Rental Housing - February 2016

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | FEBRUARY 2016

the WHAT, WHEN & HOW OF TAXES Tips property owners can use during tax season

PLUS: A FRESH START FOR PEOPLE WITH CONTINUING TAX PROBLEMS MAKING INFORMED SOCIAL SECURITY DECISIONS

Contents

East Bay Rental Housing Association

FEBRUARY 2016

Volume XIII, Number 2 February 2016 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

16

The What, When & How of Taxes

Federal Tax Law Changes Provide Real Estate Benefits

BY RON KINGSTON

BY MARC LEVETIN

PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz TREASURER Abbe Sultan SECRETARY Fred Morse MEMBER Rick Philips 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 PUBLISHER

22

Wayne C. Rowland MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez

Changes to Social Security Claiming Strategies

ADVERTISING

BY TERRY ALLEN, CFP®AWMASM

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.

Features & Columns 6

Oakland Rent Adjustment Program Audit Underway

8

FINANCIAL TIPS

30

GOVERNMENT AFFAIRS

32

NEWS

A Fresh Start

BY JONG LEE

Industry Scores Victories, But More Work Ahead

BY GREG BROWN

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ESQ&A

Enforcing Late Fees

BY DANIEL RILEY

Events & Directory 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP INFORMATION 42 A D INDEX

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 © 2016 by EBRHA. All rights reserved.

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contributors

ONLINE MARC LEVETIN Marc Levetin joined Buildium in 2008 and he is the co-author of Property Management Accounting. He is responsible for leveraging his experience providing product support to Buildium users to advocate for changes on their behalf. He lives about 20 miles north of Boston in a sleepy suburb with his wife and two guinea pigs, Pinball and Wizard.

RON KINGSTON Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He has 30 years of lobbying experience and is one of the original writers of the state’s Costa-Hawkins Act. He grew up in South Lake Tahoe and lives in Carmichael with his wife Sherrie, a financial planner. In his spare time, he cycles, skis and takes international scuba diving trips.

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.

TERRY ALLEN, CFP®AWMASM Terry Allen of Enhance Wealth Advisors® is a Certified Financial Planner™ (CFP®), and Accredited Wealth Management AdvisorSM (AWMASM). She earned her professional designations from the College for Financial Planning.

Terry is treasurer of East Bay Commercial Real Estate Women, and is immediate past president of the Estate Planning Council of Diablo Valley. She graduated from the University of San Francisco with a Bachelor of Science Degree in Mathematics.

JONG LEE Jong Lee is the president and founder of The Lee Accountancy Group, Inc since 1997. He has an MBA in taxation and a Doctorate of Business Administration. For over 30 years, he has been servicing clients in the Bay Area regarding their tax and financial needs. Valuing education and community service, he has taught courses at colleges throughout the Bay Area.

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East Bay Rental Housing Association TEL

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510.893.9873 | FAX 510.893.2906 www.ebrha.com

New Curbside Bulky Pickup for Oakland Apartments & Condos!

Schedule Curbside or Bin Collection at Your Convenience Mattress set left by the last move out? Utility closet overflowing? Microwave kaput?

No worries. As part of the City of Oakland’s new Zero Waste program, your building is entitled to collection of 1.5 cubic yards per unit of non-recyclable material, plus a set number of eligible recyclable items per unit, annually at no additional charge.*

1.5 Yards of Non-Recyclable Material

Eligible Recyclable Items

Eligible Recyclable Items Per Unit: • 1 large appliance • 2 monitors • 2 tires including tires on rims • 2 mattresses

• Computers, consumer electronics, scrap metal, cardboard, unpainted wood and plant debris – bundled, boxed or bagged.

No hazardous waste, bagged items over 75 pounds, rocks, dirt or concrete.

Bundled materials must not exceed four feet in length.

Alternately you may order a roll off bin for a building-wide cleanup event (special set-out requirements apply to the eligible items listed above). You can customize this service to your needs. This is another way Oakland Recycles is helping to create a greener, cleaner Oakland.

Call Waste Management today at (510) 613-8710 to schedule your bulky pickup. *For example, a 10-unit building is entitled to collection of 15 cubic yard of Non-Recyclable Materials, plus 10 times the number of Eligible Recyclable Items listed above. For your convenience, the allocation and usage are tracked on your monthly bill.

COLUMN

news Thank You to EBRHA Members Who Attended City Hall Meeting on Garbage/Recycling Fees

Oakland Rent Adjustment Program Audit Underway for an audit of the Oakland Rent Adjustment Program—particularly in light of Mayor Schaaf’s recently proposed rent board fee increase from $30 to $110 per unit—EBRHA is pleased to report that City Auditor Brenda Roberts has begun an investigation.

Roberts is looking specifically at commissioner selection, how meetings are conducted, efficiencies within the entire department, and whether or not the program is serving its core mission of overseeing rent increases and issues of habitability. If you have any concerns with the Oakland Rent Adjustment Program or staff, please contact City Auditor Brenda Roberts at 510-238-3378 or email her at broberts@oaklandauditor.com. Please cc news@ebrha. com so that we may stay abreast of your situation. EBRHA members can also fill out the EBRHA On Your Side form at www.ebrha.com. Find more information on the City Auditor at www.oaklandauditor.com.

AFTER NUMEROUS REQUESTS BY EBRHA

EBRHA members were successful in January in letting members of the Oakland Public Works committee know their frustrations with the price gouging that multifamily owners have been experiencing with garbage and recycling.

While Dan Kalb, District 1, and Rebecca Kaplan, At Large, seemed aghast at the fees and changes in services for apartment buildings, the fact is they were the biggest proponents (along with Councilmember McElhaney) of mandating that CWS be part of the contract. In addition, they were proponents of certain services, like green bins being mandatory to the multifamily program, regardless of the fees or hardship they would place on apartment owners. After testimony of about 25 property owners, the conclusion by committee members was to table the informational report until a discussion could be had with the city administrator on the fees. The consensus from the committee was that a moratorium should be placed on all push/ pull fees, and owners should be credited for fees already paid, due to the lack of notice on these new costs. Over a month ago, EBRHA President Wayne Rowland demanded just that in an official letter that went to all city council members and the administration. The city has yet to respond to EBRHA’s letter on behalf of all Oakland apartment owners, demonstrating that they do not consider the multifamily garbage/recycling contract a priority, despite the numerous emails and calls that have been made. If you have not called the mayor, city staff or council, we urge you to demand that the charges be halted and that credits are issued for all paid push/pull fees. EBRHA will keep you informed as we learn more.

