Rental Housing - March 2017

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | MARCH 2017

TACKLING MAINTENANCE CHALLENGES

Implementing a plan for your rental units

PLUS: TIPS TO CREATE STRESS-FREE MOVE-OUT PROCEDURES IMPORTANT INFORMATION ABOUT TENANT BUYOUTS

Contents

East Bay Rental Housing Association

MARCH 2017

Volume XIV, Number 3 | March 2017 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 MARKETING & EVENTS COORDINATOR

12

18

Streamline Your MoveOut Process

Tackling Maintenance Issues

BY AMANDA MAHER

BY LANDLORDSTATION

Angelisa Ross | aross@ebrha.com MEMBERSHIP & ADMINISTRATIVE ASSISTANT

Angelique Johnson | reception@ebrha.com EBRHA OFFICERS PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz SECRETARY Fred Morse TREASURER Abbe Sultan EBRHA DIRECTORS

Symon Chang, Nathan Durham-Hammer, Irina Gelfenbeyn, Reggie Hairston, Brent Kernan, Carmen Madden, Conor Murphy, Michael Pallas, Rick Philips, Jason Russell, Judy Shaw, Carlon Tanner

24

PUBLISHED BY

East Bay Rental Housing Association PUBLISHER

Charitable Remainder Trust

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

BY JONG LEE

ADVERTISING

Tina Bocheff | 510.318.8303

Features & Columns 6

NEWS

Join EBRHA for Legislative Day on April 5!

8

Events & Directory

MARKET OUTLOOK

Low Supply Causes Buyers to Pay High

BY GRANT CHAPPELL

28 ESQ&A Mutual Agreement

BY STEVEN C. WILLIAMS 34 THE GREEN SHEET 2016 East Bay Multifamily Energy Efficiency Program Wrap-Up

BY STOPWASTE

2 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

32 COMMUNITY CALENDAR 34 V ENDOR DIRECTORY 38 M EMBERSHIP INFORMATION 38 A D INDEX

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

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 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 © 2017 by EBRHA. All rights reserved.

®

SINCERE HOME DECOR

SINCERE HOME DECOR

BEST PRICE

GUARANTEE

Please contact Karen Au-Yeung (VP) at Karen.auy@SincereHomeDecor.com to further assist you.

Family Owned and Operated Since 1988

Spending Too Much Renovating Your Kitchen Every Time New Tenants Move In?

You Don’t Have to!

Our Revolution Cabinetry can give your kitchen a completely NEW look with MINIMUM COST by simply switching the doors and drawer fronts!

MGY-CTO & MPW-CTO

10’ x 10 Kitchen after discount

$2191

set Price based on Ready to Assemble Fully Assembled $2439.99

tIn Stock

Oakland- Downtown Showroom

MPW-VIC

CVCN-CO

after discount

10’ x 10 Kitchen after discount

$2191 99

set Price based on Ready to Assemble Fully Assembled $2439.99 In Stock

Oakland- Market St Showroom

BEST CHOICE!

$1659 99

set Price based on Ready to Assemble Fully Assembled $1839.99 In Stock

$1969

99

set Price based on Ready to Assemble Fully Assembled $2179.99 In Stock

San Francisco Showroom

$1849 99

In Stock

Santa Clara Showroom

D-BAS

after discount

after discount

after discount

99

Oakland- Market St Showroom

BC

$1829

set Price based on Ready to Assemble Fully Assembled $2049.99 In Stock

BEST CHOICE!

after discount

$1199 99

set Price based on Ready to Assemble Fully Assembled $1329.99 Oakland- Market St Showroom

99

Tracy Showroom

$1649

In Stock

In Stock

Tracy Showroom

THERE IS MORE!!!

Oakland- Market St Showroom

SHMS

after discount

set Price based on Ready to Assemble Fully Assembled $1059.99

99

set Price based on Ready to Assemble Fully Assembled $1839.99

SHMG

$959 99

$2079

after discount

$959 99

99

set Price based on Ready to Assemble Fully Assembled $2299.99 In Stock

10’ x 10 Kitchen after discount

$2079 99

set Price based on Ready to Assemble Fully Assembled $2299.99 In Stock

Oakland- Market St Showroom

BH-CO

10’ x 10 Kitchen after discount

after discount

$1849 99

set Price based on Ready to Assemble Fully Assembled $2049.99 In Stock

Tracy Showroom

$1759 99

set Price based on Ready to Assemble Fully Assembled $1949.99 In Stock

Tracy Showroom

D-BCA

D-MNS

after discount

$1649

99

set Price based on Ready to Assemble Fully Assembled $1839.99 In Stock

Oakland- Market St Showroom

after discount

$1439 99

set Price based on Ready to Assemble Fully Assembled $1609.99 In Stock

Oakland- Market St Showroom

SB

RO

after discount

after discount

$959 99

set Price based on Ready to Assemble Fully Assembled $1059.99

set Price based on Ready to Assemble Fully Assembled $1059.99

Tracy Showroom

In Stock Oakland- Market St Showroom

In Stock

GPW-CO & GGY-CO

CHV-CO & CVH-LE

10’ x 10 Kitchen after discount

set Price based on Ready to Assemble Fully Assembled $2049.99

BEST CHOICE!

10’ x 10 Kitchen after discount

CVCN-LE

MCH-DP

$1829

In Stock

Oakland- 11th ST Showroom

10’ x 10 Kitchen after discount

MW-DP

set Price based on Ready to Assemble Fully Assembled $2049.99 In Stock

99

TSDK-CO & TSLT-CO

MWC-CTO

$889 99

set Price based on Ready to Assemble Fully Assembled $979.99 In Stock

Oakland- Market St Showroom

ONLINE EXTENDED MONTHLY SPECIALS

Over 100+ Special Items in Every Category. Please visit www. S incere H ome D ecor.com for details.

Santa Clara - South San Francisco - Oakland Downtown - Oakland Jack London Square - Tracy

contributors

TRASH & RECYCLING RATES RAISED AGAIN!

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.

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.

AMANDA MAHER

In 2015, owners were hit with trash and recycling fee increases of as much as 500%. The City of Oakland agreed to ANOTHER hike that fleeces property owners further!

For 1-4 Unit Buildings • Curbside and backyard compost collection — increasing more than 7% • Curbside recycling collection — new separate fee of $12.56 per cart • 2-4 units: Per-unit surcharge — increasing 19% • Single-family home curbside and backyard trash collection — increasing 8-10% • Contamination fees — $25-$50 per incident For 5+ Unit Buildings • Trash and compost rates — increasing more than 7% • Curbside recycling rates — increasing nearly 20% • Push/pull fees — increasing 5% • StopWaste Benchmark fee increasing • Contamination fees — $25-$50 per incident

Amanda Maher is a self-proclaimed policy wonk who dabbles in real estate law. Amanda holds a B.S. in Political Science and Sociology from Boston University, as well as a Masters in Urban and Regional Policy from Northeastern.

Amanda is a regular contributor to the Buildium blog, found at www.buildium.com/blog.

The City approved these increases, proving once again that they don’t care about property owners! Before signing this unfair deal, city officials said that rate increases under the new contract would not exceed 40%. Instead, more than two-thirds of EBRHA members surveyed saw hikes of 40-100%, and a third saw increases of 101-525%!

STEVEN C. WILLIAMS

EBRHA filed a landmark lawsuit in 2016 to expose the increases as an illegal tax. The lawsuit also calls into question the $25 million dollar annual franchise fee that the City collects.

In order to win this case, the EBRHA Legal Fund must be well-supported, as it is common for cities to use legal tactics that prolong a case in order to deplete the plaintiff’s resources. We look to all EBRHA members for your support. Please donate to the legal action fund today.

Steve has been representing real property owners throughout the Bay Area since 1999. He has a wealth of knowledge in many areas of real estate law, including commercial and residential leasing, rent and eviction control, purchase/ sales transactions, and neighbor disputes. He advocates for his clients in State and Federal courts, at arbitration and mediation hearings, and before government agencies.

Go to ebrha.com/legal-fund 4 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

1.800.447.4926 APPLIANCE PARTS DISTRIBUTOR Serving The Apartment And Builder Industry Since 1963 Largest Appliance Parts Inventory In NorCal!

New Lower Prices

On Select Whirlpool Stainless Steel Appliances.

B.

A.

A. Whirlpool 19 cuft Refrigerator Stainless Steel Refrigerator • 29” Wide Apartment Size • Frost Free • Clear Gallon Door Bins • Full Width Pantry • Condiment Caddy • Hidden hinges • Most Energy Efficient Made • ENERGY STAR Rated • 66 1/4 in x 29 1/2 in x 33 7/8 in WRT359SFYM

C.

799.00

$

B. Whirlpool 1.6 cuft Capacity Over-the-Range Microwave • 1000 Watts • One Touch Cooking • Auto and Time Defrost • 2 Speed Fan • Convertible Venting Option • Night Light

WMH31017AS

259.00

$

F.

C. Whirlpool Free Standing 4.8 cu. ft. Capacity Stainless Range Ceramic Top

E.

• 4.8 cu. ft. Capacity • 1 Dual Size Element • Custom Broil • Lower Storage drawer • 1- 9” Element 2 - 6” Element

WFE320M0AS

E. Whirlpool Built-In Dishwasher

519.00

$

D. Whirlpool GAS Free Standing 5.0 cu. ft. Capacity Stainless Range • Cast-Iron Grates • Adjustable Time Self-Cleaning System • 13,500 btu Power Burner • AccuBake® WFG510S0AS

549.

$

00

Prices subject to change without notice

• 3 Level Dura Wash System • ENERGY STAR® Qualified • 4 Cycle 3 Option • Delay Wash • Quiet Wash sound Package

WDF310PAAS

339.00

$

D. F. Whirlpool 17.5 cu. ft. TopFreezer Refrigerator

• Frost Free • Factory Installed Automatic Ice Maker • Adjustable Clear Door Bins • SpillMizer Glass Shelves • ENERGY STAR Rated • 68 in x 28 in x 3o 3/8 in

W8RXEGMWS

699.00

$

We’re Not Just About Parts. We’re Trained Professionals. www.apdappliance.com San Leandro 16200 East 14th St. 510.357.8200

Fremont 37250 Fremont Blvd.

