Rental Housing - December 2015

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | DECEMBER 2015

KEEP THE PESTS AWAY Prevent unwanted guests in your properties this winter

PLUS: EBRHA’S ACTION REGARDING GARBAGE AND RECYCLING RATES WHAT TO DO WHEN AN EXISTING TENANT REFUSES TO SIGN A LEASE

Contents

DECEMBER 2015

East Bay Rental Housing Association Volume XII, Number 12 December 2015 EBRHA OFFICE

3664 Grand Ave., Suite B Oakland, CA 94610 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR

Jill Broadhurst | jbroadhurst@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS

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

Esteban Cortez | ecortez@ebrha.com ACCOUNTING MANAGER

Cathy Hayden | chayden@ebrha.com MEMBERSHIP ASSISTANT

Monica Wong | mwong@ebrha.com EBRHA OFFICERS

10

14

Myths and Facts About Criminal Records

No Signs of Waning in East Bay Market

BY GRANT CHAPPELL

BY BECKY BOWER AND

18

CARYN BENNETT

Update on EBRHA’s Action Regarding Garbage and Recycling Rates

EBRHA DIRECTORS

Mark Almeida, Symon Chang, Reggie Hairston, Carmen Madden, Conor Murphy, Michael Pallas, Rick Philips, Sarah Picker, Judy Shaw PUBLISHED BY

East Bay Rental Housing Association

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

POLITICAL AFFAIRS

A Letter to the City of Oakland

BY WAYNE C. ROWLAND

GOVERNMENT AFFAIRS

Handover of Control Calms House Republicans

BY GREG BROWN

| DECEMBER 2015 |

MEMBER Rick Philips

EDITOR Tina Bocheff

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NEWS

2 RENTAL HOUSING

SECRETARY Fred Morse

ebrha.com

ESQ&A

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.

Enforcing a Lease Rental Housing is published monthly for $36 per year by

BY VARIOUS AUTHORS

Events & Directory 32 COMMUNITY CALENDAR 34 M EMBER DIRECTORY 38 M EMBERSHIP APPLICATION 38 A D INDEX

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 © 2015 by EBRHA. All rights reserved.

COVER PHOTO: DAWN HUCZEK / FLICKR CREATIVE COMMONS

26

TREASURER Abbe Sultan

MANAGING EDITOR Jill Broadhurst

Features & Columns

VICE PRESIDENT Jack Schwartz

Wayne C. Rowland

BY BARBARA BALLINGER

8

VICE PRESIDENT Luke Blacklidge

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Keep the Winter Pests Away

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contributors BARBARA BALLINGER Barbara Ballinger is a freelance writer who specializes in real estate, design, and family business; her website is barbaraballinger.com. Her most recently published book is The Kitchen Bible: Designing the Perfect Culinary Space (Images Publishing, 2014). She is a regular contributor to Buildium Blog, covering topics such as maintenance, marketing and general property management tips.

BECKY BOWER Becky Bower is a writer for ResidentScreeningBlog.com and a communications intern at Contemporary Information Corporation (C.I.C), a nationwide tenant & employment screening company. She has also spent several years in compliance and auditing. Becky holds a degree in English with a focus in creative writing from CSU Channel Islands and is a published writer.

CARYN BENNETT Caryn Bennett has been working in the Multifamily Housing Industry since 1990 with experience ranging from onsite property manager to the current position as Compliance Manager for CIC. She earned a Bachelor of Science degree from University of the Pacific in Stockton, CA and has numerous FCRA and Experian course certifications. Caryn also serves as the chair of the tenant screening committees for the NCRA and NAPBS.

ONLINE TENANT SCREENING

To Schedule an Appointment, Call (510) 893-9873 EBRHA provides members with low-cost online resident screening.

Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of 2015, rental property owners can collect a maximum of $45.99 for an application fee.

MEMBER PRICING Basic Report* . . . . . . . . . . . $15 Bad Check Search. . . . . . . . $10 Social Security Search. . . . . $7

GRANT CHAPPELL Grant Chappell is the Vice President of NAI Northern California. Since 2005, Grant has focused on East Bay apartment opportunities for his clients. Grant also serves on the Board of CEI, the Center for Elders’ Independence, a local nonprofit providing PACE Care to seniors in Alameda County. In his free time, Grant enjoys skiing, golf, biking and traveling.

Criminal . . . . . . . . . . . . . . . . $10 Criminal (County) . . . . . . . . $10 Verbal and Fax Reports . . . . . . . Add $20

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CLIFFORD FRIED Clifford Fried is a real estate attorney with expertise in landlord-tenant law and rent control matters in Oakland and the Bay Area. He and his law firm represent residential landlords only and are one of the largest such firm in Northern California. He has authored several books on rental housing and has written hundreds of articles on rental property ownership.

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ebrha.com

East Bay Rental Housing Association TEL

510.893.9873 | FAX 510.893.2906 www.ebrha.com

Oakland Holiday Tree Collection The Oakland Recycles program has expanded our compost service for multifamily properties, and your residents can now recycle their trees curbside from December 26 to January 15.

For buildings with fewer than 100 units, residents can place their trees at the curb for pickup on your regular compost collection day.

Only clean trees are accepted: no “snow” flocking, stands or decorations.

To fit in the compost truck, tree segments should be cut to less than 4’ tall for curbside collection.

For buildings with 100 units or more, please call Waste Management at 510-613-8710 to determine the best method of collection and to schedule service. More information about composting and all your new services is available online at www.OaklandRecycles.com.

Happy Holidays from Waste Management of Alameda County.

COLUMN

news Oakland Owners: Outcome of the Proposed Rent Board Fee Increase Meeting

Update on EBRHA’s Action Regarding Oakland Garbage and Recycling Rates EBRHA presented a formal letter to Oakland’s Mayor, city council members, and administration formalizing EBRHA’s position regarding the garbage and recycling contract and the issues property owners face as providers of housing. Mayor Schaaf and staff visited our offices to hear from us firsthand. While aware of our situation, all were quick to point out that the contract has already been signed. However, Mayor Schaaf did ask if there were council actions that could be taken to provide relief. We recommended the following: 1) Make the use of green bins optional, rather than mandated, as EBRHA previously requested; 2) Base fees on volume rather than per unit; and 3) Stop charging push/pull fees and return push/pull fees that have already been paid by property owners since October. Mayor Schaaf will discuss our recommendations with Waste Management and California Waste Solutions in their weekly meeting. EBRHA will keep you posted as we learn more information. To see the letter we presented to the mayor, turn to page 8. Additionally, there is a letter template you can send to your tenants, letting them know what has changed these last few months in terms of service and rates. This letter justifiably highlights council members adding to the affordability, displacement and gentrification issues by choosing to vote on this contract.

Go to www.ebrha.com/legislation/political-alerts to download the letter template.