Alameda Moratorium on Certain Rent Increases & Evictions Extended On January 5, 2016, the Alameda City Council extended the moratorium pertaining to rent increases and evictions for

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60 additional days by adopting Ordinance 3144. According to the adopted ordinance, the extended moratorium effective dates are from January 9, 2016 to March 9, 2016 (unless extended) or “until the effective date of any City adopted regulations concerning revised rent review procedures, rent stabilization, just cause evictions, relocation assistance or other protections for tenants and property owners alike.” The ordinance prohibits all owners 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, an owner from evicting a tenant except for “just cause.” A copy of the moratorium ordinance can be found on the City’s website at 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, 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.

EBRHA will continue to send updates regarding the Alameda ordinance as they become available.

EBRHA Works With San Leandro Towards Balanced Rent Review Process San Leandro City Council has been considering amendments to the current rent review process and the addition of eviction restrictions, also known as “just cause.” EBRHA’s Government Affairs team met with councilmembers at length, providing facts and testimony about the adverse affects. For now, this item has been tabled. If you are a San Leandro owner, EBRHA encourages you to call all councilmembers and let them know your thoughts on these proposed changes.

Consider attending EBRHA’s next Public Affairs meeting on Thursday, February 10 at 10:00 a.m. to discuss this and other local government policies. RH

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COLUMN

financial tips

information and complete IRS Form 433-A (OIC), which is titled Collection Information Statement for Individuals (CIS).

The CIS has two basic sections in addition to the taxpayer’s contact information. The first section is made up of information on an applicant’s assets and liabilities. The difference between the assets (at fair market value) and the liabilities is called the equity component of one’s offer. It is similar to determining one part of the RCP, described earlier.

Taxpayers are cautioned to disclose all assets and their true value when completing this form, as it is signed under the penalty of perjury. Taxpayers who Information about the offer in compromise (OIC), elect to be less than forthcoming when a new program from the IRS to help those with preparing the CIS are playing with the loss of their freedom. The IRS will pursue continuing tax problems. BY JONG LEE perjury charges against taxpayers they taxpayer’s problems may start believe have lied on their submitted CIS. an offer. The IRS decides if an offer in any number of ways, but selThe punishment for perjury can include meets the minimum amount they will dom does a tax problem arise imprisonment. Using a professional accept by reviewing the financial inforfrom a taxpayer setting out to intention- mation submitted and by doing their (CPA, attorney or enrolled agent) when ally defraud the IRS. Most tax problem preparing the CIS can be invaluable. own calculation of what they call the resolution cases begin with a serious life reasonable collection potential (RCP).

First, a professional should know how event that creates a tax problem as a to properly complete the form and avoid If the taxpayer’s offer equals or exceeds side effect. Some of the events that can exposure to the penalties as mentioned. the RCP then it is likely the offer will lead to tax problems are divorce, loss of receive approval. However, there are Second, the practitioner will be able to employment, and forgiveness of debt, suggest planning alternatives that may other factors that the IRS considers in including business reversal and medical secure acceptance of an offer at the lowaddition to financial characteristics. problems, just to list a few. Fortunately, est dollar amount.

If the IRS believes the acceptance of the IRS has instituted the offer in comThe second step in preparing the offer an offer would undermine compliance promise (OIC) to provide a fresh start is to enter information about income and by the taxpayer they will reject it. Needprogram to help those with continuing expenses. The difference between these less to say, the American tax system tax problems. is called excess income. Then, depending relies heavily on voluntary compliance The OIC program may be the most on which of the two options is chosen, by taxpayers. Therefore, the accepdesired Internal Revenue Service prothe taxpayer will multiply the income tance of an offer from a criminal or tax gram because once the offer is accepted by either 12 months or 24 months. The protester might lead other taxpayers to and the individual pays the amount result is called the income component of conclude that they should simply not offered, the overdue tax is settled the offer. To determine whether to use the pay their taxes and then eventually ask immediately. The OIC is a contract with for a settlement at a reduced amount. multiplier of 12 or 24, the taxpayer must the government in which the taxpayer understand the two options for paying Therefore, the IRS always reserves the makes an offer to settle, the IRS accepts the offer amount. The taxpayer multiright to reject an offer in compromise the offer, and there is consideration plies the monthly income by 12 months if they believe it would in any way be (payment) that completes the essential if he can send the IRS 20% of the total detrimental to our voluntary tax system. elements of a contract. Of course, the offer and pay the remaining 80% in 5 or IRS does not just allow taxpayers to fewer payments within 24 months of the Preparing an OIC offer whatever they decide they can pay. If a taxpayer owes back taxes and acceptance of the offer. Note that if an Taxpayers need to follow certain proceoffer is not accepted, the IRS will keep believes he will never be able to pay dures to get their offers approved. the funds sent with the what the IRS claims is An OIC is eye-catching because it “Success here means offer and apply them to owed, he should consider allows taxpayers to pay what they can taxpayers will be the unpaid tax liabilan offer in compromise. afford and still be considered fully paid. ity. In addition to the The first step in preparing current in their tax The amount owed is not a consideration an offer in compromise is filing and fully paid offer amount, the IRS when determining the acceptability of up with the IRS.” charges a fee of $150 on to assemble the financial

A Fresh Start A

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C O L D W E L L B A N K E R all offer submissions, except from lowincome taxpayers.

If the 12 month multiplier with the 20% down payment does not work well, the taxpayer can use the 24 month multiplier and the avoid 20% down payment. However, this option requires that monthly payments start with the submission of the offer and continue while the IRS determines if they will accept the offer. The payment can be structured as smaller payments while the IRS is considering the offer as long as the schedule of payments will complete the offer within 24 months.

The offer rules also require the taxpayer to be current in the filing of all returns. Therefore, if a taxpayer has any returns that have not been filed, he must prepare and submit them to the IRS. Taxes due on the returns are required because they can be included in the returns covered by the offer in compromise. All unpaid taxes are resolved by the offer, and the taxpayer has a fresh start with the IRS. Interestingly, an offer in compromise will resolve delinquent employment taxes, which is something that bankruptcy cannot accomplish.