510.490.0600

Dublin 6843 Dublin Blvd.

925.828.5800

COLUMN

title newshere Emeryville’s Residential Landlord And Tenant Relations Ordinance in Effect April 1, 2017

Join EBRHA for Legislative Day on April 5!

ARE YOU INTERESTED IN THE POLICIES THAT GOVERN MULTI-UNIT

EBRHA’s Legislative Day committee is looking for engaged property owners who can contribute ideas at our annual meeting in Sacramento. Spend the day at the state’s capitol 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. According to Ron Kingston, EBRHA State Lobbyist and President of the California Political Consulting Group (CPCG), participants of Legislative Day have a positive impact on the rental housing industry. “If signed into law, many of the proposed bills would profoundly affect rental property owners and managers,” he said. “As a result of lobbying, our East Bay legislators, authors, committees of the legislature, and sponsors agree in many cases to amend or stop their bills.”

Aside from fighting potentially harmful bills, participants can also meet and network with other CalRHA partner association members and learn about issues throughout the state. Interested members are encouraged to RSVP for a special seat at this annual table. Training and an application are required for this event. To RSVP, contact reception@ebrha.com or 510-893-9873.

HOUSING IN YOUR CITY AND AT THE STATE LEVEL?

6 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

The City of Emeryville has adopted Ordinance No. 16, the “Residential Landlord and Tenant Relations”Ordinance, which is effective April 1, 2017, according to Emeryville city clerk. According to the text of the ordinance, it was adopted to “increase certainty and fairness in the residential rental market in the City by addressing just cause eviction, antiharassment, and relocation assistance.”

The Ordinance applies to most rental properties in the city, with some exceptions including dwelling units in hotels, motels, lodging houses and rooming houses; nonprofit cooperative housing; and units exempted under state laws, such as units single family homes or new construction as defined in the Costa Hawkins Rental Housing Act. A full list of exemptions is available in the ordinance. Some of the significant changes under the Ordinance include: Just Cause for Termination of Tenancy.

Like ordinances in Oakland, Berkeley and Richmond, an owner must have “just cause” to terminate a tenancy in Emeryville. Just cause may include the following: failure to pay rent, breach of rental contract, tenant illegal activity, violations of city Health and Safety code, failure to allow access to unit, tenant rejected written lease extension, violated occupancy restriction, owner returning from sabbatical to occupy the unit, and condo conversion. Relocation Assistance for No Fault Terminations. Tenants may be entitled to relocation assistance if a termination qualifies as “No Fault.” This includes removal of the unit from the market, owner move-in, sale of a unit, units removed from the market due to habitability issues, and substantial renovations. “Relocation assistance” means either five times the most current fair market rents as published annually by the U.S. Department of Housing and Urban Development (“HUD”) for the OaklandFremont, California HUD Metro FMR Area in the Federal Register, or four times the monthly rent that the tenant(s) is paying at the time the Notice of Termination is delivered, whichever amount is greater.

Anti-harrassment and Other Prohibited Activities. In addition, the ordinance prohibits owners from harassing behavior towards tenants, including (but not limited to) failure to perform repairs or maintenance, removal of personal property from a unit, or refusal to accept rent.

For a full list of the anti-harrassment laws, go to ebrha.com/updates-by-city.

Notice of Tenant Rights. Owners must provide to each tenant in a covered unit a “Notice of Tenant Rights” in substantially the same form as follows: “The City of Emeryville regulates the relationship between most landlords and tenants within the City. Generally, landlords may not terminate your tenancy without cause or explanation, and may not reduce or stop providing services agreed to in the rental contract, so long as you pay rent on time as agreed in the rental contract. In addition to State and Federal Laws, the Residential Landlord and Tenant Relations chapter of the Emeryville Municipal Code creates certain rights for landlords and tenants, which may include the right to relocation assistance or the right to return to your rental unit if you are evicted. Visit the City of Emeryville website for more information: http:// www.emeryville.org.” EBRHA will send updates on the ordinance as they become available. For more information, go to ebrha.com/city-of-emeryville.

Correction to “Richmond Rent Ordinance Q&A” Article in January 2017 Issue of Rental Housing In the January 2017 article titled “Richmond Rent ordinance Q&A”,

EBRHA published an incorrect date on page 20. The published text reads that under the new Richmond ordinance, rents are to be rolled back “to the rental value of each unit then existing on July 21, 2015, or the amount of rent first paid if the tenancy began after July 21, 2016.” The text should state a date of “July 21, 2015” in both cases. In addition, at the end of the article, the text states that owners should “take care to ensure that their 2017 rents match their July 21, 2016 rents.” The text should state a date of “July 21, 2015.” We apologize for any inconvenience this may have caused. RH

Chase Multifamily Lending Low Fees | Great Rates | Streamlined Process

Closing on promises every day.

Looking for a multifamily property loan?

You’ll have a team you can depend on at Chase. The terms and timeline we agree on are the ones we’ll deliver at closing. So you can move forward with confidence.

Call me today to see how I can help you save time and money on your next big opportunity.

Ted Levenson

Client Manager (415) 464-2909 ted.levenson@chase.com

Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Terms and conditions subject to commitment letter. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2016 FDIC data. ©2017 JPMorgan Chase & Co. All rights reserved. Chase is a marketing name for certain businesses of JPMorgan Chase & Co. and JPMorgan Chase Bank, N.A., Member FDIC.. 299330

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 7

COLUMN

market outlook

Low Supply Causes Buyers to Pay High Despite higher taxes and extreme regulations, the market hasn’t responded negatively. BY GRANT CHAPPELL

W

hile tweets, executive orders and confirmation hearings continue to siphon a majority of the nation’s and media’s attention span, the consequences of last year’s local elections and direction on tax and interest rate policy are expected to have a larger impact on local property owners. Frank Somerville, a local anchor for Fox 2, wrote on Facebook recently that we are “as divided as ever since the Vietnam era” when he grew up in Berkeley and witnessed mass protests. Aside from the protests on the UC campus, look no further than Oakland city council for evidence that rental property owners are in for another rough year.

I have attended a couple council meetings since November’s elections and encourage members to show up to speak or cede their time to another party. Whether it’s Oakland, Berkeley, Richmond, Alameda or any other city with or contemplating rent control, it’s 8 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

were still down 4.1% and 2.3% on a year-to-year comparison. San Francisco is also down 5.4% for 1-bedroom and 4.6% for 2-bedroom apartments over the same period. Oakland still holds the 5th place position behind San Jose, Boston, New York and San Francisco for the most expensive rental market in the country.

Oakland’s office and industrial market remains very tight with rising rents and low vacancy. The San Francisco Business Times reported that Ellis Partners is in contract to buy 1100 Broadway, an entitled site near BART that is approved for a 320,000 square foot office building.

Similar to the numerous large multifamily projects in the pipeline, this shows the bigger players are betting on Oakland and expect both buoyant commercial and residential lease rates.

As I alluded earlier, tax policy and financing costs will likely carry major weight for owners on whether to sell and exchange, pay capital gains on sale and/or refinance. The Federal Reserve held rates steady in February and, as a reminder, has only raised short term rates twice in the last 10 years. The yield on 10-year bonds is up over 100 basis points from its 2016 low. Loan dollars are getting squeezed due to higher rates, which either force an investor to come with more equity for a purchase or a seller to lower pricing expectations. The jury is still out on tax policy, but a change to federal capital gains, the Affordable Care Act or 1031 Exchanges would have profound impact on the real estate market.

Oakland has historically been a more volatile real estate market than most Bay Area sub-markets, as so many investors and home buyers attempt to dive in while affordability is barely within reach. As our data shows, the market continues to set and maintain new records on valuations. The only hold back is low inventory, yet many properties continue to sell off market.

not only critical, but enlightening, to get involved early and hear voices from both sides of the aisle.

I asked my colleague Ethan Berger about how the Richmond rent control ordinance has impacted the market.

While he stated that the rent roll-back provisions and other parts of the Richmond law are being challenged legally, it’s compelling some owners to ask for higher rents on vacancies and, consequently, may shift the demographic of the city as many would-be residents are not able to afford Richmond. The changes have yet to truly take effect on the market, but his new 12-unit listing in Richmond received several offers over asking.

As we dive into the market data from last quarter, Alameda, Berkeley and Oakland performed exceptionally well and set new records in some cases.

The Oakland sales market continues to defy gravity like the Warriors’ first place position in the Western Conference. According to Zillow’s Home Value Forecast, the five hottest neighborhoods for appreciation are in Oakland—four in East Oakland and one in Fruitvale.

“Until we see a According to Zumper’s larger drop in rents, most recent report, either due to a dip Oakland’s 1-bedroom in the economy and 2-bedroom apartor over supply of ments increased about apartments, I expect 1% and 1.5% respecvaluations to remain tively in January, but high.”

2 – 4 Units Alameda, Berkeley and Oakland came close to or exceeded previous records on fairly healthy volume. Oakland posted an exceptional 109 transactions, for

an average of $753,000 per sale—a new record. This is well in excess of the 127 sales for an average of $618,000 one year prior, and 97 sales at $719,000 average in the quarter prior.

NAI listed a duplex in west Oakland in January. The property was converted from a church to two 3-bedroom, 3-bathroom flats and has potential for rent control exemption. Even pricing at $475,000 per unit felt high, but the feedback from the market and number of disclosure packages sent out has been remarkable. Most buyers and agents who attended our open houses complained about the lack of inventory of affordable single-family and 2-4 unit properties, and a couple parties pressed for pre-emptive offers because they continually get outbid in the overall market.

