April 2019 Issue

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | APRIL 2019

TAKE ADVANTAGE OF ENERGY REBATES HOW TO UPGRADE YOUR PROPERTY AND SAVE MONEY

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Contents

East Bay Rental Housing Association

APRIL 2019

Volume XVI, Number 4 | APRIL 2019 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 tel

510.893.9873 |

fax

510.893.2906

www.ebrha.com EBRHA STAFF

Nathan Durham-Hammer | nathan@ebrha.com 510.318.8305 ASSOCIATION EXECUTIVE

Rae Schindler | rschindler@ebrha.com | 510.344.6646 MEMBERSHIP AND EDUCATION SPECIALIST

10

14

Using Greywater in Multi-Family Homes

A Roadmap to Energy Savings

BY JEFFERY LIANG

BY ERIN ALEXANDER

EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn CHAIR, POLITICAL ACTION COMMITTEE Rick Philips SECRETARY Brent Kernan EBRHA DIRECTORS

Symon Chang, Jacqueline Jacobs, Brent Kernan, Carmen Madden, Arcola Moore, Fred Morse, Conor Murphy, Joshua Polston, Jack Schwartz, Judy Shaw, Carlon Tanner PUBLISHED BY

18 Features & Columns 6

Get to Know Opportunity Zones

BY JODIE APPLEWHITE

East Bay Rental Housing Association PUBLISHER

Wayne C. Rowland MANAGING EDITOR Nathan Durham-Hammer ADVERTISING

Nathan Durham-Hammer | nathan@ebrha.com 510.318.8305

NEWS

Hayward Eviction Control & Legislative Day Bills 8

Photos from EBRHA’s Involvement in Local Events

BY GEORGIA W. RICHARDSON

COMMUNITY OUTREACH

22 FEATURE The Principles of Healthy Housing

BY DOUG HENDERSON 26 FEATURE Working Toward Zero

BY RACHEL KUYKENDALL

| APRIL 2019 |

Events & Directory 38 V ENDOR DIRECTORY

34 ESQ&A Gone Without a Trace

BY JOHN (J.R.) RICHARDS 2 RENTAL HOUSING

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.

36 COMMUNITY CALENDAR

30 FEATURE How I Greened My Rental Property

BY DAN ANTONIOLI

ebrha.com

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.

42 M EMBERSHIP INFORMATION 42 A D INDEX

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 © 2019 by EBRHA. All rights reserved.

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contributors NATHAN DURHAM-HAMMER East Bay Rental Housing Association is excited to announce that Nathan Durham-Hammer is the new Associate Executive. Before assuming this role, he worked in Bay Area real estate in sales and leasing of commercial properties. Some of his most personally rewarding experiences were helping nonprofits like the Lion Center for the Blind and Building Opportunities for Self Sufficiency. He helped create sustainable and socially equitable residential communities in Oakland. Nathan and his wife, an Oakland Unified School District teacher, currently reside in a fixer upper they scrimped and saved to purchase, in order to build a home for their son.

RAE SCHINDLER Rae is the Association Membership and Education Specialist and co-edits the magazine. She teaches RPM 101, fields and researches member questions, creates member resources, and is on the education and forms committee.

ERIN ALEXANDER, MBA Erin Alexander, MBA is the Project Installation Manager for Ecology Action’s Waterlink Program. She is responsible for managing multiple direct installation projects in single and multi-family residences and commercial restaurants. She is committed to creating a world that is socially, economically and environmentally equitable.

DOUG HENDERSON Doug Henderson, BA, HHS, a former general and electrical contractor, specializes in lead and other health hazards in homes, and teaches lead and healthy homes courses for contractors, health professionals and property owners. As a project designer with the Alameda County Healthy Homes Department, he has been making homes healthier for 25 years.

RACHEL KUYKENDALL Rachel Kuykendall is a Senior Program Manager at the Association for Energy Affordability, Inc. specializing in improving energy efficiency in existing multifamily buildings and the creation of zero net energy/net positive projects. She has served as an energy efficiency program manager and program implementer for the Energy Upgrade California: Bay Area Multifamily Building Enhancement Program, which aims to serve 40,000 multifamily units undergoing retrofit projects through December 2017.

JOHN (J.R.) RICHARDS John (J.R.) Richards is a solo practitioner with an office in Danville, California. He represents owners of real estate in multiple matters ranging from landlord tenant issues to complex real estate litigation.

JR is a member of the California Lawyers Association (formerly the State Bar) Real Property Executive Committee, the Contra Costa County Real Estate Executive Committee and has also served the same in Alameda County.

JEFFERY LIANG Jeffery Liang is a Senior Program Services Specialist at StopWaste, an Alameda County public agency. StopWaste administers the Bay Area Multifamily Building Enhancements program for the Bay Area Regional Energy Network, a collaboration of the nine counties that make up the San Francisco Bay Area that provides regional-scale energy efficiency programs, services, and resources.

DAN ANTONIOLI Dan Antonioli, owner of Going Green, is a licensed general contractor specializing in green building and ecological design. He is distinguished by his commitment to sustainability and offers a “deep shade of green” to his work. From green materials, good green designs, conservation and energy efficiency, to renewable energy systems, Dan is committed to seeing projects be environmentally friendly and sustainable.

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news

COLUMN

Legislative Day Bills Did you know that there are over 200 housing bills that the state legislature is voting on this year? These bills could negatively effect property owners, so EBRHA lobbied on behalf of the property owners in Sacramento this April 2nd and 3rd. EBRHA members and property owners came out and made their voices heard.

The 8 bills that EBRHA is lobbying against were: AB 1482: seeks caps on rents similar to laws on housing, food and fuel during emergencies. Seeking to hide rent control with word changes, calling it “rentgouging.” State law would not supersede more extreme local restrictions.

Hayward Eviction Controls & Legislative Day Bills ON TUESDAY, MARCH 6, 2019, HAYWARD UNANIMOUSLY APPROVED an “emergency” just-cause restriction eviction ordinance, subjecting thousands of rental units to new regulations.

Effective immediately, rental housing providers can no longer evict tenants without cause. These eviction rules now apply to over 22,000 rental units.

“Just Cause” is defined in 15 different ways, including the usual reasons: failure to pay rent, lease violations and damaging the property.

According to a Hayward city staff report there was “an emergency ordinance to prevent no cause evictions that are likely a result of proposed modifications” to other parts of the Hayward Rent Stabilization. The report goes on to say that rents are rapidly outpacing incomes, but no studies or data were provided to substantiate the emergency. It could be foreseen that more rent restrictions would follow this uninformed policy.

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AB 1481: statewide eviction restrictions AB 724: statewide rent registry. Renters are also not likely to want their private information handled by the government.

AB 1399: reforms Ellis Act making it more difficult to go out of business. Currently property can be off market for 5 years and return at market rents. If this passes and the owner wants to return to renting, rents will be rolled back to the year the property was taken out of service.

SB 18: free legal counsel for tenants. The government is siding with one private party over another.

AB 53: felons would be able to file a discrimination suit against property owners/managers. Property owners must factor in whether the felon has earned a GED in making the decision whether to rent the apartment to him/her. Paradoxically, tenants can sue property owners if the felon causes issues or creates harm.

One protected class has more rights than another protected class who not have a criminal history.

SB 329: currently Section 8 is voluntary. This bill would force section 8 on owners. Owners would be required to

hold the property off the market during the time a voucher holder was going through the approval process.