Five-Year Rule Another important point is the five-year rule, which states that once the IRS accepts a taxpayer’s offer, the taxpayer must adhere to the timely filing and paying of tax returns for the next five years.

Failure to do so may result in the offer in compromise being defaulted, which could in turn result in the full liability originally owed being reinstated, less the payments made prior to default. Based on the finality and the possible outcome involved in the offer in compromise program, taxpayers should examine the acceptance potential. Success here means taxpayers will be current in their tax filing and fully paid up with the IRS. Care should be taken when making use of the program to be free from chronic government debts. RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Jong Lee is the President and Founder of The Lee Accountancy Group, Inc since 1997. He has an MBA in taxation and a Doctorate of Business Administration.

He can be reached at 510-836-7400 or jhlee@ theleeaccountancy.com.

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COLUMN

capitol intelligence

Federal Tax Law Changes Provide Real Estate Benefits Updates from the Capitol from EBRHA’s state lobbyist. BY RON KINGSTON

L

ate last year Congress passed, and the President approved, sweeping changes to fund the federal government for fiscal year 2016. The changes are embodied in a bill of more than 2,000 pages. In pertinent part, the new legislation puts an end to stop-gap funding measures, commonly known as “continuing resolutions”, that have funded the federal government since the start of fiscal year 2016 on October 1, 2015. The terms of the bill expire September 2016.

Real Estate Provisions Let’s look at the real estate related provisions: Mortgage debt forgiveness. The 10 RENTAL HOUSING

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the smaller and mid-size businesses and for bonus depreciation for bigger companies (50%).

Charitable deduction. The expired provision that gives a charitable deduction for contributions of real property for conservation purposes is now permanent.

Foreign investment in real property tax act (FIRPTA). Two significant provisions were included in the 2,000 page bill. The first provision permits overseas investors to own up to 10% of a publically traded U.S. REIT which is up from 5%. The second provision allows foreign pension funds to own US real property interests without triggering FIRPTA withholding tax. These changes should bring in billions of foreign investment dollars into the U.S. commercial real estate market.

authority for forgiveness has been extended for two years (2015 and Highlights 2016).

Briefly, there are three changes to business Mortgage insurance premium deductax law that we are highlighting: tion. The law that allows the deductEB-5 Program Extension. A clean ibility of mortgage insurance premiums extension with no reforms remains until was also extended for two years (2015 September 2016. and 2016).

Net Neutrality. No amendments limitImmediate expensing of certain busiing implementation of net neutrality rules ness equipment and certain real estate. were included.

The provision relating to expensing for Internet Access Tax. The Internet Tax equipment and certain real estate used Freedom Act, which bans state and local by small and medium-sized businesses is governments from imposing taxes on made permanent and has been increased Internet access, expired October 1, 2015. from $500 to $2,500.

The Omnibus tax bill extends that ban Real estate includes leasehold through October 1, 2016. improvements, restaurant improvements, and certain retail improvements.

Positive Changes The $250,000 cap on qualified real We trust the changes in federal tax law estate (half that of personal property) will be helpful for your business. We is removed starting in 2016. Thus, advise you to seek competent tax counsel all business assets will have the same or an accountant to assess the impact of $500,000 limit each year, which is also these changes in your business. RH indexed for inflation.

Bonus depreciation. Bonus depreThe information provided herein is intended ciation has been extended for five to provide general guidance and awareness on years. And the provision includes a recently passed state laws and regulations and new category, referred to as “Qualified shall not be construed in any way as a substitute for indiImprovement Property” vidual legal advice. Those “These changes which is defined for that require specific advice should bring in escalators, elevators or should consult an attorney. billions of foreign Ron Kingston is the EBRHA enlargements. The result state lobbyist and president investment dollars of which is that most of the California Political into the U.S. leasehold improvements Consulting Group. He can be commercial real reached at 916-447-7229 or will now be eligible for ron@calpcg.com. estate market.” immediate expensing for

ebrha.com

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FEATURE

the

What, When & Tips and tricks property owners can use during tax season. BY MARC LEVETIN

16 COVER RENTALPHOTO: HOUSING | FEBRUARY /2016 | ebrha.com MEDDYGARNET FLICKR CREATIVE COMMONS

How of Taxes Now that the holidays are over, it’s important to prepare for the tax season.

Here are some tips and tricks to help property managers streamline their processes.

-------------------------------------------------------------------------------------------------We’ll start with important information about the 1099-MISC form: the what, the how and the when.

The What

The 1099-MISC tax form is used to report a variety of income to the IRS. Generally, contractors and freelancers receive them from any company they’ve been earning regular income from over the year.

In property management, they are used to report rent earned from a leased property, and to report income from contracted work. A form must be sent to each landlord and vendor that has earned $600 or more over the course of the tax year.

For example, do you work with one plumber pretty consistently? They need one. How about the college student who mows the lawns at your properties over the summer? They need one, too.

The When

1099 forms are generally expected to be postmarked by January 31 of the following tax year, per IRS deadlines. But 2016 is different—it’s a leap year and some of the usual deadlines fall on weekends. Here’s the final list of dates you should know: February 1, 2016: Send forms to landlords and vendors for review. January 31 is a Sunday this year, so you have an extra day.

February 29, 2016: Manually file paper 1099-MISC forms with the IRS. Paper 1099s also need to be filed with Form 1096. You can buy paper forms at Staples or another office supply store.

March 31, 2016: If you plan to e-file 1099-MISC forms, they need to be submitted to the IRS by this date. A Form 1096 is not required for e-filing.

If you plan to file more than 250 1099-MISC forms with the IRS, you must file electronically. In accordance with the Government Paperwork Elimination Act of 2003, they prefer that you e-file regardless of the number. ebrha.com

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“The best practice is to have your new rental owners and vendors fill out Form W-9 before you start working with them.

Some property managers have their recipients complete a new form every year, just in case a taxpayer ID has changed.”

The IRS recommends keeping copies of filed 1099s, or have the ability to reconstruct them, for at least three years from the due date of the returns. Retain copies of them for four years if backup withholding was imposed.

