Rental Housing - August 2016

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | AUGUST 2016

MAKING A DIFFERENCE for EAST BAY SENIORS A helpful resource for elderly residents | Page 20

PLUS: FOLLOWING FAIR HOUSING RULES TO AVOID DISCRIMINATION COMPLAINTS PROPERTY OWNERS NOT VILLAINS IN HOUSING CRISIS

Contents

East Bay Rental Housing Association

AUGUST 2016

Volume XIII, Number 8 August 2016 EBRHA OFFICE

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

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

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

Esteban Cortez | ecortez@ebrha.com

18

20

Making a Difference for East Bay Seniors

Fair Access to Housing

BY STEVE WILLIAMS

BY CENTER

FOR ELDERS’ INDEPENDENCE

ACCOUNTING MANAGER

Cathy Hayden | chayden@ebrha.com MEMBERSHIP ASSISTANT

Monica Wong | mwong@ebrha.com EBRHA OFFICERS PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz TREASURER Abbe Sultan SECRETARY Fred Morse EBRHA DIRECTORS

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

East Bay Rental Housing Association

26

PUBLISHER

Wayne C. Rowland MANAGING EDITOR Jill Broadhurst

Navigating Fair Housing Laws

BY ANGIE WATSON-HAJJEM

EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

Features & Columns 6

8

NEWS

30

Proposed Renter Protection Act of 2016 Moves Forward to November Ballot in Oakland

FROM THE EXECUTIVE DIRECTOR

Property Owners Not Villains in Housing Crisis

BY EBRHA

12

EVENT PHOTOS

EBRHA’s Annual Baseball Night

| AUGUST 2016 |

BY GREG BROWN

BY VARIOUS AUTHORS

Events & Directory

BY JILL BROADHURST

2 RENTAL HOUSING

Making Good Choices

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

28 ESQ&A Street, Suite 240, Oakland, CA 94612.

Rental Housing is not responsible for the return or loss of Loaded Question

10 MEMBER SPOTLIGHT Meet Local Housing Providers

GOVERNMENT AFFAIRS

ebrha.com

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

submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing.

This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2016 by EBRHA. All rights reserved.

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contributors JILL BROADHURST As EBRHA’s Executive Director, Jill is responsible for the strategic goals of the organization, including the financial health, membership growth, education curriculum and service options. Jill began her work with EBRHA as the Community Affairs and Advocacy Director back in 2010. At a very young age, Jill was introduced to property management and ownership through her immigrant parents. It is from this very personal story that she is able to provide balance and clarity in representing the diverse make-up of property owners.

GREG BROWN As Senior Vice President of Government Affairs for the National Apartment Association, Greg Brown directs all of the advocacy efforts for the federation of 170 affiliated apartment associations around the United States, representing 68,000 members and 7.8 million rental homes.

He leads a team of eight professionals to implement a comprehensive strategy of federal, state and local advocacy, political engagement and tactical communications. He also counsels NAA leaders and senior staff, as well as affiliates and their members, on policy and political matters, manages a $2+ million annual budget, and represents the Association on Capitol Hill and in front of Executive Branch agencies.

STEVE WILLIAMS Steve Williams of Fried & Williams LLP received his bachelor’s degree in Law and Society from the University of California, Santa Barbara.

He received his law degree from Golden Gate University. He has been representing property owners in the Bay Area since passing the California bar exam in 1999. Steve’s experience includes counseling property owners in many areas of the law, including landlord/tenant, co-ownership and neighbor disputes, and purchase/sales transactions.

ANGIE WATSON-HAJJEM Angie Watson-Hajjem is the Fair Housing Coordinator for ECHO Housing, a nonprofit housing counseling agency. Angie investigates housing discrimination cases and provides counseling, mediation, and fair housing education to members of the rental housing industry, tenants and the community at large.

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TRASH & RECYCLING RATES GOING UP AGAIN! A year after hitting owners with trash and recycling fee increases of as much as 500%, the City of Oakland has agreed to ANOTHER hike that will PUNISH property owners even more!

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 The City approved more outrageous increases, proving once again that they don’t care about the rights of 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%!

In response, EBRHA filed a landmark lawsuit in June to expose the increases as an illegal tax. The lawsuit also calls into question the $30 million dollar annual franchise fee that the City collects. In order to win this case, the EBRHA Legal Fund must be wellfunded, as it is common practice 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.

Go to ebrha.com/legal-fund

Trash, Compost & Recycling Rates Effective July 1, 2016 Helping You Comply With The Compost And Recycling Mandate Rates include these services at no additional cost: • Unlimited compost and recycling services to help you comply with mandatory compost and recycling laws • Bulky pickup services for apartments and condos Call Waste Management of Alameda County, Inc. at (510) 613-8710 to order compost service and schedule bulky pickup appointments.

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Call California Waste Solutions at (510) 625-5263 to order recycling service.

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Rates include trash, unlimited compost and recycling collection weekly plus on-call bulky pickup service at no additional charge. Call Waste Management of Alameda County, Inc. at (510) 613-8710 to schedule your bulky pickup service or request a waiver to allow your residents to schedule.

Annual rate adjustments are calculated per the terms of City-approved contracts with Waste Management of Alameda County, Inc. and California Waste Solutions.

COLUMN

title newshere

Rent Adjustment Program (RAP) Fee Increased to $68 Starting in 2017 Oakland City Council approved an

Proposed Renter Protection Act of 2016 Moves Forward to November Ballot in Oakland to create new rental laws was approved unanimously by Oakland city council on July 19. The final version of the ballot measure is not yet available, but critical points include:

A BALLOT MEASURE FOR NOVEMBER 2016

• Owners must pre-petition for all increases above the annual allowable increase (CPI, currently 2%) • No pre-petitioning for banking • Just Cause rules will now apply to properties built before December 31, 1995 (currently set at 1980).

EBRHA estimates that this will affect 1,500 units • The Rent Board will supposedly have more transparency and reporting requirements • Substantial rehabilitation has more restrictive requirements This ballot measure is in addition to proposed ordinance changes to capital improvement pass-throughs, owneroccupied exemptions, and more. To read the latest updates, go to www.ebrha.com and check email alerts.

Multifamily housing providers have been paying the price for too long with no end in sight. Join the fight to tell the City ENOUGH IS ENOUGH! Protect your property rights by donating to the EBRHA Legal Fund, which is supporting the lawsuit filed against the City of Oakland on June 29. Learn more at www.ebrha.com/ lawsuit.

Go to www.ebrha.com/legal-fund to donate today!

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increase to the Rent Adjustment Program (RAP) fee, from $30 to $68 in spite of opposition from property owners and renters. EBRHA’s suggestion was a one-time time increase of $30 to a total $60 for 2017, paid in one lump sum.