SB 529: three or more different tenant households could get together to decide on a rent strike for up to 30 days in response to ANY grievance or complaint against the property owner. Tenants could easily renew a 30-day provision and owners could not terminate or evict a tenancy on a tenant who is part of the tenant association without cause.

Contact your representatives to voice your opposition to these harmful pieces of legislation! RH

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COMMUNITY OUTREACH

EBRHA’S COMMUNITY RELATIONS OUTREACH IS BRIDGING COMMUNICATIONS WITH LOCAL AND STATE OFFICIALS, REAL ESTATE RELATED ASSOCIATIONS, ORGANIZATIONS AND THE COMMUNITY! OAKLAND ROTARY EBRHA CRA INDUCTED, SPONSORED BY FRED MORSE

ASSOCIATED REAL PROPERTY BROKERS

Swearing in of ARPB President Marie Sturgell

by ASM Lynette McElhaney

Georgia Richardson’s Oakland Rotary induction with Fred Morse, EBRHA Sponsor

Georgia Richardson with Rotary President Gudrun Dybdal

ARPB Installation of Officers and BODs

OBAR MARKETING MEETING

OAKLAND BUILDERS ASSOCIATION RECEPTION FOR NEW ELECTEDS

1

Georgia W. Richardson, EBRHA, CRA - Promoting membership @OBAR Marketing Meeting

Michael Margado, OBAR Marketing Meeting presenter

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2

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1. Susan Siegert, ABC NorCal, Georgia W. Richardson, EBRHA, CRA Councilmember Sheng Thao 2. Councilmember Sheng Thao 3. Councilmember Nikki Fortunato-Bas 7 4. City Council President Rebecca Kaplan 5. Courtney Ruby, City Auditor and Georgia W. Richardson, EBRHA, CRA 6. Councilmember Loren Taylor 7. Oakland Builders Association Reception

5 6

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2 CITY COUNCIL BLACK HISTORY CELEBRATION

1 3

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1. Mayor Libby Schaaf’s Chief of Staff presents a Proclamation 2. Ray Leon, PA for Councilmember Larry Reid, presents a Proclamation 3. Councilmember Loren Taylor presents a Proclamation 4. Councilmember Lynette McElhaney presents a Proclamation 5. City Council Proclamation recipients 6. Councilmember Sheng Thao presents a Proclamation 7. City Council Pres. Rebecca Kaplan presents a Proclamation to Oscar Grant’s family

7

RECEPTION FOR NEW ELECTEDS ASIAN CULTURAL CENTER

1

5

EAST BAY HOUSING UPDATE PANEL

2

3

1. Assembly Member Rob Bonta & new Oakland City Councilmembers; Sheng Thao, Nikki Fortunato-Bas and Loren Taylor 2. Marie Sturgell, Pres. ARPB, Councilmember Loren Taylor & Georgia W. Richardson, EBRHA, CRA 3. Council Pres. Rebecca Kaplan, ASM Rob Bonta, CM Sheng Tao, Nikki Fortunato-Bas, Loren Taylor and Lynette McElhaney

ASM Buffy Wicks, Rob Bonta and Sen. Nancy Skinner

Georgia W. Richardson, EBRHA, CRA with ASM Buffy Wicks and Forum Attendee ebrha.com

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Assembly Member Buffy Wicks

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FEATURE

Oakland Property Owner, Michael Hester, shaking hands with Andrew Kelly with the Association for Energy Affordability at a site visit to verify energy savings.

A Roadmap To Energy Savings How An Oakland Property Owner Got Paid To Save. BY JEFFERY LIANG

M

ichael Hester knew his building needed upgrades. His 2 story, 5 unit building in the Grand Lake district was built in 1910 and, over the years, he had made some improvements such as replacing windows and toilets. But with the age of the building, he knew there was more work that could be done, he just didn’t have a clear sense of how to prioritize different measures. So when he received a letter from the City of Oakland describing the Bay Area Multifamily Building Enhancements (BAMBE, BayAreaMultifamily.org) program, a government administered energy and water rebate program, he was intrigued.

“What interested me with this program was that someone was able to come out and give me a report that would help me prioritize items with the greatest energy savings. It was appealing to see what made sense to do now and what I could do later. The $750 per unit rebate was also helpful.”

After completing the interest form online and discussing his property with a program representative, Andy Kelly from the Association of Energy Affordability (AEA) visited Michael’s property in August 2018 for a nocost consultation. Less than a week after the visit, Michael received a report identifying several opportunities for improving the energy performance of the building as well as the amount of energy they were expected to save and how he could qualify for the rebate. Although Michael was initially interested in replacing the windows and possibly the furnace, the analysis showed that those measures would not be as cost-effective especially on a limited budget as Andy explained. ebrha.com

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RENTAL HOUSING 11

bills, it also reduces the amount of water that needs to be heated.

“What interested me with this program was that someone was able to come out and give me a report that would help me prioritize items with the greatest energy savings. It was appealing to see what made sense to do now and what I could do later. The $750 per unit rebate was also helpful.”

“We found that Michael could best qualify for the BAMBE program by installing 4 measures that projected to save him 10% on his energy use. Upgrading his existing attic insulation from R-13 to R-38, as well as installing R-19 crawlspace insulation gave him a rapid boost to 8% savings. He surpassed the 10% mark when he committed to mounting LED lighting and connecting low-flow showerheads, kitchen faucet aerators, and bathroom faucet aerators in each unit. Installing aerators was a natural choice because they were supplied free-of-charge

by EBMUD. Overall, Michael was able to reduce his building’s yearly energy use by 10.5%.”

Based on this consultation, Michael chose to do the following: • ATTIC INSULATION – Though there was some insulation present, Michael increased the amount to R-38, which corresponds to roughly 12 inches of blown in cellulose. This would keep the hot air from escaping during the winter and keep the heat out during the summer.

• FLOOR INSULATION – Similarly, with no insulation under the floor, heat leaked from the first floor units into the crawlspace resulting in cold floors. Adding R-19 insulation would reduce the need for heating and improve the comfort of the unit.

• LIGHTING FIXTURES – LED lights are superior to incandescent and fluorescent lights in efficiency and light quality at a comparable cost. Due to their long lifespans, there is also less maintenance costs in replacement and labor.

• LOW-FLOW AERATORS AND SHOWERHEADS – New water saving fixtures can save over a gallon per minute as compared to fixtures installed a decade ago.

Not only does lower water usage save on the water 12 RENTAL HOUSING

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In addition to these measures, the inspection identified a number of small but important safety concerns that needed to be addressed. First of all, some of the gas connectors were installed before 1973. These simply needed to be replaced with modern gas connectors to provide better protection against gas leaks.

Secondly, they discovered that a flue terminated in the attic meaning that combustion gases were not being properly vented out of the building. This could easily be corrected by extending the flue past the roof to the outside. And finally, the insulation in the attic was in contact with the flue pipe, a potential fire hazard. The gas flue simply needed to be baffled so that insulation would not contact it.

With guidance from Andy at AEA, Michael found a contractor to insulate both the attic and the crawlspace as well as address the safety measures. He was then able to purchase the LED lights, 1.5 gallon per minute showerheads and received free aerators courtesy of East Bay Municipal Utility District (EBMUD). Once all the measures were installed in December 2018, Andy from AEA returned to verify that the measure installations met the minimum 10% improvement and the safety concerns were addressed to qualify for the $750 per unit rebate.