If you don’t file 1099-MISC forms at all, penalties range from $50 to $500 per form. Worse, deductions tied to the income can be disallowed, too. This means that if you don’t file the 1099-MISC, your landlords won’t be able to claim the property expenses as tax deductions.

The How

There are a number of ways to file 1099-MISC forms: do-ityourself, hire an accountant or CPA, or find a provider to do it for you.

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I

n the previous section, we talked about the basics of the 1099-MISC form. Now, we’ll get more into the hows and what else you need to do to be ready for tax season.

Get Tax ID Numbers Now!

1099-MISC forms are sent to landlords and independent contractors that you paid $600 or more throughout the tax year. In order to file with the IRS, you’ve got to include the recipient’s taxpayer ID, which you can get from a Form W-9.

The best practice is to have your new rental owners and vendors fill out Form W-9 before you start working with them.

Some property managers have their recipients complete a new form every year, just in case a taxpayer ID has changed. For example, maybe your landlord decided to replace their DBA with an LLC, or maybe a vendor incorporated.

And remember, every rental owner is going to get a 1099MISC, but vendors are different. If Eli the Exterminator was a local business last year, but this year he’s decided to open a franchise of a national chain, he may no longer need a 1099MISC form.

Reconcile Your Bank Accounts

It’s really important that any numbers reported to the IRS are accurate. You’ll report income with 1099-MISC, and landlords will report expenses based on information that you’ve given them over the last year.

Changes to previously filed taxes can be made, of course, but 18 RENTAL HOUSING

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an ounce of prevention is worth a pound of cure. Don’t be that guy (the one who has to tell their client they misreported an amount, which means the landlord will have to refile their taxes for the year).

The first and best safeguard against accounting errors is a bank reconciliation. If you’ve fallen behind by a month or two, now’s the time to catch up.

Does Your Client Need Anything Special?

Property management is a customer service business, and the end of the year is a great time to show how focused you are on your client’s success.

As long as you’re talking with clients about W-9s and taxpayer IDs, find out if they need anything above and beyond the usual. For example, some folks ask for an income statement for the whole year, so it’s easier to report deductions.

Once you know what they need, consider the best way to deliver it. As the saying goes, “Give a man a fish and they eat for a day. Teach a man to fish and he eats for a lifetime.” If your property management software allows you to share reports online and your clients don’t yet have access, now is a great time to teach them how to get their own data.

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T

he final chapter of our year end tax preparation series for property managers is on accounting and bookkeeping.

The list below is intended for the property managers, but these items could apply to any business.

Form W-9

January is the start of tax season, and property managers have a month to get 1099-MISC forms out the door to landlords and independent contractors. Now’s the right time to get a current W-9 on file.

Oh, and remember, 1099-MISC forms don’t need to be sent to every vendor you’ve worked with. For example, corporations don’t need one. So you’ll need a W-9 from Hank the Handyman, but not Home Depot.

Accruals

This one only applies if you’re keeping your books or your client’s books on an accrual basis. If you’re working on a cash basis, skip this section.

Not sure?

With cash basis accounting, you recognize income and expenses when money changes hands.

With accrual basis accounting, you recognize income and expenses in the period when the activity happened, regardless of when the money actually changes hands.

For example, let’s say the heat breaks on December 15 and you call in a contractor to fix it. The repair costs $500 and is completed that day, but the bill doesn’t show up until January.

With accrual basis accounting, because the work was done

WE NEED YOU FOR EBRHA’S LEGISLATIVE DAY ON MARCH 29 & 30 Do you have an interest in representing EBRHA in Sacramento?

Spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating policy makers on the intricacies and realities of our industry. Call us now for a special seat at this annual table. Training is required to attend this event, and meals are provided.

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UPCOMING WORKSHOPS Raising Rents in Berkeley D ATE & TIME

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Rent Board Roundtable D ATE & TIME M ODERATOR

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MONDAY, FEBRUARY 8; 10:00 A.M. - 11:00 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only 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.

Tax Deferral Strategies, IRS Section 1031 D ATE & TIME

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THURSDAY, FEBRUARY 11; 2:00 P.M. - 3:30 P.M.

Ralph Bunje, Independent Exchange Services Members: $39; Non-members: $69 Learn how to sell your property intelligently & defer capital gains with Section 1031 exchanges. Plus, an in depth discussion on strategies for integrating section 1031 exchanges with personal residences & second homes.

Small Property Owners Roundtable D ATE & TIME M ODERATOR

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WEDNESDAY, FEBRUARY 17; 10:00 A.M. - 11 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only An informal roundtable to discuss issues, experiences, and solutions to rental property management issues

Landlord Basics D ATE & TIME TUESDAY, FEBRUARY 23; 2:00 P.M. - 3:30 P.M. M ODERATOR Jill Broadhurst, CCRM, EBRHA

PRICE Free to members and non-members

TOPICS An introduction to property management in the East Bay

Online Registration Required at ebrha.com

All workshops are held at our new office:

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 3664 Grand Ave., Ste B, Oakland

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in December, its expense should show up on December’s income statement. This is especially important at the end of the year, because when you book the expense determines which tax year the deduction affects. Your year end income statement should reflect all business activity, even if cash hasn’t changed hands yet.

Your accountant can help you with the necessary journal entry for accrued expenses.

Write Off Bad Debt

Bad debt is an amount owed by someone that’s unlikely to be paid. You may hear a lot about bad debt related to companies entering bankruptcy or going out of business, but in property management, it’s common to claim unpaid rents from a tenant who skipped town. Or, an outstanding assessment from an association owner who lost their unit to foreclosure.

Writing off bad debt is important because it cleans up the books for the new year, but the bookkeeping for bad debt can get complex, depending on the reporting requirements. For example, if your company has investors that forecast.

But if you’re managing the books for a landlord who only cares about getting the incoming rent check, then the necessary entries will be a lot simpler. Consult with your accountant for details.

Depreciation

Depreciation is a bookkeeping concept that accounts for wear and tear on assets.

The IRS has specific rules about whether an asset can be depreciated and how to do it. In property management, depreciation is most commonly used when tracking the value of fixed assets—like buildings and appliances. Landlords can claim depreciation as a deduction on their taxes.