In Berkeley, 23 properties sold for an average of $1.205 million dollars, yielding a nearly $150,000 increase from the 25 that sold for $1.045 million one year prior. Berkeley was just shy of the record set last quarter of $1.226 million.

Alameda posted similar results with 9 sales averaging $1.137 million dollars, just shy of the record of $1.17 million set in Q4 2015.

5+ Units In Alameda, only one 5+ unit property traded hands last quarter: a 5-unit building at 1219 Central. While the property had tremendous bones and upside, the recent passing of rent control forced both buyer and seller to better manage their expectations. With a closing gross rent multiplier (GRM) of 13.4 and a 4.35% cap rate, the property traded at a bit of a discount compared to GRM and cap rate valuations we see in parts of Oakland.

When I asked the agents what they felt about the impact of Alameda’s rent control, they had this to say: “This was a very uncertain time in the Alameda market, as the rent control measure was looming on the November ballot. Measures L1 and M1 proved to be a significant drag on the market as investors were unsure how to project their pro forma rents given the reality of rent restriction in the City. Ultimately, there is still a lot of demand for investment property in Alameda, but GRMs and cap rates have adjusted with the new rent measures in

place.”

Oakland nearly broke the Q2 2016 record of $122 million dollars by posting an impressive $121 million dollars in volume. In looking back over the year, Oakland posted nearly $90 million dollars in volume and higher. In looking more closely at each sale, some of the properties had sold a couple years prior and yielded millions in gain for the seller on re-sale. Furthermore, most of the larger sales took place off market without

ever hitting the broader market, nor exclusively listed.

For example, one property that sold in the $9.3 million dollar range in December 2014 re-sold for $15.3 million in December 2016. Another had traded for $8 million dollars in late 2014 and re-sold for $12.5 million in late 2016. GRMs were in the high 15 range and cap rates were in the low 3% for both sales. All four transactions took place off market.

In Q3 2016, a well-located 26-unit

transactions (2-4 units)

average sales price (2-4 units)

Source: NAI Northern California

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 9

total volume (5+ units)

price per sq. foot (5+ units)

price per unit (5+ units)

Source: NAI Northern California 10 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

building—375 Bellevue Ave—was listed for $8 million and sold for $8.4 million, or approximately 16.8 GRM and a low 3% cap rate. In January 2017, a 12-unit building located at 394 Orange came to market at $3.95 million dollars, or approximately 15.8 GRM and a 3.4% cap rate. By February, it had received multiple offers over asking. And while it’s hard to imagine valuations like this lasting forever, investor expectations on future market rents and a low interest rate environment seem to justify the risk.

Berkeley posted $16.4 million dollars in volume, its lowest quarter since Q3 2015. At $402 per square foot and $284,000 per unit, it shattered records on both metrics set in Q3 2016. Similar to Oakland, a majority of the sales took place off market with GRMs in the 14 range and cap rates North of 4%. In the middle of last year, with Measure U1 on the ballot, I would underwrite the higher business tax of 2.88% on gross rents for listings and buyers, given the severe impact it would have on cash flow.

Conclusion In summary, demand for multi-unit properties far exceeds available on and offmarket inventory. Further action from the Federal Reserve, congress or the executive office could impact decision making for many owners and investors. And while local cities continue to press for higher taxes and more rent control regulations, the market has not responded negatively.

Until we see a larger drop in rents, either due to a dip in the economy or over supply of apartments, I expect valuations to remain high. More buyers may elect to sit on the sidelines until cap rates trickle back up or square foot values soften. It’s going to be another fun ride this year. 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.

Relief is here Bay Area Bin Support offers push/pull service to multi-family and commercial properties throughout the East Bay. We arrive at your property in the early morning hours to pull out your trash, recycle or compost bins and securely place them curbside for pick-up. We pride ourselves in returning your bins back to their proper location as soon as possible and tidying up the area clear of debris. Our team offers solutions for clients whose properties are located on hills, have limited curb space or facing other challenges. We offer a flat rate regardless of the distance to the curb. Our team is experienced and knowledgeable in getting the job done right.

Find out how Bay Area Bin Support is already helping property owners and managers in your neighborhood.

Call us today to set up service.

1-888-920-BINS www.bayareabinsupport.com

Proud member of the East Bay Rental Housing Association

FEATURE

Tackling Maintenance Issues The importance of implementing a maintenance plan for your properties. BY LANDLORDSTATION

O

ne of the biggest challenges that rental property owners face on a continuing basis is maintenance. No matter how new or how well-built the property is, sooner or later you will have to deal with repairs and maintenance needs. For first-time owners, this can be especially difficult if they don’t know where to turn.

Have a Plan

Minor repairs can happen at any time, but they most often occur when it is least convenient. You will get a phone call when you are sitting down to dinner or getting ready for bed.

To prevent the inconvenience that this can cause, you need to have a plan in place to ensure the issue is quickly and efficiently resolved.

Some issues are regular occurrences, like heating and HVAC problems, backed-up plumbing, and lockouts. Be prepared for these situations by contracting with a company that you can call any time you need their services. You can give the company a key and sign a contract for 24-hour service with a specified response time. Just make sure you let tenants know that this is the procedure for these calls.

Larger problems such as a leaking roof may require a temporary fix until a more permanent solution can be provided.

In some cases, the roofing contractor may handle the situation while other times, you may need to find someone else who can stop the leaks temporarily. Always know which companies you will contact for the various problems you are likely to encounter and find out exactly what services they provide and in what time frame they respond.

Hire Someone to Handle Maintenance Issues

For a larger rental complex, you may want to hand off maintenance calls to a service or manager. You have several options to choose from: • An answering service takes calls from tenants and contacts the appropriate repair company to handle the work based on your instructions. They relay the problem to you on the next business day or with the call logs.

• A property manager takes care of all tenant problems, including maintenance requests. The manager updates you or contacts you for unusual problems.

• Pay a tenant to handle simple maintenance issues in exchange for reduced rent.

No matter which option you choose, you must have a clear plan of action for the most common repairs and maintenance problems. Make sure that you relay the important information to all parties, including when you want to be contacted and how you will be informed of any resolved issues.

You also want to have a standard process for what to do when something unexpected arises that is not part of your plan, such as a flooding or a fire. When major issues occur, you should have an emergency plan in place and procedures for the next steps. You must provide a valid number where you can be reached or another person to act in your stead if you cannot be reached.

First Impressions Count

Prospective tenants for your rental property are more likely to sign on the dotted line if units are well maintained. As a ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 13

problems, like wood damage. It also creates a negative first impression for renters.

6. Windows and doors: Rotting wood and gaps on windows and doors are a red flag for renters that maintenance isn’t a priority for the home or apartment owner. Equally important, gaps allow for water penetration and bigger problems in the future. Make sure windows are properly caulked and that wooden doors are regularly painted or stained to prevent damage from sunlight.

7. Fences and retaining walls: Fences and retaining walls that are in disrepair are another feature that creates a concern for prospective tenants. Be sure fence posts are secure and that wooden fences are repainted when paint begins to chip. Stone retaining walls that show signs of crumbling need to be repaired immediately.

First impressions—good or bad—tend to endure. If tenants see obvious signs of disrepair in your rental unit’s exterior, they might conclude that you’ll show the same disregard for their satisfaction and comfort. Fortunately, most exterior repairs are simple and relatively inexpensive. Maintaining the exterior of your property is a smart investment that will pay off in the long run by keeping your rental units occupied.

“First impressions—good or bad—tend to endure. If tenants see obvious signs of disrepair in your rental unit’s exterior, they might well conclude that you’ll show the same disregard for their satisfaction and comfort.” property manager, you understand this, which is why you spend money on new carpeting, repainting walls, and keeping hardwood floors in mint condition.

But the first impression tenants have doesn’t come from the interior of your rental units. The first thing they see is the exterior, and nothing will kill a deal as quickly as driveway potholes, chipping paint, and fallen tree limbs. To make sure the first impression tenants have is a positive one, it’s important to fix these and other exterior maintenance problems.

Here are 7 exterior maintenance issues that need to be addressed so prospective tenants have a positive first impression: 1. Landscaping: Before anything else, renters will see the condition of your grounds. If they see fallen tree limbs, dead foliage, untrimmed hedges, and weeds, they’ll assume you’re not concerned about caring for your property and that this indifference probably extends to other aspects of property maintenance.

Be sure lawns are well maintained and dead branches and tree limbs are removed on a regular basis.

2. Driveway potholes: Potholes that develop in concrete driveways diminish the appearance of your property. More importantly, they can cause damage to prospective renters’ vehicles—not a good way to start off an owner/tenant relationship. The good news is that these are relatively easy to repair.

All you need is some quick setting cement and a trowel you can pick up at your local hardware store.

3. Damaged shingles: If renters see damaged or missing roof shingles, they’ll probably be concerned about ceiling leaks and mold infestation, and rightfully so. Take the time to inspect your roof periodically, especially after destructive storms. If you spot shingle damage, deal with it immediately to prevent rainwater from seeping into the interior and causing further damage.

4. Rain gutters: Rain gutters that are old can begin to bend and sag from buildup of fallen leaves and other debris. When water overflows from your gutters, it can damage the siding and foundation of your house or apartment building. Be sure to clean gutters periodically and to check them for signs of wear. If you spot problems, like holes or sagging, fix them right away to prevent more costly repairs down the road.

5. Chipping paint: How often you need to repaint house exteriors depends on a number of factors, like where you live.

For example, coastal homes need to be repainted more frequently because of their exposure to salt in the air. Your best bet is to regularly inspect the condition of the paint. If you spot chipping, it’s time to repaint. Chipping paint can lead to bigger 14 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

Solutions for Common Maintenance Problems

Developing some useful preventive maintenance habits can go a long way toward keeping things running smoothly and fixing small problems before they turn into costly repairs.

Clogged Drains — Clogs inevitably develop in sinks and tubs, but there are some effective proactive steps that you can take to keep this from being a recurrent nuisance in your rental properties. Begin by installing drain screens wherever possible to catch items like hair and food that commonly clog the drains.