The total cost of the upgrades was approximately $6,000, a majority of which will be covered by the $3,750 rebate from the BAMBE program. Michael also anticipates savings from the energy and water bills will help recoup the rest of the investment.

“I was really impressed with the simple process. If I were to go back and do it again, the only thing I would change is I would move a little faster.”

The Bay Area Multifamily Building Enhancements program is a project of the Bay Area Regional Energy Network (BayREN), a collaboration of local governments representing the 9 Bay Area counties. This program offers cash rebates and no-cost energy consulting for multifamily properties consisting of five units or more that undertake energy and water upgrades. Since 2013, participants have utilized this program to upgrade over 31,000 units at 458 properties, receiving over $22.5 million in rebates Bay Area wide. For more information about this program, visit www.

BayAreaMultifamily.org or call 855-213-2838. RH.

Jeffery Liang is a Senior Program Services Specialist at StopWaste, an Alameda County public agency. StopWaste administers the Bay Area Multifamily Building Enhancements program for the Bay Area Regional Energy Network, a collaboration of the nine counties that make up the San Francisco Bay Area that provides regional-scale energy efficiency programs, services, and resources.

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FEATURE

REUSING GREYWATE MULTI-FAMILY HOM

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ER IN MES

How Rental Owners Can Save Money

By Conserving Water And Energy.

BY ERIN ALEXANDER

W

ater is Cheap! These are the words of an EBMUD employee years ago before the Bay Area’s drought years. He was referring to a new technology called Greywater, and he worried that customers would not want to go through the trouble of installing water conservation measures if they didn’t have a substantial return.

15 years later, and there are great rebates for greywater and opportunities for Multifamily properties to save a lot of money on water.

With the PG&E bankruptcy and growing concern over higher energy prices, it is especially important that tenants are educated about conservation.

According to Green Media1, there is a high chance of rate increases up to 14% which for Multifamily Property Owners that are paying for water and energy could mean a significant increase in their energy bills.

In general, the Bay Area is very efficient, having some of the lowest GPD (gallons per day) usage in the state. Most property owners made the big push last year to install energy-saving equipment such as aerators, showerheads, toilets, and high-efficiency washers. If you haven’t changed out these yet, it is worth your time and money. I am excited about three measures to gain energy and water savings: Sub-metering, Greywater, and On-Bill Financing.

Sub-metering

Water usage spikes when tenants of a property use too much water and don’t report leaks. Some counties such as Santa Clara Valley District and EBMUD are providing rebates and incentives to put sub-meters on individual units. Sub-metering allows property owners to narrow down water leakage and over usage. It also rewards tenants for good behavior.

Greywater

Water from your tub and laundry are diverted to the landscape. It is a straightforward concept. It’s safe, and it’s legal. The learning curve comes with the requirements for toxic free soap for your landscape. Multifamily Property Owners may need to create a couple of education sessions and collateral for the laundry room.

Reference 1 The Big Questions Raised by PG&E’s Coming Bankruptcy .... https://www.greentechmedia.com/articles/read/pge-questions-coming-bankruptcy ebrha.com

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FEATURE

SELF-ADJUSTING CONTROLLERS Replace conventional irrigation timers with smart models.

IRRIGATION PRESSURE REGULATOR Install a system-wide brass/bronze pressure regulator.

IRRIGATION SUBMETER - Install a submeter to improve leak detection and manage your water use.

Rebates for irrigation systems are limited up to the purchase cost on the original receipt or contractor’s invoice. During any 24 months, rebate amounts may not exceed $2,000 for residential and multi-family properties (with 4 units or less) and $15,000 for commercial and large residential properties.

“Although there are incentives that have ended for measures like aerators, showers, and toilets, Sub metering and Greywater are both great ways to save water even in times of drought.”

The good news is that up to 40 percent of your indoor water can be captured and reused as greywater. Sources of greywater in the home include the laundry, bathroom faucets, showers, and bathtubs.

Kitchen sink, diaper soiled water, and “Blackwater” (toilet flush water) are not acceptable sources of greywater.

Greywater in Multifamily Properties

An easy way to incorporate greywater is to install a three-way diverter valve at your clothes washer(s) and water your landscape with the rinse water. A laundry to landscape (washing machine to garden) solution saves about 3,600 gallons a year if you have a water-efficient clothes washer, and up to 11,200 gallons a year if you have a top-loader. Rebates are available for the diverter. (up to $50 per diverter).

If you go through your city permit process, you may be able to use other sources of greywater like showers and bathroom sinks for watering plants.

Greywater also provides plants with added nutritional benefits. In some cases, with permitting, greywater may also be used for toilet flushing or laundry.

Capturing greywater reduces the use of fresh water, energy, and chemicals for wastewater treatment. Also, it recharges groundwater and reclaims nutrients.

Greywater is not recommended for vegetable gardens; drain pipes are not accessible; if your soil is too permeable or impermeable; If the amount of water use doesn’t justify the cost of installation; or If you live 100 yards (and up the hill) from a creek.

Rebates for Greywater

There is a rebate of up to $50 per greywater system threeway diverter valve. If the cost of the valve is less than $50, only the actual purchase price has a rebate. Rebates are issued by check or in the form of a credit to an EBMUD account.

To be eligible, you must be an EBMUD customer. Submit a completed Greywater Financial Incentive application form and provide a copy of the receipt for the three-way diverter valve within 90 days from the date of purchase.

Irrigation Systems

DRIP CONVERSION - Convert sprinklers to drip irrigation.

HIGH-EFFICIENCY NOZZLES - Replace conventional sprinkler nozzles with high-efficiency rotating models.

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EBMUD On-Bill Financing

Save water, energy, and money with On-Bill Financing.

EBMUD pays for the up-front costs of water-saving upgrades such as high-efficiency toilets, urinals, or cooling towers, you repay over time, and the water savings offset the repayment costs.

Multi-family properties (5 units or more), Commercial properties and Schools are eligible for financing.

How does it work?

EBMUD conducts a free water assessment at the property, and the customer chooses a contractor who provides a quote for the upgrades. EBMUD estimates utility savings and on-bill repayment. On Bill Financing is especially suitable for large projects that the customer would not be able to afford. The contractor installs upgrades and bills EBMUD and repayment added to a customer’s bill.

Then, the Customer starts saving water and money!

To be eligible for the rebate, you must have an existing and maintained irrigated system in place at the time of the EBMUD pre-inspection. Eligibility varies based on the equipment type.

If you have recently purchased and already installed qualifying equipment, you are eligible for a maximum rebate of $100 if the purchase receipt is also within 90 days of the application date.

Although there are incentives that have ended for measures like aerators, showers, and toilets, Sub metering and Greywater are both great ways to save water even in times of drought. Also, if you don’t have the capital outlay to purchase equipment outright, On-Bill Financing is a smart way to complete large projects while saving money on the new equipment. RH

Erin Alexander, MBA is the Project Installation Manager for Ecology Action’s Waterlink Program. She is responsible for managing multiple direct installation projects in single and multi-family residences and commercial restaurants. She is committed to creating a world that is socially, economically and environmentally equitable.

