Rental Housing Magazine- August 2018

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | AUGUST 2018

YOUR RENTAL PROPERTY AS WELL AS HOMEOWNER RIGHTS ARE AT STAKE!

If passed this November, harmful ballot measures will impact the entire rental community. See back cover for devastating effects.

PLUS: MAKE YOUR PROPERTY MANAGEMENT JOB EASIER WITH SOCIAL MEDIA WRITING EFFECTIVE LISTINGS THAT FILL YOUR VACANCIES

Contents

East Bay Rental Housing Association Volume XV, Number 8 | August 2018

AUGUST 2018

EBRHA OFFICE

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

510.893.9873 |

fax

510.893.2906

www.ebrha.com EBRHA STAFF

Tina Bocheff | tbocheff@ebrha.com | 510.318.8305 ASSOCIATION EXECUTIVE

Esteban Cortez | ecortez@ebrha.com | 510.318.8303 COMMUNICATIONS & MEMBER ENGAGEMENT MANAGER

Rae Schindler | rschindler@ebrha.com | 510.344.6646 MEMBER ENGAGEMENT & EDUCATION COORDINATOR

Erica Yarbrough | eyarbrough@ebrha.com | 510.318.8304 MEMBER ENGAGEMENT & MARKETING COORDINATOR

Sue Larsen | slarsen@ebrha.com | 510.318.8302 ACCOUNTING

16

18

Keys, Please!

Capturing a Lifestyle

BY SERENITY THOMPSON

BY TIM BLACKWELL

EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn CHAIR, POLITICAL ACTION COMMITTEE Rick Philips SECRETARY Nathan Durham-Hammer TREASURER Jason Russell EBRHA DIRECTORS

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

24

PUBLISHED BY

East Bay Rental Housing Association PUBLISHER

Wayne C. Rowland

Let’s Get Social

MANAGING EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

BY ANNIE TEGNER

Tina Bocheff | 510.318.8305

Features & Columns 10

NEWS

EBRHA Member Involvement Needed More Than Ever to Fight Flawed Local & State Proposals 12

PROPERTY MANAGEMENT

Parking Wars

BY DANIEL BORNSTEIN

30

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.

ESQ&A

An Owner’s Duty

BY CLIFFORD FRIED

2 RENTAL HOUSING

| AUGUST 2018 |

ebrha.com

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

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612.

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2018 by EBRHA. All rights reserved.

For more For more information, visit:information, visit: www.Prop10Flaws.com www.Prop10Flaws.com Info@Prop10Flaws.com Info@Prop10Flaws.com

Fact SheetFact Sheet

Coalition Members: Coalition Members:

California Community California Builders Community Builders California Business Properties California Business Properties Association Association

Prop 10, “Affordable the so-calledHousing “Affordable Act,” anything but affordable Don’t Prop 10, the so-called Act,” Housing is anything butisaffordable housing.

Don’thousing. be fooled, the be fooled, initiative is bad forand homeowners – and will makehousing California’s initiative is bad for homeowners renters – and renters will make California’s crisishousing worse. crisis worse.

California Business Roundtable California Business Roundtable

California Rental Housing Association California Rental Housing Association California Senior Advocates League California Senior Advocates League

Prophas 10.too It just hasflaws. too many flaws.

NO on Prop NO 10.on It just many

California California State Conference of theState Conference of the National National Association for the Association for the Advancement of Colored People Advancement of Colored People (NAACP) (NAACP)

Allows of Regulation of Single Family Homes Allows Regulation Single Family Homes

FamilyofBusiness Association of Family Business Association California California

• Allowstogovernment to dictate pricingowned for privately owned homes, single-family homes, Allows government dictate pricing for privately single-family controlling howcontrolling how muchcan homeowners to home rent out evenItjust room.lead It may much homeowners charge to can rentcharge out their – ortheir evenhome just –a or room. maya even to even lead to California Taxpayers Association California Taxpayers Association bureaucrats charging homeowners a fee for taking their home off the rental market. bureaucrats charging homeowners a fee for taking their home off the rental market.

•

California Small Business Association California Small Business Association California Chamber of California CommerceChamber of Commerce California Taxpayer Protection California Taxpayer Protection Committee Committee

Places Bureaucrats Charge with of Housing withtothe Power to AddFees Additional Fees Places Bureaucrats in Charge ofinHousing the Power Add Additional

California Taxpayers Union California Taxpayers Union

Californians Against Wasteful Californians Against Wasteful Spending Spending

• Puts as rental many as 539 rental boards in charge housing and givesagencies government agencies unlimi Puts as many as 539 boards in charge of housing andofgives government unlimited power add fees onwill housing that will betenants passed in onthe to tenants the form power to add fees ontohousing that be passed on to form of in higher rentsof–higher rents – of Real Estate Management Institute of Real EstateInstitute Management homes andeven apartments even more expensive. making homesmaking and apartments more expensive.

– California – California •

Howard Jarvis Taxpayers Association Howard Jarvis Taxpayers Association

Pro-Small Biz California Pro-Small Biz California The Two Hundred

The Two Hundred

United Latinos Vote United Latinos Vote

PutsatTaxpayers at Risk for Millions in Legal Costs Puts Taxpayers Risk for Millions in Legal Costs

• Requires California taxpayers to pay the of the initiative’s legal bills if homeowners Requires California taxpayers to pay the proponents of proponents the initiative’s legal bills if homeowners, tenants or voters theEven law in court.

Even if the proponents lose in court, challenge the challenge law in court. if the proponents lose in court, taxpayers will taxpayers will Fresno Chamber of Commerce tenants or voters Fresno Chamber of Commerce hooklegal to pay their legal bills. still be on the still hookbetoon paythe their bills.

Irvine Chamber of Commerce Greater Irvine ChamberGreater of Commerce •

Valley Business Federation Central Valley BusinessCentral Federation (BizFed) (BizFed)

County Taxpayers Association Kern County TaxpayersKern Association Los Angeles Area Chamber of Los Angeles Area Chamber of Commerce Commerce

TensinofNew Millions Costs to Local Governments Adds Tens ofAdds Millions CostsintoNew Local Governments

Los Angeles Business Federation Los Angeles Business Federation (BizFed) (BizFed)

The state’s legislative non-partisan legislative analyst sayscould the measure The state’s• non-partisan analyst says the measure increasecould costsincrease for localcosts for local Mountain View Chamber of Commerce governments by tens of millions of dollars per year and cost the state Mountain View Chamber of Commerce governments by tens of millions of dollars per year and cost the state millions more millions in lost more in lost Orange County Business Council Orange County Business Council whichdiverting could mean funds from other vital state services. revenue, whichrevenue, could mean fundsdiverting from other vital state services.

•

Palo Alto Chamber of Commerce Palo Alto Chamber of Commerce

Sacramento Chamber of Sacramento Metropolitan Chamber Metropolitan of Commerce Commerce

Drives the Cost Housing of Existing Housing Drives Up the CostUp of Existing

Sacramento TaxpayersSacramento Association Taxpayers Association

• Newfees government fees and regulations will giveahomeowners a huge financial New government and regulations will give homeowners huge financial incentive to incentive to rental into more uses like short-term vacation rentals – convert rental convert properties intoproperties more profitable usesprofitable like short-term vacation rentals – San Diego San Diego Regional Chamber of Regional Chamber of the cost of existing housingitand harder for renters increasing theincreasing cost of existing housing and making evenmaking harder itforeven renters to find an to find an Commerce Commerce affordable place to live. affordable place to live.

Valley Taxpayers Association Silicon Valley TaxpayersSilicon Association •

San Bernardino Area Chamber of San Bernardino Area Chamber of Commerce Commerce

Southwest California Legislative Southwest California Legislative Council Council The Silicon Valley Organization The Silicon Valley Organization Valley Industry and Commerce Valley Industry and Commerce Association Association

*Partial List

*Partial List

BOTTOM LINE: BOTTOM LINE:

10 hasflaws too many flaws andthe willhousing make the housing Prop 10 hasProp too many and will make crisis worse.crisis worse. th Vote NO on6November 6th!