This would have been a doubling of the rent board fee and would have been an easy figure to deal with. Renter support groups also supported this. However, the outcome at the July 19 meeting was a $68 fee beginning in 2017. After all councilmembers heard a unified voice from the audience on a one-time $30 increase, Vice Mayor Annie Campbell-Washington offered a substitute motion to raise the fee to $68, completely disregarding the public sentiments. All councilmembers approved except Kaplan and Gallo.

Renters will still be obligated to pay half.

EBRHA is encouraging rental property owners to demand the following at upcoming council meetings: 1) If neither resident nor rental property owner pay the annual fee, they are not entitled to file a petition; and 2) An enforceable form should be available to owners for resident collection of half of the RAP fee (should the rental property owner decide to collect). Not all owners collect their current share of the fee ($15), but with fees more than doubling, this will likely change.

EBRHA thanks all members who fought the RAP fee increase at meetings and by calling council members.

Initiative to Ban Rent Control in Alameda Fails to Qualify for November Ballot An initiative pushed by Alameda property owners to prevent rent

control in Alameda will not appear on the November ballot. This was confirmed after the Alameda County Registrar of

C O L D W E L L B A N K E R

Voters determined the petition was not sufficient using a random sample check of the signatures. A complete check will now be done to verify whether or not the petition could qualify, according to Alameda’s City Clerk. However, performing the complete check means the initiative will not appear in the November ballot. On June 14, members of the Alameda Community Preservation Coalition submitted more than 1,600 petitions with a total of 7,491 signatures to the Alameda City Clerk for the Alameda Homeowner & Private Property Rights Act. The initiative would have amended the City Charter so that property owners have “the exclusive right to establish the price for which that property may be sold, leased, rented, transferred or exchanged.”

Campaigners needed valid signatures from 15% of Alameda’s registered voters.

The initiative could still appear on a ballot sometime after November. According to its website, The Alameda Community Preservation Coalition is a group of more than 100 local homeowners, business owners, and housing providers who care about Alameda. Just a few weeks prior, another initiative that calls for rent control in Alameda qualified for the ballot on July 6. The Alameda Renter Protection and Community Stabilization Charter Amendment would amend the City Charter so that rent increases are capped at 65% of inflation and the city has an elected rent board. The initiative also calls for an end to no-cause evictions and for landlords to provide tenants with financial help for moving under some circumstances. The Alameda Renters Coalition, a volunteer group, gathered 7,881 signatures for the proposed amendment.

The coalition’s effort to put rent control before voters follows the City Council passing an ordinance in March that limits the number of rent increases that a landlord can impose to once a year.

Source: Peter Hegarty, “Alameda: Bid to stop rent control fails to qualify”, July 18, http://www.mercurynews.com/bay-areanews/ci_30140206/alameda-bid-stoprent-control-fails-qualify. RH

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COLUMN

from the executive director

My parents immigrated to this country in the ’60s, asking for nothing but an opportunity to prove themselves and to work hard for their family. Like many newcomers, they struggled. My brother and I felt it. But after a few years, they managed to scrape together enough for a down payment on a fourplex at a time when real estate wasn’t worth much at all.

I remember weekends riding around town in the back of my dad’s Datsun with lawnmower in tow, helping him in the garden and with general clean up and maintenance of his rental units.

He showed me the value of providing a good roof over the heads of families from It’s time for Oakland officials to listen to both sides all different backgrounds and ethnicities. Back then, an investment in rental of the debate. BY JILL BROADHURST property seemed like an investment in the accountable are more rental restrictions city’s future. and tighter government controls.

But we live in a different time. As But the truth paints a much different deed holders and not lease holders, picture. Single parents, elderly Africanrental property owners are now seen as American women, young immigrants the enemy in the region’s great housing looking for a new life — rental property battle. owners in Oakland run the gamut, as Yet this is a housing problem driven one might expect in a city known as the by market demand. Between 2010 and region’s melting pot.

2015, the Bay Area created 385,000 new Not only do renters and rental propjobs while issuing only 58,000 building erty owners in the city come from the permits to accommodate these workers. same demographic pool, they experience Demand has clearly outstripped supthe same day-to-day frustrations that ply, which in the free market naturally come from living in an expensive part of drives up housing costs. the country. Just because someone manBut two-thirds of the city’s 80,000aged to save enough to buy instead of plus rental units were built before 1983 rent their home doesn’t mean they don’t and therefore fall under rent control, struggle under the weight of their kid’s meaning the owners are prohibited by college tuition or housing payments. law from raising rents higher than the Renters and rental cost of living index, curproperty owners are “If Oakland rently at 2% annually. akland City Council and culturally and ethnilawmakers are Turnover on these Mayor Libby Schaaf insist units is 50% lower cally interchangeable in truly serious about they’re listening to all sides in than market-rate units, Oakland. Yet somehow wanting to protect the current debate over the city’s houswhich keeps rents far when council members the city’s diversity, ing shortage. But that’s not true. They below the “asking rents” talk about maintaining they need to may be hearing multiple opinions, but reported in the media. the city’s diversity, they recognize the rights they’re only listening to one: the tenant Meanwhile, city fees and focus only on the value of all city residents. activists, who blame all housing issues taxes continue to escaof keeping the tenant mix It’s time the City on greedy, uncaring rental property late, putting the squeeze the same.

Council celebrated owners. on small owners who Mom-and-pop propthe melting pot The loudest tenant-rights activrely on renter income erty owners—many of and stop punishing ists paint rental property owners with for mortgage payments whom invested their life Oakland’s small a single brush — rich white men in or retirements. savings to live in the city rental property corporate offices raking in millions Now, at the urging they love—continue to be owners for a crisis off the backs of renters. And the only of tenant activists and they didn’t create.” options for holding these one-percenters ignored.

Property Owners Not Villains in Housing Crisis

O

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tenant lawyers, City Council wants to impose even higher fees and add further restrictions that would make it impossible for owners to make affordable capital improvements to their properties.

A tenant-supported ballot measure also under consideration would likely be the last straw for many owners already living on ultra-thin margins.

If Oakland lawmakers are truly serious about wanting to protect the city’s diversity, they need to recognize the rights of all city residents. It’s time the City Council celebrated the melting pot and stop punishing Oakland’s small rental property owners for a crisis they didn’t create. RH

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The preceding article was published in the East Bay Times on July 19, 2016. Jill Broadhurst is an Oakland resident and the Executive Director of the East Bay Rental Housing Association. She can be reached at jbroadhurst@ebrha.com.

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member spotlight

Meet Local Hou “My husband and I have jobs and also manage rental property. We didn’t inherit them, we invested fairly recently to help fund college for our three kids and our eventual retirement. We invest time and money maintaining our properties and work hard to be responsive and respectful to our renters.”

Want to share your story?

Email tbocheff@ebrha.com to share your experience as a rental property owner.

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using Providers Natalie, housing provider since 2011 HOW MANY UNITS DO YOU OWN? 9 units in Rock-

ridge & Temescal in Oakland WHAT DO YOU LIKE MOST ABOUT OWNING PROPERTY IN OAKLAND? I like both living and working in

Oakland, and appreciate the opportunity to invest in my community and contribute to positive change.

