland (Broadway & Grand Ave.)

TUESDAY, DECEMBER 11

5:30 p.m. – 8:00 p.m.

Landlord 102 Members: Free; Non-Members: $49

TUESDAY, NOVEMBER 13

Landlord 102

1:00 p.m. – 2:30 p.m.

Members: Free; Non-Members: $49

TUESDAY, DECEMBER 25

1:00 p.m. – 2:30 p.m.

EBRHA Office Closed

SATURDAY, NOVEMBER 17

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

• EBRHA Board Member Elections

• Emergency Preparedness Clayton Barry, SERVPRO of San Leandro THURSDAY, NOVEMBER 22

EBRHA Office Closed FRIDAY, NOVEMBER 23

EBRHA Office Closed WEDNESDAY, NOVEMBER 28

Tenant Screening & Intro to EBRHA Website: Danielle Walker Members: Free 1:00 p.m. – 2:30 p.m.

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

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NOVEMBER 2012

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ebrha.com

S

Oakland

2012-13 (3.0%)

ANNUAL ALLOWABLE RENT INCREASE

A CPI increase of 3% became

PER I O D

effective on July 1, 2012. Tenants may

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

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

only receive one increase in any

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

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

12-month period, and the rent increase

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

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

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

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

California law requires that for tenancies

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

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

receiving greater than a 10% increase,

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

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

a 60-day notice is required; if the

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

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

increase is 10% or less, a 30-day

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

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

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

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

to three times the current annual

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

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

allowable rent increase rate.

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

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

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

A MOUN T ( %)

PERI OD

AM O U N T ( % )

FOR FURTHER INFORMATION CONTACT:

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

Berkeley 2012 (1.6%) ANNUAL ALLOWABLE RENT INCREASE

P E R IOD A MO UNT

PER I O D A MOUN T

PERI OD AM O U N T

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

FOR FURTHER INFORMATION CONTACT:

Berkeley Rent Board | 2125

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

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NOVEMBER 2012

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RENTAL HOUSING 37

member directory

CONTACTS, PRODUCTS & SERVICES 1031 EXCHANGE INTERMEDIARIES

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

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

Oakland Builders Alliance Beverly Rivas 510-735-8849, x101 www.oaklandbuilders.net

Tubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.com

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

AUTOMOTIVE

ATTORNEYS - EVICTIONS

ACCOUNTING SERVICES

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

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

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

APPLIANCE SALES & PARTS

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

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

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

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

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

The Evictors Ed Nagy 510-839-2074

R & B Wholesale Distributors, Inc. Chris Burggraf 510-782-7200 www.rbdist.com

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

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

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

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

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

Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Ann Rankin Ann Rankin 510-653-8886 www.annrankin.com ATTORNEYS - REAL ESTATE/ CORPORATION

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

ASPHALT/CONCRETE

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

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

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

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

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

ASSOCIATIONS

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

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

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

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com

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

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

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

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BUILDING MATERIALS/HARDWARE

Markus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restore CARPET CLEANING

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

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

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

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

ARC Cleaning & Restoration Nina Lauffer 510-221-7956 www.arc-ca.com Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com Har-Bro Restoration Ryan Rusler 510-887-8500 www.harbro.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com DOORS & GATES

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com ELECTRICAL SUPPLIES

Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064

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

www.ferguson.com ELECTRICIANS

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

HANDYMAN SERVICES

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

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

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

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

HAULING SERVICES

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

ELEVATOR REPAIRS

Paramount Elevator Corp.

Mark Pipoly 510-835-0770 www.paramountelevator.com ENVIRONMENTAL TESTING SERVICES

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

HEATING & AIR CONDITIONING

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Apple Heating & Air Conditioning Bobby Wong 510-530-2423 bobby_apple@yahoo.com

FIRE PROTECTION

Battalion One Fire Protection Mike Herbert 510-653-8075 www.battaliononefire.com

Atlas Heating & Air Conditioning Lisa Tuck 510-893-1343 www.atlasheating.com

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com

Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamond mechanical.com

Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com

HEATING & AIR CONDITIONING SUPPLIES

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

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

FLOOR COVERINGS

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

INSPECTIONS

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

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

INSURANCE

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

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

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

GARAGE DOORS

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

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

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

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

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

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

PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com

PEST CONTROL

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

INTERCOMS & ACCESS CONTROLS

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

PLUMBING - WATER HEATERS

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

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

Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamond mechanical.com

Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com INVESTIGATIONS

Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com

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

Everest Plumbing Tsering Chomphel 510-233-2529 www.mount-everest-plumbing.com

INVESTMENT OPPORTUNITIES

Martinez Real Estate Investment Jose Martinez 510-769-0436

Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com

LAUNDRY EQUIPMENT

Coinmach Katherine Le 510-429-0900, x54435 www.coinmach.com

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

Innovative Laundry Systems P.K. Forrest 877-777-3727 www.innovativelaundry.com

Tanknot Tankless, Inc. David Shevick 415-794-2084 www.tanknot.com

LEAD PREVENTION

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

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

PLUMBING SUPPLIES

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

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

LOCKSMITH EVICTION SERVICES

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

PROPERTY MAINTENANCE

PAINTERS

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

JB Painting

PROPERTY MAINTENANCE SUPPLIES

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

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

Wellington Property Company Sarah Mills 510-339-3810 www.wellingtonpropertyco.com Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com RAIN GUTTERS

R.C. Gutter Services Ramiro Cornejo 510-331-4425 REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com

510-769-1845 www.rosemarymcnally.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

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

Alan K. Beales 510-339-9776 RENTAL SERVICES

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

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

Central Coating Company, Inc. Jack Hnilo 408-968-8438 www.centralcoatingcompany.com

Davide Pio 510-815-2000 info@iliveinthebayarea.com

Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com

Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Kilpatrick & Company Grant Chappell 510-972-4941 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Phil Williams 510-566-4994 Rosemary McNally Rosemary McNally

Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com

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

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

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

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

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

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

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

Precision Roofing Company Michael Green 510-436-7575 precisionroofingco@sbcglobal.net

Automatic Response Systems Steve Papai 510-717-3631 www.compax.com

SECURITY/SURVEILLANCE

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

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

Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WINDOWS

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

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

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

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

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ad index

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REAL ESTATE AGENTS

Coldwell Banker. . . . . . . . . . . . . . . . . . . . . . . 16 East Bay Rental Housing Association

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Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 33

Oakland, CA 94612 TEL

510.893.9873 | FAX 510.893.2906

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

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

With Offices in San Francisco and Oakland

CALL US: 510-836-0110

www.baypropertygroup.com