Vote NO on November !

for by Prop 10 – A Flawed MakeCrisis The Housing Paid for by No Paid on Prop 10No – Aon Flawed Initiative That Initiative Will MakeThat TheWill Housing Worse Crisis Worse a coalition of housing advocates, renters, and small businesses, taxpayer groups, and veterans a coalition of housing advocates, renters, large and smalllarge businesses, taxpayer groups, and veterans Committee Committee major funding major from funding from Michael K. Hayde, including Western Group & Affiliated Entities Michael K. Hayde, including Western National GroupNational & Affiliated Entities California Association of Realtors California Association of Realtors Lewis Pacific Partners, including aggregatedfrom contributions from Lewis Investment Lewis Pacific Partners, including aggregated contributions Lewis Investment Company, LLC Company, LLC details at www.fppc.ca.gov funding detailsfunding at www.fppc.ca.gov

For more information, For morevisit: information, visit: www.Prop10Flaws.com www.Prop10Flaws.com Info@Prop10Flaws.com Info@Prop10Flaws.com

MYTHFact vs. FACT Sheet

Coalition Members: Coalition Members:

California Community Builders California Community Builders

MYTH

California Business Properties California Business Properties Association Association

FACT

California Business Roundtable California Business Roundtable

California Rental Housing Association California Rental Housing Association California Senior Advocates California League Senior Advocates League California State Conference the Conference of the California of State National Association for theAssociation for the National Advancement of Colored People of Colored People Advancement (NAACP) (NAACP) Family Business Association of Association of Family Business California California California Small Business CaliforniaAssociation Small Business Association

MYTH

California Chamber of Commerce California Chamber of Commerce California Taxpayers Association California Taxpayers Association

FACT

California TaxpayerCalifornia ProtectionTaxpayer Protection Committee Committee California Taxpayers Union Taxpayers Union California

Californians Against Wasteful Against Wasteful Californians Spending Spending Howard Jarvis Taxpayers HowardAssociation Jarvis Taxpayers Association Institute of Real Estate Management Institute of Real Estate Management – California – California Pro-Small Biz California Pro-Small Biz California The Two Hundred The Two Hundred United Latinos Vote United Latinos Vote Central Valley Business CentralFederation Valley Business Federation (BizFed) (BizFed) Fresno Chamber ofFresno Commerce Chamber of Commerce Greater Irvine Chamber of Irvine Commerce Greater Chamber of Commerce

MYTH

Kern County Taxpayers Kern Association County Taxpayers Association

Mountain View Chamber of Commerce Mountain View Chamber of Commerce Orange County Business OrangeCouncil County Business Council Palo Alto ChamberPalo of Commerce Alto Chamber of Commerce Sacramento Metropolitan Chamber of Sacramento Metropolitan Chamber of Commerce Commerce

FACT

San Bernardino Area of Area Chamber of SanChamber Bernardino Commerce Commerce San Diego Regional Chamber of San Diego Regional Chamber of Commerce Commerce

Silicon Valley Taxpayers SiliconAssociation Valley Taxpayers Association Southwest California Legislative Southwest California Legislative Council Council The Silicon Valley Organization The Silicon Valley Organization Valley Industry andValley Commerce Industry and Commerce Association Association

*Partial List

*Partial List

bureaucrats a fee for taking their home offcould the rental market.

Numerous studies charging show thathomeowners the exact opposite could happen.

Prop 10 increase prices for existing housing and make it even more difficult for families to purchase their first home.

It couldof even force thousands rentersto – including Places Bureaucrats in Charge Housing with theofPower Add Additional Fees seniors and others living on fixed incomes – out of their apartments and • Puts as many as 539 rental boards in charge of housing and gives government agencies unlimi communities. power to add fees on housing that will be passed on to tenants in the form of higher rents –

In fact,making the initiative’s newapartments government feesmore andexpensive. regulations on housing will give homes and even apartment owners a huge financial incentive to convert rental properties into more profitable uses like short-term vacation rentals and condos. As a result, Puts Taxpayers at Risk for Millions in Legal Costs Prop 10 could increase the cost of existing housing and make it even harder for • Requires California taxpayers payfuture. the proponents of the initiative’s legal bills if homeowners, renters to find affordable housing intothe tenants or voters challenge the law in court. Even if the proponents lose in court, taxpayers will stillwill benot on harm the hook pay their legal bills.

Prop 10 thetoconstruction of new homes.

Adds of Millions in New Costs Office to Local Governments state’sTens nonpartisan Legislative Analyst’s stated in their analysis of Prop 10

Los Angeles Business Federation Los Angeles Business Federation (BizFed) (BizFed)

MYTH

• Allows government to dictate pricing for privately owned single-family homes, controlling how Prop 10 will homeowners make housingcan more affordable California. much charge to rent across out their home – or even just a room. It may even lead to

This flawed initiative will only make California’s housing crisis worse. The

FACT

Los Angeles Area Chamber of Area Chamber of Los Angeles Commerce Commerce

Sacramento Taxpayers Association Sacramento Taxpayers Association

Prop 10 will give renters immediate relief.

Prop 10, the so-called “Affordable Housing Act,” is anything but affordable housing. Don’t be fooled, does notcrisis worse.

Prop 10, the so-called “Affordable current law and housing initiative is bad for homeowners andHousing rentersAct,” – andrepeals will make California’s force the state or any city to lower rents. This flawed initiative: • Will NOT provide any immediate relief for people facing higher housing costs.

NO on Prop 10. It just has too many flaws.

• Will NOT increase funding for affordable housing.

• Will NOT force local communities to build the housing approved in their Allows Regulation general plans. of Single Family Homes

• “A Thesubstantial state’s non-partisan analyst says the could measure could increase costs for local that, expansion legislative of rent control in California result in economic governments by tens of millions of dollars per year and cost the state millions more in lost effects more dramatic than those suggested by research on rent control to date, revenue, which could mean diverting funds from other vital state significant reductions in construction of new housing including .” services.

Prop 10 Up willthe benefit economy.

Drives CostCalifornia’s of Existing Housing The nonpartisanfees Legislative Analyst’swill Office that Prop 10 could • state’s New government and regulations givefound homeowners a huge financial incentive to increase costsrental for local governments tens of millions of short-term dollars per vacation year and rentals – convert properties into morebyprofitable uses like money for to find an cost the state millions more in lost revenue. result in less increasing the cost of existing housingThis and could making it even harder for renters schools and emergency affordable place to services live. , reduced new home construction, and a loss of thousands of well-paid construction jobs.

BOTTOM BOTTOM LINE: LINE: Prop 10 has too10many flaws andflaws will make themake housing worse.

Prop has too many and will thecrisis housing crisis worse. th th Vote NO on November 6 !

Vote NO on November 6 !

Paid for by No Prop 10 –onAProp Flawed That Will Make Crisis WorseCrisis Worse Paidonfor

by No 10 Initiative – A Flawed Initiative ThatThe WillHousing Make The Housing a coalition of housing advocates, large and small taxpayer groups, andgroups, veterans a coalition of housing renters, advocates, renters, largebusinesses, and small businesses, taxpayer and veterans Committee Committee major funding from major funding from Michael K. Hayde, Western National Group & Affiliated Entities Michaelincluding K. Hayde, including Western National Group & Affiliated Entities California Association of Realtors of Realtors California Association Lewis PacificLewis Partners, including aggregated contributions from Lewis Investment Company, LLC Pacific Partners, including aggregated contributions from Lewis Investment Company, LLC funding details at www.fppc.ca.gov funding details at www.fppc.ca.gov

For more information, visit: For more information, visit: www.Prop10Flaws.com www.Prop10Flaws.com Info@Prop10Flaws.com Info@Prop10Flaws.com

What Others Saying Fact Are Sheet

Coalition Members: Coalition Members:

California Community Builders California Community Builders

the

o

ited

,

California Business Properties California Business Properties Association Association “Tens

Prop 10, of therenters, so-called “Affordable is anything affordable of thousands including seniors Housing and othersAct,” on fixed incomes,but could be forcedhousing. out of theirDon’t be fooled, th apartmentsinitiative and communities Prop 10, which allows wealthy corporate to turn is bad forunder homeowners and renters – and will make landlords California’s housing crisis worse.

California Rental Housing Rental Association California Housing Association apartments into condos and short-term vacation rentals. It will increase the cost of renting and make it California SeniorCalifornia Advocates League Senior Advocates League even harder to find affordable housing.”