IN NOVEMBER,

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In November, the City of Oakland’s Finance Committee held a meeting to discuss a Rent Board fee increase. City staff presented a report that recommended raising the fee from $30 to $110 per unit effective January 2016. During the meeting, EBRHA was told that the Rent Board fee increase recommendation came from Mayor Schaaf. EBRHA’s Executive Director, Jill Broadhurst, spoke to the committee and asked for a complete audit before any new fees are imposed. A very welcome surprise came when tenant advocates supported both an audit and no fee increase as well. Council witnessed little support for the increase and pulled it from the agenda for the Community and Economic Development Agenda (CEDA) meeting. Council member Kalb promised it would be back in the first quarter of 2016, and that the increase would be higher than $10 per unit. Kalb has never been balanced in his regard for rental property owners, and has made it clear that owners should pay higher fees regardless of the situation, so long as it benefits tenants. Kalb represents North Oakland/Rockridge.

Alameda Passes 65-day Moratorium on Rental Increases and Evictions On November 5, 2015, the City of Alam-

eda adopted an ordinance (Ordinance 3140) that for 65 days prohibits a landlord from increasing rents for certain rental units by 8% or more on a cumulative basis over the past 12 months, and prohibits, for most rental units, a landlord from evicting a tenant except for “just cause.” A copy of the moratorium ordinance can be found on the City’s website at http://www.alamedahsg.org/ hcd_rrac.html. The rent increase prohibition does not apply to single family homes, condominiums, rental units built after February 1995, government-owned housing units and housing units whose rents are controlled, regulated or subsidized by a governmental agency. However,

C O L D W E L L B A N K E R tenants renting a single family home, a condominium, or any other housing unit (whether built before or after February 1995) are covered by the moratorium on no cause evictions, and landlords must have good cause to evict such tenants.

Before the expiration of the moratorium, the Alameda City Council will consider at a public meeting what kind of tenant protections (in addition to those that already existed prior to the moratorium), if any, should be adopted. These might include requiring any rent increase over a certain percentage to be mediated by the City’s Rent Review Advisory Committee (RRAC), limiting rent increases to only one a year, requiring a landlord to offer a tenant a one-year lease, keeping in place the moratorium regulations concerning limiting rent increases to only a certain percentage and/or concerning prohibiting evictions except for just cause, and/ or requiring landlords to pay relocation benefits to tenants. EBRHA will continue to send updates regarding the Alameda ordinance as they become available.

Richmond Rent Control Ordinance Repealed Richmond City Council formally

repealed the council-voted rent ordinance.

Through a signature gathering campaign organized by apartment owner associations, enough signatures were gathered to qualify for a repeal. The following message was posted to the City of Richmond’s website: “A referendum petition protesting the adoption of Ordinance Number 21-15 establishing a rent control board and just cause requirements for evictions was determined to have a sufficient number of valid signatures for the ordinance to be suspended. On November 3, 2015, by a unanimous vote (7-0), the City Council repealed the rent control ordinance, in accordance with Elections Code Sections 9237 and 9241.

Consequently, the rent control and just cause for eviction ordinance has no force or effect and the City Council may not adopt the same ordinance for one year per Elections Code Section 9241.” Supporters of the ordinance plan to draft a new ordinance and aim to place it on the ballot in 2016. RH

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3664 Grand Ave l Suite B Oakland, CA 94610 P 510.893.9873 l F 510.893.2906 www.ebrha.com l news@ebrha.com

November 5, 2015 City of Oakland 1 Frank Ogawa Plaza, 2nd floor Oakland, CA 94612

Note: This letter was presented to Oakland’s Mayor, city council members, and administration formalizing EBRHA’s position regarding the garbage and recycling contract, and the issues property owners face as providers of housing.

Turn to page 6 to learn more.

Dear Councilmembers & Mayor Schaaf, On October 14, 2015 representatives of multifamily housing owners and managers met with Councilmember Dan Kalb to discuss an array of concerns related to rental housing. During that meeting the subject of the implementation of the City of Oakland’s new garbage contract was discussed. We thank Mr. Kalb for meeting with us and listening to our concerns. This letter in follow-up to that meeting is to share those concerns with the Mayor and other members of the City Council and to demand that the Oakland City Council act to alleviate the severe burdens and nuisance imposed upon property owners, tenants and other Oakland residents by particular provisions of its new contract.

Push/Pull Rates Prior to the implementation of the new contract, Waste Management employees would enter upon a property being serviced and push or pull the garbage collection container(s) to the curb where a specially outfitted vehicle would lift and empty the container. The container was then returned to its original location on the property. This process would normally take between 5 and 7 minutes and the container would not occupy the streetscape during any time other than that required for the pickup. The cost of this service was included in the regular garbage bill and was not a separate item.

Under the new contract it has become the responsibility of the property manager to push/pull the collection container to the curb and leave it there for pickup by Waste Management. This has proven to be problematic on crowded streets in that the container must remain in this location and occupy sidewalk or sought after parking space, until Waste Management arrives to make the pickup. As there is no fixed time for the arrival of Waste Management, the carts or dumpsters tend to occupy the streetscape for extended periods of time. This imposes an adverse impact on residents of visual blight, sanitation nuisance and competition for scarce parking spaces. It also creates the risk that a runaway dumpster on a driveway incline or hill may cause bodily injury or property damage.

Making matters worse, the cost of the push/pull service has now become an itemized cost that is in addition to the regular cost of trash collection. Earlier this month multifamily rental owners received their first bills for collection services that included these new charges. The bills were dated October 7, 2015 with the increase backdated to take effect October 1, 2015. While it is self evident that backdating an undisclosed rate increase is an astonishingly unfair business practice, the scale of the increase under the new contract is absolutely outrageous. Many rental owners have received bills with rate increases in excess of 500%, amounting to several thousand dollars additional cost per month. Needless to say, this has caused a great deal of consternation and anger.

Attached are redacted copies of bills recently received by rental owners so that you may get a feel for the dramatic increases resulting from the new garbage contract.

Compost Services In the months leading up to the agreement entered into between the City of Oakland, Waste Management and California Waste Solutions, public hearings were held to discuss the types of trash collection services being contemplated by the Council. Among these was a new mandate that all multifamily housing provide compost services. During the hearings representatives of multifamily housing owners and managers provided testimony that the logistics of the one size fits all composting mandate that was being contemplated by the Council would create hygienic and other nuisance issues. Among other things, we pointed out that in buildings where there is limited choice as to the location of the bins, nuisance issues would arise because tenants do not want compost bins to be located near their bedroom or kitchen windows. We agreed with them on this, as did City staff, per its consultant’s report which recommended that multifamily composting should remain optional.

Unfortunately our testimony was essentially ignored. Consequently as the program is being implemented the predicted problems of foul odors, flies, maggots and rodents, have already presented themselves and the

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3664 Grand Ave l Suite B Oakland, CA 94610 P 510.893.9873 l F 510.893.2906 www.ebrha.com l news@ebrha.com

complaints from tenants have begun. Unless changes are made to the compost mandate to address these issues, tenants are being needlessly exposed to nuisance conditions and multifamily property owners are being needlessly placed at risk of habitability and nuisance claims.

Transparency and Accountability to the Public In addition to the above, we are concerned about the lack of transparency in the contract negotiations between the City of Oakland, Waste Management and California Waste Solutions. While we understand that negotiations were challenging and fraught with controversy, it is not clear to us that these negotiations were made with the interests of Oakland residents as the overriding concern. It is also not clear that the new rates being billed to residents, businesses and multifamily housing owners bear a clear relationship to the cost of the trash removal services being provided.