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Free to EBRHA Members, Non-Members $69 Rental Agreements & Addenda,

Rent Control vs. Rent Regulation,

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Unless noted, all workshops are held at

3664 Grand Avenue • Suite B Oakland, CA 94610

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FEATURE

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GET TO KNOW OPPORTUNITY ZONES Reprinted with permission from Units Magazine, Originally printed in February 2019 BY JODIE APPLEWHITE

Photo: Basil D Soufi / CC BY-SA 3.0

O

pportunity Zones were created by the Tax Cuts and Jobs Act in late 2017. This new program was added to the tax code to encourage economic development in low-income communities while providing tax deferment incentives for investors that have unrealized capital gains. Unrealized capital gains are profits existing on paper, resulting from an investment which has yet to be sold for cash, stock, securities or real estate. There is ample opportunity to participate, as there are more than 8,700 designated zones that cover sections of all 50 states, including the District of Columbia and five U.S. territories.

Along with the extensive number of zones, a study conducted

by Real Capital Analytics finds that an estimated $6 trillion of unrealized capital gains are eligible to be invested in opportunity zone funds. While not all unrealized capital gains will be invested in opportunity zones, these zones encourage commercial and business real estate development in low-income areas throughout the United States.

To contribute to the economic boom and qualify for the tax deferment incentive, investors must place the unrealized capital gains in a Qualified Opportunity Fund (QOF). QOFs must be certified by the U.S. Treasury Department; organized as a corporation or partnership for the purpose of investing in Qualified Opportunity Zone property (QOZ); and must hold at least 90% of their assets in the QOZ property. QOZ property includes QOZ stock, QOZ partnership interests and QOZ business property. Another perk worth noting is that investors do not have to live in the opportunity zone to receive the tax benefit.

Once an unrealized capital gain is invested in a QOF, the tax deferment is incentivized by the length of the investment. If an investor holds the investment for 5 years, the taxable amount of the original unrealized capital gain is reduced by 10%. After 7 years, the taxable amount of the original capital gain is reduced

by an additional 5%, totaling 15%. No matter how long the investment is held, the original unrealized capital gain must be recognized at the end of the deferral period, December 31, 2026.

Appreciation in value after that is permanently excluded. If the investment is held for 10 years, any gain from the original capital gain is not taxed.

As an example: Joe sells an investment of $200,000 in year 2017. Joe has an unrealized capital gain of $50,000. To defer paying taxes on his unrealized capital gain, Joe invests the $50,000 in a Qualified Opportunity Fund.

If Joe holds his investment for 5 years, until year 2022, his original unrealized capital gain of $50,000 taxable amount is reduced by 10% ($5,000), leaving only $45,000 taxable.

If Joe holds his investment for 7 years, until year 2024, a total of 15% ($7,500) is no longer taxable of the original $50,000 unrealized capital gain.

At the end of the temporary deferment period, which is December 31, 2026, Joe must recognize a $42,500 gain on his tax return.

If Joe holds his investment for at least 10 years, until year 2027, he would not realize any additional capital gain beyond the $42,500 recognized at the end of the deferral period (2026).

This provides significant incentives to invest capital in these Zones and realize profits tax-free. With additional regulations expected in January, NAA/NMHC have filed joint comments to The U.S. Department of Treasury regarding the proposed regulations on the implementation of the new Opportunity Zone tax incentive, to achieve the utmost clarity in the final regulations for our members. If you have any questions regarding Opportunity Zones as the additional guidance is released, please contact Jodie Applewhite, Manager, Public Policy at NAA. RH

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Serving the East Bay

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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

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UPCOMING EVENTS Expertise and Representation on Rent Board Petitions, Hearings and Appeals

Small Property Roundtable D ATE & TIME

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TUESDAY, APRIL 9; 4:00 P.M. - 5:00 P.M. EBRHA Members Only Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common--or perhaps not so common--problems many of you may be facing.

EBRHA Member Meeting

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D ATE & TIME SATURDAY, APRIL 20; NETWORKING: 9:30 A.M. MEETING: 10:00 A.M. - NOON

EBRHA Members Only TOPICS • Legal Q&A -- Bill Ford, Law Offices of Bill Ford

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Property Management Q&A

Beacon Properties

D ATE & TIME WEDNESDAY, APRIL 24; 2:00 P.M. - 3:30 P.M.

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East Bay Property Management & Brokerage Services Since 1990

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FEATURE

THE PRINCIPLES OF

HEALTHY

How To Provide Tenants With A Healthy Environment In Your Rental Units. BY DOUG HENDERSON, BA, HHS

W

hat is healthy housing? Healthy housing is designed, constructed, maintained, and rehabilitated in a manner that is conducive to good occupant health. Some of the health problems related to unhealthy housing are asthma, allergies and injuries. In extreme cases, there could be brain damage, behavior and learning problems, and poisonings.

Healthy tenants are stable tenants. Healthy tenants can go to work every day, which means they are more financially stable. Their good health not only means a better income, but they have fewer medical bills to sap their resources. All of which means they will be able to pay the rent on time and keep the house in order. With tenants comfortable and safe in their well-maintained homes, there will be fewer complaints and claims. Everybody wins.

There are seven simple principles that if followed can make your property a healthy environment for your tenants and save you from costly repairs.

1. Keep it Dry

Uncontrolled moisture can quickly destroy your building by promoting mold growth, deterioration of building materials, pest infestation and structural weakness.

Stop water first — Water can enter the building through a leaky roof, which can 22 RENTAL HOUSING

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levels lower by bringing in outdoor air and expelling indoor air. Ideally whole house ventilation is planned and controlled to provide enough air flow to make the home comfortable and healthy but not enough to create drafts or waste energy. Many homes have adequate but uncontrolled whole house ventilation through various unplanned holes and gaps.

Point source ventilation is needed where the residents’ activities create pollutants (mainly moisture and combustion products) that need to be exhausted outside. Aside from combustion appliances like furnaces and water heaters which should have their own flues to get rid of contaminants, the three primary sources of indoor pollution are cooking, bathing, and drying clothes. Exhausted air should be vented out of the building.

When running ducts to the exterior, they should be as short as possible, with as few bends as possible, in a solid metal duct (not flex-tubing) and should end at the exterior (either through the wall or the roof) with an approved hood termination and a damper to keep out pests.

With exhaust fans “you get what you pay for” is generally true. A cheap fan may move some air, but they are usually noisier, less efficient, and they burn out faster than a higher quality fan.

Also a worthwhile investment for the bathroom is a fan with a humidistat that keeps it running when there is a high level of moisture in the air, and turns it off when the humidity falls to an acceptable level.

“Astute rental property owners understand that in addition to an initial investment in the purchase of a property, an ongoing investment in maintenance will keep the building in good shape and reward the owner with years of trouble free service.” lead to expensive major repairs. But a good roof is not enough.

Water needs a clear path from the roof to the ground. Good gutters and downspouts can accomplish this, with the aid of splash blocks or downspout extenders at the ground, and earth sloped away from the house to prevent pooling at the foundation.

Preventive attention to plumbing fixtures at common leak locations also pays dividends. As with a roof leak, the cost of a neglected plumbing leak increases as time passes. Look under sinks and bathtubs, and check the wax ring under the toilet. Look for discoloration on the floor near the toilet, and check the floor for sponginess. Also, if you can rock the toilet from side to side, the wax ring may be failing.

Less obvious than roof and plumbing leaks is the stealthy entry of water vapor. Water vapor can pass invisibly through concrete slabs and floors and spread throughout the house. It may be unnoticed until it condenses on a cold surface or it may show up as a musty smell. Water vapor can be the result of improper site or roof drainage. It can come from underground as a result of underground springs or nearby creeks. One simple measure that can reduce vapor entry is to install a vapor barrier consisting of a layer of plastic sheeting over the soil under the building.