California State Conference of the California Business Roundtable California Business Roundtable

California State Conference of the National Association for the National Association for theAlice Advancement ofAdvancement Colored People of Colored People (NAACP) (NAACP)

NO on Prop 10.

It justState has too many offlaws.

Huffman, President, California Conference the NAACP

Family BusinessFamily Association of Association “Prop Business of California California

10 could hurt Regulation homeowners byofauthorizing a new government Allows Single Family Homes bureaucracy that can tell homeowners what they can and cannot do with their own private residence. It could make homes more expensive for California SmallCalifornia Business Small Association government dictate pricing forhome.” privately owned single-family homes, controlling how Business Association future buyers•andAllows hurt families trying totopurchase their first California Chamber of Commerce California Chamber of Commerce much homeowners can charge to rent out Steve White, President, California Association of REALTORS their home – or even just a room. It may even lead to California Taxpayers Association California Taxpayers Association bureaucrats charging homeowners a fee for taking their home off the rental market.

California Taxpayer Protection California Taxpayer Protection Committee “Prop California Taxpayers UnionTaxpayers Union California Committee

10 does nothing to build new affordable housing that California families desperately need.

Instead, it Places will limit new construction,inimpose fees of on housing andwith increase cost ofto living Bureaucrats Charge Housing thethe Power AddforAdditional Fees Californians Against Wasteful Californians Against Wasteful thousands of Californians.

That is why I am urging people to vote no on Prop 10.”

Spending Spending • Puts as many as 539 rental boards in charge of housing and gives government agencies unlimite John Gamboa, President, California Community Builders Howard Jarvis Taxpayers Association Howard Jarvis Taxpayers Association power to add fees on housing that will be passed on to tenants in the form of higher rents – Institute of RealInstitute Estate Management of Real Estate Management – California – California making homes and apartments even more expensive.

“California’s already suffering from a housing crisis. Prop 10 will further drive up the cost of housing, Pro-Small Biz California Pro-Small Biz California making California even more unaffordable for those living paycheck-to-paycheck. It also gives false hope The Two Hundred The Two Hundred Putspoor Taxpayers at Risk with for even Millions Costs housing options.”

United Latinos Vote to the working who find themselves fewer in andLegal more expensive United Latinos Vote Central Valley Business Federation Robert Apodaca, Executive Director, United Latinos Vote Central Valley Business Federation • Requires California taxpayers to pay the proponents of the initiative’s legal bills if homeowners, (BizFed) (BizFed) tenants or voters challenge the law in court. Even if the proponents lose in court, taxpayers will Fresno ChamberFresno of Commerce Chamber of Commerce “Prop 10 will make it harder findtheir affordable housing in the San Fernando Valley, Greater Irvine Chamber of Commerce still be on for therenters hook totopay legal bills.

Greater Irvine Chamber of Commerce Kern County Taxpayers Association traditionally an area of Los Angeles that has been an affordable place for middle class families, and Kern County Taxpayers Association Los Angeles AreaLosChamber of employers looking to fill jobs. And homeowners will be forced to shift their properties to other Angeles Area Chamberimpact of Commerce Commerce Adds Tens Costsuncertainty to Local ofGovernments uses like vacation rentalsoforMillions condos dueintoNew the onerous hundreds of unelected rental Los Angeles Business Federation Los Angeles Business Federation boards and commissions.

Prop 10 is flawed and will only exacerbate the housing crisiscould and prevent (BizFed) • The state’s non-partisan legislative analyst says the measure increase costs for local (BizFed) millions of dollars in development and new jobs from entering the area.”

Mountain View Chamber of Commerce Mountain View Chamber of Commerce governments by tens of millions of dollars per year and cost the state millions more in lost Orange County Business Council President, Valleycould Industry Commerce Association Stuart Waldman,revenue, Orange County Business Council which meanand diverting funds from other vital state services.

Palo Alto Chamber Commerce PaloofAlto Chamber of Commerce

Sacramento Metropolitan Chamber of Chamber of Sacramento Metropolitan “We oppose Commerce Commerce

Prop 10 because it would allow unelected bureaucrats to impose fees on all housing, Drives Up the Cost of Existing Housing single­family homes, with no vote of the people or local elected body. This will make housing San BernardinoSan AreaBernardino Chamber ofArea Chamber • not New government fees and regulations will give homeowners a huge financial incentive to more less.” of expensive, Commerce Commerce Jon Coupal, President, Taxpayers Association convertHoward rentalJarvis properties into more profitable uses like short-term vacation rentals – San Diego Regional Chamber of Chamber of San Diego Regional increasing the cost of existing housing and making it even harder for renters to find an Commerce Commerce Silicon Valley Taxpayers Association affordable to live.

Silicon Valley Taxpayers Association “For seniors on Social Securityplace and fixed incomes, Prop 10 could be devastating.”

Sacramento Taxpayers Association including Sacramento Taxpayers Association

Southwest California Legislative Southwest California Legislative Marilyn Council Council The Silicon Valley TheOrganization Silicon Valley Organization Valley Industry and Commerce Valley Industry and Commerce Association Association

*Partial List

*Partial List

Markham, Board Member, California Senior Advocates League

BOTTOM LINE: Prop 10 has too many flaws and will make the housing crisis worse.

Vote NO on November 6th!

Paid for byPaid No on A Flawed Will Make The Make Housing Worse forProp

by No10on– Prop 10 – Initiative A FlawedThat Initiative That Will TheCrisis Housing Crisis Worse a coalitionaof housing advocates, renters, large and small businesses, taxpayer groups, and veterans coalition of housing advocates, renters, large and small businesses, taxpayer groups, and veterans Committee major funding from Committee major funding from Michael K.Michael Hayde, including & Affiliated K. Hayde, Western includingNational WesternGroup National Group & Entities Affiliated Entities California California Association of Realtors Association of Realtors Lewis Pacific Partners, contributions from Lewisfrom Investment Company,Company, LLC Lewis Pacific including Partners, aggregated including aggregated contributions Lewis Investment LLC funding details at www.fppc.ca.gov funding details at www.fppc.ca.gov

For more information, For more visit: information, visit: www.Prop10Flaws.com www.Prop10Flaws.com Info@Prop10Flaws.com Info@Prop10Flaws.com Coalition Members:

Statewide Organizations: California Business Properties California Community Builders

Fact Sheet

Prop 10, the so-called “Affordable California Housing Act,” is anything but affordable housing. Don’t be fooled, the American Seniors Association Taxpayers Association initiative is bad forofhomeowners and renters Taxpayers – and will Union make California’s housing crisis worse.

Building Owners and Managers Association California California Rental Housing Association California California Senior Advocates League Californians Against Wasteful Spending California State Conference of the California Building Industry NOAssociation on Prop 10. It just has tooFamily manyBusiness flaws. Association of California National Association for the Advancement People Properties Association Californiaof Colored Business Howard Jarvis Taxpayers Association (NAACP) California Business Family Business Association of Roundtable Allows Regulation of Single Family InstituteHomes of Real Estate Management – California California California Chamber of Commerce Owners • Allows government to dictateMinority pricingApartment for privately ownedAssociation single-family homes, controlling how California Small Business Association California Chamber of Commerce Builders much homeowners can charge to rent out their home – or even just a room. It may even lead to California Community National Association of Industrial and Office California Taxpayers Association bureaucrats charging homeowners a fee for taking their home off the rental market.

California Rental Housing Association Properties – California California Taxpayer Protection Committee California Senior Advocates League National Community Renaissance California Taxpayers Union Bureaucrats in Charge of Housing with the Power to Add Additional Fees California Small BusinessPlaces Association Pro-Small Biz California Californians Against Wasteful Spending Puts as many as 539 rental Rboards charge of housing and gives government agencies unlimited California State Conference •of the National StreetinInstitute Howard Jarvis Taxpayers Association to addPeople fees on housingThe that be passed on to tenants in the form of higher rents – Association for the Advancementpower of Colored Twowill Hundred Institute of Real Estate Management making homes and apartments even more expensive.

–(NAACP) California The Urban Lady Foundation Pro-Small Biz California California Taxpayer Protection Committee The Two Hundred United Latinos Vote Association

California Business Roundtable

United Latinos Vote

Puts Taxpayers at Risk for Millions in Legal Costs •

Requires California taxpayers to pay the proponents of the initiative’s legal bills if homeowners, tenants or voters challenge the law in court. Even if the proponents lose in court, taxpayers will Fresno Chamber of Commerce Anaheim Chamber of Commerce still be on the hook to pay their El Centro Chamber of Commerce legal bills.