Also, enlist your tenants’ help in this matter. Make sure they have access to plungers, and give them clear instructions about drain care. Instruct them to regularly clean drain stoppers, to pour boiling water in the drains once per month, and to regularly clean garbage disposals with ice cubes. Establish a rule that tenants cannot pour caustic chemicals, grease or coffee grounds down the drains. Finally, clearly state how many times per year you are willing to fix a clogged drain at your expense.

Lockouts — Homeowners are on their own if they lose or forget their house keys, but tenants often just call the owner or manager in this situation. This can be a real nuisance for an independent owner who doesn’t have a property manager working or living at the residence. To avoid this problem, give tenants an extra key when they sign the lease. They can give it to someone else they trust and call that person if they find themselves locked out. Also, you can leave a lockbox somewhere on the property that holds spare keys. As a precaution, put a stamp on the keys that says, “Do not duplicate,” and require tenants to return both keys when they move out.

Pest Infestations — Without proper preventative maintenance, pest infestations can quickly become a big problem. As the owner, it’s your responsibility to conduct routine inspections of the building to prevent pests from getting in. Examine the exterior of the building carefully, and seal up any places

ABOUT ABOUT EAST EAST ABOUT EAST

Congratulations to our Congratulations our 2017toBOARD Congratulations 2017 BOARD OF DIRECTORS to our

OF DIRECTORS 2017 BOARD BOARD MEMBERS PRESIDENT OF DIRECTORS BOARD MEMBERS PRESIDENT TERESA MOSS FLUEGEL Chicago Deferred Exchange Company TERESA MOSS FLUEGEL Chicago Deferred Exchange Company PRESIDENT PRESIDENT-ELECT TERESA MOSS FLUEGEL KIM SCALA Chicago PRESIDENT-ELECT Scala LawDeferred Exchange Company KIM SCALA Scala PASTLaw PRESIDENT

PRESIDENT-ELECT ELIZABETH SWIFT KIM SCALA PAST PRESIDENT Bridge Bank Scala Law SWIFT ELIZABETH Bridge Bank

PAST PRESIDENT ELIZABETH SWIFT Bridge Bank

STEPHANIE REILLY Ascension Insurance STEPHANIE REILLY CHERYL AscensionHAYES Insurance Bank of the MEMBERS West BOARD CHERYL HAYES STEPHANIE REILLY DIANE Bank of WAKEFIELD theInsurance West Ascension City National Bank DIANE CHERYLWAKEFIELD HAYES SANDRA WECK City Bank BankNational of the West Colliers International SANDRA WECK DIANE WAKEFIELD DANA TSUBOTA Colliers International City National Bank DeNova Homes, Inc. DANA TSUBOTA SANDRA WECK JILL BROADHURST DeNova Homes, Inc. Colliers International East Bay Rental Housing Association JILL BROADHURST DANA TSUBOTA East Bay Rental Inc. DeNova Homes, TERRY HousingALLEN Association Enhance Wealth Advisors JILL BROADHURST TERRY ALLEN East Bay Rental Enhance Wealth Advisors Housing Association

CREW CREW BAY BAY CREW BAY

CREW East Bay was established in 2005 and is a non-profit professional association of over 100 Bay Area real estate professionals representing every CREW East Bay was established in 2005 and is a business sector in commercial realofestate.

CREW non-profit professional association over 100 Bay East both women and men working AreaBay realcomprises estate professionals representing every to enhance leadership, education, business business sector in commercial real CREW CREW East Bay was established in estate.

2005 and is a opportunities andand professional Eastnetworking Bay comprises both women men 100 working non-profit professional association of over Bay development growth for oureducation, members as influential to real enhance leadership, business Area estate professionals representing every leaders in sector the commercial realand estate industry.

Visit networking opportunities business in commercial realprofessional estate.

CREW CREW Bay at www.creweastbay.org to learn development growth for our members as influential East BayEast comprises both women and men working more our informative monthly luncheon leaders in attend the commercial real estate industry.

Visit toand enhance leadership, education, business programs, leadership breakfasts, dine around CREW East Bay at www.creweastbay.org to learn networking opportunities and professional dinners, and networking events. more and attend ourother informative monthly luncheon development growth for our members as influential Join the Network that works! programs, leadership breakfasts, dine around leaders in the commercial real estate industry.

Visit and networking events.

CREWdinners, East Bay at other www.creweastbay.org to learn Join the that monthly works! luncheon more and attend ourNetwork informative programs, leadership breakfasts, dine around dinners, and other networking events.

Join the Network that works!

THANK YOU 2017 SPONSORS THANK YOU GOLD SPONSORS 2017 SPONSORS

THANK YOU GOLD SPONSORS 2017 SPONSORS GOLD SPONSORS SILVER SPONSORS SILVER SPONSORS

SILVER SPONSORS

ALLENWELCOMES NEW MEMBERS AND INQUIRIES CREW EAST BAYTERRY ALWAYS Enhance Wealth Advisors

Connect with us at www.creweastbay.org

CREW EAST BAY ALWAYS WELCOMES NEW MEMBERS AND INQUIRIES

Connect with us at www.creweastbay.org

CREW EAST BAY ALWAYS WELCOMES NEW MEMBERS AND INQUIRIES

Connect with us at www.creweastbay.org

“Maintenance is one cost that you can keep down by taking preventative steps, and the tips outlined above could keep you from putting thousands of dollars into damage repair and mold remediation.” where pests can enter. Check all chimneys and make sure they are properly capped. Install screens on all windows, and clear away any landscaping that comes in contact with the building.

Fix any leaks right away because standing water tends to attract pests.

It’s a good idea to make your tenant a partner in preventing any unwelcome guests. Put statements in your lease that clarify their responsibilities in preventing pests. Require them to store all food in airtight containers, and clearly explain how trash is to be removed and how to maintain proper cleanliness to prevent fleas and bedbugs. Also, specify whose responsibility it is to call and pay for an exterminator if that becomes necessary.

HVAC Malfunctions — If the heating and cooling system in a residence malfunctions, this can quickly become an emergency situation, which is why preventative maintenance of these systems is so important. Regular replace filters every three months, and calibrate the thermostat once a year. Test your furnace in late summer or early fall so you can identify any problems before the weather turns cold. Also, each spring, clean the air conditioner evaporator and clear away any brush that has grown around the condenser. Test the air conditioning in March to make sure it’s in good working order. Finding an air conditioner repair person in the summer can take a long time and will likely be quite expensive.

Minimizing Leaks

The average cost to repair water damage is $1,200, and taking on this cost will eat into your profits as a property owner. Not only does water damage lead to the need for repairs, but it is also possible for mold to grow when water is left to seep into the walls of your rental property. The best way to avoid costly repairs is by taking preventative measures before you rent the property out. Here are some ideas that will help you lower your ongoing maintenance costs.

Keep an Eye on Water Costs

If you are footing the bill for water, you will be able to examine fluctuations in water bills each month. If a tenant suddenly uses a significantly higher amount of water, there may be a hidden leak that needs to be fixed. As soon as you notice fluctuations, ask your tenant if there is a reason for the spike in the water bill. If there is no known cause, set up a day and time that you 16 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

can inspect the plumbing in the property to determine why water usage has suddenly gone up.

Check Toilet Performance

When you do not live in a property, it can be difficult to determine whether problems with the toilet exist. When you are doing work on the property before allowing a tenant to move it, be sure to flush the toilet throughout your time in the home. Listen for the sound of continuously running water; if you hear it, there is a problem with the tank. The cut-off valves connected to the toilet should be checked to ensure that they are properly installed.

Check the Pipes

Each time your rental property is vacant, you should check the pipes to determine whether there is any corrosion or warping that needs to be addressed before a new tenant moves in. If you have long-term tenants living in the property, an annual maintenance check that includes an inspection of the pipes is recommended.

Inspect Hidden Areas for Water Damage

Hidden areas that are susceptible to water damage should be inspected on a regular basis. Any time you are in your rental property, ask tenants if you can inspect under sinks, near the refrigerator and near the dishwasher to determine whether leaks may be occurring.

Call in a Professional

While do-it-yourself maintenance could be cheaper, any errors on your part will cost you more money in the future. An annual inspection by an HVAC professional is recommended for your property, and these inspections will review performance related to water heaters and heating and cooling systems to determine whether these appliances may be susceptible to causing leaks.

Open Lines of Communication

The best way to detect a leak before it becomes a major issue is living in the property, but you do not have this luxury. Encourage a positive and open line of communication with your tenants to ensure that they will alert you if there is a problem with leaking pipes. Providing prompt maintenance service not only keeps your tenants happy, but it also cuts down on the costs that you will incur in relation to maintenance issues.

Maintaining a rental property represents a significant expense associated with owning investment properties. Maintenance is one cost that you can keep down by taking preventative steps, and the tips outlined above could keep you from putting thousands of dollars into damage repair and mold remediation. RH This article was published with permission from LandlordStation, a cloudbased Property Management Software company based in Dallas, Texas.

For more information go to www.landlordstation.com

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 17

FEATURE

18 RENTAL HOUSING 2017 | MARCH PHOTO: GLEN MACLARTY / CC BY 2.0| ebrha.com

Streamline Your Move-Out Process Tips to create stress-free move-out procedures in your rental units. BY AMANDA MAHER

T

enant move outs can be incredibly stressful. If vacating tenants leave the unit a mess, you run the risk of having it sit vacant while tending to maintenance and repairs. Not only can this be expensive, but it also means that the cash flow train grinds to a halt.

But the process doesn’t need to be stressful. If you’re able, you should prepare for turnover well in advance. And believe it or not, this means preparing for turnover before the tenants even move in.

Lease Language is Key

Experienced owners know to put language in the original lease agreement that spells out who is responsible for what maintenance or repairs. For instance, most leases should spell out that tenants are in charge of the unit’s cleanliness and general upkeep (e.g. replacing light bulbs).