Other sources of moisture come from cooking, bathing, laundry or simply people breathing. For occupant-generated moisture, ventilation is often the solution.

Keeping things dry is essential to prevent mold growth.

Mold growth starts whenever a mold food source, like wood or sheet rock, is wet for more than two days. If a building has a mold problem, it has an excess moisture problem which must be resolved to stop the mold growth. Once dry, mold can be removed from non-porous surfaces like ceramic tile, but porous surfaces like sheet rock may need to be replaced.

Bringing in fresh air and exhausting contaminated air is essential for the health of a building and its occupants. Ventilation generally falls into two categories: whole house ventilation and point source ventilation.

There is usually more pollution in indoor air than outdoor air, because the indoor air has more contamination added to it inside. Whole house ventilation keeps the overall contaminant | APRIL 2019 |

Contaminants in homes come from many sources and bring a variety of health risks. Some are built into the home, some are brought in the front door by the occupants, and some hitchhike on shoes or clothes.

Lead and asbestos are examples of contaminants that were used in residences in the past. While asbestos can be very hazardous to workers in the industry, in homes it is usually stable and is best left alone unless it has been damaged and becomes friable. Lead-based paint, which can be found in many homes built before 1978, is especially hazardous to children under age 6 when it is disturbed by renovation or deterioration.

To prevent exposure, painted surfaces need to be kept in good condition, and any repairs or renovations that disturb painted surfaces must be done with an EPA Lead-Safe certified firm using lead-safe work practices.

4. Keep it Safe

2. Keep it Ventilated

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The most common cause of injuries in homes is falls, especially for the elderly. A few simple measures can make a property safer and prevent falls. Make sure stairs and railings are up to standards. For example a small variation in the height of a stair tread can make trips and falls much more likely. Strong graspable rails are important. Showers and bathtubs can be especially hazardous for people with mobility challenges. They can be made dramatically safer by installing grab bars and non-slip surfaces.

the least toxic methods that work. Each pest requires a different approach to be effective.

Pests and pesticides are a nuisance, but they are also a threat to health and safety. Cockroaches and dust mites can trigger asthma attacks and rodents can carry disease. Bed bugs don’t carry disease but they cause welts and psychological distress. Sometimes the biggest hazard with pests is the action taken by the occupant to try to get rid of it. Many pesticides are harmful to people, especially when used by residents who are not trained in safe use. Some, like foggers or “bug bombs” are ineffective and dangerous.

6. Keep it Clean

All of the principles of Healthy Housing are inter-related, and keeping it clean is an important factor. Keeping it clean discourages pests Water needs a clear path from the roof to the ground. by eliminating food sources and removing clutGood gutters and downspouts can accomplish this. tered hiding places. Clean homes have fewer contaminants like lead dust and pesticides.

Allergens from dust mites, pets, and tracked-in Children under the age of 14 are also vulnerable to falls and dust are reduced by regular cleaning. being injured by falling furniture.

Fire safety and electrical hazards are also high on the list 7. Keep it Maintained of potential hazards. Smoke alarms are required in all sleeping As with car maintenance, “pay now, or pay more later” is the rooms and in hallways outside sleeping rooms, and there must be rule of the day. Good maintenance keeps repair costs down. For a secondary exit route from all sleeping rooms, such as a window example, leaves in gutters can lead to expensive mold problems. through which a person can exit. Carbon monoxide alarms are A clogged dryer vent is both a fire hazard and a source of excess also required on each level of the dwelling. moisture. A cracked furnace heat exchanger allows exposure Fires are often caused by faulty or overloaded electrical systo carbon monoxide. If you wait for complaints, these could tems. Older electrical wiring is inadequate for the demands of become major and expensive problems and cause health hazards modern appliances, and amateur repairs and upgrades frequently and lawsuits. With a regular maintenance program, they are simcompound the problem. Hiring unqualified workers for electrical ply a planned (and relatively small) cost of doing business. work can turn out to be an expensive or even deadly mistake.

A maintenance schedule and records are essential. Make regular inspections to check for problems that may not have been 5. Keep it Pest-Free noticed by the resident.

The nightmare scenario in pest control is the cockroach infestation that has survived despite regular pesticide spraying for An Ongoing Investment in Maintenance years. Routine spray applications are ineffective, costly, and hazAstute rental property owners understand that in addition to ardous to the health of occupants. There has to be a better way, an initial investment in the purchase of a property, an ongoing and there is. It’s called Integrated Pest Management, or IPM. investment in maintenance will keep the building in good shape Pests are attracted to homes that provide for their needs: and reward the owner with years of trouble free service. Good food, water, shelter, and a way in. If you can make these elemaintenance practices maintain the health of both the building ments scarce, the property will not support pests. A successful and the tenants while protecting your investment. RH IPM program requires a cooperative approach, with the property manager, pest management professional, and resident working together. The resident’s role is to deny pests food by keeping it in sealed containers, cleaning surfaces, and reporting pest sightings.

The property manager can make sure that any pest entry points to the structure or to hiding places are sealed, and that excess Doug Henderson, BA, HHS, a former general and electrical contractor, moisture conditions are addressed. Monitor pests and act quickly specializes in lead and other health hazards in homes, and teaches lead and if an infestation develops, and enforce housekeeping standards. healthy homes courses for contractors, health professionals and property owners. He can be reached at www.achhd.org.

A pest management professional trained in IPM practices can develop an effective plan for dealing with an infestation, and use ebrha.com

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FEATURE

Pictured: Improving the shell of a building through retrofits like attic and floor insulation or dual pane windows will improve tenant HOUSING comfort, building and reduce energy use. Photo: Jack Amick / CC BY 2.0 26 RENTAL 2019 | ebrha.com | APRILlongevity,

WORKING TOWARD ZERO How To Create A Realistic Zero Net Energy Capital Improvement Plan. BY RACHEL KUYKENDALL

I

t’s a fact of life that as a property ages, investments must be made to keep the property operational and marketable. Fortunately there are many experts and free resources available in the Bay Area that can assist multifamily property owners in creating and implementing 10 to 15 year roadmaps for these investments with an eye towards energy efficiency. Why integrate energy considerations into a capital investment plan? To retrofit over time to zero net energy (ZNE), where the building’s annual energy consumption is offset by the energy produced on-site, typically through a combination of energy efficiency upgrades and solar photovoltaics (PV) panels.

The State of California recognizes the value of ZNE buildings, and their importance in helping the state address the harmful impacts of climate change.

California has set a goal to reach a level of 50%

ZNE for existing buildings by 2030. Public interest in ZNE is on the rise, and will further increase as the state pushes to meet its goals. Getting a head start on implementing a ZNE investment plan can help distinguish a property, and reduce operating costs over the long term.

Creating a Plan

When creating a ZNE investment plan for a rental property, the first step in the process is engaging a consultant that can evaluate the property for efficiency improvement opportunities and generation potential.

While personality fit and experience are often the deciding factors, here are a few other aspects to think about during the consultant selection process: Is your consultant an impartial third party that can advise you without self-interest? Do they have the appropriebrha.com

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“Even if Zero Net Energy (ZNE) is not your goal, there are many ways and reasons to consider energy efficiency and renewables when planning capital improvements.

No matter which pathway you decide to take, the first step is to engage an energy consultant.” ate licenses and certifications, such as an engineering license, Certified Energy Manager (CEM) credential, or LEED credential?