HOW WOULD YOU DESCRIBE YOUR RELATIONSHIP WITH YOUR RENTERS? Positive, respectful and com-

municative.

WHAT CONCERNS YOU MOST ABOUT THE RENTERPROPOSED INITIATIVES BEING CONSIDERED IN OAKLAND? My primary concern is that the proposed

initiatives will have no impact on the availability or affordability of housing in Oakland, and that limiting opportunities to invest in real estate and improve Oakland properties is going to lead to a deteriorating housing stock – which will benefit no one. I am also concerned that the media and renter advocates characterize rental owners as being greedy, immoral individuals who just wait to cash rent checks and evict low-rent renters, while renters are innocent victims. In truth, there are good and bad owners, and good and bad renters. My husband and I have jobs and ALSO manage rental property. We didn’t inherit them, we invested fairly recently to help fund college for our three kids and our eventual retirement. We invest time and money maintaining our properties and work hard to be responsive and respectful to our renters.What we really need is more enforcement of the existing rules, including prosecution of property owners who conduct illegal evictions or don’t abide by the current rent control laws and the same for renters who don’t pay rent, damage property, or create a nuisance. I support the rent control

rules that were in place five years ago, but the proposals to limit rent increases to just CPI are unsustainable and the math just doesn’t work. How can a property owner afford to pay for the rising cost of housing services like garbage and utilities, increasing assessments and taxes, and capital improvements, when no increases above CPI can be passed along to renters? Further constraining the existing rent control rules is going to make it impossible for us to stay in business. And if we go out of business and a developer takes over and constructs a new building that isn’t subject to rent control, how will that improve affordability?

WHAT IS THE MOST DIFFICULT PART ABOUT BEING A PROPERTY OWNER IN THE CITY? The City Coun-

cil and Rent Board and courts have a bias towards renters, and are creating a situation that is imbalanced and unsustainable. Property owners are small businesses that deserve city support. There is too much political misinformation about how tightening rent control is going to improve outcomes for those that need affordable housing, which is simply untrue. Many rent control properties are not occupied by people who need this form of subsidy, but by those who have realized the financial benefit of staying in place. The focus should be on increasing the supply of housing available.

ANY OTHER COMMENTS? This situation is a crisis.

Affordability, housing supply, and rent control are serious issues that require careful and balanced consideration by all parties involved, rather than political promises that will promote certain election results but no real change. I hope our City leaders take a long view of the impact of these proposed measures and avoid creating bigger problems for the future. RH

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EVENT PHOTOS

I

n June, more than 150 members,

friends and staff of EBRHA gathered at the Oakland Coliseum for our Annual Baseball Night event. EBRHA— with the help of generous sponsors Bay Property Group, Bornstein & Bornstein, Fried & Williams LLP, Harbro, Sherwin Williams, Avitus Group, and Best Equipment Co.—hosted a tailgate party, preceding the Oakland A’s vs. San Francisco Giants baseball game. Thank you to event sponsors for the complimentary tickets, food and drink—the tacos, quesadillas, margaritas and beer were delicious! Without the sponsors’ support, the event wouldn’t have been possible.

Finally, thank you to all EBRHA members who made Baseball Night a fun and enjoyable event. We look forward to seeing more of you next year. RH

THANK YOU TO OUR SPONSORS

PHOTOS BY ESTEBAN CORTEZ

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COLUMN

fair housing with a disability.

The Department of Housing and Urban Development (HUD) administers Federal fair housing laws.

California Law In California there are two main bodies of law that prohibit housing discrimination. These laws are commonly referred to as the California Fair Employment and Housing Act (FEHA) and the Unruh Civil Rights Act. California law expands the protections afforded under the Federal law The importance of knowing the protected classes and extends the protections afforded to in rental housing. BY STEVE WILLIAMS protected classes. Under California law, gion, (4) Sex, and (5) National origin or it is unlawful for an owner, managing ancestry. agent, real estate broker, or salesperson These groups of persons are comto discriminate against a person or harass monly referred to as “protected classes” a person in a protected class. A property of people. The Fair Housing Act has owner cannot make oral or written statebeen amended and now includes the ments, or use notices or advertisements following additional protected classes: that indicate any preference, limitation, (6) Disability, (7) Familial status, and or discrimination based on a protected (8) Age. class status.

Familial status includes families with Furthermore, in addition to the protecchildren under the age of 18 and pregtions afforded under the Federal Fair nant women. It also refers to prospects Housing Laws, California law includes in the process of adopting a child. the following additional protected classes: The Fair Housing Act applies to all (9) Pregnancy, childbirth or medical conaspects of rental housing. For instance, ditions related to them, (10) Gender and a rental property owner may not: perception of gender or gender identity - Advertise or make any statement or expression, (11) Genetic information that indicates a limitation or preference or characteristics, (12) Medical condition, based on race, religion, or any other (13) Sexual orientation, (14) Marital staprotected category; tus, (15) Ancestry, (16) Family day care - Falsely deny that a rental unit is ver the past approximately 50 operators, (17) Citizenship, (18) Immigrayears, Federal, State, and Local available; tion status, (19) Source of income.

- Set more restrictive standards for governments have passed laws With regard to source of income, an selecting tenants or refuse to rent to prohibiting discrimination in housing. owner cannot use a financial or income members of certain groups; These broad and sweeping laws apply standard for persons who want to live - Before or during the tenancy, set to most facets of housing, including together and combine their incomes different terms, conditions, or privileges selling real estate, mortgage lending, that differ from the owner’s standard for rental of a dwelling unit, such as homeowner associations, and of course, for married persons who combine their requiring larger deposits renting. These laws are intended to creincomes. In the case of a of some tenants or adopt- “There may be very ate a unitary housing market where a government rent subsidy ing an inconsistent policy person’s background cannot limit their costly consequences such as Section 8, an of responding to late rent access to housing. for discrimination. owner who is assesspayments; So it is imperative ing a potential tenant’s - Terminate a tenancy Federal Law for any housing eligibility for a rental for a discriminatory In 1968, the Federal Fair Housing provider to know unit must use a financial reason; or Act was adopted to protect classes of and comply with all or income standard that - Refuse to make a persons that had historically been disapplicable housing is based on the portion reasonable accommodacriminated against. These federal laws laws, including of rent that the tenant tion or allow a reasonable Federal, State, and prohibited discrimination based on the would pay. modification for a person following: (1) Race, (2) Color, (3) ReliLocal laws.?

The California

O

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PHOTO: FLICKR CREATIVE COMMONS / STEVE A. JOHNSON

Fair Access to Housing

Department of Fair Employment and Housing (DFEH) generally administers State fair housing laws.

Oakland Law The City of Oakland has its own laws governing discrimination. Oakland law adds the following class of persons to the list of protected classes: (20) persons with AIDS It further broadly defines housing units as follows “all dwelling units, efficiency units, guest rooms, and suites in the city as defined by other city enactments, rented or offered for rent for living or dwelling purposes, the land and buildings appurtenant thereto, and all housing services, privileges, furnishings, and facilities supplied in connection with the use or occupancy thereof, including garage and parking facilities.”