In particular, imbedded in the contract is a large dollar item referred to as a Franchise Fee. While this fee is clearly part of the new rate structure, it appears to provide no benefit to Oakland consumers of trash removal services. There was no public discussion as to how the ratepayers benefit from the inclusion of this item Public Disclosure Notwithstanding our participation in public meetings related to the contract, we continue to be surprised in its implementation. In particular, the rates being billed for the push/pull service have come as a complete surprise. These rates were never disclosed during any public meeting. Nor did the consultant hired by the City to explain to rental owners the workings of the new program ever disclose any such impending charges. Indeed, during public meetings it was disclosed that the new rates might be 40% higher than the old. There was never any discussion of rate increases exceeding 100% or 200% let alone 500% or more.

In our meeting with Councilmember Kalb there was discussion that the reason the push/pull rates are so high is because Waste Management would rather not provide this service at all. That their disproportionately high rates are designed to push Oakland rental owners into seeking such services elsewhere. If this is the case, it suggests a lack of good faith on their part in the negotiating process.

New Push/Pull Rates Should Be Suspended With regard to the new garbage contract we feel that the City of Oakland has failed in its obligation to look out for the interests of Oakland rate payers and residents. The exorbitant new charges required by the new push/pull service bear no clear relationship to the cost of the service being provided. They are unfair and well beyond the ability of many properties to bear.

Accordingly, we demand that the City work with Waste Management to come up with fair and equitable pricing for this service. We further demand that in the interim the assessment and collection of all fees related to the push/pull service be suspended and all payments already made to Waste Management for this service be returned to the customer. We also demand that the City work with multifamily rental owners and renters to correct all contract provisions that unfavorably impact on the quality of life in Oakland neighborhoods.

Sincerely,

WAYNE C. ROWLAND President, East Bay Rental Housing Association cc:City Administrator, Sabrina Landreth City Attorney, Barbara Parker City Auditor, Brenda Roberts

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COLUMN

market outlook

No Signs of Waning in East Bay Market Strong market fundamentals continue to attract investor capital. BY GRANT CHAPPELL

A

s we head into the final stretch of the year, the market shows no signs of waning and continues to post record setting numbers.

While we have not had a recession since 2009, albeit one of the longest in recent memory, recent corrections in overseas markets remind us that investor sentiment can quickly change course.

The Bay Area real estate market remains fairly immune to much of this in the short term, given strong growth in jobs, wages and rental rates.

Despite the abundance of positive headlines, I hear the world “bubble” tossed around more often from longterm owners. In such a competitive 10 RENTAL HOUSING

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to downtown Oakland, this is welcoming news to apartment developers and rental property owners. Even the Sierra Club, a long term San Francisco environmental group founded 123 years ago by John Muir, has decided to make Oakland it’s headquarters in order to manage operating costs.

Globally, China’s stock market dropped over 40% starting in June and continued through the 3rd quarter.

Even though their stock index had risen more than 150% over the previous 12 months, their index experienced the largest single day drop in seven years in August. The Dow also saw the largest single drop since 2011 in August. Even more shocking was the news that the Chinese Government had been involved in buying stocks in order to prop up the market. This follows moves by their central bank to lower rates and also let their currency float more to encourage exports. This all sounds eerily similar to the stimulus packages and quantitative easing programs enacted at the end of the last decade in the U.S. The Federal Reserve provided the perfect backdrop, if not fuel, to all of these world events on rumors that they were finally going to raise short-term rates at their next meeting. With low inflation and turbulence in overseas markets, the Fed again decided to punt on raising rates. The longer the Fed delays raising rates, the fewer tools it has under it’s belt to deal with another recession. I sense many investors have long ago concluded that the low interest rate environment is “the new normal”.

market, many investors have decided to sit this cycle out until better buying opportunities materialize.

With the announcement of Uber Local Updates purchasing the Sear’s Building located Locally, two very significant measures at 1945 Broadway, Oakland finally were voted down or secured the anchor tenant repealed. Richmond’s to set the stage for more “With access to a Rent Control Ordinance tech companies to follow large labor pool and was formally repealed suit and expand in the the infrastructure in early November, but East Bay. As one anonyto support a vibrant does not seem to be mous owner was quoted economy, sales going away, as supportin a SF Business Times figures show buyer ers of the law plan to article: “My building just confidence in the draft a new ordinance doubled in value with the overall market and and aim to place it news.” With an estimate momentum that has on the ballot in 2016. of 3,000 new jobs coming carried us all year.”

ebrha.com

total volume (5+ units) Propositon F in San Francisco, which aimed to further regulate and limit short-term rentals, was voted down. As I have stated in previous articles this year, I would not be surprised to see similar propositions come on the ballots in Oakland and Berkeley as it serves as another way for the government to regulate housing.

The rental market continues to soar on both sides of the bay. According to Zumper, San Francisco further increased it’s lead over NYC as the most expensive city with a median rent for a 1-bedroom at $3,670 in October, compared to $3,280 in NYC. Oakland rents increased 3.8% from the prior month to the No. 5 spot in the country with a median rent of $2,160, just behind San Jose at $2,180. With rental figures like this in the Bay Area, it’s no wonder turnover and vacancy rates are so low.

5 + Units Oakland posted impressive figures with $75,000,000 is sales volume in Q3 2015 for an average transaction size of $1.88 million and $204 per square foot. While this represents the first time Oakland has exceeded $200/sq ft, it’s also the third time in the last six quarters that more than $75,000,000 in sales closed. The two previous quarters posted $55 million and $68 million making this likely the strongest year of sales in terms of total dollars in the last decade.

Alameda and Berkeley both remained virtually unchanged in volume compared to Q2 2015. In fact, Alameda has posted just over $13 million in volume in each quarter all year, where Berkeley recorded $9.5 million and $12.5 million in the prior two quarters. This is unusual in that Berkeley tends to post higher volume and Alameda has only exceeded $10 million in volume once in the last three years.

With such a large uptick in value, it only takes one large sale in any quarter to skew numbers higher, which reflects in higher average sales prices in the graph.

2 – 4 Units On the smaller properties, both Oakland

price per sq. foot (5+ units)

price per unit (5+ units)

Source: NAI Northern California ebrha.com

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transactions (2-4 units)

average sales price (2-4 units)

Source: NAI Northern California

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and Berkeley continue to push values even higher and set records on volume.

Oakland recorded an astonishing 157 transactions at an average of $608,000 per sale, just below the $635,000 set in the previous quarter.

Similarly, 29 deals sold in Berkeley at an average of $1.037 million per sale, a new record for Berkeley and an increase from the $1.013 million per sale in the previous quarter.

Finally, Alameda held steady at 11 sales this quarter, but saw a drop in average price from $944,000 per sale to $838,000 per sale.

Summary It’s remarkable to witness such a jump in activity after years of downward pricing and activity trends, and floods of REO’s.

We are in the midst one of the strongest economic periods that the Bay Area has seen in years. With access to a large labor pool and the infrastructure to support a vibrant economy, sales figures show buyer confidence in the overall market and momentum that has carried us all year.

With new market rate construction lagging behind housing demand, I expect that price per square foot and price per unit will remain high on average, and that cap rates will hover at low levels for some time. We saw a modest uptick in rates earlier this year that has tapered off. Despite negative global economic events, the East Bay continues to attract large swaths of investor capital given the strong local market fundamentals.