The lease might also contain a policy for how and when the tenant should notify the owner or property manager about necessary repairs that go above and beyond what a tenant is capable of (e.g. a leaky faucet).

The lease should also spell out how much notice tenants must provide when they plan to move out. This notification is important because it allows you to start looking for new tenants to replace the vacating one. Standard procedure is to request one to two months’ notice. If the lease expiration is closing in, remind tenants to give you notice one way or another.

Another key piece of information to include in the lease is exactly when the tenant is obligated to vacate the unit on the last day of the lease. Do they need to be out by 9am? By ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 19

“It’s usually a good idea to conduct a walk-through of the unit with the tenant if they are still available to do so. Walking through the unit together can help prevent any future security deposit disputes. Even better, if you’re able to do a preliminary inspection with tenants, this gives you an opportunity to point things out to the tenants and give them an opportunity to remedy the situation before they move out and risk losing a portion of their security deposit.”

12pm? By 3pm? You might even be willing to give tenants a partial rental credit for moving out earlier than 11:59pm on the last day of their lease. This specificity might not seem like a big deal initially, but setting clear expectations allows an owner to line up a cleaning and maintenance crew immediately after the tenant leaves in order to allow new tenants to move in the following day, thereby avoiding any gap in tenancy.

Create a Maintenance Plan

One of the most common reasons dissatisfied tenants leave a rental property is because an owner fails to maintain the unit, or fails to respond to requests for maintenance in a timely fashion.

Combat this by creating a maintenance plan, or a system for promptly addressing maintenance issues.

A good maintenance plan includes regularly scheduled property inspections. The frequency of these inspections can vary depending on the location, type, age and condition of the rental property, but should be performed at least annually and again upon tenant turnover. Exterior inspections might occur more frequently, perhaps bi-annually, since these are less intrusive to tenants.

Of course, an owner’s ability to follow through on the Maintenance Plan is partially dependent upon a tenant’s willingness to grant access to the interior. Once again, this is where lease language is important. Leases should contain a clause to allow the owner, or property manager the right of entry for an annual property inspection or walk-through. Most tenants cooperate fully, but a few states prohibit owners from entering just to inspect the unit without the tenant’s advanced permission. Try to give tenants as much notice as possible (24 hours at a minimum). Send a friendly letter to tenants reminding them about the inspection and include a maintenance checklist. This policy 20 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

can protect you from claims of poor maintenance, brings attention to repairs that may be needed, and keeps good tenants satisfied.

Establish Move-Out Guidelines

About a month or two before tenants are scheduled to move out, give them a list of your expectations. For example, you might want the unit cleaned from top to bottom, including the refrigerator, stove and carpets. Stipulate what the cost will be if you are required to hire a cleaning company (usually anywhere from $100-$250, depending on the condition of the unit).

If you allowed the tenant to paint the walls, you should specify whether they are required to paint the walls to their original color—and who is responsible for the cost of paint. Just be aware that not all tenants have the best painting skills; you might suggest having your property manager repaint the unit and deduct that expense from the tenant’s security deposit.

Either way, reach consensus about the strategy in advance. Filling holes in the walls and taking out the trash are other items that should be included in a move-out checklist.

Final Inspection

It’s usually a good idea to conduct a walk-through of the unit with the tenant if they are still available to do so. Walking through the unit together can help prevent any future security deposit disputes. Even better, if you’re able to do a preliminary inspection with tenants, this gives you an opportunity to point things out to the tenants and give them an opportunity to remedy the situation before they move out and risk losing a portion of their security deposit. This also works to the owner’s behalf because it means less time is spent cleaning and repairing things between tenants, and it gives the owner an idea of what repairs they may be obligated to tend to once the tenant vacates. Use the form you and the tenants filled out at the beginning of the lease as a benchmark for pre-existing versus current conditions.

When a tenant finally moves out of the property, be sure to promptly inspect the unit for any damage. If you’re holding a security deposit, most states require you to notify tenants’ of any claims against that deposit within a specified amount of days (21 days in California). Double check state laws to ensure compliance. And of course, if you aren’t making a claim against the security deposit, be sure to return the full amount accordingly and in a timely fashion (again, as outlined by local regulations).

Post-Move Out Responsibilities

One of the final steps upon tenant turnover is changing the locks and having new keys made for future tenants. If a new tenant is not moving in right away, it is the owner’s responsibility to care for the unit. Utilities should be put in your name if

Expertise and Representation on Rent Board Petitions, Hearings and Appeals info@rentboardmatters.com

Liz Hart

510-813-5440

EBRHA’s Renovation, Repair & Painting Certification Date: Thursday, April 13 (RSVP required by March 31) Time: 8:00 a.m. - 5:00 p.m.

Price: Members: $250; Non-Members: $350 Instructor: Richard MacFarlane, Benchmark Environmental Engineering EBRHA’s EPA-accredited training courses will certify workers as required by law for anyone who disturbs leadcoated surfaces during repair or renovation of pre-1978 housing. The course is designed to train contractors or rental property owners who perform building renovations, repairs or painting, and how to work safely and comply with EPA regulations. The course addresses health concerns, regulations, work procedures, as well as recordkeeping and training non-certified workers. The class consists of a presentation of the new RRP regulations and hands-on student participation. Students must pass an exam at the end of the course with a 70% score.

RSVP Today at ebrha.com/events ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 21

UPCOMING WORKSHOPS The Ins & Outs of The Section 8 Program D ATE & TIME

SPEAKER

PRICE

TOPICS

WEDNESDAY, MARCH 1; 2:00 P.M. - 3:30 P.M.

Teela Carpenter, Oakland Housing Authority Members: $39; Non-members: $69 Opt-out Process, Measure EE Applicability, Terminations, Rent Increases, Payment Contract, Resolving Tenant Issues

they aren’t already. If lawn care was the tenant’s responsibility, be sure you or your property manager is maintaining upkeep. Keeping the rental property in pristine condition will help rent the unit out faster than allowing the property to fall into a state of disrepair.

Tenant turnover is inevitable. Make sure the process is as smooth as possible by following the steps outlined above.

You will have more experience with the move-out process than most tenants—if you’re willing to do a little hand-holding, it can help the relationship end on a high note. RH

The Eviction Process by City D ATE & TIME

SPEAKER

PRICE

TOPICS

TUESDAY, MARCH 14; 2:00 P.M. - 3:30 P.M.

Alan Horwitz, The Law Offices of Alan Horwitz Members: $39; Non-members: $69 Just Cause Terminations (Oakland, Berkeley, Richmond, Alameda), Owner Move-Ins, Substantual Repairs, and more

Article reprinted with permission from Buildium, www.buildium.com/blog. Amanda Maher is a self-proclaimed policy wonk who dabbles in real estate law. Amanda holds a B.S. in Political Science and Sociology from Boston University, as well as a Masters in Urban and Regional Policy from Northeastern.

Rental Property Owner 102 (RPO 102) D ATE & TIME

SPEAKER

PRICE

TOPICS

THURSDAY, MARCH 16; 2:00 P.M. - 3:30 P.M. Jill Broadhurst, CCRM, EBRHA Members: Free; Non-members: $69 Developing Screening Criteria, Fair Housing, and more

Optimizing Your Tenant Screening Process D ATE & TIME

SPEAKER

PRICE

TOPICS

WEDNESDAY, MARCH 22; 2:00 P.M. - 3:30 P.M.

Dan Firestone, CIC Members: $39; Non-members: $69 Dos and Don’ts, Interpreting a Credit Report, EBRHA Tenant Screening Services, and more

Oakland Rent Ordinance Changes D ATE & TIME

SPEAKER

PRICE

TOPICS

WEDNESDAY, MARCH 29; 2:00 P.M. - 3:30 P.M.

Jill Broadhurst, CCRM, EBRHA Members: Free; Non-members: $69 Changes to Processes and Procedure, Ordinance Changes, and How They Affect Your Rental Property

Unless noted, all workshops are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610 TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. PRE-REGISTRATION REQUIRED 22 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

We don’t brag about our claims service.

Jain Williams, Agent Insurance Lic#: 0769540 4222 MacArthur Blvd Oakland, CA 94619 Bus: 510-530-3222

But 97% of our customers with claims do.*

When you get State Farm insurance, you get more than just the right coverage at the right price. You get the assurance that we’ll be there when it matters most.

GET TO A BETTER STATE .

CALL ME TODAY. ®

™

* Based on a 2008 internal State Farm Claims department national study.

1101210.2 State Farm, Home Office, Bloomington, IL

License No. 797467

Lic. #414359

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

Seismic & General Contractors

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

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

*Trenchless Sewer Replacements *Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters

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

•

construction—all under one company.

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

• Screening, evaluation, engineering, construction, city sign-off The Plumber Referred by Your Friends!

(510)843-6904

For inquiries, please contact Homy Sikaroudi, PhD, PE

www.albertnahmanplumbing.com

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 23

FEATURE

Charitable Remainder Tr How to generate income while pursuing philanthropic goals. BY JONG H. LEE

24 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

rusts

A

charitable remainder trust is an irrevocable trust that maintains two sets of beneficiaries: income and charity beneficiaries. This charitable trust generates income for yourself, or others, and can enable you to pursue your philanthropic goals to the charity or charities of your choice.

A charitable remainder trust is a “split interest“ giving vehicle because it allows charitable giving while generating income. A charitable remainder trust lets you convert highly appreciated assets like real estate into lifetime income. It reduces your income tax now and reduces estate taxes when you die. You pay no

IMAGE CREDIT: WWW.FIDELITYCHARITABLE.ORG

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 25

a charity or charities. If the donor retains an interest in the trust for life, the assets remaining in the CRT at death are deductible for estate tax purposes.

The income stream must be at least 5%, but no more than 50% of the trust’s assets.

The IRS calls this the “annual annuity”, which basically means the amount you must pay, at least annually, to the beneficiaries of the trust.