Examples of Discrimination With Federal, State, and Local laws prohibiting housing discrimination, there are multiple layers of laws and protections, many of which may overlap. A property owner and manager must comply with all layers of fair housing laws. So for instance, an owner may comply with Federal fair housing law while at the same time violating State or Local fair housing laws. Such conduct could subject the property owner to liability.

Here are some examples of potential housing discrimination: 1. Failure to Accommodate Disability SCENARIO: The rental owner has a no pet provision in the rental agreement.

The tenant informs the owner that the tenant suffers from depression and would like to have a dog in order to alleviate the effects of the depression. The owner simply denies the request and cites the no pet provision in the rental agreement as the basis for denial.

LAW: It is unlawful for a rental owner to refuse to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford a disabled tenant an equal opportunity to use and enjoy a rental unit. Depression would typically be a qualifying disability. So it

may be considered discrimination against a person with a disability to categorically deny the request by refusing to make a change in the no pet policy.

2. Improper Apartment Listing SCENARIO: The rental owner posts a public listing to rent a tiny studio apartment and in the listing states that the apartment is “suitable for a single tenant.”

LAW: If the owner’s listing has the effect or impact of discouraging a protected class of persons from applying for housing, then it may be discriminatory. So the listing may be considered discriminatory since it may discourage or preclude persons with families or married persons from applying.

3. Perception and Association SCENERIO: A tenant in an apartment complex is shot and injured by another tenant in the complex. The injured tenant sued the owner accusing the owner of being negligent because the owner rented to the offending tenant even though the offending tenant appeared to be a gang member or associated with gang members. In short, the injured tenant argued that the owner should have never rented to the offending tenant based on the offending tenant’s appearance and that the injury could have been avoided.

LAW: The court disagreed with the injured tenant and reasoned that refusing to rent to someone simply because that person seemed to be in a gang, or whose family might have gang connections, would have been discriminatory.

4. Family Day Care SCENERIO: An owner includes a provision in the rental agreement prohibiting the tenant from operating a family day care. When the tenant notifies the owner that the tenant intends to operate a licensed day, the owner refuses based on the prohibition in the rental agreement and threatens to evict the tenant.

LAW: Provisions in rental agreement prohibiting a tenant from operating a day care in the unit is unenforceable. A tenant is generally entitled to operate a licensed day care within a rental unit. The owner generally cannot evict or prevent a tenant from doing so.

Liabilities for Discrimination A property owner who discriminates in housing may be subject to various forms of liability. The owner may be liable not only to the person discriminated against, but to the government for violating applicable laws. Such liability may include fines and penalties, compensation to the person discriminated against, cease and desist orders, payment of the other sides attorneys’ fees and costs, etc.

In short, there may be very costly consequences for discrimination. So it is imperative for any housing provider to know and comply with all applicable housing laws, including Federal, State, and Local laws. RH The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Steve Williams is an attorney with Fried & Williams LLP. He can be reached at (510) 625-0100 or swilliams@friedwilliams.com.

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FEATURE

Making a Difference for East Bay Seniors A Bay Area resource for your elderly residents.

BY CENTER FOR ELDERS’ INDEPENDENCE

A

s a rental property owner, one of the biggest challenges you may face is the declining health and quality of life of your elderly residents. Renters with agerelated problems may need more medical and social support to continue to live safely at home.

The Center for Elders’ Independence (CEI) is a health plan designed exclusively for frail seniors to help them stay healthy and living at home. Since 1982, CEI has provided a full range of medical and support services for seniors who prefer not to move into a nursing home, but whose health problems make it impossible for them to stay at home without the help of caregivers.

CEI’s caring and comprehensive approach to health care extends seniors’ independence so they can “age in place,” and enjoy an outstanding quality of life.

Services include 24 hour medical care, home care, transportation, meals, day center services, social services and much more. With CEI, you don’t have to worry about dealing with a senior’s health, safety and social issues. CEI’s healthcare team closely

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Tips for Keeping Your Senior Residents Safe in Their Homes GIVEN A CHOICE BETWEEN NURSING HOME CARE AND STAYING AT HOME, most aging seniors enjoy the independence that comes with living at home. That can often be a challenge, especially if their health is not as good as it once was. But with a few modifications, family caregivers can keep their loved ones living at home safely and happily. Below are tips to help keep your senior tenants safe, healthy and happy.

PREVENT FALLS AND INJURY • Remove loose carpet or throw rugs, and unneeded items like plant stands and end tables that could be obstacles to mobility.

• Keep paths clear of electrical cords, oxygen tubing, and clutter.

• Use night-lights in hallways, bathrooms, and stairways.

• Place bedside lamps within easy reach.

• Make sure they wear well-fitting shoes with good support and low heels, and non-slip soles.

• If they use a walker or cane, put rubber tips on it, keep it in good repair and close at hand.

• Tennis balls on walker front feet help them slide easily.

• Remind them to always use handrails when using stairs.

• Tell them to always go up the stairs with their “good” foot first and down with their “bad” foot first.

• Make sure there are two secure rails, one on each side of the stairs.

• Test for safe mobility by using the cane/walker/ wheelchair yourself.

• Many medications can cause drowsiness or dizziness (e.g., meds for pain, cough, sleep, blood pressure, allergies). Know what meds they take and the side effects.

• Consider purchasing a medical alert system, such as Lifeline.

SAFEGUARD SENIORS WITH HOME MODIFICATIONS • Install smoke alarms outside every bedroom and check the batteries regularly.

• Install a carbon monoxide detector that sounds an alarm.

• Install an alarm that goes off if a pot on the stove is left unattended for too long.

• Install grab handles in the shower, toilet, entryway, and anywhere without handrails.

• Place non-skid mats inside and outside the shower or tub and near the toilet and sinks.

• Use shower chairs and bath benches.

• Store flashlights in an easy-to-find place and make sure the batteries work. Crank or solarcharged flashlights are great.

• Make sure entrance areas are safe – install ramps and handrails, repair any loose steps or floorboards. RH

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monitors their participants and proactively addresses concerns before they become problems.

Signs Your Renter May Need CEI’s Help

Do you have elderly renters who need help to remain independent? You might be noticing that these renters are experiencing serious health issues; frequent falls; can no longer drive; forgetfulness, and may leave appliances unattended; using a walker or a cane, and unsteady on their feet; increased isolation; difficulty getting to doctors’ appointments; and problems with grocery shopping and cooking for themselves.

How CEI Can Help Your Senior Residents

CEI creates a customized care plan for every qualified participant. The following services are provided to participants, as needed: 24 hour, full service medical care; transportation to and from the day center and doctors’ appointments; home care (personal care and light housekeeping); visits from home health nurse; home safety modifications (grab bars, shower seats, etc.); behavioral health care to stabilize and address needs of participants; physical and recreational therapies; social services (case management, assistance with benefits and paperwork); and ongoing monitoring and care of each participant, according to their individual needs.