You can depreciate assets monthly, quarterly or annually. At year end, your task is to get all of the necessary entries on the books. 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 All Things Property Management, found at www.buildium. com/blog. Marc Levetin joined Buildium in 2008 and he is the co-author of Property Management Accounting. He can be reached at 888-414-1933.

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FEATURE

PHOTO: 22 WWW.GOTCREDIT.COM RENTAL HOUSING | FEBRUARY / FLICKR2016 CREATIVE COMMONS | ebrha.com

Changes to Social Security Claiming Strategies Tips to help you make informed Social Security decisions. BY TERRY ALLEN, CFP®AWMA

SM

W

hen Congress unexpectedly eliminated two Social Security claiming strategies as part of the Bipartisan Budget Act of 2015, retirement planning got a little more complicated for people who expected to use those strategies to boost their retirement income. Here are some questions and answers that could help if you are wondering how the new rules might affect you.

What’s Changing?

The provision of the budget bill called “Closure of Unintended Loopholes” primarily addresses two Social Security claiming strategies that have become increasingly popular over the last several years. These two strategies, known as “file and suspend” and “restricted application for a spousal benefit,” have often been used to increase cumulative Social Security income for married couples. The budget bill has eliminated those strategies for most future retirees, but you may still have time to take advantage of them, depending on your age.

File and Suspend

Under the old rules, an individual who had reached full retirement age could file for retired worker benefits in order to allow a spouse or dependent child to file for a spousal or dependent benefit. The individual could then suspend the retired worker benefit in order to accrue delayed retirement credits and claim an increased worker benefit at a later date, up to age 70. For some couples and families, this strategy increased their total lifetime combined benefit.

Under the new rules, effective for suspension requests submitted on or after April

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“Social Security planning will now be intensely personal and because of the differing effective dates, can be somewhat tricky. Do your homework and be sure to review your options with your financial advisor to develop a claiming strategy.”

30, 2016 (or later if the Social Security Administration provides additional guidance), the worker can file and suspend and accrue delayed retirement credits, but no one can collect benefits on the worker’s earnings record during the suspension period, effectively ending the file-and-suspend strategy for couples and families. The new rules also mean that a worker who files and suspends can no longer request a lump-sum payment in lieu of receiving delayed retirement credits for the period during which benefits were suspended. (This previously available option was helpful to someone who faced a change of circumstances, such as a serious illness.)

Restricted Application

Under the old rules, a married individual who had reached full retirement age could file a “restricted application” for spousal benefits after the other spouse had filed for retired worker benefits. This allowed the individual to collect spousal benefits while delaying filing for his or her own benefit, in order to accrue delayed retirement credits.

Under the new rules, an individual born in 1954 or later who files a benefit application will be deemed to have filed for both worker and spousal benefits, and will receive whichever benefit is higher. He or she will no longer be able to file only for spousal benefits.

The Bottom Line

A limited window still exists to take advantage of these two

claiming strategies. If you are currently at least age 66 or will be by April 30, 2016, you may be able to use the file-and-suspend strategy to allow your eligible spouse or dependent child to file for benefits, while also increasing your future benefit. To file a restricted application and claim only spousal benefits at age 66, you must be at least age 62 by the end of December 2015. At the time you file, your spouse must have already claimed Social Security retirement benefits or filed and suspended benefits before the effective date of the new rules.

Why Did Congress Act Now?

Both the file-and-suspend and the restricted application strategies were made possible by the Senior Citizens Freedom to Work Act of 2000. Part of this Act’s original intent was to enable individuals to change their minds in the event they determined that they wanted to work longer but were already receiving Social Security retirement benefits. However, this opened up some claiming strategies, that while legal, went beyond the original intent of the legislation. Congress used the budget bill to close these loopholes in order to save money and slightly reduce the long-range actuarial deficit faced by the Social Security trust funds.

Already Using One of These Strategies?

If you are already using the file-and-suspend or the restricted application strategy, you will not be affected by the new rules.

You have already met the age requirements.

Benefits for Surviving Spouses

Rules affecting surviving spouses have not changed. If you are eligible for both a survivor benefit and a retirement benefit based on your own earnings record, you can still opt to receive one benefit first, then switch to the other higher benefit later.

What Planning Opportunities Still Exist?

Even if you can no longer take advantage of the file-and-suspend and restricted application strategies, you may still benefit from considering your Social Security filing options. The age when you begin receiving Social Security benefits can significantly affect your retireServing Oakland ment income and income that is available to your survivors.

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June 15-18, 2016 San Francisco Dear EBRHA Members, As you may know, the 2016 NAA Education Conference & Exposition will be held on June 15-18, in San Francisco. To make this conference a success, we call on you to get involved by donating some of your time during the conference as an NAA Concierge Volunteer*.

NAA Concierge Volunteers are required to: • Commit a full 4 hours of their time during the 2016 NAA Education Conference & Exposition • Attend a concierge training on June 14 or June 15 • Agree to be properly attired – NAA shirt and black or khaki pants • Provide exceptional customer service to conference attendees In exchange for your time and commitment, NAA will offer a discounted registration rate – a saving worth over $500 and includes the conference materials and access to: • All the Education Sessions • Two General Sessions • Exposition • Thursday and Friday Lunch • Maintenance Mania National Championship Should you wish to attend the Opening Night Party, tickets are available for $200.* To volunteer, please register at www.naahq.org/educonf and type in the code 16HOST. Note that all shifts are first come, first served. More details will be provided once you have registered.

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UPCOMING EVENTS receiving Social Security benefits past your full retirement age, you’ll receive delayed retirement credits, which will increase your benefit by 8% for each year you delay, up to age 70.

Public Affairs Meeting D ATE & TIME M ODERATOR

PRICE

TOPICS

WEDNESDAY, FEBRUARY 10; 10 A.M. - 11:00 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only EBRHA is meeting to prioritize local rental housing issues and tackle them head on, with the desired outcome of challenging and reversing bureaucratic failures that infringe on property rights and the ability to manage effectively.