Until a major global event or economic shock occurs, I expect high volume on sales and continual price appreciation through next year. Rental growth in the East Bay backs up the yields that investors are accepting out the gate, with the prospect for higher rents down the road.

Stay tuned and happy holidays. RH

Grant Chappell is the Senior Vice President of NAI Northern California. After graduating from California Polytechnic State University in San Luis Obispo in 2003 with a degree in Business Administration and a minor in Spanish, Grant has worked exclusively in Real Estate. He can be reached at grant@nainorcal.com or 510-3364721.

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COLUMN

tenant screening

agency in the U.S. Not even the FBI has this.

Each screening company and/or its furnishers develop their own way of acquiring these records, and filtering them for quality. This is especially important because it means each screening company also controls the age of records they report as well as the severity of the crime.

Best practices require a database to only report records within a legal time frame allowed by each state, and the type of crimes should be filtered to remain applicable to the reason for their use – tenant or employment screening.

Myth: All criminal reports are the same.

Fact: Not all criminal checks are created equal. Here are some of the more common ones: Nationwide criminal database scan – typically an instant response that casts a wide net over the U.S. of available jurisdictions which allow access to their data.

Sex offender registry – each state’s Dept. of Justice maintains their SOR. States vary as to how much data they report to the public (some states have redacted the date of birth/age and masked level 1 non-violent offenders).

County-level criminal search – a manual search by a researcher at the courthouse level. This may take one or several days for the results and is commonly used by employers.

Myth: All Criminal records have the same type of data Fact: Each jurisdic“It’s highly tion controls what recommended that data fields are stored you have a written and how much if any criteria which they will provide to specifies the type the public and to bulk of crimes that will furnishers (screening trigger a denial. companies). For instance HUD has a helpful an arrest record will not resource describing contain the disposition acts of crimes of a case that may be against persons provided by the court and property, drug if it went to prosecurelated, etc. that tion. In summary the can be used in your type of records returned criteria. ” may vary by jurisdic-

Myths and Facts About Criminal Records What property owners should know about checking an applicants’ criminal history

BY BECKY BOWER AND CARYN BENNETT

Y

ou’ve gotten your potential tenant’s background check and stop mid-way to look it over. As you quickly glance at the clock in the corner of your desktop, you figure you can push lunch-time back just a few more minutes to get this taken care of.

You absentmindedly gulp down your lukewarm coffee as your eyes skim the remainder of the report, mentally weighing whether to approve or deny this applicant. But as you see the criminal hits, you immediately question this applicant. If this has happened to you, you’re not the only one.

While criminal records may seem pretty straight-forward, there are a lot 14 RENTAL HOUSING

| DECEMBER 2015 |

of common myths. From questions about “how far back can I check?”, “does this cover every jurisdiction?” to “should I automatically deny someone with a felony?” test your knowledge. Here are some common myths about criminal records.

Myth: My screening company has every crime in the country Fact: There is no allinclusive criminal repository covering every city, county, state and federal

ebrha.com

tion which come from police and sheriff agencies (arrests), wants and warrants, convictions and appeals from the court (county, state, federal, military), jails and prisons, alert lists from various government and non-profit agencies, states’ Dept. of Justice and more.

Myth: All felonies are serious crimes, and should heavily affect your decision.

Fact: What constitutes a felony versus a misdemeanor or infraction will vary heavily by state, and has many levels of severity depending on the type of crime.

For example, it’s a felony to possess an eagle’s feather if you are not a member of a federally recognized Native American tribe, but this type of felony typically has a different level of severity than a felony related to assault or fraud.

Another example would be marijuana provisions. While some states allow it, viewing it as perfectly legal, another might prosecute it as a felony, showing that not all felonies can be judged by bright-line standards.

Myth: “It’s a traffic ticket, not a criminal offense!”

Fact: Although it might seem that traffic tickets are insignificant, considering how common it is to receive a ticket, the law is the law. If a law was not broken, a citation [infraction] wouldn’t have been issued in the first place. Many counties’ databases include them with misdemeanors and felonies.

Myth: A criminal conviction can be used against an applicant forever.

Fact: While the FCRA does not have a limitation on criminal convictions, a growing number of states do. Typically criminal convictions are reported for 7 years, starting from the date of conviction.

However, certain types of crimes (like actively registered sex offenders) are included beyond 7 years. There has been a momentum of consumer protection groups and plaintiff attorneys seeking damages for denying a renter who has “served their time and made remediation”. This issue is being watched carefully.

Myth: “I can’t use criminal records

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UPCOMING WORKSHOPS & EVENTS Lunch-n-Learn: Retirement Savings Challenges for Women—Making Work Optional D ATE & TIME

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16 RENTAL HOUSING

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because there is too much liability.”

Fact: While some states might be attempting to restrict the use of criminal records in the rental decision, you can (and should) use them in your decision process if legally permitted (mobile home parks have restrictions). So long as the records you receive are verified that they are about your applicant and are within the legal reporting period, it is your duty as a manager to keep your properties safe. Your screening company should be using a quality matching methodology. Fuzzy matching, that is only by applicant name, will lead to the risk of false positives, liability and the chance of denying applicants who could have been approved.

It’s highly recommended that you have a written criteria which specifies the type of crimes that will trigger a denial. HUD has a helpful resource describing acts of crimes against persons and property, drug related, etc. that can be used in your criteria.

Myth: A Social Security Number is required.

Fact: To comply with best industry practices, you should provide your screening company with at least 2 full matching identifiers. This includes first, last and middle name and date of birth.

Social security numbers are not recorded by the arresting jurisdiction or court (sometimes it is by the prison system).

Your screening company may request the SSN for a secondary use to look up alias names. This prevents missed records due to typos or applicant fraud.

If you’re still facing questions midreport, ask your background screening provider about how they compile their criminal records. Learning their particular process can not only help ease your mind, but prepare you for future questions from your applicant. For additional information, visit ApplyConnect.com. RH The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Reprinted with permission from the ApplyConnect and Resident Screening blogs, of which Becky Bower and Caryn Bennett are regular contributors. You can find more of their articles at www. applyconnect.com/blog or www.residentscreeningblog.com.

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FEATURE

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COVER PHOTO: FLICKR USER LIKEADUCK / CREATIVE COMMONS

KEEP THE WINTER

PESTS AWAY Simple steps to prevent unwanted guests in your properties.

BY BARBARA BALLINGER

E

ven though a number of animals migrate south for the winter, many don’t. And, there’s no doubt that those northern critters seek warm shelter as the air gets nippier and food sources become scarce.

Unfortunately, the most perfect (and warmest!) hunting ground may be inside your building—the lobby, basement, garage, crawl space, trash room, and even your tenants’ apartments. There are a number of things you can do to make it tough for them to enter—and even harder for them to stay—if they find their way in. This is probably the only time in your career that it pays to be inhospitable!

We recently spoke with Dr. Jim Fredericks, vice president of technical and regulatory affairs with the National Pest Management Association in Fairfax, VA, the country’s main association for pest management professionals. He shared some tips and advice about the best ways to avoid having unwanted guests move into your building for the winter.