Eligibility for CEI Services

Seniors are eligible to join CEI if they are 55 years or older, live in service area listed below, are able to live in a community setting safely, meet nursing home level of care requirementsas certified by the California Department of Health Care Services.

Areas Served by CEI

CEI operates three PACE centers in Oakland, one in Berkeley, and alternative care centers in Oakland and El Sobrante.

The CEI service area extends from El Sobrante to the north through Hayward to the south.

Service area communities include:

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Tips for Sharing With Your Senior Renters MAKE DAILY ACTIVITIES SIMPLER • Store household items on lower shelves so they can be easily reached.

• Purchase a phone and cell phone with large numbers and a speaker.

• Clothing that fastens with Velcro can be a big help for arthritic fingers.

• Use a long-handled brush or mittens with straps to help with bathing.

• Keep jar openers handy.

• Pre-load a week’s worth of doses in a plastic container with compartments for each day/dose.

MAKE NEW FRIENDS AND KEEP SEEING THE OLD ONES, TOO As we lose people in our circle, it is vital to make new connections so the circle of friends doesn’t dwindle.

• Look for classes, social groups, and activities at senior centers, adult schools, and churches.

• Some cities have a “senior center without walls” where you can participate in activities via phone or with Internet resources.

• Learn to use Facebook to chat and stay in touch.

• Use Skype for virtual visits with family and friends.

• Intergenerational relationships can be extremely beneficial. Young people can re-energize you and help you see life from a fresh perspective. Many schools, churches, and cities have friendly visitor programs.

EAT WELL & KEEP MOVING Combined with physical activity, eating nutritious foods in the right amounts will help maintain health.

• Eat plenty of vegetables, fruits, and whole grains.

• If shopping for fresh produce is difficult, consider an organic veggie delivery service (“farm box”) that lets you choose foods you like and will eat. Some grocery stores offer delivery, too.

• Many illnesses, such as heart disease, obesity, high blood pressure, type 2 diabetes, and osteoporosis, can be prevented or controlled with dietary changes and exercise.

• Calcium and vitamin D supplements can help women prevent osteoporosis.

• Do something to stay fit each day. Activities like walking, swimming, line dancing, yoga, and tai chi help maintain strength, balance, and flexibility and promote cardiovascular health.

• Many senior centers have group exercise programs. Yoga instructors may offer “chair yoga” or “gentle yoga” classes.

• Physical activity helps maintain a healthy weight, prevent or control illness, sleep better, reduce stress, avoid falls, and look and feel better.

Alameda, Albany, Berkeley, Castro Valley, El Cerrito, El Sobrante, Emeryville, Hayward, Kensington, Oakland, Piedmont, Richmond, San Leandro, San Lorenzo and San Pablo.

Cost of Services

For seniors eligible for both Medi-Cal and Medicare, all CEI services are provided at no additional cost. Medi-Cal beneficiaries who have a share-of-cost remain responsible for their individual share-of-cost. CEI also accepts Medi-Calonly and private-pay individuals.

How You Can Help

We encourage you to share this important information with your elderly residents and family members who may benefit from CEI’s services. For more information about how CEI can help your renters and to get free home safety brochures for them, contact CEI Member Services toll free at 844-323-1150 or 510-433-1165 (for the hearing impaired). You can also go to www.cei.elders.org for more information about CEI’s services. RH The Center for Elders’ Independence (CEI) is a non-profit, elder care Program of All-inclusive Care for the Elderly (PACE) health plan for seniors age 55 and older who prefer not to move into a nursing home, but whose health problems make it impossible for them to stay at home without the help of caregivers. CEI Member Services can be reached toll free at 844-323-1150 or 510-433-1165 (for the hearing impaired).

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For more information about how CEI can help your renters and to get free home safety brochures for them, contact CEI Member Services toll free at 844-323-1150 or 510-433-1165 (for the hearing impaired). RH 24 RENTAL HOUSING

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FEATURE

Navigating Fair Avoid discrimination complaints by following these simple rules during the tenant selection process. BY ANGIE WATSON-HAJJEM

26 RENTAL HOUSING 2016 | AUGUST | ebrha.com PHOTO: FLICKR CREATIVE COMMONS / TIM REGAN

r Housing Laws H

ousing providers have an obligation to ensure that all persons have access to the housing of their choice. Housing providers can use criteria like income, credit and rental history to determine if an applicant qualifies for housing. Fair housing law prohibits denying an applicant housing based on race, national origin, religion, familial status, disability, among several other classes.

Tenant Selection

As a property owner or manager, you want to pick a qualified tenant. You want to choose a tenant that will pay her rent on time, take care of the property and be a good, conscientious neighbor.

In making your selection, be careful with the language you use and the policies you enact. Let’s start with advertising.

It’s important not to state preferences in the advertising. For example don’t put language in the ad like, “Perfect for empty nesters” or “Great place for single, professional person.”

Talk about the property you are trying the rent, not about the kind of person you want to attract. Stick with the basics: “Large one bedroom, bay windows, backyard” or “Two bedroom, one bath, with large sunny kitchen, near transportation.” Here you are just giving a description of your property and that is perfectly fine.

Avoiding Discrimination

Once an interested person contacts you about your rental, be careful to not ask discriminatory questions. You can ask how many people

will be living in the rental, but don’t ask questions like, “How many kids do you have.”

Never ask questions about a person’s age, race or marital status.

You are allowed to ask the applicant questions that will help you determine if they can pay the rent and be a good tenant. It is critical to conduct a credit check on each applicant and get previous rental housing provider references as well.

You are allowed to ask for verification of income. Just remember that some applicants have income not from employment but other sources like Social Security, Disability, child support, alimony. You can’t deny someone housing based on the source of their income.

You can require them to meet your income guideline.

Open Houses

More property owners and managers are holding open houses to advertise their rental properties. This can be a great way to get more people to see what you have to offer in less time.

It is common in this red hot Bay Area rental market to have a couple dozen people come out to an open house. Tell interested parties that applications are viewed on a first come, first serve basis. You might want to put a time stamp on the application and then process them in the order that they arrived. Once you find the applicant that meets your basic criteria, you should offer that applicant the housing. You should not wait around in hopes that an even better applicant comes along. If you deny someone housing, be prepared to ebrha.com

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A Note from NAA Regarding Occupancy Standards

explain why they did not qualify. If they paid for a credit check and were denied, the applicant should either be given a free copy of their credit report or told where to get their free copy.

Occupancy Standards

THE “KEATING MEMO” The two-persons per bedroom maximum occupancy policy is a standard utilized widely by apartment owner-operators in accordance with HUD’s standard of policy established in the so-called Keating Memo issued in December 1998. According the memo, a two-persons per bedroom rule is acceptable with some limited exceptions in light of other relevant factors (for example, two adult parents with an infant child should be allowed to rent a large one-bedroom).