No distributions are permitted to any individual other than a beneficiary, but a qualifying charity may in certain circumstances also receive the income stream. The beauty of the charitable remainder trust is that one can transfer highly appreciated real estate into the trust and receive charitable deduction, subject to allowed deduction up to 30% of adjusted gross income on income tax returns. If you have charitable deductions of over 30% of income than you can also carry over unused contributions for five years. The amount of the deduction is generally the present value of the remaining interest of the asset.

It is important to note, gifts of remainder interests are subject to the AGI limitations and other restrictions on charitable deductions.

“There are other options, such as a charitable lead trust, but by far the charitable remainder trust is the most widely used vehicle to receive tax deduction for contributions to charitable organization, while at the same time allowing donors to receive economic benefits and pass them on to others, depending on how the trust instruments were written.” capital gains tax when the asset it sold, and it lets you help one or more charities that have special meaning to you.

How Does it Work?

Please see the chart on page 24 for reference: 1. Make a partially tax-deductible donation Donate cash, stocks or non-publicly traded assets such as real estate, private business interests and private company stock and become eligible to take a partial tax deduction. The partial income tax deduction is based on the type of trust, the term of the trust, the projected income payments, and IRS interest rates that assume a certain rate of growth of trust assets.

2. You or your chosen beneficiaries receive an income stream Based on how you set up the trust, you or your stated beneficiaries can receive income annually, semi-annually, quarterly or monthly. Per the IRS, the annual annuity must be at least 5% but no more than 50% of the trust’s assets.

3. After the specified time span or the death of the last income beneficiary, the remaining CRT assets are distributed to the designated charitable beneficiaries.

When the CRT terminates, the remaining CRT assets are distributed to the charitable beneficiary, which can be public charities or private foundations. Depending on how the CRT is established, the trustee may have the power to change the CRT’s charitable beneficiary during the lifetime of the trust.

The trust can sell real estate or stocks at gain and not pay tax on the gain, because the charitable remainder trust is generally a tax exempt entity. The charitable remainder trust then invests the proceeds of the real estate or stock sale and pays the donor an income stream for a fixed term of years (or over the course of a life or lives), based either on the value of the assets at the time the trust is created, or a fixed percentage of the asset value each year going forward. The type of income stream beneficiaries receive are decided when the trust is formed. Any gain is taxable to the income beneficiary only when it is distributed via the income stream. Upon the completion of the life of the trust, the charitable remainder trust distributes the remaining assets to 26 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

Other Options

There are other ways to participate in a giving medium. Pooled income funds are trusts that hold assets from multiple donors and operate like CRTs. The donor transfers assets to a pooled fund managed by a charity. The donor must retain a life income interest or give a life interest to at least one non-charitable beneficiary. Property from all donors is commingled, and income beneficiaries receive payment annually based on the pool’s earnings. When the life interest in a gift end, the remainder interest passes to charity.

There are other options, such as a charitable lead trust, but by far the Charitable Remainder Trust is the most widely used vehicle to receive tax deduction for contributions to charitable organization, while at the same time allowing donors to receive economic benefits and pass them on to others, depending on how the trust instruments were written.

Definition of Terms

It is useful to review some of the definitions in the IRS Code to have a better understanding of the terms: (a) Charitable remainder trust. The term “charitable remainder trust” means a trust with respective to which a deduction is allowed under section 170, 2055, 2106 or 2522 and which meets the description of a charitable remainder annuity trust; (b) Annuity amount.

The term “annuity amount“ means the amount described in the Income Tax Regulations which is payable, at least annually, to the beneficiary of a charitable remainder trust; (c) Unitrust amount. The term “unitrust amount” means the amount described in the regulations which is payable, at least annually to the beneficiary of charitable remainder unitrust; (d) Recipient. The term “recipient” means the beneficiary who receives the

possession or beneficial enjoyment of the annuity amount or unitrust amount; (2) Governing Instrument. The term “Governing instrument“ has the same meaning as notification to the commissioner and requirements.

This is a wonderful vehicle for East Bay Rental Housing Association members. Members can even select EBRHA, a non-profit, as the charitable designee.

Please bear in mind that the annual income stream is taxable to you, but then the contribution amount can be deducted from your income tax. It is advisable to consult with a CPA or attorney who is well versed in the subject matter to get the maximum benefit. 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.

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

(510) 613-0300

Additional Discounts for RHA Members

Serving the East Bay

APPLIED WATERPROOFING SYSTEMS

Providing Waterproofing Services Since 1985

Commercial & Residential Buildings Balconies Walkways Garage Coatings

Decks Patios Driveways

Call Neal Golding

(510) 452-3666

nlgolding@pacbell.net LIC#552820

www.appliedwaterproofing.com

FRANK FIALA ROOFING, INC. All Types of Roofing & Repairs 15, 20, 25 Year Manufacturer’s Guarantee

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

ENOUGH IS ENOUGH!

(510) 582-6929

Protect Your Rental Property Rights!

(925) 484-0124

www.ffialaroofing.com

GO TO EBRHA.COM/LEGAL-FUND TO CONTRIBUTE TO THE LEGAL FUND TODAY!

Lic. #686707 ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 27

esq. & a

Mutual Agreement Important information owners should know about tenant buyouts. BY STEVEN C. WILLIAMS

Q

I’d like more information on tenant buyouts. What do I need to know about them?

A

A buyout is an agreement between an owner and a tenant. Typically, the tenant agrees to voluntarily vacate a rental unit in exchange for money.

Are Buyout Negotiations and Agreements Legal?

Generally, yes. Approaching and negotiating a voluntary buyout with a willing tenant is lawful and protected speech under the Constitution. Just don’t threaten, intimidate, coerce, or commit fraud.

Reasons to Negotiate a Buyout There are various reasons to approach your tenant. You may want to remove a low rent- paying and eviction controlled tenant. Another reason would be to remove an occupant after foreclosure.

This is commonly referred to as “keys for cash”. Another reason would be to sell the property. An intent to sell the 28 RENTAL HOUSING

| MARCH 2017 |

it,” then at least you’ll know and it would be a good idea to discontinue buyout discussions. In fact, if the tenant puts this in writing, then the owner cannot mention the subject again for at least six months.

When the owner has just cause and an intent to evict, an owner can approach the tenant before doing so to attempt to negotiate a pre-eviction buyout. The owner can inform the tenant of this intent, which may act as an incentive for the tenant to negotiate – or possibly be evicted. This can be considered a good faith approach that lets the tenant know your intentions. This is not an unlawful threat so long as you intend to carry out the lawful eviction, and do so, if no agreement is reached.

Do not approach tenants with threats of eviction when there is no just cause to evict and when there really is no intent to evict. Such tactics may be unlawful.

Put the Agreement in Writing It is advisable to have an attorney draft such an agreement to ensure you are protected. There are many important terms that may be included in such an agreement.

Identify the Parties: Name all of the parties to the agreement, which should include the owner and all of the occuproperty is not a ground for eviction, pants. but the unit is likely much more valuable Identify the Unit: Identify the subject when it’s vacant. And yet another reason unit, including all parking, storage, and is to avoid the expense and time associcommon areas. ated with an eviction. Evictions can be Moveout Date: Of course, you will timely and costly. Furthermore, they may need to include the date that tenant is place restrictions on the owner and the required to move out. property.

Payment Amount: You should set forth the exact payment amount and payment How to Approach Your Tenant date.

Even when the owner does not have any Voluntary Vacating: It should be just cause or intent to evict, an owner stated that the tenants are voluntarily and may still approach the tenant to attempt permanently vacating and ideally that the to negotiate a buyout. There are countowner has not asked them to do so. less ways and scenarios where an owner All Occupants: The agreement should may begin such negotiations. A simple be signed by all occupants of the unit. It straight forward example would be to should state that the tenant and all occuask the tenant if he or she would conpants will vacate and sider vacating in return “Every situation is that possession of the for a sum of money. This different. While one unit must be surrendered may open up a dialogue. tenant might be free of all occupants Just remember not to willing to vacate for when they do. This will harass, threaten, intimia nominal or reaprevent the tenant from date, or coerce the tenant. sonable amount, leaving a guest or someIf the tenant says “I’ll another tenant may one else behind. never move and I don’t demand $100,000.”

Release of Claims: It ever want to talk about

ebrha.com

PHOTO: RAIDO KALDMA / CC BY 2.0

COLUMN

Not Your tYpical attorNeY

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

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

• Dependable, skillful and caring approach to tenant problems.

Call and Hear the Difference

ASSISTING PROPERTY OWNERS WITH THEIR LEGAL NEEDS SINCE 1975.

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

Effective. Efficient. Economical.

➥

The Shepherd Law Group

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

510-839-2067 TheEvictors.com

theshepherdlawgroup@netzero.com

LEGISLATIVE DAY

WE NEED YOU ON APRIL 5, 2017!

Spend the day in Sacramento 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. Meet other CalRHA partner association members and learn about issues in the state. RSVP for a special seat at this annual table. Training along with an application is required.

CONTACT RECEPTION@EBRHA.COM OR 510-893-9873 TO RSVP OR VISIT EBRHA.COM/PAC FOR MORE INFORMATION ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 29

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

• We can locate qualified tenants for your vacancies.

5942 MacArthur Blvd. • Experienced with Section 8 tenants.

Oakland, CA 94605 • Over 35 years of experience.

• Residential-Property Management in Oakland.

MPM

EAST OAKLAND

Specialist!

510-562-8600

UPCOMING EVENTS Oakland Rent Board Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

THURSDAY, MARCH 9; 10:00 A.M. - 11:00 A.M. Jill Broadhurst, CCRM, EBRHA Free to members only An informal discussion on Oakland rent board hearings

Membership Meeting D ATE & TIME SATURDAY, MARCH 18; 10:00 A.M. - NOON

PRICE Free to Members Only

TOPICS Legal Q&A — Clifford Fried, Fried & Williams LLP

Latest Security Technologies — Amy Roither, Detect All Security & Fire

Small Property Owners Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

MONDAY, MARCH 20; 10:00 A.M. - 11:00 A.M. Jill Broadhurst, CCRM, EBRHA Free to members only An informal discussion on management issues and solutions

Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610 TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. PRE-REGISTRATION REQUIRED 30 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

is important that the agreement include a release of claims by the tenant. This will dissuade future claims or litigation by the tenant against the owner. Such release language may look something like this: “Tenant hereby releases and forever discharges owner, and owner’s predecessors, employees, agents, representatives, successors, assigns, heirs, officers, managers, members, and attorneys from any and all causes of action, damages, losses, claims, liabilities, and demands, whatsoever relating to or arising out of tenant’s occupancy or tenancy at the unit and property.”