QUESTION: WHICH INSECTS AND ANIMALS SHOULD WE BE ON THE LOOKOUT FOR AS THE WEATHER TURNS COLDER IN MANY PARTS OF THE COUNTRY? Answer: Some insects and animals migrate to warmer areas (such as the Monarch butterfly),

but most insect and wildlife pests prefer a shorter trip to find shelter. They may find an appealing mound of leaves or bark on trees, which can protect them from the elements.

Q: BUT WHICH ONES MAY TRY TO GET INSIDE BUILDINGS AND APARTMENTS? A: Mainly wildlife—such as squirrels and mice— want to be inside to maintain their body temperature and find food. Certain insects also will seek indoor shelter, dependent on the part of the country. Along the eastern seaboard and mid-Atlantic, stink bugs are prevalent. In the south, it’s kudzu bugs. But there are also multicolored Asian lady beetles found throughout the United States.

Q: WHAT ARE THE FIRST STEPS A PROPERTY MANAGER OR BUILDING OWNER SHOULD TAKE TO KEEP THEM AWAY? A: Inspect the outside of your building for easy access points like utility openings such as pipes and air conditioner lines. Seal cracks or crevices with a silicone-based caulk, steel wool, or combination of these materials. Seal openings around window frames and doors, repair damaged window screens, screen attic vents, protect chimneys with a cap so raccoons can’t get in, and replace loose mortar where holes may develop.

Be especially diligent around the basement

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Tips to Keep Pests Away from Your Apartment Building

Tenants should be expected to take out their trash daily, clean dirty dishes so they don’t pile up in a sink with food residue, and alert the management to openings in walls or faucet drips that require repair.

Also keep leaf piles away from your building by removing them once they’re raked into a mound. And remove any decaying organic matter where pests and animals may congregate until they find a way inside.

Inspect the outside of your building for easy access points like utility openings such as pipes and air conditioner lines. Seal cracks or crevices with a silicone-based caulk, steel wool, or combination of these materials. RH Photo Credits (top to bottom): Mike McCune, Flickr user tuchodi, Stef Lewandowski

20 RENTAL HOUSING

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foundation since rodents move in along the ground when they find gaps. You can tackle these steps yourself or hire a pest management professional to be sure you have the best materials that animals can’t chew through. Pest professionals are skilled in spotting possible entry points that non-professionals might not detect.

Q: WE’VE HEARD THAT MOISTURE ATTRACTS CERTAIN PESTS AND ANIMALS. IS THAT TRUE? A: Yes, and that’s why it’s important to keep attics, basements, and crawl spaces well ventilated and dry. You also want to remove leaves and other debris near gutters to prevent standing water, since that can become an excellent breeding ground for pests, including mosquitoes in spring. Remove leaves now rather than in March when it’s much colder and maybe icy. Also keep leaf piles away from your building by removing them once they’re raked into a mound. And remove any decaying organic matter where pests and animals may congregate until they find a way inside.

Q: WHAT ABOUT LANDSCAPING MEASURES TO KEEP AWAY PESTS? A: Keep shrubbery and tree branches trimmed 6 to 8 feet from your roofline, and store firewood at least 20 feet away from the building so it doesn’t attract carpenter ants and termites. Also, be sure trash is stored in secure containers that nuisance wildlife can’t open or get into as they find it harder to find food come colder weather.

Q: LET’S TALK ABOUT SPECIFIC CULPRITS AND HOW TO GET THEM OUT FOR GOOD: A: Squirrels. They will build leaf nests in trees, or live in the hollowed out part of a dead tree during the winter. But they also will come indoors if they find a way in. They do a great job of chewing their way in through wood by making a small hole bigger. In fact, they can enter a hole that’s the size of a tennis ball. Stop them by trimming back trees and fixing damp wood that will rot and lead to holes. If a squirrel enters, you’ll probably have to call a pest management professional to get it out.

Mice and rats. These, too, enter

through holes that are even smaller. A mouse can enter a gap that’s as tiny as 1/4 inch wide. Rats can get through one that’s 1/2 inch in width. Use an old-fashioned trap for a mouse. Rats are more difficult to catch, and you’ll need to contact a licensed pest control professional. Get rid of these rodents before they bring friends.

Bats. Bats are protected by law in most states so it’s important to check with animal control or wildlife services for regulations before bat-proofing your property. Fortunately, these usually leave when the weather cools to find a cave or crevice and return in summer.

Roaches and silverfish. These usually aren’t a major problem come winter but are more prevalent year round. Many roaches enter through packaged goods and groceries, but also through sewers and floor drains in basements. Silverfish tend to congregate by drips of water. Be sure that faucets and pipes are turned off and make sure all surfaces are dry and clean.

Spiders. This population usually peaks at the end of summer. Many will try to over-winter to keep warm but usually aren’t much of a winter problem. It’s good practice to vacuum all undisturbed areas of a structure on a regular basis to remove spider webs that may be lurking.

Other bugs. The insects that are the biggest nuisance prob-

lem come colder weather are those previously mentioned–boxelder bugs, multicolored Asian lady beetles, kudzu bugs, and stink bugs. They congregate on the sides of structures where there’s sunlight in fall. As it gets colder, they try to move indoors. The best strategy to avoid them is to seal windows and doors well.

Q: HOW DO YOU FIND A COMPETENT PEST PROFESSIONAL FOR A MULTIFAMILY BUILDING? A: You can find a licensed pest control professional by using the zip code locator on our web site at www.pestworld.org. Ask about anyone’s experience in working in a multifamily dwelling that’s the same size as yours. This is the best way to ensure they are well equipped to handle the most typical pest challenges and recommend an appropriate course of treatment. Get several references to check out, and then compare prices, and level of service.

Q: HOW OFTEN SHOULD A MULTIFAMILY BUILDING BE SERVICED, AS WELL AS INDIVIDUAL UNITS? A: You want a pest professional to take an integrated pest management approach and be sure your building quarters have no water, food, and shelter that will attract insects and animals

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EAST BAY RENTAL HOUSING ASSOCIATION

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during the long winter ahead. Most will advise quarterly, monthly, or semimonthly service, both for the building’s common areas and tenants’ apartments.

If you have a regular company servicing the building and units, you can call them for help when an infestation of any kind occurs.

Q: WHAT SHOULD BUILDING OWNERS AND PROPERTY MANAGERS DO TO HELP TENANTS KEEP THEIR UNITS CLEAN AND PEST FREE? A: It’s definitely a challenge. Educating them will help. Explain that it’s easier to keep these pests away initially if areas are clean and dry rather than scrambling to get rid of them once they find a way in to stay warm and eat. Tenants should be expected to take out their trash daily, clean dirty dishes so they don’t pile up in a sink with food residue, and alert the management to openings in walls or faucet drips that require repair. I’ve encountered many cases in multifamily buildings of one pristine apartment next to a dirty one. If tenants don’t abide by rules, you’ll need to initiate some type of warning. Also consult the lease agreement to find out if there are any options for taking legal action; if not, possibly they should be added in. RH Reprinted with permission from Buildium.

Barbara Ballinger is a freelance writer who specializes in real estate, design, and family business. Her website is barbaraballinger.com.

Her most recently published book is The Kitchen Bible: Designing the Perfect Culinary Space. Her website is www.barbaraballinger.com.