This recent complaint states that such a policy is unreasonable and both excludes and limits the number of families with children who can live at the owner’s properties thus discriminating against families with children. The complaint suggests that owners should use local building or zoning codes to develop a policy on the basis of square footage and accounts for the entire livable space in the unit. Alternatively, the complaint suggests that owners rely on the International Property Maintenance Code which would allow up to eight people in a two-bedroom unit measuring at 1100 square feet.

NEXT STEPS FOR NAA & EBRHA MEMBERS NAA and EBRHA members are strongly encouraged to review their occupancy standard policies with an attorney to ensure they are in compliance with fair housing laws. To help in that review process, please refer to the guidance document issued earlier this year by NAA and the National Multifamily Housing Council: Fair Housing: Familial Status and Occupancy (available at http://iz3.me/fL6D3z8oaCB1). This document contains a review of the law, recent litigation specifically targeting familial status and occupancy restrictions and suggests best practices for proper compliance. Members are also strongly encouraged to review insurance documents and identify which types of litigation claims are covered and any relevant limitations or restrictions. RH 28 RENTAL HOUSING

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ECHO Housing as a Resource

There are many questions that can arise in renting housing to the public. It is important that everyone in the rental housing industry have a solid understanding of fair housing and rental laws to ensure that all persons have equal access to housing opportunities.

ECHO Housing is a nonprofit housing counseling agency. Our program provides fair housing and owner-tenant counseling, mediation, and education for property owners, managers and tenants.

ECHO Housing is available to provide free information and counseling on various issues regarding rental housing to property owners, managers, tenants and the community at large.

For more info about how ECHO can help you, call 510-581-9380, extension 15. RH Angie Watson-Hajjem is the Fair Housing Coordinator for ECHO Housing, a non-profit housing counseling agency. She can be reached at angie@echofairhousing.org.

PHOTO: FLICKR CREATIVE COMMONS / ALEJANDRO FORERO CUERVO

IN JULY, a fair housing complaint was filed against an NAA member company that operates properties in several states. The complaint questions the member’s occupancy standards, alleging discrimination on the basis of familial status. It specifically targets the policy restricting occupancy to two-persons per bedroom. We anticipate that this is the leading edge of a trend in fair housing litigation.

Many owners and managers have questions about how many people should be allowed to live in a rental. There is no law around occupancy limits in rental housing; however there is a guideline called the 2 plus 1 occupancy guideline.

What this guideline states is that for every bedroom, two people should be allowed, plus one extra one for the whole unit. So, for a one bedroom, three people should be allowed to rent. For a two bedroom unit, the owner or manager should allow five people.

Although the 2 plus 1 guideline is just a guideline, the Department of Fair Employment and Housing will open up a fair housing investigation for a guideline more restrictive than 2 plus 1. The 2 plus 1 occupancy guideline is a safe harbor and housing providers are strongly encouraged to use it.

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East Bay Rental Housing Association 3664 Grand Ave, Suite B Oakland, CA 94610 TEL 510.893.9873 | FAX 510.893.2906 www.ebrha.com

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COLUMN

government affairs

their future? That certainly is possible. It has even been suggested that globalization itself could be on the decline. Stopping expansion of global trade is unlikely but events like the BREXIT and the election of someone like Donald Trump to the United States Presidency could change how that trade is carried out.

The referendum on Donald Trump occurs in four months, but remember that there are 535 other federal policymakers who also hold our future in their Legislative updates from NAA’s Senior Vice hands. Even if he wins, Mr. Trump is not sitting atop the iron throne ruling as he President of Government Affairs. BY GREG BROWN sees fit. He must work with the Congress to advance much of his agenda (Side“BREXIT.” It would appear that the bar: if we have learned anything from two flavors share at least some ingredithe current administration, it is that the ents – anti-establishment, anti-elite and President can in fact do a lot without desire for more “control” of the nation.

Congress). The House and Senate play There are also anti-immigrant tones in the critical role on policymaking in this both movements though the narrative country and we need to make sure they driving each is different. There is also are equipped with all of the information some similarity in the intra-party fightto make good choices. ing both here for the GOP and for the Members of the apartment industry Conservative Party of the U.K. The two should be thinking how and when to get highest profile advocates for “remain” some time with their member of Conand “exit” were two conservatives, gress between now and Election Day. David Cameron and Boris Johnson, How about a property tour at one of respectively. There almost certainly must your communities? Or, a sit-down with be some self-reflection taking place in a small group of members just to catch that party as they move to select a new up on what’s happening in apartments in leader. the local community? Is there a town hall Would the election of Donald Trump meeting or other event with the member to the Presidency be the equivalent in coming up? Any one of these is a perfect scale to the BREXIT? It’s safe to say t is July which means beach time and that because he is such an outsider and opportunity to educate the member of boat drinks, summer camps, lots of Congress on you, your not like nearly any canseared proteins and of course the “Members of the business, your employdidate with a 50 percent 2016 Presidential Nominating Convenapartment industry ees, your residents and chance to win the White tions. That last one was on your list, should be thinking the apartment industry House, the election of right? Maybe that is just for insidehow and when to overall. Remember Donald Trump would be the-beltway nerds like yours truly. get some time with NAA’s grassroots proa very significant event.

Though with all of the media coverage their member of gram is called AdvoDepending on who you of Donald Trump these past 12 months, Congress between cacy365 and is intended are, the shock of that one would think it was on everyone’s now and Election to be an ongoing, yearactually happening and mind. The networks might even devote Day. How about a round effort to build the potential long-term more than the usual one hour of prime actionable relationships implications are probably property tour at one time to the conventions just in case of your communiwith elected political of equal significance to something interesting occurs. One thing ties? Or, a sit-down leaders. RH the U.K. departing the Mr. Trump seems to always deliver is with a small group European Union. At that something interesting. of members just to Greg Brown is the Senior point are we looking at a Vice President of GovThe most recent conversation around world-wide movement? catch up on what’s ernment Affairs with the Mr. Trump is whether his particular happening in apartShould all elite instituNational Apartment Asbrand of populism is made from the ments in the local sociation. He can be reached tions and institutional at 703-797-0615 or greg@ same formula as that which fueled the community?” players be worried for

Making Good Choices

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COLUMN

esq. & a

Loaded Question Arms in the attic can be a heated issue for property owners. BY VARIOUS AUTHORS

language in the lease, the attic isn’t part of the rental unit.

It is very important in your leases to describe what is not being rented just as carefully as what is being rented.

Owners must learn expressly to exclude basements, storage and parking areas, back yards and rooftop decks. And attic spaces.

A court might find that the tenant was contributorily negligent in storing guns in the attic without the knowledge of the owner. But before you head to court, consider tendering the tenant’s claim to your insurance company. You might have coverage. —CLIFFORD FRIED

Q

We need to open a tenant’s closet wall to fix a leaking water pipe. Please advise on action when the tenant refuses to empty his closet. Our tenant claims that the items are too big and heavy for him to move, and wants us to pay costs to empty and restack the personal items following repair.