Greater Irvine Chamber of Commerce Kern County Taxpayers Association Apartment Association, California Southern Cities El Dorado County Chamber of Commerce Los Angeles Area Chamber of Apartment Association of Greater Los Angeles Dorado Chamber of Commerce Commerce Adds Tens of Millions in New ElCosts toHills Local Governments Los Angeles Business Federation Apartment Association of Orange County Encinitasanalyst Chamber Commerce • The state’s non-partisan legislative saysofthe measure could increase costs for local (BizFed) Mountain Chamber of Commerce governments by tens of millions of dollars year andof cost the state millions more in lost Apple View Valley Chamber of Commerce Fountain Valleyper Chamber Commerce Orange County Business Council revenue, which could mean diverting funds from other vital state services.

Berkeley Property Owners Association Fresno Chamber of Commerce Central Valley Business Federation (BizFed)

Regional Organizations:

Palo Alto Chamber of Commerce

Better Housing for Long Beach Fullerton Association of Concerned Taxpayers Drives Up the Cost of Existing Housing Calaveras County Taxpayers Association Greater Bakersfield Chamber of Commerce Sacramento Taxpayers Association • New government fees and regulations will give homeowners a huge of financial incentive to San Bernardino Area Chamber ofof Commerce Camarillo Chamber Greater Huntington Park Area Chamber Commerce convert rental properties intoCommerce more profitable uses like short-term vacation rentals – Central Valley Business Federation (BizFed) San Diego Regional Chamber of increasing the cost of existing housing and making it even harder for renters to find an Commerce Chico Chamber of Commerce affordable place to live. Greater Irvine Chamber of Commerce Silicon Valley Taxpayers Association Greater Merced Chamber of Commerce Southwest California Legislative Taxpayers (CO$T) Coalition of Sensible Council Greater Tehachapi Chamber of Commerce Compton Branch - National Association for the The Silicon Valley Organization BOTTOM LINE: Advancement of Colored People (NAACP) Hawthorne Chamber of Commerce Valley Industry and Commerce Prop 10 has too many flaws and will make the housing crisis worse.

Association East Bay Rental Housing Association Hollywood Chamber of Commerce *Partial List Sacramento Metropolitan Chamber of Commerce

Vote NO on November 6th!

Paid for by Paid No on 10 on – AProp Flawed That Will Make Crisis WorseCrisis Worse forProp

by No 10 –Initiative A Flawed Initiative ThatThe WillHousing Make The Housing a coalition of housing advocates, renters, large and small taxpayer groups, andgroups, veterans a coalition of housing advocates, renters, largebusinesses, and small businesses, taxpayer and veterans CommitteeCommittee major funding from major funding from Michael K. Hayde, National Group & Affiliated Michaelincluding K. Hayde,Western including Western National Group &Entities Affiliated Entities California Association of Realtors of Realtors California Association Lewis Pacific Partners, contributions from Lewis from Investment Company, LLC Lewis Pacificincluding Partners,aggregated including aggregated contributions Lewis Investment Company, LLC funding details at www.fppc.ca.gov funding details at www.fppc.ca.gov

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contributors

ONLINE

DANIEL BORNSTEIN As the founding attorney of Bornstein Law, Broker of Record for Bay Property Group, and expert witness, Daniel Bornstein is a wellrespected expert in rental housing disputes and other real estate issues with over 23 years of experience in handling real estate and civil litigation related disputes in and throughout the Bay Area. His expertise in property management, leasing, rent control, and all manner of complex real estate litigation has made him a leader in the Bay Area’s real estate landscape.

CLIFFORD FRIED Clifford has been a real estate lawyer for over 30 years focusing his practice on leasing law, rent control, and occupancy issues. He has handled hundreds of trials and appeals in his career. He lectures on various real property issues and writes for several local apartment magazines and publications. He maintains the highest ratings by Avvo and Martindale-Hubbell and was named a Super Lawyer by San Francisco Magazine.

ANNIE TEGNER Annie is a third generation East Bay native and Realtor. She is passionate about her hometown, staying informed on rental laws, and creating real estate opportunities for everyone. She began her career as a resident manager of a 38-unit building near Oakland’s Lake Merritt. Now in full time real estate sales with occasional leasing, she primarily works with clients seeking or selling income property, and buyers and sellers of single-family homes. She loves socializing and making even the mundane things of life fun.

SERENITY THOMPSON

TENANT SCREENING EBRHA provides members with lowcost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of 2018, rental property owners can collect a maximum of $49.12 for an application fee.

MEMBER PRICING Basic Report*. . . . . $15 Bad Check Search. $10 SSN Search . . . . . . . $7 Criminal . . . . . . . . . $10 Verbal and Fax Reports.Add $20

*Includes TransUnion credit report, FICO score and eviction history.

Sign-up and inspection required.

Call EBRHA for details.

Serenity Thompson is a licensed Realtor and member of the East Bay Rental Housing Association. She has 20 years of experience in lifestyle, luxury and hospitality marketing.

510.893.9873 | FAX 510.893.2906 www.ebrha.com TEL

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INFORMATION n NETWORKING n ADVOCACY n COMMUNITY IMPROVEMENT

12TH ANNUAL

Trade Expo & Symposium

DON’T MISS THIS SPOOK-TACULAR EVENT! All Bay Area rental housing vendors are invited to EBRHA’s 12th Annual Trade Expo. Share best practices and meet face-to-face with hundreds of rental owners who seek assistance with maintenance, management, legal and financial issues.

This year, our Expo will feature a Halloween theme and costume contest. Everyone is encouraged to participate for a chance to win fabulous prizes. Space is limited, so claim your space in advance!

VENDORS: RESERVE YOUR SPACE TODAY! THURSDAY, OCTOBER 25 3:00 PM - 7:00 PM GREEK ORTHODOX CATHEDRAL 4700 LINCOLN AVE, OAKLAND, CA

TO CLAIM YOUR SPOT

EMAIL ERICA AT EYARBROUGH@EBRHA.COM OR CALL 510-893-9873

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news

Update: Richmond 2018 Annual General Adjustment

EBRHA Member Involvement Needed More Than Ever to Fight Flawed Local & State Proposals AT THE END OF AN 11-HOUR LONG OAKLAND COUNCIL MEETING IN JULY,

all council members voted to move to the Novem-

ber ballot a vacancy tax and a proposal to remove the owner-occupied exemption from the Just Cause ordinance. While Councilmember McElhaney proposed the idea of keeping the exemption for owners who have lived in their buildings for 7+ years, as well as including 4-unit buildings in the exemption, Councilmember Kalb said it was “too late” to make changes. Once again, Oakland elected officials told us one thing and then voted against us. Their latest actions will ultimately reduce the rental housing stock in the East Bay and hurt renters. It is abundantly clear that the only people

In June 2018, members of the Richmond Rent Board adopted Regulation 17-11, announcing the 2018 Annual General Adjustment (AGA) rent increase for controlled rental units of 3.6%. Effective September 1, 2018, the maximum allowable rent for tenancies in effect prior to September 1, 2017, will increase to 3.6%. To apply the 2018 AGA rent increase, rental owners must comply with state law requirements and file a notice of rent increase with the rent board within two business days after service on the tenant, in accordance with the rent increase procedure on the rent program website, found at www.richmondrent.org. Rent increases for the 2018 AGA may not take effect prior to September 1, 2018. What if the rental owner never applied the 2016 or 2017 AGA rent increases? Rental owners may apply deferred AGA rent increases. However, there are restrictions on how much of an increase can be applied in any 12-month period in accordance with Rent Board Regulation 17-09. Visit www.richmondrent. org/increase to access resources such as notice of rent increase templates, a maximum allowable rent calculator, and more. For more information about the Richmond ordinances, please visit www.richmondrent.org.

Oakland council members serve are themselves. Their number one priority is not to serve others, but to get re-elected. This Oakland ballot measure is in addition to threats at the state level to repeal the Costa-Hawkins Rental Housing Act through Proposition 10. EBRHA member involvement is needed now more than ever!