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RENTAL HOUSING 25

COLUMN

government affairs

ity following the retreat, things devolved quickly. The reality of the differences between the two institutions crept in and House Republicans began calling for the Senate GOP to drop or significantly weaken the 60-vote cloture rule so that Democrats would be unable to block GOP legislation. Speaker Ryan understands the distinct culture and process of the two chambers and reportedly wants to craft a strategy which takes those into account.

Meanwhile, as soon as then-Ways and Means Committee Chairman Ryan announced that he would run for Legislative updates from NAA’s Senior Vice Speaker of the House, jockeying began President of Government Affairs. BY GREG BROWN to replace him. Ultimately Rep. Kevin Brady (R-Texas) was chosen to replace Mr. Ryan. This is good news both for the stepping up to a golf tee somewhere in apartment community and the real estate Florida – did Mr. Ryan a big favor by industry broadly. Chairman Brady has clearing away two of the biggest legislabeen a long-time friend to the real estate tive landmines – the budget and the sector and, thanks to the good work of debt ceiling. Unhampered by reelection the Houston Apartment Association, he concerns or the opinions of the House knows and understands apartment housFreedom Caucus, Mr. Boehner was free ing. Mr. Brady has little time to acclimate to negotiate a deal to take both items to his new role as he will need to immeoff of the table until 2017. This should diately begin negotiations on a pending also be considered a gift to the moderate highway funding measure and deal with House Republicans and those in tough 52 expiring tax provisions before the end reelection campaigns who will not have of the year. On a longer time frame is to take any more perilous votes in this the effort to reform the nation’s tax code area until after Election Day. The deal which will not occur before 2017 but the drew lots of fire, both on the process, ne of those characteristics of foundation for which is being laid now. which was not done through “regular the United States’ experiment There has been some debate on order” of the Committees, and on the with democracy that we tout whether tax reform has as good of a substance, which dropped the sequestraas a shining example for the rest of the chance of success with Mr. Ryan as tion caps to allow increased domestic world is the peaceful transfer of power.

Speaker as it did with him as Chairman and defense spending. Still, it is now law The fact that every four (or eight) years of the Ways and Means Committee. He is and everyone can grumble but has to a new President takes office via the votan admitted wonk on tax policy and fixmove on. ing booth and not by the tip of a sword ing the tax code is a personal mission for Speaker Ryan is already working or barrel of a gun is pretty amazing. him so one would think he will use his to put his own imprint on how the Similarly impressive was the handover position as Speaker to drive the process Congress functions by reportedly reachof control of the House Republican forward. But, being Speaker is about ing out to Senate Republican leaders to caucus (and by extension the House of 100 things, not one thing. Will Mr. Ryan discuss a joint policy agenda for 2016.

Representatives itself) last month. Due have time to drill down on the details of Typically at the start of each year the in large part to the fact that Rep. Paul a reform package while parties in both chambers Ryan (R-Wis.) was willing to take the managing the House hold retreats to discuss job of Speaker, a potentially divisive “Using our grassand the many factions the plan for the next 12 vote within the caucus was avoided. He roots power is critiof his own party? Or, months. This year there truly was “the one” who could unite the was even a joint retreat cal to our advocacy will he be able to keep caucus and put a pin in the intraparty efforts on your his distance from those of the House and Sensquabbling which dominated for the behalf. Help us help details and just focus on ate Republicans to try past several months. Now, let’s see how you by coming to keeping the train movand coordinate activities long he can maintain it.

Washington and ing? We will see. after the GOP retook the Former Speaker of the House John carry our message A quick thanks to all Senate in 2014. Despite Boehner (R-Ohio) – as we speak likely to Congress.” of you who responded declarations of solidar-

Handover of Control Calms House Republicans

O

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EARTHQUAKE AND STRUCTURES, INC. to our Call to Action on S. 1140, the Federal Water Quality Protection Act. This bill would force the Environmental Protection Agency to rewrite its “Waters of the U.S.” or WOTUS rule. Recall that this rule would greatly expand the federal government’s role in local land use decisions impacting development of all kinds, including apartment housing. Last month, the U.S. Court of Appeals for the 6th Circuit issued a nationwide stay on the rule effectively stopping its enforcement. This is not a permanent solution, however, and a new rule is still needed.

Unfortunately, our efforts on S. 1140 were unsuccessful and the bill did not garner the 60 votes needed to proceed to an actual vote on the legislation. This is not the end of the story, so stay tuned for our next steps on this critical issue.

Finally, mark your calendars for the 2016 NAA Capitol Conference and Lobby Day which take place in March in Washington, D.C. NAA has a new and ambitious goal for next year’s event.

We’re going to reach every one of the 535 Congressional offices – that’s 435 Representatives and 100 Senators – on Lobby Day on March 9. The Capitol Conference will be held the day before, starting right after lunch with an issues orientation and advocacy training followed by keynote speaker Joe Scarborough, a former member of the House and host of MSNBC’s Morning Joe. While members of the House will be in recess the week of March 7, NAA members can schedule meetings with their important key staff members in Washington and just importantly schedule meetings with all 100 members of the U.S. Senate, which will be in session. NAA members who aren’t planning to attend the Capitol Conference will help us reach our goal by scheduling meetings or property tours at home with their Representatives that week.

Using our grassroots power is critical to our advocacy efforts on your behalf.

Help us help you by coming to Washington to carry our message to Congress. RH Greg Brown is the Senior Vice President of Government Affairs with the National Apartment Association. He can be reached at 703-797-0615 or greg@naahq.org.

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ebrha.com

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COLUMN

esq. & a

Enforcing a Lease What to do when an existing or inherited tenant refuses to sign a lease. BY VARIOUS AUTHORS

ing them that enclosed is their new rental agreement. Ask them to sign and return a copy of the agreement to you. If they sign and return the agreement, then you have your new agreement. Congratulations!

But if they don’t sign, don’t worry, you have served a notice of change in terms of tenancy that becomes effective even if the tenant doesn’t sign and return the agreement.

The tough question is: can you evict based on the breach of a new term in the written rental agreement? It depends, and you should consult with an attorney before serving an eviction notice. However, most tenants abide by their written agreements and don’t question the propriety of the terms. —CLIFFORD FRIED

Q

My current tenant wants to break her lease agreement six months early. She has explained that she has another proposed occupant that will take over the lease. Do I have to allow this? Can I screen the proposed tenant to properly qualify them? If so, should I return the security deposit and collect a new one?

A

Q

I recently purchased a building that has tenants. I do not have any of the original leases for my inherited tenants, and I’ve asked them to sign new contracts, but they refused. What do I do?

A

There is a State law that permits you to change the terms of the tenancy by giving a 30 day notice. It is this law that permits rental property owners to unilaterally raise the rent without the tenant consenting or signing. You can use this same law to impose a new written rental agreement on your tenant.

There are three steps to this procedure.

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| DECEMBER 2015 |

First, write a new written rental agreement with all the terms that you would like to have as part of the tenancy. Do not increase the rent more than that permitted by the local rent laws. Also, do not take away housing services. Excessive rent increases or reduction in services could trigger a Rent Board petition.

Second, prepare a notice changing the terms of the tenancy. The notice should say that the new terms of the tenancy in 30 days will be those set forth on the attached rental agreement.