Unknown Claims: A thorough release of claims includes a release of unknown claims. State law permits this if certain language is included in the agreement. Such further release language may look something like this: “The parties agree that this agreement extends to all claims, known or unknown, past, present, or future, and that any rights granted under California Civil Code Section 1542 are hereby expressly waived. California Civil Code Section 1542 reads as follows: A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which, if known by him must have materially affected his settlement with the debtor.”

Security Deposit: Just so there is no misunderstanding, the agreement should identify the amount of the deposit and how it will be handled.

Remove All Possessions and Garbage: It should be clear that the tenant is responsible for removing his or her things from the unit or else will be liable for any costs incurred from the failure to do so.

Attorneys’ Fees Provision: You may want to include a provision requiring the payment of attorneys’ fees in event of breach.

Confidentiality Provision: You may want to include a provision making the terms confidential.

How Much Should You Pay to Buy a Tenant Out? This is impossible to answer without knowing more about the subject unit and tenant. To help evaluate the value of a buyout, here are some factors that you may consider: Is the tenant paying below market rent? Do you have just cause to

LEFTOVERS?

Pass Them On. Or Come Shop.

GO SOLAR $0 DOWN! $750 credit for you, and $750 to support EBRHA.

Tenants leave things?

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

URBAN RE To End the Age of Waste

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

http://urbanore.com

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

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

Carlon Tanner, Owner/Broker

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

EBRHA recommends Buildium’s property management software.

Sign up for your FREE 15-DAY TRIAL at www.ebrha.com/buildium

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 31

VOLUNTEERS NEEDED M I S S I O N

S T A T E M E N T

OAKLAND ELIZABETH HOUSE is a transitional program for women with children who have experienced homelessness, violence, addiction, or poverty. Its mission is to support women and children in their transition to independence.

ANNUAL SPRING LUNCHEON, MAY 4, CLAREMONT COUNTRY CLUB WANT TO JOIN THE PLANNING COMMITTEE? CONTACT JULIE AL-HUNEIDI JULIEALHUNEIDI@GMAIL.COM VOLUNTEER AT THE HOUSE: MONDAY 6:30 PM TO 8:30 PM. THURSDAY 6:30 PM TO 7:30 PM. CALL OR EMAIL DANA RODRIGUEZ AT 510.658.1380 EXT. 203 DANA@OAKEHOUSE.ORG DONATIONS FOR THE CHILDREN AND FAMILIES: PASSES OR TICKETS TO MOVIES, MUSEUMS, THEATER PERFORMANCES OR EVENTS. DONATIONS FOR HOUSE OPERATIONS: OFFICE SUPPLIES, GIFT CARDS, CLEANING SUPPLIES, HOUSEHOLD GOODS. PLEASE SEE WEBSITE FOR COMPREHENSIVE LIST. HTTP://WWW.OAKEHOUSE.ORG/

EARTHQUAKE AND STRUCTURES, INC. Est. 1984

Structural • Civil • Construction Management

Premier Engineering Services in the Greater Bay Area  Soft-story screening and report per city ordinances  Seismic strengthening, foundations, and retaining walls  Construction management and oversight  Over 5,000 City approved construction projects.  Knowledgeable, reliable, and insured  Over 40 years of experience

evict? If so, then is the tenant entitled to relocation payments? How badly do you want the unit? Are your tenants there for the long term? What is the value of the property with and without the tenants in possession?

Risks There are some risks that may be associated with negotiating with your tenant.

Breach of a buyout agreement is not just cause to evict. So if the tenant fails to vacate, you can’t evict the tenant on that basis. However, most tenants honor these agreements and vacate. The more incentive to vacate, the greater likelihood the tenant will comply. For this reason, any agreed payment should be made only at the time the tenant vacates. This will provide greater incentive to comply. Plus, you will not risk losing payments made in advance of vacating No matter how you approach a tenant, the tenant could construe your communication as a wrongful endeavor to recover possession. A tenant may try to sue the owner for wrongful eviction.

It is important that all owners of rental property in Oakland always have an insurance policy that includes coverage for wrongful eviction. If you don’t have it, you should get it.

Conclusion Every situation is different. While one tenant might be willing to vacate for a nominal or reasonable amount, another tenant may demand $100,000. It is important to develop a strategy and a target payment amount before approaching the tenant. It is also important to know your tenant and read your tenant’s reaction and response to the negotiations. If possible, try to get the tenant to make the first money proposal so that you have an opportunity to consider and respond with a more reasonable offer. And remember, don’t harass, threaten, intimidate, or coerce. RH —STEVEN C. WILLIAMS

Contact Bishwendu K. Paul, S.E., M. Eng. UC Berkeley Alumni Structural Lic. No. S003093

(510) 601-1065 (415) 835-6754 32 RENTAL HOUSING

bk@esiengineers.com www.esiengineers.com | MARCH 2017 |

ebrha.com

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

UPDATED CURRICULUM!

Invest in your career!

CERTIFIED APARTMENT MANAGER — ONLINE Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals.

Presented by:

You’ll learn about: • Occupancy rates

• Contractors and vendors

• Comprehensive marketing plans

• Recruitment, hiring, orientation, and training of high-caliber employees

• Sales team management and product readiness

If you’re a community manager or experienced assistant manager we recommend this course!

• Systematic employee evaluation

• Equitable treatment of current and potential residents

• Employment regulations and record keeping

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

• Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance honestly and accurately

• Service request process • Apartment turnover process

For just $815*, you can earn your CAM credential on a schedule that works for you!

For more information, visit naahq.org/CAM

*Member price ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 33

COLUMN

the green sheet

2016 East Bay Multifamily Energy Efficiency Program Wrap-Up 2016 WAS A SUCCESSFUL YEAR

for multifamily energy efficiency in the East Bay. In Alameda and Contra Costa Counties, the Bay Area Multifamily Building Enhancements (BAMBE) program provided free consulting and $1.1 million in rebates to help upgrade more than 1,500 units at 35 properties (5000 units territory-wide). Properties served in the East Bay ranged in size, from 6 units all the way up to 195 units. The $750/unit rebate provided by the program helped multifamily properties improve the efficiency of building elements such as windows, water heating, lighting, heating, water fixtures, and also appliances such as refrigerators, clothes washers, and dishwashers.

The BayREN multifamily program is currently accepting enrollment for 2017. Enroll online to get started at www.bayareamultifamily.org/interestform Multifamily Upgrade Program PG&E’s Multifamily Upgrade Program also had a great year. Through its program PG&E helped California multifamily property owners upgrade 3,100 units within its territory.

Participants received an average rebate of $695/unit and energy usage was reduced by an average of 19%. The PG&E multifamily program is also 34 RENTAL HOUSING

| MARCH 2017 |

accepting enrollment for 2017. Register today by completing an interest form, found at www.energyservices. trcsolutions.com/Portal/Core/Apply/ Welcome.aspx?_f=3.

Options for Owners Multifamily property owners in the East Bay have options for getting support on whole-building efficiency upgrades. Bay Area Multifamily Building Enhancements (www. bayareamultifamily.org) is a streamlined program for properties that wish to undertake multiple measures with the help of an advisor. PG&E’s Multifamily Upgrade Program (www. multifamilyupgrade.com) is a great option for rental property owners that want to go deep into studying their buildings and achieving deeper savings.

Rental property owners are encouraged to explore their options, and enroll while funds are still available! RH

ebrha.com

information & resources RECYCLING & DISCARDS MANAGEMENT

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

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

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

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

EBRHA.COM | 510.893.9873

ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 35

community calendar EVENTS & CLASSES

march

april

WEDNESDAY, MARCH 1 The Ins & Outs of The Section 8 Program Presented by Teela Carpenter, Oakland Housing Authority Members: $39; Non- Members: $69 2:00 p.m. - 3:30 p.m.

TUESDAY, APRIL 4 Oakland Rent Board Roundtable An informal discussion on rent board hearings Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

THURSDAY, MARCH 9 Oakland Rent Board Roundtable An informal discussion on rent board hearings Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

WEDNESDAY, APRIL 5 Legislative Day in Sacramento Do you have an interest in representing EBRHA? You can spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating them on the intricacies of the rental housing industry.

EBRHA members are encouraged to participate. To RSVP, contact Angelique at reception@ebrha.com or 510-8939875. RSVP required by March 10. Training and application form are required. Lunch is included.

All Day Event

TUESDAY, MARCH 14 The Eviction Process by City Presented by Alan Horwitz, The Law offices of Alan Horwitz Members: $39; Non- Members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, MARCH 16 Rental Property Owner 102 (RPO 102) Presented by Jill Broadhurst, CCRM, EBRHA Members: Free; Non- Members: $69 2:00 p.m. - 3:30 p.m.

SATURDAY, MARCH 18 EBRHA Member Meeting • Latest Security Technologies — Amy Roither, Detect All Security & Fire • Legal Q&A — Clifford Fried, Fried & Williams LLP 10:00 a.m. - Noon MONDAY, MARCH 20 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

WEDNESDAY, MARCH 22 Optimizing Your Tenant Screening Process Presented by Dan Firestone, CIC Members: $39; Non- Members: $69 2:00 p.m. - 3:30 p.m.

WEDNESDAY, MARCH 29 Oakland Rent Board Changes and Your Property Presented by Jill Broadhurst, CCRM, EBRHA Members: Free; Non- Members: $69 2:00 p.m. - 3:30 p.m.