EBRHA Office Closed—Presidents Day

DATE MONDAY, FEBRUARY 15

Lunch-n-Learn: Estate Planning D ATE & TIME

SPEAKER

PRICE

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TOPICS

TUESDAY, FEBRUARY 16; NOON - 2:00 P.M. Terry Allen, CFP®, AWMASM Members: $20; Members’ Guests: $20 Lunch is provided and available at 11:45 a.m.

Seating is limited, Registration deadline is January 27 Learn how to protect you and your family for the future, including topics such as basic estate planning concepts, planning for incapacity, wills & probate, tax basics, trusts, and life insurance.

Member Meeting D ATE & TIME SATURDAY, FEBRUARY 20; 10:00 A.M. - NOON SPEAKERS Clifford Fried—Legal Q&A Kirk Dobson, David White & Associates—Financial Planning & Tax Tips

DETAILS Members only; Metered street parking available

Online Registration at ebrha.com

All workshops are held at our new office:

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 3664 Grand Ave., Ste B Oakland

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When to File

Determining when to file for Social Security benefits is one of the biggest financial decisions you’ll need to make as you approach retirement. There’s no “onesize-fits-all” answer—it’s an individual decision that must be based on many factors, including other sources of retirement income, whether you plan to continue working, how many years you expect to spend in retirement, and your income tax situation. It’s especially complicated when you’re married because you and your spouse will need to plan together, taking into account the Social Security benefits you each may be entitled to, including survivor benefits.

Although some claiming options are going away, plenty of planning opportunities remain, and you may benefit from taking the time to make an informed decision about when to file for Social Security.

For purposes of illustration, I’ve included some examples, below. Please note: “PIA” is an acronym for Primary Insurance Amount, the monthly amount payable if you are a retired worker who begins receiving benefits at full retirement age, or if you are disabled and have never received a retirement benefit reduced for age. Another acronym, “FRA” is Full Retirement Age, the age at which a person may first become entitled to full or reduced benefits based on age.

Example 1: Jack and Jill are both 64.

Jack’s PIA is $2,600; Jill’s PIA is $800. Jill files for her benefit and is receiving 87% of $800, or $696. In two years, Jack files a restricted application for his spousal benefit and receives 50% of Jill’s PIA, or $400, from age 66 to 70. At age 70, he switches to his own maximum benefit.

The new law does not affect this strategy because Jack is older than 62 now and Jill is receiving her benefit (i.e., she has not suspended it).

But if the worker spouse would be suspending, it won’t work.

Example 2: Tom and Tracy are both

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EAST BAY RENTAL HOUSING ASSOCIATION

Contribute to the EBRHA PAC today!

Rental owners in the East Bay are facing policy changes that are detrimental to their rental housing business, such as proposed rent control ordinances, fee increases, increased utility fees and fines, increased garbage and recycling rates, and mandated inspections.

Rental owners need to control the dialogue!

“I Support the East Bay Rental Housing Association Political Action Committee’s (EBRHA-PAC) efforts to fight for the rights of property owners and managers, and their work on additional rental housing industry issues. I’d like to contribute the following to help the EBRHAPAC protect my rights.”

NEW! DONATE ONLINE AT WWW.EBRHA.COM/PACONLINE Election laws require EBRHA to collect this information. Please be sure to fill in the required fields completely and check the appropriate boxes on this form.

PLEASE NOTE: EBRHA-PAC Donations are NOT tax deductible.

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ZIP CODES YOUR RENTAL PROPERTY UNTS ARE LOCATED IN PLEASE CHECK ONE OF THE FOLLOWING: MY BUSINESS IS A SOLE PROPRIETERSHIP

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64. They are both high earners with PIAs of $2,600. In two years, Tracy will be 66 and eligible to file a restricted application for her spousal benefit. However, Tom wants to delay his benefit to age 70.

The effective date for the ban on file and suspend has already passed. Either Tom will have to take his own benefit (and forego four years of delayed credits) in order to give Tracy the spousal benefit, or Tracey will have to forego four years of spousal benefits in order to give Tom his maximum delayed credits.

Two high-earning spouses under age 62 are out of luck on two counts.

Example 3: Sam and Sarah are both 61. They are both high earners with PIAs of $2,600 each. Prior to the new law you would have recommended that they both file for their own respective benefits at 70, with Sam filing and suspending at 66 and Sarah filing a restricted application for her spousal benefit at 66. This would give them $62,400 in spousal benefits from age 66 to 70 ($1,300 x 48 months) and allow them each to increase their own retirement benefit by 32% compared to taking it at FRA. Once the budget bill becomes law, this strategy will no longer be allowed. The spousal benefit will not be available because Sarah will be subject to deemed filing when she files at 66. She will be forced to take her own higher benefit. File and suspend will also not be available because Sam turns 62 after 2015, but this would be moot because Sarah can’t take the spousal benefit anyway.

Consult with a Professional

The bottom line: Social Security planning will now be intensely personal and because of the differing effective dates, can be somewhat tricky. Do your homework and be sure to review your options with your financial advisor to develop a claiming strategy. RH The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Terry Allen, CFP®AWMASM of Enhance Wealth Advisors® is a Certified Financial Planner™ (CFP®), and Accredited Wealth Management AdvisorSM (AWMASM). She can be reached at 925-932-8609 or info@enhancewa.com.

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COLUMN

government affairs

negotiations. This rule is widely opposed by industries, state governments and others and would negatively impact not only new development of apartment homes but also existing communities. A federal court has stayed the rule for now, but that is not a permanent solution so look for more advocacy on this in 2016.