Put this notice at the back of the rental agreement.

Third, write a letter to the tenant tell-

ebrha.com

Early termination and sub-leasing issues depend on the actual text in the rental agreement. When a tenant vacates a lease early in residential properties and commercial properties alike, the rental property owner must make an earnest attempt to relet the property to mitigate their damages. The damages allowed are the amount of rent from the termination of the tenancy until the place is relet and other damages directly and indirectly caused from the breach of contract. The rental property owner must stay reasonable and earnestly try to relet the premises.

A rental property owner generally has no obligation to accept a sub-tenancy, but again, the rental agreement should state the process by which a rental property owner would hypothetically accept or reject a sub-tenant. The agreement also should provide from whom a rental property owner can seek non-payment of rent. In sub-tenancy situations, a rental property owner could hypothetically go

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LOOKING FOR A MEETING SPACE FOR YOUR BUSINESS GROUP?

EBRHA’s office space offers two room rental options: a conference room for seating up to 18 people or a classroom space with up to 40 seats.

The rooms are perfect for: • Meetings with clients • Club or group meetings • Workshops and classes Our office is conveniently located in the Grand Lake neighborhood, with plenty of street and metered parking. Our office is wheelchair friendly.

A/V services available.

Hours available: 9:00 - 5:00 p.m., Monday - Friday

CONTACT 510-893-9873 OR GO TO EBRHA.COM FOR RATES AND SCHEDULING (REQUESTS SUBJECT TO APPROVAL) 30 RENTAL HOUSING

| DECEMBER 2015 |

ebrha.com

after the lessee and the sub-lessee for back rent (the legal concepts of privity of contract and privity of estate).

I would recommend the following course of action: 1) Get some written statement from the tenant that they will be terminating the lease on a certain date; 2) Give the tenant the option to request and attend an inspection of the premises for their security deposit (CC §1950.5(f)); 3) Give the tenant an itemized report concerning their deposit based on physical inspection which reserves the right to hold the deposit pending re-letting the premises and an evaluation of reasonable damages; 4) Earnestly attempt to relet the premises and look at the tenant’s candidate; 5) Get a new agreement and a new deposit from the new tenant.

The best thing you can do is keep a current valid contract directly between you and the new tenant, account for your damages (photos, receipts, etc.), and act reasonably. Even though a tenant moves out early, the rental property owner is still bound to act in good faith and to mitigate damages.

—JOHN (J.R.) RICHARDS

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. John (J.R.) Richards is an attorney with Richards Law and can be reached at 925-231-8104 or www. richards-legal.com. Clifford Fried is an attorney 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 ON PAGE 36.

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DO YOU KNOW IF YOUR INSURANCE POLICY HAS THESE IMPORTANT COVERAGES? R Wrongful Eviction R Loss of Rent R Building Code Upgrade R Loss of Value If you are not sure, come in or call for a free review and a free quote. It may be time to upgrade your policy.

Call or email today for an appointment.

JAIN L. WILLIAMS State Farm Insurance Agent

510-530-3222

jain@jainwilliams.com www.jainwilliams.com Specializing in insurance for Property Owners.

EBRHA member since 2008. ebrha.com

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community calendar EVENTS & CLASSES

december

january

NOTE: WORKSHOPS HELD AT OUR NEW OFFICE AT 3664 GRAND AVE, SUITE B IN OAKLAND

NOTE: WORKSHOPS HELD AT OUR NEW OFFICE AT 3664 GRAND AVE, SUITE B IN OAKLAND

TUESDAY, DECEMBER 8 Lunch-n-Learn: Retirement Savings Challenges for Women Terry Allen, Enhance Wealth Advisors $20 for Members and their Guests Lunch is provided and available at 11:45 a.m.

Seating is limited, Registration deadline is Monday, Dec. 7 Advanced registration required at www.ebrha.com/events Noon - 1:30 p.m.

FRIDAY, JANUARY 1 EBRHA Office Closed

TUESDAY, DECEMBER 15 Fair Housing and Your Rental Business Angie Watson-Hajjem, Fair Housing Specialist, ECHO Members: Free; Non-members: $69 2:00 p.m. - 3:30 p.m.

Moderated by Jill Broadhurst, CCRM, EBRHA 10:00 a.m. - 11:00 a.m.

Note: Free to Members only

FRIDAY, DECEMBER 25 EBRHA Office Closed

MONDAY, JANUARY 11 Roundtable Discussion: Rent Board Guidance An informal roundtable for members that have or had a rent board hearing. Members are encouraged to bring their paperwork for a sharing and learning opportunity.

SATURDAY, JANUARY 16 EBRHA Membership Meeting (Members only) Topics: • News Laws for 2016 Presented by Ron Kingston, EBRHA Lobbyist 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only.

TUESDAY, JANUARY 26 Dealing with Nuisance Tenants Michael Shepherd, The Shepherd Law Group Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, JANUARY 28 Savvy Social Security Workshop Terry Allen, CFP®, AWMASM Members: $20; Non-members: $20 Noon - 1:30 p.m.

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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ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2015-16 (1.7%) A CPI increase of 1.7% becomes effective on July 1, 2015. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

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

(70 % of Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS.

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $213 per unit and are due July 1. Owners are allowed to pass through $4 to tenants.

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

DEC. 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% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4%

ANNUAL ALLOWABLE RENT INCREASE

2015 (2.0%) PERI OD AM O U N T

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

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

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% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3%

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 Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Brent Kernan Brent Kernan 510-712-2900 bkernan@aol.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy and Alan J. Horwitz 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

ABATEMENT SERVICES

P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net ACCOUNTING & TAX

Collins, Mason & Company LLP Teresa Mason 510-891-9000 www.cmcaccountants.com The Lee Accountancy Group, Inc. Jong H. Lee, CPA 510-836-7400 jhlee@theleeaccountancy.com APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com

ATTORNEYS - LAND USE/CONDO CONVERSION

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 ASSOCIATIONS

BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland/Berkeley Association of Realtors Davina Lara 510-836-3000 oaklandberkeleyaor.com Oakland Chamber of Commerce Barbara Leslie 510-874-4808 www.oaklandchamber.com ATTORNEYS - EVICTIONS/PROPERTY OWNER DEFENSE

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com 34 RENTAL HOUSING

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Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/CORP.

Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Jack Schwartz, Attorney at Law Jack Schwartz 650-863-5823 jwsjr1220@comcast.net Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com AUTOMOTIVE

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com ebrha.com

Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com First Federal Savings & Loan Assoc.