WEDNESDAY, APRIL 12 Tackling the Challenges of a Hoarding Tenant Presented by Steve Williams, Fried & Williams LLP Members: $39; Non- Members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, APRIL 13 Renovation, Repair and Painting Certification Course This EPA-accredited training course will certify workers as required under the new law for anyone who disturbs leadcoated surfaces during repair or renovation of pre-1978 housing. Training by Benchmark Environmental.

This 8 hour course was designed to train contractors who perform building renovations or repairs or painting and how to work safely and comply with the EPA regulations.

The course addresses health concerns, regulations, before, during and after work procedures and well a recordkeeping and training non-certified workers. The class consists of a point presentation of the new RRP regulations and hands on student participation. There is an exam at the end of the course and students must pass at 70%.

8:00 a.m. - 5:00 p.m.

TUESDAY, APRIL 18 Rental Property Owner 103 (RPO 103) Presented by Jill Broadhurst, CCRM, EBRHA Members: Free; Non- Members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, APRIL 27 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.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.

36 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

UPDATE: Annual fees are $68 per unit and are due March 1. Owners are allowed to pass through $34 to tenants.

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2016-17 (2.0%) A CPI increase of 2.0% becomes effective on July 1, 2016. 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 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

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

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $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

2017 (1.8%) 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

|

MARCH 2017

|

RENTAL HOUSING 37

vendor directory — CONTACTS, PRODUCTS & SERVICES Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com

ACCOUNTING & TAX

Collins, Mason & Company LLP Teresa Mason | 510-891-9000 www.cmcaccountants.com

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

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

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

Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com

The Evictors Alan J. Horwitz | 510-839-2074

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 APPRAISERS

Access Appraisal: Apartment Specialists Joe Spallone, MAI | 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

AUTOMOTIVE

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

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

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

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

Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com

ATTORNEYS — LAND USE/CONDO CONVERSION

Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com

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

Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com

ATTORNEYS — REAL ESTATE/CORP.

Beckman Blair LLP Oakland/Berkeley Association of Realtors Nancy Ly | 415-871-0070 Davina Lara | 510-836-3000 www.beckmanblairllp.com oaklandberkeleyaor.com Burnham Brown Oakland Chamber of Commerce Charles Alfonzo | 510-835-6825 Barbara Leslie | 510-874-4808 www.burnhambrown.com www.oaklandchamber.com Ericksen Arbuthnot ATTORNEYS — EVICTIONS/PROPERTY Jason Mauck | 510-832-7770 OWNER DEFENSE www.ericksenarbuthnot.com

Luther Burbank Savings Larry Miller | 925-627-2790 www.lutherburbanksavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.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 & BUILDING SUPPLIES

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

Beckman Blair LLP Nancy Ly | 415-871-0070 www.beckmanblairllp.com

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

Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com

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

Harding Legal Elva Harding | 415-967-7570 www.edhlegal.com

Home Depot Allan Jocson | 510-375-5237 www.homedepot.com

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

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

KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

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

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

Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com

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

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

SGK Home Solutions Vladmir Merabian | 408-264-6964 www.sgkhomesolutions.com

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

Miller Property Law Inga Miller | 925-402-2192 www.millerpropertylaw.com

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

38 RENTAL HOUSING

| MARCH 2017 |

ebrha.com

vendor directory CABINET DOOR RESURFACING

Northern Contours Charlene Hall | 866-344-8132 www.northerncontours.com CARPET CLEANING

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

Mauri Concrete Construction Co. Marcelo Mauri | 510-541-5260 www.mauriconcrete.com CONSTRUCTION

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com City Construction Janet Aranda | 800-799-0234 www.cityconstruction.us D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net

DOORS & GATES

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

SGK Home Solutions Vladmir Merabian | 408-264-6964 www.sgkhomesolutions.com

San Francisco Heating and Cooling Pablo Richards | 415-286-2540 sfheatingandcooling@yahoo.com

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 FINANCIAL PLANNING

Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FIRE PROTECTION

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

Bay Area Contract Carpets, Inc. Ken Scott | 510-613-0300 www.bayareacontractcarpets.com GOVERNMENT AGENCIES

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

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

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

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

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

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com Har-Bro Restoration Inc. Sonia Fuetsch | 650-670-2364 www.harbro.com

HEATING & AIR CONDITIONING

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

HANDYMAN SERVICES

HOUSING SERVICES

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

Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com INDOOR AIR QUALITY/MOLD & ODOR REMOVAL

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net Green Home Solutions Alameda (East Bay) Howard Oliver | 510-666-6711 www.ghsnorcal.com INSPECTIONS

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com INSURANCE

Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com

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

The Greenspan Co./Adjusters Int’l.

Rich Hallock | 866-331-4790 www.greenspan-ai.com

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

Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com

KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

Kelly Lux – State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com

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

Ruth Stroup Insurance Agency Ruth Stroup | 510-874-5700 www.stroupinsurance.com

HAULING SERVICES

P.W. Stephens Environmental Jackie Mezeul | 510-651-9506 www.pwsei.com

KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net

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

|

MARCH 2017

|

RENTAL HOUSING 39

vendor directory INVESTMENT OPPORTUNITIES

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

CSC ServiceWorks Stacy Weaver | 800-954-9000 Ext. 54313 www.cscsw.com Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com

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

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

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

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

Sam Brown Investigations Sam Brown | 415-621-5918 www.sambrowninvestigations.com

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

PROCESS SERVER

County Process Server Emily Jay | 855-873-7837 www.norcalevictions.com PROPERTY MAINTENANCE

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

Eco Electric James Young | 415-384-8526 www.ecopwr.net

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

LITIGATION SUPPORT SERVICES

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

KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

LOCKSMITH EVICTION SERVICES

PROPERTY MAINTENANCE SOFTWARE

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

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

MARKET RESEARCH

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

PROPERTY MAINTENANCE SUPPLIES

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

PAINT

BEHR Paint Nick Mounts | 415-416-0994 www.behr.com

PROPERTY MANAGEMENT

The Sherwin-Williams Co. Sean Callahan | 925-932-3363 x134 www.sherwin-williams.com PEST & VECTOR CONTROL

Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com PLUMBING/WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com

| MARCH 2017 |

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

PRIVATE INVESTIGATIONS

Innovative Coin Cheri Guffey | 510-259-1494 www.innovativelaundry.com

40 RENTAL HOUSING

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

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

ebrha.com

Mynd Stacy Winship | 510-306-4440 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin | 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com Vision Property Management Michael Margado | 510-926-4104 www.visionproperty.management 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 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 Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com CBRE Keith Manson | 510-874-1919 www.cbre.com

vendor directory Coldwell Banker – Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com

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

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

Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com

Edrington & Associates Steven Edrington | 510-749-4880 sedrington@msn.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 NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Link Corkery | 510-886-1212 www.pclclink.com

RENTAL SERVICES

Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com ROOFERS

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE

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 SEISMIC CONSTRUCTION

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

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

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

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

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

SEISMIC ENGINEERING

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

Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com

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

Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com

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

RECYCLING/REUSE

Urban Ore Marylou Van | 510-841-7283 www.urbanore.com RENT CONTROL CONSULTANTS

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com

SMOKE-FREE HOUSING

Alameda County Tobacco Control Coalition Tamiko Johnson | 510-208-5916 tamiko.johnson@acgov.org SOLAR ENERGY

Eco Electric James Young | 415-384-8526 www.ecopwr.net

SUSTAINABLE ENERGY

Center for Sustainable Energy Alexandra Patey | 858-244-1192 www.energycenter.org/smp TENANT SCREENING SERVICE

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

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

Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com VETERANS SERVICE ORGANIZATION

Swords to Plowshares Norman Thomas | 510-844-7500 www.swords-to-plowshares.org WASTE & COMPOST COLLECTION

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Bay Area Waste Services Peter Gella | 510-788-0462 www.bawaste.com Junk King Contra Costa Krishna Vepa | 925-954-5420 krishna.vepa@junk-king.com Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Bay Area Waste Services Peter Gella | 510-788-0462 www.bawaste.com Trash Logic Lainika Johnson | 888-384-3131 www.trashlogic.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 ebrha.com

|

MARCH 2017

|

RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 5

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

ATTORNEYS

The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 29 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 CARPETING & FLOORING

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.

Bay Area Contract Carpets, Inc.. . . . . . . . . 27 CONSTRUCTION

West Coast Premier Construction. . . . . . . 23 ENGINEERS

Earthquake and Structures, Inc.. . . . . . . . . 32 West Coast Premier Construction. . . . . . . 23 INSURANCE COMPANIES

Jain Williams—State Farm. . . . . . . . . . . . . . 22 KITCHENS AND BATHROOMS

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

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 22

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

LENDERS

3664 Grand Avenue • Suite B Oakland, CA 94610

WATERPROOFING

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

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

Maisel Property Management. . . . . . . . . . . 30 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 31 RENT BOARD CONSULTANTS

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 27 General Roofing Co. . . . . . . . . . . . . . . . . . . . 21 WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 11

Applied Waterproofing Systems . . . . . . . . 27 WINDOWS, DOORS & SIDING

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

| MARCH 2017 |

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.

INTERNISTS LIVE IN THEM.

AS DO INTERNS.

APARTMENTS. WE LIVE HERE. Dr. M. glides down to “G” and drives to work. Brittany Z. thanks heaven the Metro is just 6 minutes management, and skilled trades, as well as into the local and 45 seconds away. America’s other 36,999,998 residents embrace their own reasons apartment homes are ideal

businesses nearby.

For fresh state and local numbers on today’s housing market

for today’s growing communities.

No wonder apartments and residents deliver

$1.3 trillion in

economic benefit annually – in

– plus

40 metro areas – and an interactive picture of how,

with your help, we can develop 300,000 new apartments a year to meet this exciting demand, visit

WeAreApartments.org.

construction, operations, leasing,

W E A R E APARTMENTS.ORG

925-344-5755 877-264-6964

(Call Now For a Free Estimate)