To keep up to date on upcoming meetings and events, go to www.ebrha.com/events, and be sure to visit www.

Prop10Flaws.com to donate and get involved to preserve your property rights.

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Important Update to EBRHA Lease: Flood Hazard Disclosure Bill AB 646 requires rental property owners to disclose to

tenants whether a property is located in a flood hazard area if the owner has “actual knowledge” of such information.

Disclosures are required for every lease or rental agreement beginning July 1, 2018. In response to this new law, EBRHA has updated all of its

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rental agreements to include the flood hazard disclosure (now found on page 7 of EBRHA’s rental agreement). The forms are now available to members on EBRHA.com under the “Forms” page. This requirement is only required in leases or rental agreements for residential property entered into on or after July 1, 2018. EBRHA members are advised to discard any residential lease or rental agreement that does not contain these revisions. “Actual knowledge” includes, but is not limited to the following: 1) The owner has received written notice from any public agency stating that the property is located in a special flood hazard area or an area of potential flooding; 2) The property is located in an area in which the owner’s mortgage holder requires the owner to carry flood insurance; and 3) That the owner currently carries flood insurance. Other mandatory disclosures include the following: 1) That the tenant may obtain information about hazards, including flood hazards, from a specified website maintained by the Office of Emergency Services (http:// myhazards.caloes.ca.gov); 2) That the tenant should consider purchasing renter’s insurance or flood insurance to insure his or her possessions from loss because the owner’s insurance does not cover such loss; and 3) That the owner is not required to provide additional information concerning flood hazards to the property and that the information provided by this bill is deemed adequate to inform the tenant. The purpose of the bill is to ensure tenants are aware of any potential threat that the property may flood. According to the author, tenants are often not aware if a property is prone to flooding or has had a history of flooding prior to signing a rental agreement. To download these and other rental forms, log into the member portal on EBRHA.com and enter your username and password. Then click on “Download Exclusive Rental Forms” to be taken to the forms page. RH

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property management called a nuisance. Though this may not be covered under the covenant of quiet enjoyment, the offending tenant could be culpable of a lease violation.

Parking Wars Best practices for handling parking issues on your properties. BY DANIEL BORNSTEIN

I

always enjoyed watching Parking Wars, A&E’s popular reality television series that follows traffic enforcement employees as they ticket, “boot,” tow and release cars back to their owners in the performance of their parking enforcement duties. If you haven’t followed the show, you can nonetheless imagine that these encounters can get heated.

There are other parking wars being waged in rental units throughout the Bay Area, with space such a scarce and prized commodity. The maddening quest for street parking is not just a tribulation for drivers, but often a trial for tenants.

Rental owners are charged with the fundamental task of providing tenants a nice place to live and useful amenities.

In turn, tenants pay for the privilege of residing there. With adequate parking one of the most important amenities to tenants, it’s no surprise it can also be 12 RENTAL HOUSING

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Don’t Let Parking Wars Fester From our law firm’s experience in managing owner-tenant relationships, Bornstein Law has found that some owners and property managers are conflict avoiders and would rather kick the can down the road in hopes that conflicts will somehow work themselves on their own without proactive action. When this wishful thinking fails, the underlying conflict is almost always enlarged, and so we advise owners or their agents to reign in parking spaces and take proactive action by serving a 3-Day Notice to Cure or Quit and if the violating tenant continues to park where they don’t belong.

What Does the Lease Say? Like most rental rules, much miscommunication can be avoided with an ironclad lease that addresses parking and anticipates potential issues with the unique circumstances of the property. Some owners have the tendency to use stale, outdated leases that leaves parking a dangling, ambiguous topic. Here are just some of the considerations that should be aired one of the top causes of frustrations and out in the lease agreement: conflict between owners, tenants and 1) Vehicles in areas that are not other residents living in close quarters. designated for parking, such as lawns, Implied in every California lease is common areas, in front of dumpsters, the tenant’s right to reasonably occupy double parking, cars off to the side of the the dwelling peacefully and without driveway or parking lot, etc. recurring disruption. A loss of parking, 2) Each unit assigned specific parking then, may very well constitute a breach spaces, accommodating parking for the of the owner’s duty. tenant’s own vehicles with assigned parkNot uncommonly, there are invening spaces, perhaps painting numbers for tive tenants who carve out makeshift each parking stall and recording them in parking spaces that are not authorized the lease agreement or a parking addenor interfere with another dum, even ID stickers tenant’s “quiet enjoy“Like most rental for tenant vehicles to ment” of their dwelling. rules, much misdisplay.

Of course, another tenant communication can 3) Clarification of is not allowed to infringe be avoided with an guest parking rules: on their neighbor’s right ironclad lease that Tenants are allowed by to quiet enjoyment and addresses parklaw to have guests at since a tenant does not ing and anticipates the property that they have a lease with his potential issues with are renting or leasing, or her neighbor, taking the unique circumand while the owner can over another resident’s stances of the propimpose limits on how assigned parking spot is erty.” long those visitors can

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stay, often not spelled out in the lease is where those guests park. Tenants or his or her guests should have a clear understanding that parking in another resident’s assigned space is not allowed and perhaps, subject to towing.

4) Specifying a specific, properly-sized motorized vehicle for each parking space: Improvising tenants may attempt to squeeze in a motorcycle with their car, or take full advantage of the parking space with a weekend RV, trailers, boats and other vehicles that push the envelope of a reasonably-sized parking space. Other times, there may be instances of junked or inoperable vehicles that create an eyesore to the property. Similarly, some tenants may have an affinity for excessive washing or repair of a vehicle, creating an impromptu car wash or auto repair shop with tools and trinkets that spill into areas that are designated for other tenants.

If tenant parking is glaringly absent from your rental agreement, perhaps it’s time to sit down with an attorney to plug the holes (EBRHA also provides members with a parking agreement, available in the “Forms” section at EBRHA.com).

Whether the physical space is altered through additions, conversions and the like, tenants come and go, or other circumstances of the rental business change, parking accommodations can change with it. Parking rules can be an evolutionary process, with owners discovering new issues and facing unheard-of situations on a regular basis.

Since parking is such a potentially contentious amenity, we recommend owners communicate any parking changes in writing, perhaps in the form of an addendum, and the owner may also consider changing the terms of the tenancy. The owner’s ability to modify the rental agreement and the required amount of notice afforded will depend on how cooperative the resident is, the tenancy type and how long the tenant has occupied the unit.

Still, Other Issues Linger A tenant who is given a place to park may improperly convert the space into a storage area and worse, create a living space. Using garages for human habitation is typically a lease violation and

UPCOMING WORKSHOPS Rental Property Management (RPM) 102 D ATE & TIME

SPEAKER

PRICE

TOPICS

WEDNESDAY, SEPTEMBER 5; 2:00 P.M. - 3:30 P.M. Carmen Madden, EBRHA Board Member Members: Free; Non-members: $69 Disclosures, Rental Agreements, Addenda, Lease Violations

QuickBooks: Beyond the Set Up D ATE & TIME

SPEAKER

PRICE

DETAILS

TOPICS

TUESDAY, SEPTEMBER 18; 2:00 P.M. - 3:30 P.M.

Sue Larsen, QuickBooks ProAdvisor & EBRHA Accounting Specialist EBRHA Members: $39; Non-Members: $69 A follow up to the Beginning QuickBooks workshop Learn to work with bank accounts, bank feeds, credit cards, loan accounts, payments, and sales. In addition, you’ll learn to post your mortgage correctly and keep track of loans.

Fair Housing & Your Rental Business D ATE & TIME

SPEAKER

PRICE

TOPICS

TUESDAY, SEPTEMBER 25; 2:00 P.M. - 3:30 P.M.

Angie Watson-Hajjem, ECHO Housing Free to EBRHA Members Fair Housing Overview, Disability Issues, Families & Children, Occupancy Standards, Advertising Units

EVENING EVENT

Managing Roommates & Subtenants D ATE & TIME

SPEAKER

PRICE

TOPICS

THURSDAY, SEPTEMBER 27; 6:00 P.M. - 7:30 P.M. Clifford Fried, Fried & Williams LLP EBRHA Members: $39; Non-Members: $69 Subleasing Laws, Lease Violations, Controlling Occupants

Unless noted, all workshops are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 ebrha.com

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RENTAL HOUSING 13

exposes owners to significant liability.