Anthony Moreno 415-460-2657 www.ffsavings.com First Foundation Bank Michelle Li 510-250-8133 www.ff-inc.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com NorthMarq Capital Dan Baker 415-433-4145 www.northmarq.com SF Fire Credit Union Herman White, Jr. 415-674-4808 www.sffirecu.org Torrey Pines Bank Dale Marie Golden 510-899-7536 dgolden@torreypinesbank.com BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Bathfitter Rod Mills 510-969-3905 www.bathfitter.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan 510-835-9988 www.sincerehomedecor.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com CABINETS & COUNTERTOPS

Elegant Stone & Cabinets Linh Duong 925-954-8845 www.elegantstoneandcabinets.com CARPET CLEANING

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

vendor directory COLLECTION AGENCIES

Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com CONSTRUCTION

A-One Construction Dirksen Rogers 408-690-0890 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/ RESTORATION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Har-Bro Restoration Inc. Sonia Fuetsch 650-670-2364 www.harbro.com Servpro of Lafayette/Moraga/Orinda Jenny Villena 925-299-1323 servpro9542@sbcglobal.net Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com

Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com

Urban Ore Marylou Van 510-841-7283 www.urbanore.com HANDYMAN SERVICES

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net

ELECTRIC VEHICLE CHARGING

NRG EVgo Mehr Kouhkan 310-954-2930 www.nrgevgo.com ELECTRICIANS

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

Paramount Elevator Corp.

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

HAULING SERVICES

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com

FINANCIAL PLANNING

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com

HEATING & AIR CONDITIONING

FIRE EXTINGUISHER SALES & SERVICES

Best Equipment Co. LLC Denise Haughin 510-655-8882 bestfireequipment@att.net FIRE PROTECTION

HOME WARRANTIES

Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

First American Home Warranty Megan Cormier 707-596-5334 mcormier@firstam.com HUMAN RESOURCES MANAGEMENT

Avitus Group Lance Harris 925-827-0680 www.avitusgroup.com

FLOOR COVERINGS

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

INSPECTIONS

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

GOVERNMENT AGENCIES

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

Going Green Dan Antonioli 510-652-7593 www.going-green.co

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.com

Bulloch Insurance Brokers, Inc. Curt Bulloch 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com CSE Insurance Group David Earwood 925-817-6497 www.cseinsurance.com Capital Insurance Group John Reynoso 1-800-682-9255, x7519 jreynoso@ciginsurance.com

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RENTAL HOUSING 35

vendor directory Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com David E. Quan Agency Insurance Brokerage Xavier Quan 510-653-8880 www.dquanagy.com The Greenspan Co./Adjusters Int’l.

Rich Hallock 866-331-4790 www.greenspan-ai.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 Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com INVESTMENT OPPORTUNITIES

LAUNDRY EQUIPMENT

PLUMBING/WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

PROPERTY MAINTENANCE SOFTWARE

PROPERTY MAINTENANCE SUPPLIES

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

Alameda County Healthy Homes Dept.

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

| DECEMBER 2015 |

PEST & VECTOR CONTROL

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

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

LEAD, MOLD & PEST MANAGEMENT

36 RENTAL HOUSING

PAINT

The Sherwin-Williams Co. Sean Callahan 925-932-3363 x134 www.sherwin-williams.com

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

Coinmach Claudette Lucey 510-909-9786 www.coinmach.com Excalibur Laundries Carlos Barraza 510-872-1554 www.excaliburlaundries.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com

LITIGATION SUPPORT SERVICES

MARKET RESEARCH

Axiometrics Inc. Amy Wolff Sorter 469-621-9669 asorter@axiometrics.com

PROPERTY MAINTENANCE

Martinez Real Estate Investment Jose Martinez 510-769-0436

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

LOCKSMITH EVICTION SERVICES

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

PROPERTY MANAGEMENT

Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein 510-836-0110 www.baypropertygroup.com

ebrha.com

Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Terrence Sims 510-883-7070 www.erirentals.com Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Shaw Properties Judy Shaw 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.com On-Site Janis Rossi 408-795-4167 www.on-site.com

vendor directory REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-336-4721 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Red Oak Realty Kevin Hamilton 510-250-8780 kevin@redoakrealty.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

Urban Ore Marylou Van 510-841-7283 www.urbanore.com

RENT CONTROL CONSULTANTS

W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com

Alan K. Beales 510-339-9776 Bay Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com

SOLAR ENERGY

Sun Light & Power Martin Morehouse 510-809-3686 martin@sunlightandpower.com

Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com

SUBMETERING

Liz Hart 510-813-5440 liz.hart1801@gmail.com St. John and Associates (Berkeley only) Michael St. John 707-937-3711 msjetal@pacbell.net RENTAL SERVICES

Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.com

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

ROOFERS

PPI Towing Stephanie Gipson 510-533-9600 www.ppitowing.net TREE SERVICE

Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com

SECURITY/SURVEILLANCE

TUB, TILE & COUNTERTOP REFINISHING

ADT Security Systems Bobby Augusto 925-222-8034 www.adt.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com

Discovery Coatings Gargie Balarbar 415-971-8207 www.discoverycoatings.com UTILITY MANAGEMENT

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.com WASTE & COMPOST COLLECTION

SEISMIC CONSTRUCTION

Adobe Soil & Structures Mark Almeida 510-919-1880 www.adobesoils.com B.A.S.S. Seismic Retrofit D.W. Hamilton 510-919-0046 www.bassseismicretrofit.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING

TENANT SCREENING SERVICE

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

A-One Construction Dirksen Rogers 408-690-0890 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

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

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.com

Bay Area Bin Support Nancy Fiame 888-920-BINS www.bayareabinsupport.com Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WINDOWS

SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com

ebrha.com

|

DECEMBER 2015

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RENTAL HOUSING 37

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . 17

Local Knowledge, Local Advocacy, Local Support When You Need It

ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 25 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 27 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 22 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 29

EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units.

Our membership consists of more than 1,400 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 20,000 rental units, and serves over 25 cities throughout Alameda and Contra Costa counties.

CONSTRUCTION

West Coast Premier Construction. . . . . . . 31 ENGINEERS

Adobe Soil & Structures. . . . . . . . . . . . . . . . 29 Earthquake and Structures, Inc.. . . . . . . . . 27 West Coast Premier Construction. . . . . . . 31 INSURANCE COMPANIES

Berkeley Insurance & Financial Services. . 25 Jain Williams—State Farm. . . . . . . . . . . . . . 31 KITCHENS AND BATHROOMS

Sincere Home Decor. . . . . . . . . . . . . . . . . . . . 2 LAUNDRY

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JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 15

n Property management advice by phone or in person n Tenant screening service (application/report fees apply) n Annually updated legal forms, including forms online 24/7 n Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control, and more n Vendor directory of local businesses that offer exclusive member discounts n Annual trade expo and networking mixers n Monthly educational membership meetings n Community outreach and education n Local and state lobbying n An active and growing Legal Action Fund and Political Action Committee n Subscription to Rental Housing and units n Membership with the National Apartment Association and CalRHA

3664 Grand Avenue • Suite B Oakland, CA 94610

LOCKSMITH EVICTION SERVICES

Golden Gate Locksmith Co. . . . . . . . . . . . . 29 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 23 PROPERTY MANAGEMENT

Maisel Property Management. . . . . . . . . . . 12 PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 25 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 25 REALTORS

Coldwell Banker—John Caronna. . . . . . . . . . 7 RECYCLING

Oakland Recycles . . . . . . . . . . . . . . . . . . . . . . 5 RENT BOARD CONSULTANTS

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 29 General Roofing Co. . . . . . . . . . . . . . . . . . . . 31 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 31 WASTE & COMPOST COLLECTION

Bay Area Bin Support. . . . . . . . . . . . . . . . . . 13 WINDOWS, DOORS & SIDING

JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 38 RENTAL HOUSING

| DECEMBER 2015 |

ebrha.com

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . 40 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

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