Have they worked before with similar property profiles? A good way to gauge the quality of a consultant is to request and review a copy of a recently completed The starting point for the energy assessment will be two-fold. First, you’ll need a basic understanding of how much energy your building is currently using. In Pacific Gas and Electric (PG&E) territory, property owners can obtain this data by calling 1-800-743-6617.

Assuming that solar PV is the best option for offsetting the building’s energy usage, the second step is to evaluate the roof for PV generation potential. This evaluation can be done either by having a solar contractor complete an assessment of the property, or through a number of online tools. Google, for example, recently launched Project Sunroof, which can do a free, basic assessment of the solar potential of a building as well as provide information on potential financing options. The outcome of this solar assessment is the breakeven point for achieving zero net energy. For example, if a building has the rooftop capacity of generating 10,000 kWh of electricity annually, it would require usage to be reduced to 10,000 kWh in order to achieve zero net energy.

A Phased Approach

Unless a property owner has scored a winning lottery ticket, a phased approach is usually the best bet for reducing the energy use in a building. Not only does this allow for a more gradual investment into the property, but it allows further time to study the impact of each expenditure to ensure return on investment before moving on to more substantial retrofits.

A typical zero net energy capital improvement plan stages improvements over a 10-15 year window, which is the typical life of most energy-using equipment in your building, and will identify energy efficiency measures, installation costs, and associated yearly savings. Measures are then typically sorted into three to four phases depending on equipment life and potential funding sources.

When easing into a larger, multi-year investment, I often encourage owners and developers to start with those items that would be cost-effective to retrofit without any additional

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funding; improvements such as LED lighting upgrades, low-flow showerheads and faucets or pipe insulation can be a great place to start.

These low-cost retrofits are an inexpensive yet effective way to start establishing contractor relationships with little to no upfront risk. If the eventual goal for the project is to reach zero net energy, this step is also a great time to start analyzing building energy usage.

While these first forays into efficiency are often cost-effective on their own, local utilities will frequently offer small rebates to help offset costs. These rebates are constantly changing, but an energy consultant should be able to help identify incentive programs that are a good fit for the project.

Second Phase Upgrades

A second phase of these efficiency upgrades often entails a comprehensive renovation. To maximize efficiency, I recommend working from the outside of a building in. Improving the shell of a building through retrofits like attic insulation, floor insulation, or dual pane windows will also improve tenant comfort, building longevity, and will reduce the amount of energy that tenants use to heat and cool their apartment units. Because of the reduced heating and cooling load of the building after these retrofits, HVAC equipment may be able to be down-sized upon replacement. In one recent project, I found existing furnaces were oversized by a factor of two. Oversized equipment wastes energy and money.

Heating & Cooling

After tackling the building shell, the largest energy users to target in multifamily properties are water heating, space heating, and cooling. While there is no one-size-fits-all solution for these energy end-uses, heat pumps are an emerging electric-based technology that offers solutions for each of these functions. Heat pumps use a compressor to remove heat from one space and move it to another. When used as a space conditioning system, heat pumps also have the ability to reverse the direction of the heat flow.

During the heating season, heat is extracted from the outside air and pumped into the units. Even if the ambient air outside feels cold, there is latent heat that can be harnessed and directed inside. During the cooling season, the same heat pump will reverse direction, extracting heat from inside the units and dumping it to the outside.

Heat pump water heaters have also started hitting the market in the last several years, offering an electric-based solution for domestic hot water heating. Electric heat pump systems are typically about two to three times more efficient than traditional gas systems and offer a cleaner, greener way to operate a building.

Full out equipment replacement is not always a viable option.

In these cases, consider investigating opportunities to improve controls and operation of existing systems. This job can be done either by an HVAC technician (for smaller systems) or commis-

sioning agent (for larger, more complex systems). Opportunities that can improve the efficiency of existing systems include: installation of smart thermostats, duct sealing, duct insulation, and pump or fan controls.

Appliances & Lighting

When it comes to selecting efficient appliances and lighting, ENERGY STAR is still king. Refrigerators, dishwashers, laundry machines, fans and lighting are all governed by ENERGY STAR. This handy label will help buyers choose the most efficient appliances that have gone through extensive testing.

With the price of LED lighting falling drastically in the last years, now is also a great time to invest in LED bulbs or fixtures in apartment units, common areas, and the exterior of your building. When defining the scope of the lighting retrofit, focus first on those fixtures that run the longest. A great example is a carport space or interior stairwell where lighting may be on 24/7.

Spaces that are used infrequently can be the last priority and may be able to be skipped, depending on the existing fixture.

In addition to fixture replacement, there may be cases where a simple daylight or occupancy control may make sense. Spaces like laundry rooms, basements, and well-lit corridors are a prime example. With a well-designed lighting scope, I have seen projects save anywhere from 20-50% off their electricity bills.

Once a property’s efficiency opportunities have been addressed, it’s time to tackle renewables. Before committing to

a system size, consider waiting and completing another cycle of utility bill tracking and thoroughly investigating all opportunities for tax credits and rebates. These steps will help ensure that the expected ROI for your investments will be achieved and that a rooftop PV system will be able to fully offset all loads in the building. With all that efficiency work, it’s likely that the size of the potential PV system can be significantly reduced, saving on upfront costs.

No two buildings are the same, and the pathway I have outlined is just one option for pursuing longer-term capital improvements that integrate energy efficiency and lead to Zero Net Energy. Even if ZNE is not your goal, there are many ways and reasons to consider energy efficiency and renewables when planning capital improvements. No matter which pathway you decide to take, the first step is to engage an energy consultant. An expert consultant will break down the scope of work into feasible logical phases, analyze project cash flow, and help navigate the technologies and incentive programs that best meet the needs of the property, and the property owner. RH

Rachel Kuykendall is a Senior Program Manager at the Association for Energy Affordability, Inc. specializing in improving energy efficiency in existing multifamily buildings and the creation of zero net energy/net positive projects. She can be reached at rkuykendall@aea.us.org.

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FEATURE

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HOW I

GREENED MY RENTAL PROPERTY Using Green Features And Renovations To Create A Housing Community. BY DAN ANTONIOLI

W

hen I set out to buy my first home in early 2000, I had a modest budget and a modest vision. As a professional green builder, I planned to buy a fixer-upper and renovate as green as possible. But when my realtor brought me to a large, mixed-use two building property on the edge of West Oakland, my vision expanded. I knew immediately that I would create a community household, share both buildings as one big home, and renovate green. Thus the 611 Ecovillage was born.

Although small in scale, the word “ecovillage” is a good fit for the building at 611 because we share community and value sustainability, and it’s consistent with the emerging green community movement. I set out to demonstrate that you could create green, affordable rental housing in an urban setting that tenants like — and even prefer — over conventional rentals.

Saving Energy

Greening my rental property has been a good investment.

The first upgrade I made was with appliances and lighting. Replacing 60-100 watt lightbulbs with low-watt fluorescents was easy and inexpensive, and brought an immediate reduction to our electricity bill. The chart on page 30 shows comparisons in energy usage between the three most common types of bulbs.

All of the appliances were old and needed replacing. The hot water heater in the main house was literally a 100-year-old functioning antique RUUD on-demand unit.

By investing in Energy Star appliances and a modern on-demand hot water heater, our utility bills were cut in half. Plus, the Energy Star products are more durable, which any investor knows will last longer and save money. I wasn’t interested in fixebrha.com

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RENTAL HOUSING 31

“Although small in scale, the word “ecovillage” is a good fit for the building at 611 because we share community and value sustainability, and it’s consistent with the emerging green community movement.” ing and flipping, so I made sure that any product or appliance I bought would last.