Another issue we see is when an owner takes away parking in a rent-controlled jurisdiction. If the aggrieved parker feels that they have been shortchanged any amenities promised in the rental agreement, the tenant can petition a rent board for a reduction in base rent because any perceived reduction in amenities should be met with a commensurate reduction in rent, he or she will argue.

A Word About Towing Owners can tow improperly parked on their rental property, with many caveats.

If the parking obstruction is deemed not too severe, we might advise owners to have a polite conversation to air out the issue before availing the California Vehicle Code and calling the tow company.

Merely because an owner “may” remove a vehicle does not necessarily mean they “should.” Stranding tenants may not further the owner’s best interests. Nor does turning a blind eye, such as when a third party’s vehicle prevents another tenant’s

ingress and egress. Reasonable judgment and common sense should be used.

If towing a vehicle is necessary, the law requires ample notice be given to the tenant that he or she risks having the improperly parked vehicle towed.

This prominent notice must be displayed at the entranceway to the property — although rental property owners can elect to display these warnings elsewhere, it must at least greet tenants upon their entry to the rental property.

The sign must contain the name and telephone number of the towing company, as well as the phone number of local law enforcement so that the wayward parker can ascertain the whereabouts of the vehicle and be afforded the opportunity to recover it.

of tenants. This ordinance aims to deter owners from threatening to, interrupting, terminating, or failing to provide housing services. When a tenant feels that the owner has adversely affected their parking arrangements, it is possible that harassment or intimidation can be alleged.

Berkeley likewise anticipated illegal evictions through intimidating or coercive conduct and codified this disfavor into law. (B.M.C. 13.79.060) The quintessential point is that parking policies should be well-thought-out, documented and clearly understood by all parties. If there is a gaffe in communication, rent boards are all too willing to air out the resident’s parking grievance, often to the detriment of the owner. RH

Harassment In 2014, the Oakland City Council adopted the Tenant Protection Ordinance (“TPO”) in response to a perceived rash of owner harassment and intimidation that purportedly led to the displacement

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Daniel Bornstein is the founding attorney of Bornstein Law, Broker of Record for Bay Property Group, and an expert witness. He can be reached at daniel@bornstein. law or 415-409-7611.

CRITICAL MEMBER WORKSHOPS!

Organizing for Government Action This November, three harmful local and state ballot measures threaten to worsen the housing shortage and put your future at risk. In response, EBRHA is hosting workshops that will provide you with the tools and information needed to fight these measures. Two convenient dates to choose from: Date: Saturday, August 25, 2018 Time: 10:00 a.m. - Noon Price: Free to EBRHA Members Only

Date: Wednesday, August 29, 2018 Time: 6:00 p.m. - 8:00 p.m.

Price: Free to EBRHA Members Only

Attend this important workshop to learn about: • • • • •

Prop 10 and how it affects the rental community The threat to remove Oakland’s owner-occupied exemption Oakland’s proposed vacancy tax How you can get involved And more!

RSVP TODAY AT EBRHA.COM/EVENTS 14 RENTAL HOUSING

| AUGUST 2018 |

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UPDATED CURRICULUM!

Invest in your career!

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

Presented by:

You’ll learn about: • Occupancy rates

• Contractors and vendors

• Comprehensive marketing plans

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

• Sales team management and product readiness

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

• Systematic employee evaluation

• Equitable treatment of current and potential residents

• Employment regulations and record keeping

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

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

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance honestly and accurately

• Service request process • Apartment turnover process

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

For more information, visit naahq.org/CAM

*Member price

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RENTAL HOUSING 15

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leasing Most people look at listing pictures first and then decide if they want to read the text. Therefore, it is vital that you include high-quality photos of the entire property.

For more tips to produce great apartment photography, turn to page 16 of this issue.

Keys, Please!

Tips to write effective rental listings that fill your vacancies. BY SERENITY THOMPSON

T

he first step in finding amazing tenants is to create quality rental ads. Why? Because a polished rental ad will attract high-quality applicants.

Each rental listing is a representation of the rental unit, so your ad should resemble the type of tenant you are trying to attract. If your listing looks haphazardly thrown together, renters will assume the same about your unit. If your ad doesn’t showcase the unit well, you won’t be able to entice people to see it in person.

In the midst of hundreds of other rental ads, all screaming for the attention of prospective renters, your ad needs to accomplish two goals: 1) Get the prospect to click to view more details, and 2) get the prospect to respond by text, phone, email, or by fill16 RENTAL HOUSING

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ing out a form To achieve these goals you need to create a simple yet compelling listing.

Here are some key components of a results-driven listing.

Use The Right Hook Next, you need to promote the hook in your listing. Maybe you’re a pet-friendly property, or maybe you have a pool.

The hook includes various aspects of the community surrounding the unit and the amenities you offer. Fitness, great transportation, gardening, green living, top schools and pet-friendliness are great hooks.

Descriptive Copy A great listing needs descriptive copy.

When creating a rental ad, you should try to describe the property as accurately as possible without giving false impressions. Rental listings should include basic details like move-in price, including rent amount, fees, and security deposits. However, you can go beyond the basics and include other key factors such as walk scores, proximity to public transit, and neighborhood hotspots.

Rental owners are also encouraged to use exact numbers when possible, such as when listing the distance to a grocery store or a bus stop. If you’re hosting an open house, be sure to include instructions for your prospects.

Don’t Skirt the Price Surprisingly, even rental ads that list high rent prices get more views than those without prices at all. Asking the renter to Include Eye-Catching Photos “call for a price” only creates an addiFirst, you need great photos to include tional barrier for them, and they typically in your listing. At a minimum, you won’t follow through. should include photos “If your listing looks So be sure to include as of the following areas: haphazardly thrown many important details kitchen (specifically together, renters will as possible when creatappliances), living room assume the same ing your listing. (from multiple angles), about your unit. bathroom (including any If your ad doesn’t Be Specific storage areas), bedroom List the number of (don’t forget the closets!), showcase the unit well, you won’t be bedrooms, bathrooms, any outdoor space, pool able to entice peoand bonus rooms in the (if applicable), and floor ple to see it in perrental description. Most plans and dimensions (a son.” simple sketch will suffice)

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people assume there is a kitchen, living room, and some sort of eating area. If there isn’t, say so up front.

Use Rich Adjectives and Keywords Use vivid, descriptive language when describing your rental units. Consider the following: spacious garage, inspiring views, private yard, walking distance to BART, stainless steel appliances. These are all descriptive, search-friendly terms that will increase the appeal of your ad.

Specify Brands of Fixtures and Finishes If you have a high-end rental, be specific and include high-end or unique features, such as “Viking Oven and Range.” Highend and unique details will help you attract more prospective tenants.

Use the Default Map and Give Directions In your listing, be sure to give specific directions that reference notable landmarks or local amenities, and be sure to use the default embedded map feature on web listing platforms. After all, location is everything. When mentioning distances, saying “approximately 1 mile from BART” is not accurate if your unit is 1.5 miles away. Always give an exact distance from a location if possible. Google Maps makes it easy to calculate distances.

Use Bulleted Lists Let’s be honest, no one likes reading huge blocks of text. Especially on the web, readers prefer to skim headlines and bulleted lists. A study that tracked readers’ eye movements found that web readers followed the same F-shaped scanning pattern regardless of content. In other words, they were scanning for headlines and bulleted items, even when the content was in block format.

Now you are on your way to writing rental listings that work hard so you don’t have to. Top off the process with an efficient open house showing (or private viewings, if you prefer), then sit back, relax and plan your next project! RH Serenity Thompson is a licensed REALTOR and member of EBRHA. She has 20 years of experience in lifestyle, luxury and hospitality marketing. She can be reached at serenity.thompson@ bhghome.com

UPCOMING EVENTS Small Property Owners Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

TUESDAY, SEPTEMBER 11; 4:00 P.M. - 5:00 P.M. Wayne Rowland, EBRHA President Free to EBRHA members only An informal discussion on management issues and solutions

LUNCH-N-LEARN

Getting Your House in Order D ATE & TIME THURSDAY, SEPTEMBER 13; NOON - 1:30 A.M.

SPEAKER Terry Allen, CFP, AWMA, Enhance Wealth Advisors

PRICE EBRHA Members ­— $20 (includes lunch) TOPICS Estate Planning, Trusts, Wills, POA, Probate, Incapacity

IMPORTANT!