Q

During roof renovation to fix a leak in the attic, it was discovered that the tenant was storing rifles in the attic. One of the rifles was propped up against the heater in the attic and got wet. The tenant now wants us to pay to repair or replace the gun. What is the owner’s responsibility in this matter?

A

Tenants do the darndest things!

Was the rifle loaded?

Regardless of whether the tenant had a right to use and occupy the attic, or whether the tenant has a permit for the rifles, the key inquiries will be whether the rental property owner acted as a reasonably careful owner would have acted, and if it was foreseeable that the tenant’s personal property would be injured. These are all factual questions that, ultimately, must be decided by a judge or jury.

The tenant will argue that the lease 32 RENTAL HOUSING

| AUGUST 2016 |

If the tenant caused the leak, then the tenant would be responsible for the cost of repairs, including moving his personal items. But given that the leak is inside a wall, it probably was not caused by the tenant. So you should first review the written rental agreement to see if didn’t prohibit him from using the attic there is a provision that requires the tenwhich is connected to his rental unit. ant to cooperate and move his personal There was an obvious door (and peritems. If there is and the tenant fails to haps pull-down staircase) in the tenant’s comply, then the tenant may be in breach unit leading to the attic. A reasonably of the rental agreement. careful owner would have instructed the Even if there is nothing in the rental tenant not to use the attic and would agreement, the tenant cannot unreasonhave excluded the attic space in the ably interfere with your right to access lease. the unit to make needed repairs. His The tenant will also argue that it was refusal to remove his personal items may foreseeable under the circumstances that unreasonably prevent you from making he would be using the attic for storage. the needed repairs. So his refusal may be Attics are commonly used for storage. grounds for a Notice to Cease and evicThey use them for storage in the movtion. ies and on television. Therefore, the As a practical matter, it is probably argument goes, the owner had a duty not advisable to evict to protect the tenant’s the tenant under these possessions from damage. “A court might find that the tenant was circumstances. Instead, You should counter that contributorily negliit is in your interest to the attic is no more part gent in storing guns fix the leak promptly to of the tenant’s unit than in the attic without prevent further damage is the basement and or the knowledge of and mold. To do so, you detached garage. Absent the owner.” may consider notifying a special agreement, or

ebrha.com

PHOTO: FLICKR CREATIVE COMMONS / ROSS ELLIOTT

A

your tenant in writing that if he does not move his belongings, then you will do so at his expense and you will not be responsible for any damage to the items. You can then enter, move his belongings, fix the leak, and then later haggle over responsibility for the expense to move his belongings.

If he still refuses to pay, then you may be able to deduct the expense from his security deposit or even take him to small claims court. You should also discuss the additional expense with your insurance carrier. This may be covered by your insurance. —STEVE WILLIAMS

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

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RENTAL HOUSING 33

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

august

september

NO EVENTS HELD IN AUGUST

WEDNESDAY, SEPTEMBER 7 Oakland Rent Board Roundtable An informal roundtable for members that have or had a rent board hearing Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

THURSDAY, SEPTEMBER 8 Applicant Screening Workshop Presented by Dan Firestone, CIC Free to members only 2:00 p.m. - 3:30 p.m.

MONDAY, SEPTEMBER 12 Small Rental 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.

GET INVOLVED! Did you know that hundreds of bills and ordinances are presented each year that could negatively impact your business?

EBRHA lobbies on behalf of our members at the state and local level, and we are looking for members who would like to actively engage with efforts to support the industry. Your voice matters. Go to our website to: • Donate to the EBRHA Legal Fund and PAC • Become a face of EBRHA and tell your story • Learn about EBRHA and CalRHA’s efforts in Sacramento • Learn about upcoming council meetings and events

GO TO EBRHA.COM/GET INVOLVED TODAY!

TUESDAY, SEPTEMBER 13 Lunch-n-Learn: In’s & Out’s of Maximizing IRA Investments Presented by Terry Allen, CFP®, AWMASM, Enhance Wealth Advisors Members only: $20; Lunch is provided at 11:45 a.m.

Noon - 1:30 p.m.

THURSDAY, SEPTEMBER 15 Rental Property Owners Basics (RPO Basics) Presented By Jill Broadhurst, CCRM, EBRHA Free to Members & Non-members 2:00 p.m. - 3:30 p.m.

SATURDAY, SEPTEMBER 17 EBRHA Member Meeting Political Affairs Update & Strategies Moving Forward Presented by EBRHA Board & Staff 10:00 a.m. - Noon MONDAY, SEPTEMBER 19 Public Affairs Meeting Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

TUESDAY, SEPTEMBER 20 Managing Challenging Tenancies Presented by Michael Shepherd, The Shepherd Law Group Members: $39; Non- Members: $69 2:00 p.m. - 3:30 p.m.

WEDNESDAY, SEPTEMBER 28 EBRHA 10th Annual Trade Expo Greek Orthodox Church, 4700 Lincoln Ave., Oakland Workshops include: • Don’t Lose Your Property Rights to Government Overreach! Presented by Jill Broadhurst, Wayne Rowland & Ron Kingston • Legal Q&A with a Property Management Perspective Presented by Luke Blacklidge, Mimi Jacobs-Johnson, Lisa Fowler, Clifford Fried & Daniel Bornstein Register at ebrha.com/expo or see back cover for details 3:00 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.

36 RENTAL HOUSING

| AUGUST 2016 |

ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

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:

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

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

DEC. 2014. . . . . . . . . . . . . . . . . . . . . N/A DEC. 2013. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4%

ANNUAL ALLOWABLE RENT INCREASE

2016 (1.5%) PERI OD AM O U N T

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

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

2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

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

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

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RENTAL HOUSING 37

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

ABATEMENT SERVICES

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

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

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

ATTORNEYS - LAND USE/CONDO CONVERSION

APPRAISERS

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

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

Beckman Blair LLP Nancy Ly 415-871-0070 ARCHITECTURE www.beckmanblairllp.com InsideOut Design Buresh, Kaplan, Feller & Chang Pennell Phillips Fred Feller 510-655-1198 510-548-7474 www.aboutinsideout.com www.bureshkaplan.com ASSOCIATIONS Ericksen Arbuthnot Jason Mauck BOMA Oakland/East Bay 510-832-7770 Julie Taylor, CAE www.ericksenarbuthnot.com 510-893-8780 www.bomaoeb.org Fried & Williams LLP Oakland/Berkeley Association of Realtors Clifford Fried 510-625-0100 Davina Lara www.friedwilliams.com 510-836-3000 oaklandberkeleyaor.com Jack Schwartz, Attorney at Law Jack Schwartz Oakland Chamber of Commerce 650-863-5823 Barbara Leslie jwsjr1220@comcast.net 510-874-4808 www.oaklandchamber.com Law Offices of John Gutierrez John Gutierrez ATTORNEYS - EVICTIONS/PROPERTY 510-647-0600, x2 OWNER DEFENSE www.jgutierrezlaw.com Beckman Blair LLP Miller Property Law Nancy Ly Inga Miller 415-871-0070 925-402-2192 www.beckmanblairllp.com www.millerpropertylaw.com Bornstein & Bornstein Richards Law Daniel Bornstein John Richards 510-836-0110, x1007 925-231-8104 www.bornsteinandbornstein.com www.richards-legal.com Buresh, Kaplan, Feller & Chang AUTOMOTIVE Fred Feller 510-548-7474 Ken Betts Towing Services www.bureshkaplan.com Ayub Azam 510-532-5000 Ericksen Arbuthnot www.kenbettscompany.com Jason Mauck 510-832-7770 BANKING/ www.ericksenarbuthnot.com LENDING 38 RENTAL HOUSING