When I re-roofed the building, I didn’t have the budget for solar, but I made sure that the roof was “solar ready” by installing the mounting hardware for racking. The extra labor and materials for this cost approximately $500 and made for a solid solar roofing system. When the day came to install solar, it was plug and play.

Indoor Air Quality and Light

All of the paints and finishes are low-to-no volatile organic compounds (VOCs), which improves indoor air quality as there is no off-gassing of VOCs. I took out the old shag carpet and restored the original hardwood floors with a water-based finish, so there’s less dirt collecting on the floor. This coupled with a solar hot air system bringing warm, fresh air into the house makes for good indoor air quality.

Many areas of the main house were dark, so I also installed four skylights throughout the building to bring in natural light.

When tenants are informed about the benefits of indoor air quality, they appreciate their homes even more.

Water

One of my building customers gave me their old unused hot tub for free. I upgraded the pump and filter and added a solar hot water loop, thus making the hot tub approximately 90% solar heated. It costs pennies on the dollar to run this hot tub compared to a conventional hot tub, and the solar has paid for itself many times over. I’m currently experimenting with a chemicalfree water treatment system that will extend the life of the water before draining is necessary, and which will allow it to be used as greywater in the landscape.

Another water and energy-saving benefit of hot tubs is that if you take a short rinse before and after use and soak regularly, compared to showering or taking a bath every day, this saves water and energy, especially if the hot water is solar heated.

Whenever I advertise rooms for rent, I make sure that the solar hot tub is listed, as it’s a big selling point.

Landscaping on the property was a bit of a challenge because all of the surfaces are hardscaped, but to borrow a phrase from the world of permaculture: “The problem is the solution.”

Granted, it would be nice to have a large backyard to cultivate with edible and drought-tolerant landscaping, but instead

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I learned to grow and maintain a large potted landscape. While it requires more maintenance, it’s well worth the investment and makes for an oasis feel in an urban environment, and much of the watering is done with greywater.

Roof Deck

The smaller building has a roof deck that’s shared by all. The deck gets year-round sunshine, has a laundry line and supports a lush rooftop garden on drip irrigation. By allowing the two buildings to function as one household, all tenants in the main house get to enjoy the roof deck.

You might think that not having a clothes dryer is a huge setback for tenants, but in the 14 years of living green, this has never been a problem. We use dry racks for indoor drying and the roof deck for outdoor drying. The hallway where the solar hot air comes in also provides a warm air heating system that dries clothes faster.

The benefit of cold water washing and hang drying is that we save a considerable amount on our utility bills and lower our carbon footprint. According to the U.S. Department of Energy, a clothes dryer can cost between 6-10% of your annual energy use, so we save money from a reduction of gas and electricity.

On-site Composting

While some of the organic matter we generate goes into the municipal green waste stream, we prefer to compost on-site for use in the garden.

Dedicated Bike Storage

I’ve lived in homes that required lugging my bicycle up several flights of stairs, so I wanted to make sure that bicycle storage was easy and secure on the property.

One of the garages is thus set up for bicycles and storage, and makes life easier for those of us who bike often.

The Path to Going Green

Many folks living at the 611 Ecovillage have moved on and started compost bins, bought a dry rack for hang drying clothes even if there’s a clothes dryer on site, and inquired with prospective landlords about things like indoor air quality. As green goes mainstream, these features will be increasingly popular.

Future goals for the 611 Ecovillage include reaching net zero energy, exceeding California’s emerging green codes, rooftop food production, installing a heat recovery ventilator, new windows, insulation, tight building envelope and a dramatic reduction in water usage. Green can present opportunities for resilient and creative responses to environmental and resource problems, and we will continue on the path of going green. RH

Dan Antonioli, owner of Going Green, is a licensed general contractor specializing in green building and ecological design. He can be reached at 510652-7893 or solardan26@gmail.com.

Maisel Property Management, Inc. ACTIVATE YOUR VOICE 1. EBRHA On Your Side Have you experienced a situation or ruling that you feel infringed on due process as a property owner? We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www.ebrha.com 2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org.

3. Attorney Complaints The Office of Chief Trial Counsel reviews complaints of unethical conduct by attorneys licensed to practice in California (this includes Rent Board hearing officers and tenant attorneys engaged in suspicious misconduct). To file a complaint, go to www.calbar. ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.

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

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COLUMN

esq. & a

they vacating because of a notice you served? All of these fact patterns result in a different date of vacation. For our purposes, here I will assume they just left with no notice at the beginning of the month, removed their possessions and left the keys. Most leases, including the EBRHA lease, state that once the term ends, the lease is month-to-month. In such cases, the tenant needs to provide 30 days notice. Furthermore, if the tenant did not provide any communication and did not What To Do With A Security Deposit When hand over any keys, the owner may have to go through the steps of proving abanThere’s No Forwarding Address. donment. That’s beyond the scope of this

BY JOHN R. RICHARDS answer.

Otherwise, the owner may retain only as much of the security deposit as is necessary to remedy tenant defaults in rent, to repair tenant-caused damage to the premises (other than ordinary wear and tear), to clean the premises. Within 21 days after the tenant vacates, the owner must give the tenant a written statement/accounting of the status of the security deposit and refund the balance, if any. Interestingly, this same statement can be given no earlier than when you serve them with a termination notice. It is actually a good practice, to provide written notice of entry (at least 24 hours) and do an assessment when you either plan to serve a notice or get wind the tenant may be vacating, whether or not they agree to do a mutual walkthrough. Also, Civil Code 1950.5(g) states that the owner and tenant can agree on a bank account into which to make the deposit. It also says that the owner and tenant can agree that the statement would retention of the security deposit and be provided by e-mail. Therefore, yet One of my tenants vacated the possible statutory damages of twice the another good practice is to have a memopremises without any notice. amount of the security plus actual damrialized agreement, at the beginning of the I’ve tried reaching out to her via ages. Remember in such cases, the owner tenancy, or any convenient time that you phone and email, but she isn’t has the burden to prove the amounts can provide the statement by e-mail and responding. I don’t know where she’s deducted were reasonable. deposit it to a certain bank account.

The first issue presented here is vacatliving now. What do I do with her But if you do not know where they are, ing. How did the tenant vacate the security deposit? the best practice is to premises? Did they “...yet another good prac- provide the statement up and leave in the tice is to have a memori- within the 21 days but This happens more often than middle of the term? alized agreement, at the whatever means you you would imagine. I recommend Did they leave at beginning of the tenancy, have whether text or reviewing Civil Code 1950.5 carefully the end of the term? or any convenient time e-mail. If a balance is every time at tenant vacates. I mean it. Did they hand over that you can provide the owed, you may be sendPrint it out. Highlight what’s relevant. the keys? Did they statement by e-mail and ing them a bill and a Follow the law. This is important because provide notice they the owner could be liable for bad faith would vacate? Are deposit it to a certain bank

Gone Without A Trace

Q

A

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account.”

License No. 797467

possible small claims suit. If you owe them a balance, simply offer them a check and ask where it can be sent. Take all of the necessary steps to appear in “good faith” and document your actions with CYA letters and you should be in good shape.

Q

I bought a building and inherited tenants. One tenant informed me that the previous owner made an oral contract with her that her rent would never be increased. What recourse do I have?