EBRHA Member Meeting D ATE & TIME SATURDAY, SEPTEMBER 15; 9:30 A.M. - NOON

PRICE Free to EBRHA members only TOPICS Take action! Help defeat Prop 10, the removal of owner occupied exemption, and vacancy tax. Presented by EBRHA’s Government Action Committee

Member Networking Mixer D ATE & TIME LOCATION

PRICE

DETAILS

WEDNESDAY, SEPTEMBER 26; 5:00 P.M. - 7:00 P.M.

Aisle 5 — 3320 Grand Ave, Oakland Free to members only (hosted appetizers, no-host bar) Mix and mingle with other EBRHA members, board, and staff at Oakland’s Aisle 5

Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

TO REGISTER, GO TO EBRHA.COM/EVENTS ebrha.com

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FEATURE

Ca aL

apturing Lifestyle Produce eye-catching photography that attracts renters to your properties. BY TIM BLACKWELL

A

picture is said to be worth a thousand words. But when it comes to photography in multifamily, a shot featuring the property shouldn’t be that verbose. The right picture with the right angle, the right composition and the right lighting should send the very concise message to prospective renters that this is the place to be.

For property management companies on a limited budget who aren’t fortunate to have a shutterbug on the payroll, visual story telling can be difficult.

Posting a drab photo of a community can turn off prospects who land on the website. They’re likely to move on to the next property on their short list without a second thought.

That’s when the right group of photos that capture the true living experience can make a difference. Compelling images that highlight amenities and interior and exterior features stand out, especially among the wealth of media and information that begs today’s apartment hunter.

“I don’t think some people in this business fully understand how a photo

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Simple Tips to Produce EyeCatching Apartment Photos

can make or break a consumer’s opinion,” says veteran apartment photographer Ed Blinn. “The first impression means everything.”

Take Photos That Will Convince Prospects to Rent

APARTMENT ASSOCIATION OF TARRANT COUNTY’S DIRECTOR OF COMMUNICATIONS ED BLINN has taken thousands of photos of apartments. Here are some of Blinn’s tips on taking great pictures of apartment communities: USE THE RIGHT EQUIPMENT Blinn says the good news is that the novice photographer can employ a consumer-end digital SLR without a big CapEx signoff. Packages that include a camera body, an 18-55mm lens and bag start around $500.

INVEST IN A TRIPOD A tripod is a good investment, as they can be purchased for less than $100. Even though many lenses today are equipped with image stabilizers, a strong and sturdy tripod will maximize sharpness and photo quality.

USE NATURAL LIGHT Avoid using a flash for interior shots and rely on natural light as much as possible. But Blinn cautions that the glow of light through open blinds inside a unit can distract the viewer from content in the photo, so be sure to close the blinds.

COMPOSE YOUR SHOT It takes a good eye to compose shots so the subject demands a longer look. Blinn recommends starting with the Rule of Thirds, a fundamental photo technique where the photographer envisions using guide lines and their intersection points to align the subject, usually off-center.

STAGING AND SETUP For exterior shots, make sure the grounds are well kept, clean and appealing. Take landscape photos the day after the crew mows and trims, when everything is neat and orderly. And pick up the trash. RH

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Blinn, who is the Apartment Association of Tarrant County’s director of communications, has taken thousands of photos of apartments.

At AATC, he’s affectionately known as “The Photo Guy.” He believes the plethora of videos and images vying for consumers’ attention is all the more reason to showcase the property through compelling photos. Yet, some property managers tend to lose focus by showcasing what they think is great about their community without regard to what prospects may want to see.

What the prospect is looking for, Blinn says, are images that relate to a desirable lifestyle or location. That requires mining the elements that invite the prospect to linger on the website.

“Consumers care about the details, not the operations,” he said. “A property should focus on the amenities and features, the things that sets it apart.”

Take photos that will convince customers to rent your apartments, Blinn said. That means understanding the audience when attempting to capture the community’s flavor. At the end of the day, if the photo doesn’t speak to the audience then it’s not doing the job.

His short list for photos that sell includes those that focus on features and space inside and outside the apartment, an inviting pool shot and dog parks (if applicable). And also thinking about what you’d want as a renter.

“Put yourself in their shoes and create all the pics you’d want to see when searching for an apartment yourself.”

Tips for Creating Property Photos That Sell

Taking those great shots requires a plan and some basic photo expertise. The good thing, Blinn says, is that with the abundance of mobile photo technology available, expensive equipment isn’t a necessity to capture great images.

OPTIMIZE YOUR BOOKKEEPING

NEW! EBRHA Bookkeeping Consulting Service Need help selecting accounting software, setting up your books, or running reports for your rental housing business?

EBRHA’s Accounting Specialist and QuickBooks ProAdvisor Sue Larsen is available for bookkeeping consultations.

To get started, contact Sue Larsen for fees and availability.

SLARSEN@EBRHA.COM OR 510-318-8302

image in a matter of minutes.

4. Compose your shot: This isn’t rocket science, but it takes a good eye to compose shots so the subject demands a longer look. Blinn recommends starting with the Rule of Thirds, a fundamental photo technique where the photographer envisions using guide lines and their intersection points to align the subject, usually off-center.

Composition requires effective balance achieved through cropping of the subject either before the photo is taken or afterward.

The idea is to excite the senses as much as possible. For example, a pool photo is improved when a water fall or brightly colored flowers in a nearby planter are cast to one side. The splash and waves falling into the pool are refreshing, and flowers offer warmth and an extension of the pool’s surroundings are appealing. A Plain Jane pool shot without any thought to composition is just any old pool.

“By understanding basic composition, you can deviate and experiment with different camera angles and play with composition all you want,” Blinn said. “At the end of the day, simple is best, especially when it comes to showcasing home or apartment features. So save your Batman angles for Instagram.”

5. Staging and setup: Not only is it important to set the camera in the right place to take a well-composed shot, you should move things in the environment as much as possible to improve subject matter, Blinn says. For exterior shots, make sure the grounds are well kept, clean and appealing. Take landscape photos the day after the crew mows and trims, when everything is neat and orderly. And pick up the trash.

“People want to see those elements that are well kept,” he said. “Make sure you have shots that support the community.

You’re not going to get them out there unless they have a reason to get out there.”

Above all, apartment interiors should appear spacious and unconfined, but be careful not to misrepresent the property.

“Taking those great shots requires a plan and some basic photo expertise. The good thing, Blinn says, is that with the abundance of mobile photo technology available, expensive equipment isn’t a necessity to capture great images.”

Still, he recommends for DIYers to invest in at least a basic single lens reflex camera (SLR) and tripod to take quality pictures.

Here are some of Blinn’s tips on taking great pictures of apartment communities: 1. Use the right equipment: This may sound daunting and expensive. Quality photographers spend thousands on their cameras and accessories, and that’s why they charge a lot.

But Blinn says the good news is that the novice photographer can employ a consumer-end digital SLR without a big CapEx signoff. Packages that include a camera body, an 18-55mm lens and bag start around $500.

While these are great starter packages, Blinn recommends investing a little more in a wide-angle lens (14mm or 17mm) for interior shots. Also, while most cameras have auto exposure functions designed to simplify picture making, “you’ll need to make sure you understand all the settings on the camera to use it effectively.”

A good starting point is taking advantage of free or inexpensive lessons that some retailers offer with purchase of a camera.

2. Invest in a tripod: A tripod is a good investment, as they can be purchased for less than $100. Even though many lenses today are equipped with image stabilizers, a strong and sturdy tripod will maximize sharpness and photo quality.

“Having tack sharp focus is extremely important when photographing anything, especially something that should highlight the detail,” Blinn said. “Don’t let the photo store clerk trick you into buying equipment you don’t need. You only need something sturdy and easy to set up.”

3. Use natural light: Avoid using a flash for interior shots and rely on natural light as much as possible. But Blinn cautions that the glow of light through open blinds inside a unit can distract the viewer from content in the photo. Close the blinds.