In what feels like a rare event, we did score a nice victory in the rules from the Internal Revenue Service (IRS) regarding treatment of expenses to acquire, maintain and improve tangible property, Legislative updates from NAA’s Senior Vice including apartment buildings. NAA and the National Multifamily Housing CounPresident of Government Affairs. BY GREG BROWN cil had vigorously advocated for a healthy amount of deduction available to taxpaythe President had knocked out a numers without an applicable financial stateber of big policy items for the near term ment or “AFS” in the year of purchase thereby smoothing out some potenof an item versus having to depreciate tial bumps in the road this year. The that item over several years. The initial federal debt limit has been lifted until amount in the IRS rule was $500 which March 2017 (no game of chicken over in our view was far too low. At the end the full faith and credit of the U.S.). of November, this deduction amount was The federal budget levels for 2016 and increased to $2,500 for those taxpayers 2017 have been set (much less chance without an AFS. For more details, see the of government shutdown). Several Dec. 21 edition of the Apartment Advoperennial annual tax extenders were cate. This is a substantial victory and an made permanent while several others excellent example of apartment industry were extended for multiple years (much advocacy in action. diminished chase for another year of life Despite the victories I’ve noted already, for temporary tax provisions). Finally, there is much more work to do in the the highway trust fund was replenished t long last, we are inside 2016; coming year. The Department of Housing for five years (road crews of the world the year where major change and Urban Development has issued sevrejoice!). is guaranteed in at least one of eral rules recently in the area of fair housThis bevy of work the Congress our branches of government and where ing on which we will be focusing. There completed before leaving for the there is potential for change is one of is legislation to improve and enhance holidays included victories for the the others. The Obama Administration the Section 8 Housing Choice Voucher apartment industry, especially in the comes to end at the close of this year. program which has strong bipartisan suptax arena where all of our priorities in Whether the new occupant at 1600 port but a potentially bumpy path before the tax extenders package were either Pennsylvania Avenue is of the same or becoming law. Data security, employee extended or made permanent. These opposite party, there will be a new voice include bonus depreciation, small busicriminal background checks and patent at the bully pulpit, a new approach reform are all still in the mix for some ness expensing, energy efficiency and to leading the nation and, indeed, the kind of action in the second session of the affordable housing development. See world. In the Congress, the House of 114th Congress. All have implications for the Dec. 28 edition of the Apartment Representatives will stay in the same your business and we will be at the table Advocate for details on these victories, party’s hands – barring something crazy for the deliberations. available at www.naahq.org. Not all happening elsewhere in the political Mark your calendars and make your was shiny for us, however, in the final machine – while the Senate is once again legislative package that travel arrangements for up for grabs. Senate Republicans will “If you care about the 2016 NAA Capitol is now law. Proposed struggle and strive to maintain their slim language to prevent the future of your Conference and Lobby majority while House Republicans will industry or your Day which will take funding for the Environattempt to preserve the scale of theirs. place March 8 and 9 in mental Protection Agency business, you will be Of course, that is 11 months from now part of our effort to Washington, D.C. NAA’s being used to enforce and we have miles to go before we sleep the Waters of the United make the voice of goal is to reach all 535 (or pass out from campaign fatigue). the apartment indus- Congressional offices States or “WOTUS” rule At the close of 2015, Congress and try heard.”

– that’s 435 Representawas dropped in the final

Industry Scores Victories, But More Work Ahead

A

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EARTHQUAKE AND STRUCTURES, INC. tives and 100 Senators. The Capitol Conference will start after lunch on March 8 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 as importantly schedule meetings with 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. If you care about the future of your industry or your business, you will be part of our effort to make the voice of the apartment industry heard. 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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COLUMN

esq. & a

with a notice to pay or quit. If the tenant fails to comply with either notice, the owner can file an eviction based on both notices. This gives the owner two causes of action in the eviction case and will allow the owner to obtain a judgment for both the rent and the late fee.

In theory, an owner could evict a tenant solely for failure to pay a late fee.

However, the court could view the case unfavorably. The court may not consider this a significant enough breach of the lease to justify the loss of housing. In an eviction case based solely on the tenant’s What is the best way to ensure late fees are paid failure to pay a late fee, the court may by your tenants? BY DANIEL RILEY look for a reason to refuse to enforce the late fee provision and to dismiss the case.

The courts could refuse to enforce a late fee provision if they find that the late fee is unreasonable. Many owners impose late fees in an amount that would be difficult to justify in a court of law. In order to demonstrate to the court that a late fee is reasonable, the owner must show that the amount charged is directly related to the actual cost to the landlord.

In other words, they need to show that the amount charged for the late fee is a reasonable estimate of the actual administrative expense of processing the late payment of rent.

Even if an owner does not take steps to evict a tenant for failure to pay late One of my tenants always pays the due date for rent, which allows a fees, the owner should keep good records rent late, and even though it tenant a few extra days before the rent and diligently enforce the lease by serving says in her lease that she must pay is considered late. notices to pay rent or quit for overdue late fees, she never does. How can I Owners who want to impose late fee rent, and notices to perform or quit for get her to pay the late fees? charges must make sure that their leases unpaid late fees. Failure to diligently have a well-written late fee provision enforce the lease arguably “waives” The proper way to enforce a late and make sure that the due dates for the the owner’s right to demand payments fee provision is by serving a 3-day rent and the late fee are clearly stated. when due. If the owner fails to enforce notice to perform covenants or quit.

If the lease provides for a grace period the provisions for an extended period of This is how monetary lease obligations the late fee cannot be imposed until the time, even as little as a few months, the other than rent are enforced. Actually grace period has expired without paytenant may try to argue that a waiver has enforcing this provision can be tricky, ment of rent. occurred due to lax enforcement of the however, so rental property owners Owners must also keep in mind that lease terms. should be cautious to avoid wasting if the due date for the rent or late fee For example, if the rent is due on the time and resources. falls on a weekend or holiday, the owner first of the month and the lease provides Late fees are permitted in California must allow the tenant for a late fee if the rent and can be enforced as long as there is a one business day before “As always, good is not paid by the third lease provision that authorizes imposing demanding rent or impos- record keeping and of the month, but the the fee and the fee is reasonable. The ing the late fee. diligent enforcement owner routinely accepts lease provision must clearly state the Owners can serve a of the lease terms rent on the tenth of the due date for the rent and the date that a notice to perform or quit are essential to a month and does not late fee will accrue if the rent is not paid demanding payment of well-managed landdemand the late fee, the on time. These dates can be different, as the late fee at the same lord-tenant relationtenant could argue that some leases allow a grace period after time as serving the tenant ship.” the owner has waived

Enforcing Late Fees

A

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| FEBRUARY 2016 |

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LOOKING FOR A MEETING SPACE FOR YOUR BUSINESS GROUP?

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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.

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their right to demand these amounts according to the lease.

The tenant could argue that the owner’s failure to enforce the lease has created an understanding that payment on the tenth of the month is acceptable because the owner has “waived” their right to enforce the applicable provisions of the lease as written. The tenant could also argue that the conduct of the parties over time has altered the lease terms to allow for late payment without the imposition of a penalty. Owners should proceed with caution under these circumstances.