A

The first thing I would recommend is looking at your disclosures and representations by the previous owner in your transaction to see if it was ever disclosed to you. Also, to the extent that you can contact the previous owner to double check the facts. Also, narrow down the “story” from the tenant. When was the representation made? What was the context? Was it a temporary representation?

Who made the representation? Then go over other related facts, did the owner raise rents on other tenants but not this tenant? Were RAP notices served? What was the practice? At some point, you will have to decide whether to go after the previous owner, take your chances with raising the rents (pursuant to all relevant codes), or just not raise the rents. Imagine that you may have to appear before a rent board and present your case. The rule of law is that contracts related to real estate must be in writing to be valid. But that rule of law is not always followed by courts or administrative bodies. The best case you have is that you purchased the property in reliance on the disclosures. It was not disclosed by the former owner or the tenant. You are otherwise following the law with legal allowable rent raises. I am sorry there is not concrete way to go here. It will ultimately have to be your decision at to how much risk you are willing to take. RH

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

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The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. David Semel is an attorney with Fried & Williams LLP and can be reached at 510-625-0100 or dsemel@ friedwilliams.com. John Richards is an attorney with Richards Law and can be reached at 925231-8104 or jrichards@richards-legal.com. ebrha.com

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community calendar

EVENTS & CLASSES

April

May

TUESDAY, APRIL 9TH Small Property Roundtable Presented by Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing EBRHA Members Only 4:00 p.m. - 5:00 p.m.

TUESDAY, MAY 14TH Small Property Roundtable Presented by Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing EBRHA Members Only 4:00 p.m. - 5:00 p.m.

WEDNESDAY, APRIL 17TH Rental Property Management (RPM) 102 Presented by Carmen Madden, EBRHA board Topics: Rental Agreements & Addenda, Rent Control vs. Rent Regulation, Habitability Issues & Managing the Tenancy.

Free to EBRHA Members, Non-Members $69 2:00 p.m. - 3:30 p.m.

SATURDAY, MAY 18TH EBRHA Member Meeting “Tenant Screening: What You Should Know” -- Dan Firestone, Vice-President/Director Contemporary Information Corps Legal Q&A -- Dennis Phillips Topics: TBD Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon

SATURDAY, APRIL 20TH EBRHA Member Meeting 3 Day Notice & Warrant of Habitability Workshop with Bill Ford Legal Q&A -- Bill Ford, Law Offices of Bill Ford Free to EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon

WEDNESDAY, APRIL 24TH Property Management Q&A Come get answers to property management questions from expert Judy Shaw, EBRHA Board Member.

EBRHA Members Only 2:00 p.m. - 3:30 p.m.

THURSDAY, APRIL 25TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us for hosted appetizers and no-host bar.

Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

WEDNESDAY, MAY 22ND Rental Property Management (RPM) 103 Presented by Brent Kernan EBRHA board member Topics: Notices, Terminations, Security Deposits, & Abandonment.

Free to EBRHA Members, Non-Members $69 2:00 p.m. - 3:30 p.m.

WEDNESDAY, MAY 29TH Property Management Q&A Presented by Judy Shaw, EBRHA board member Come and get answers to property management questions from expert Judy Shaw, EBRHA Members Only 2:00 p.m. - 3:30 p.m.

THURSDAY, MAY 30TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

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

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

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Oakland RENT ADJUSTMENT PROGRAM FEE

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

2018-19 (3.4%) A CPI increase of 3.4% becomes effective on July 1, 2018. 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 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 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 $270 per unit and are due July 1.

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

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

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

ANNUAL ALLOWABLE RENT INCREASE

2019 (2.5%) PERI OD AM O U N T

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

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

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

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

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vendor directory — CONTACTS, PRODUCTS & SERVICES ACCOUNTING & TAX

The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com

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

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

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

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

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

APPLIANCE SALES & PARTS

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

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

APPRAISERS

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

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

The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION

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

ASSOCIATIONS

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

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

Oakland/Berkeley Association of Realtors Davina Lara | 510-836-3000 Law Offices of John Gutierrez oaklandberkeleyaor.com John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 Richards Law www.oaklandchamber.com John Richards | 925-231-8104 ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com

www.richards-legal.com

Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — REAL ESTATE/CORP.

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

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

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

Dennis Phillips 510-788-5858 www.dapesq.com

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

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

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

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

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

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

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

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BANKING/LENDING

Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com Chase Bank Neil O’Callaghan | 415-315-8901 neil.ocallaghan@chase.net First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com Urban Ore Marylou Van | 510-841-7283 www.urbanore.com CONSTRUCTION

A-One Construction Ginny Graydon | 510-347-5400 www.a-oneconstruction.com

vendor directory ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net

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

All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com FLOOR COVERINGS

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

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

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

APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net HAULING SERVICES

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

DOORS & GATES

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

Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net

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

HUMAN RESOURCES MANAGEMENT

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

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net East Bay Indoors Howard Oliver | 510-666-6711 www.ebindoors.com INSPECTIONS

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

AAA - NCNU (Oakland Rockridge) Sherri Kamaka | 510-350-2060 sherrianne.kamaka@norcal.aaa.com Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com The Greenspan Co./Adjusters Int’l.

Rich Hallock | 866-331-4790 www.greenspan-ai.com PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.com Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com Kelly Lux — State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com Pacific Diversified Insurance Richard Callaway | 925-788-5558 rcallaway@pdins.com

HOUSING SERVICES

Hamilton Family Center – First Avenues INTERNET & PHONE SERVICE PROVIDERS Mayo Lunt | 510-763-8540 Common Networks www.hamiltonfamilycenter.org Allan Ng | 510-480-6732 www.commonnetworks.com Abode Services Audrey Kwon | 510-657-7409 x232 Sonic www.abodeservices.org Leah Gulley | 707-237-2459 www.sonic.com ebrha.com

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vendor directory INTERCOMS & ACCESS CONTROLS

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

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

Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.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 L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.com

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

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

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

PROPERTY MAINTENANCE

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

ShinePay George Melcer | 732-763-6780 www.getshinepay.com LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

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

Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com Mynd Stacy Winship | 510-455-2667 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com

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

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

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

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

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

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

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

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

PROPERTY MAINTENANCE SOFTWARE

PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com REAL ESTATE BROKERS & AGENTS

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

ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal

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

ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com

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

Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com

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

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

Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net

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

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

Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com

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

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

CBRE Keith Manson | 510-874-1919 www.cbre.com

PAINTERS

ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com PEST & VECTOR CONTROL

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vendor directory Coldwell Banker — Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com Keller Williams Commercial Real Estate Michael Lopus | 925-683-6143 mlopus@kw.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com

RENT & MARKET RESEARCH

Rentometer Michael Lapsley | 781-405-2978 www.rentometer.com RENT CONTROL CONSULTANTS

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com St. John & Associates Michael St. John | 510-845-8928 www.stjohnandassociates.net RENTAL SERVICES

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

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

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

Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com

NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.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. Nadine Corkery | link@linkcorkery.com www.pclclink.com Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.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

Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com

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

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

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

Stealth Monitoring Alex Godwin-Austen | 925-200-0823 aausten@stealthmonitoring.com

RECYCLING/REUSE

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

W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SUSTAINABLE ENERGY

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

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

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

Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com WASTE & COMPOST COLLECTION

Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com

SECURITY/SURVEILLANCE

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

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

SEISMIC ENGINEERING

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

SEISMIC CONSTRUCTION

B.A.S.S. Seismic Retrofit D.W. Hamilton | 510-919-0046 www.bassseismicretrofit.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com

WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com WINDOWS

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

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RENTAL HOUSING 41

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