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Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com First Foundation Bank Michelle Li 510-250-8133 www.ff-inc.com Intervest Mortgage Marc Lipsett 510-332-6964 www.intervest-mortgage.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 Ashby Lumber Paul Heiser 510-843-4832 www.ashbylumber.com Bathfitter Rod Mills 510-969-3905 www.bathfitter.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Home Depot Allan Jocson 510-375-5237 www.homedepot.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan 510-835-9988 www.sincerehomedecor.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com

vendor directory CABINETS & COUNTERTOPS

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

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

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

A-One Construction Shari Alexander 510-347-5400 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Har-Bro Restoration Inc. Sonia Fuetsch 650-670-2364 www.harbro.com Servpro of Lafayette/Moraga/Orinda Jenny Villena 925-299-1323 servpro9542@sbcglobal.net Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES

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

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

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

ELECTRIC VEHICLE CHARGING

HEATING & AIR CONDITIONING

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

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

ELECTRICIANS

HOME WARRANTIES

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

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

ELEVATOR REPAIRS

HOUSING SERVICES

Paramount Elevator Corp.

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

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

FINANCIAL PLANNING

HUMAN RESOURCES MANAGEMENT

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

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

FIRE EXTINGUISHER SALES & SERVICES

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

INSURANCE

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

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

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

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

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.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 Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Kelly Lux – State Farm Insurance Kelly Lux 510-521-1222 Kelly.lux.gjcg@statefarm.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

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

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vendor directory Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com L. J. Kruse Co. Janell Yates 510-644-0260 www.ljkruse.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

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

PROPERTY MAINTENANCE

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

PROPERTY MAINTENANCE SOFTWARE

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

LITIGATION SUPPORT SERVICES

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

PROPERTY MAINTENANCE SUPPLIES

LOCKSMITH EVICTION SERVICES

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

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

PROPERTY MANAGEMENT

MARKET RESEARCH

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

BEHR Paint Nick Mounts 415-416-0994 www.behr.com 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 Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com PLUMBING/WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com 40 RENTAL HOUSING

A-One Construction Shari Alexander 510-347-5400 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

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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 ERI Property Management Terrence Sims 510-883-7070 www.erirentals.com Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com

ebrha.com

Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com 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 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 Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.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 Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com

vendor directory 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 The Prinza Group Steven Pinza 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Red Oak Realty Vanessa Bergmark 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.com Six Degrees Realty Stephanie Christmas 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

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

Bay Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Liz Hart 510-813-5440 liz.hart1801@gmail.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 Shari Alexander 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

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

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

Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com SOLAR ENERGY

Eco Electric James Young 415-384-8526 www.ecopwr.net Sun Light & Power Martin Morehouse 510-809-3686 martin@sunlightandpower.com SUBMETERING

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

TENANT SCREENING SERVICE

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

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

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

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

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.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 Waste Management Company Karen Stern 510-430-8509 www.wastemanagement.com WATER HEATERS

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

|

AUGUST 2016

|

RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . 43

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

ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 31 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 25 BATHTUBS/SHOWER ENCLOSURES

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 25 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

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.

CARPETING & FLOORING

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

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

Earthquake and Structures, Inc.. . . . . . . . . 31 West Coast Premier Construction. . . . . . . 35 INSURANCE COMPANIES

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.

Jain Williams—State Farm. . . . . . . . . . . . . . 24 KITCHENS AND BATHROOMS

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

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . . 9 Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 31 LENDERS

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

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 9

3664 Grand Avenue • Suite B Oakland, CA 94610

WASTE, RECYCLING & COMPOST

PLUMBING

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

Maisel Property Management. . . . . . . . . . . 19 PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 31 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 29 REAL ESTATE BROKERS

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

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

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 33 General Roofing Co. . . . . . . . . . . . . . . . . . . . 29 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 27 COLLECTION

Bay Area Bin Support. . . . . . . . . . . . . . . . . . 23 WINDOWS, DOORS & SIDING

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

| AUGUST 2016 |

ebrha.com

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 34 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

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510.357.8200 510.490.0600 925.828.5800 Volunteer and save! See page 17 for details.

THE BAY AREA EXPO FOR RESIDENTIAL RENTAL PROPERTY OWNERS & MANAGERS

Presented by

10TH ANNUAL

Trade Expo & Symposium Wednesday, September 28, 2016

3:00 p.m. - 7:00 p.m.

Greek Orthodox Church, 4700 Lincoln Ave., Oakland Register now at www.ebrha.com/expo

HOUSING IS THE HOT TOPIC NATIONWIDE, making front page news daily. Locally, major changes to rent laws have taken place and more are on the way. Rental property owners rely on EBRHA to keep up to date and in compliance, and this event is where they gather to: • Learn how to protect investment property rights • Network with rental housing experts • Meet top local vendors to assist with maintenance, management, legal and financial services P L AT I N U M S P O N S O R S V E N D O R FA I R • E D U C AT I O N • O K T O B E R F E S T • F R E E PA R K I N G WORKSHOPS INCLUDE

• DON’T LOSE YOUR PROPERTY RIGHTS TO GOVERNMENT OVERREACH!

Presented by Jill Broadhurst, Wayne Rowland & Ron Kingston

• LEGAL Q&A WITH A PROPERTY MANAGEMENT PERSPECTIVE

Moderated by Luke Blacklidge, Presented by Daniel Bornstein, Lisa Fowler, Clifford Fried & Mimi Johnson-Jacobs GOLD SPONSORS

SPEAKERS Wayne Rowland President EBRHA & CalRHA

Jill Broadhurst Executive Director EBRHA

Luke Blacklidge

Lisa Fowler

Daniel Bornstein

Mimi Johnson-Jacobs

Clifford Fried

Ron Kingston

Vice President, EBRHA Broker, Litton Fuller Group

Attorney/Founder Bay Property Group

Attorney Fried & Williams LLP

Senior Property Manager Gallagher & Lindsey

Owner Black Oak Properties

EBRHA State Lobbyist President, CPCG

To exhibit, contact Tina Bocheff at 510-318-8303 or tbocheff@ebrha.com or go to www.ebrha.com/exhibit