If the lease provisions have not been routinely enforced, an owner could write a letter to the tenant explaining that the tenant will be held to the terms of the lease moving forward. If the lack of enforcement has lasted for a significant period of time, the owner should consider serving a 30-day notice of change of terms of tenancy explaining that the original terms of the lease will be enforced beginning at the end of the 30-day period. This serves to put the tenant on notice that the lease will be enforced and re-establishes the terms of the lease that were arguably waived.

As always, good record keeping and diligent enforcement of the lease terms are essential to a well-managed landlordtenant relationship. —DANIEL RILEY RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Daniel Riley is a real estate attorney with the Law Offices of Daniel Riley, specializing in landlord-tenant law. He can be reached at 415-823-6129 or driley_813@msn.com.

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) 34 RENTAL HOUSING

| FEBRUARY 2016 |

ebrha.com

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EBRHA member since 2008. ebrha.com

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community calendar EVENTS & CLASSES

february

march

THURSDAY, FEBRUARY 4 Raising Rents in Berkeley Presented by the Berkeley Rent Stabilization Board Members: Free (Members only) 2:00 p.m. - 3:30 p.m.

WEDNESDAY, MARCH 2 Section 8 Overview Presented by Teela Carpenter, Oakland Housing Authority Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m.

MONDAY, FEBRUARY 8 Rent Board Roundtable

THURSDAY, MARCH 3 When & How to Use Notices Presented by Brent Kernan, Law Office of Brent Kernan Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m.

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.

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

Note: Free to Members only WEDNESDAY, FEBRUARY 10 Public Affairs Meeting EBRHA is meeting to prioritize local rental housing issues and tackle them head on, with the desired outcome of challenging and reversing bureaucratic failures that infringe on property rights and the ability to manage effectively.

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

Note: Free to Members only THURSDAY, FEBRUARY 11 Tax Deferral Strategies, IRS Section 1031 Presented by Ralph Bunje, Independent Exchange Services Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m.

MONDAY, FEBRUARY 15 EBRHA Office Closed—Presidents Day TUESDAY, FEBRUARY 16 Lunch-n-Learn: Estate Planning Presented by Terry Allen, CFP®, AWMASM Members: $20 (Members only) Lunch is provided and available at 11:45 a.m.

Seating is limited, Registration deadline is February 15 Advanced registration required at www.ebrha.com/events Noon - 2:00 p.m.

WEDNESDAY, FEBRUARY 17 Small Property Owners Roundtable

MONDAY, MARCH 7 Rent Board Roundtable 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.

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

Note: Free to Members only THURSDAY, MARCH 10 Habitability Issues, Illegal Units & Code Compliance Presented by Jason Mauck, Ericksen Arbuthnot Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m.

WEDNESDAY, MARCH 16 Small Property Owners Roundtable An informal roundtable to discuss issues, experiences, and solutions to rental property management issues.

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

Note: Free to Members only SATURDAY, MARCH 19 EBRHA Membership Meeting (Members only) Topics: • Legal Q&A—Speaker TBD

• News Tax Laws for 2016—Jong Lee, CPA, The Lee Accountancy Group, Inc.

• Housing for Veterans—Norman Thomas, Swords to Plowshares 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only.

An informal roundtable to discuss issues, experiences, and solutions to rental property management issues.

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

Note: Free to Members only SATURDAY, FEBRUARY 20 EBRHA Membership Meeting (Members only) Topics: • Legal Q&A—Clifford Fried, Fried & Williams LLP

• Financial Planning & Tax Tips—Kirk Dobson, David White and Associates 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only.

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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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

2016 (1.5%) 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.

2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *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 Christine Maley-Grubl 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 38 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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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

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

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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 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 L. J. Kruse Co. Janell Yates 510-644-0260 www.ljkruse.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

PROPERTY MAINTENANCE SOFTWARE

SYNCrew John Cranston 415-968-1593 www.syncrew.com PROPERTY MAINTENANCE SUPPLIES

Alameda County Healthy Homes Dept.

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

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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

LEAD, MOLD & PEST MANAGEMENT

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

MARKET RESEARCH

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

PROPERTY MAINTENANCE

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

LOCKSMITH EVICTION SERVICES

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

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

Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com ebrha.com

Bay Property Group Daniel Bornstein 510-836-0110 www.baypropertygroup.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

vendor directory On-Site Janis Rossi 408-795-4167 www.on-site.com 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

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

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

Liz Hart 510-813-5440 liz.hart1801@gmail.com

TENANT SCREENING SERVICE

St. John and Associates (Berkeley only) Michael St. John 707-937-3711 msjetal@pacbell.net RENTAL SERVICES

TOWING SERVICE

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

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

ROOFERS

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

TREE SERVICE

Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com TUB, TILE & COUNTERTOP REFINISHING

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

SECURITY/SURVEILLANCE

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

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

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

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

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

HydroPoint Data Systems Dominique Perry 707-285-3233 www.hydropoint.com WINDOWS

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

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ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

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ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 29 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 27 BATHTUB/SHOWER ENCLOSURES

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 19 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

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. 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

CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 33 CONSTRUCTION

West Coast Premier Construction. . . . . . . 35 ENGINEERS

Adobe Soil & Structures. . . . . . . . . . . . . . . . 33 Earthquake and Structures, Inc.. . . . . . . . . 31 West Coast Premier Construction. . . . . . . 35 INSURANCE COMPANIES

Berkeley Insurance & Financial Services. . 29 Jain Williams—State Farm. . . . . . . . . . . . . . 35 KITCHENS AND BATHROOMS

Sincere Home Decor. . . . . . . . . . . . . . . . . . . . 3 LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35 Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 27 LENDERS

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 7 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 33 PROPERTY MANAGEMENT

Maisel Property Management. . . . . . . . . . . 24 PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 29 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 29 REAL ESTATE BROKERS

Coldwell Banker—John Caronna. . . . . . . . . . 9 RECYCLING

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

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 33 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 35 WASTE & COMPOST COLLECTION

Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 11 WINDOWS, DOORS & SIDING

JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 42 RENTAL HOUSING

| FEBRUARY 2016 |

ebrha.com

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

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