Using a tripod and managing shutter speed, aperture and ISO for shots in existing light will produce more even lighting and allow the viewer to focus on photo’s composition. The process may require multiple images be taken at various selections to capture the right light, but through the graces of digital photo technology the photographer can quickly determine the right 22 RENTAL HOUSING

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Showcase the Property as Naturally as Possible

Like anything, quality photographs of your property will take an investment of time and money. For those who want to leave it up to the pros, some multifamily technology companies offer professional services and website consultation designed to drive more traffic.

The ultimate goal whether using a pro or doing it yourself, Blinn says, is to give prospects a reason to visit the property.

“Showcase the property as naturally as possible to ensure you get good leads.” RH Story courtesy of Property Management Insider by RealPage, Inc. Tim Blackwell is a long-time publishing and printing executive in the Dallas/Fort Worth area who writes about the multifamily housing and transportation industries. To learn more about Property Management Insider by RealPage, Inc., go to www.propertymanagementinsider.com.

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FEATURE

Let’s Get Social Use social media and new tech tools to simplify your property management duties. BY ANNIE TEGNER

S

ocial media provides instant gratification, visual stimulation, and sleek and simple marketing opportunities to millions of users. Many small businesses have found great success with this method of communication at minimal cost, and rental owners can too.

How does this intersect with having a profitable and seamless rental property?

After all, rentals are based on supply and demand in a fundamental sense, not pushing a product in front of people for the pure idea of consumption. In this era of housing and technology, social media marketing and ongoing automation can benefit owners to rent a property quicker, thereby increasing revenue, and improve relationships between owners and tenants.

Marketing Your Vacant Units

When marketing your units for rent, the game has changed. It is not just about popping a few pictures onto Craigslist and adding a quick description. If you want to attract a tenant that is a good match for your rental unit, consider these new methods of attracting applicants: Targeted ads: Create a targeted ad on Facebook with some attractive photos of the property and the amenities, such as neighborhood features and public transportation options. You can easily set up the ad to run for any given amount of days, with a budget as low as $2/day and target individuals in any given location range.

Instagram marketing: Consider doing the same type of targeted advertising on Insta-

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Take Advantage of Online Services & Social Media Tools

MANY SMALL BUSINESSES have found great success with communicating through social media at minimal cost, and rental owners can too. Social media marketing, ongoing automation, and other online tools can help owners rent a property quicker and improve relationships between owners and tenants. Consider using the following in your business: Targeted ads: Create a targeted ad on Facebook with attractive photos of your property and the amenities, such as neighborhood features and public transportation options. You can easily set up the ad to run for any given amount of days, with a budget as low as $2/day and target individuals in any given location range.

Instagram marketing: While Instagram also allows for targeted advertising, it is easy to set up a free account to showcase your rental units, neighborhood amenities, and other unique features. Most importantly, users can easily share posts with their friends and family who are apartment hunting, thereby helping your listings gain more exposure.

Walkscore: Rental owners should utilize the website Walkscore.com to highlight how “walkable” a neighborhood is in a rental listing. This shows applicants who may not be completely familiar with the neighborhood how easily they can access public transportion, restaurants, and shopping.

Email marketing: With an email marketing service like MailChimp or Constant Contact, owners can easily inform their tenants about neighborhood events or important announcements about their properties. Best of all, it’s free to get started and test the product before you committ. RH 26 RENTAL HOUSING

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gram. According to Omnicore Agency, 59% of Internet users between the ages of 18 and 29 use Instagram, and 33% of Internet users between the ages of 30 and 49 use Instagram. Advertising on Instagram is very similar to Facebook advertising: you create an ad, set up a targeted audience, and let it run for a given amount of time and budget.

Social media tools. There are many tools available to assist in managing social media platforms. I suggest downloading the app Canva, which makes it really easy to create beautiful, visuallydriven marketing pieces for your business. By simply adding photos and adding a quick description, you can showcase your units a in a totally new way and potentially gain interest for your rental.

Walkscore: I encourage rental owners to utilize the website Walkscore.com to highlight how “walkable” a neighborhood is. This shows applicants who may not be completely familiar with the neighborhood how easily they can access public transportion, restaurants, and shopping.

Use Great Photos

As with staging and open houses for real estate, an essential way to improve your rental listing is to take fantastic images.

Make sure lights are on (or better yet, use natural light), the day is sunny or bright, toilet seats are closed, and clutter is picked up in the spaces you are photographing (see page 18 for even more tips).

These simple edits make a big difference in images and your overall marketing.

Consider creating a Facebook or Instagram page to further showcase the photos and amenities of your rental units.

Best of all, users can share the images with friends and family who are currently apartment hunting.

That first online impression can really generate positive interest in your rental listings. Be sure to present the property in the most realistic sense so it does not feel like a bait and switch when it is being shown to your applicants.

Building Community

There are many available social media, software, and automation tools to make your property management job much

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RENTAL HOUSING 27

Maisel Property Management, Inc. Serving Oakland and Surrounding Areas

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510-568-4444 510-562-8600

easier. In the Bay Area, strict laws and competing agendas often set up contentious relationships between rental owners and tenants, so it’s important to utilize tools that can create positive relationships.

With social media, the tap of a button can help rental owners create a culture of community. A Facebook group or Instagram page for your property can create an ease of burden on communication, but also keeps tenants engaged.

Automation

By making communication and rent payments easy and fluid, you eliminate some of the stressors of property management.

As a property manager of 75 properties, I’d often receive texts from tenants at all hours of the day. Now, there are many text services (such as Slicktext) out there that make it easier to communicate with all of your tenants and allow you to focus on the real issues or requests at hand.

I’ve found that tenants these days want to keep the owner-tenant relationship professional and succinct. Many tenants work and commute long hours, and want things to function as seamlessly as possible. Consider adopting software that integrates social media for you, such as Appfolio or Buildium. Whether its sending friendly automated text reminders when rent is due through software, or creating a monthly calendar of fun local community events sent out via a free and easy newsletter such as Mailchimp, there are many options to engage with your tenants.

Conclusion

These marketing tools may seem superfluous, but adopting these platforms will put your rental units in front of even more prospects, automate your processes, and spur tenant morale. By adopting these technologies, you offer positive automated interactions and ease of living as part of the overall “package” of leasing one of your properties. RH Annie Tegner is a third generation East Bay native and local Realtor. She began her career as a resident manager of a 38-unit building. She is now in full-time real estate sales, and primarily works with investment clients seeking or selling income property, and buyers and sellers of single-family homes. She can be reached at annie.tegner@cbnorcal.com or 510-396-1377.

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RENTAL HOUSING 29

COLUMN

esq. & a

An Owner’s Duty What should an owner do if tenants complain about mold in rental units? BY CLIFFORD FRIED

Q

What is the best course of action when tenants claim there is mold in their unit?

A

Because much has been written about the dangers of mold, some tenants jump to the conclusion that mildew and dirt in their apartment is deadly mold. In all likelihood, the conditions in the apartment are not dangerous mold.

Molds are simple, microscopic organisms found virtually everywhere, indoors and outdoors. Molds are found on foods, leaves, plants and other organic materials. Mold spores travel through the air and find their way into homes. If present in large quantities, molds can cause allergic symptoms similar to those caused by pollen.

The first thing to do when a tenant complains about mold in their rental unit is to do an inspection. With all due respect to the mold experts and remediation contractors who are EBRHA 30 RENTAL HOUSING

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mold testing, think twice before agreeing.

Reliable sampling for mold is expensive.

Also, because mold is present everywhere, the mold tests will show the presence of mold even if you don’t have a serious mold problem.

If you have mold testing done, you may someday be forced to provide the test results to your tenant in a court of law. Your tenant will use the results as ammunition against you. If your tenant insists on mold testing, have them do the testing themselves at their own expense.

Owners have no duty to test.

If there is an actual mold problem, you should determine the source and cause of the moisture so that the problem will not persist. Then fix the problem. This could mean installing french drains or a sump pump. Or it could mean fixing windows.

And it could mean instructing the tenant on how to stop moisture build up in the unit.

The next step is to clean up the mold or mildew. This is considered a simple housekeeping task. If your tenant won’t clean up the mess, then the owner should do the cleaning. Clean, disinfect and dry the moldy area. Bag and dispose of any material that has moldy residues such as rags, paper, leaves and debris.

If the mold problem is serious and real, you may have to call a mold remediation contractor. EBRHA can give you a referral. Some remediation may require the pulling of permits, extensive reconstruction work and temporary tenant relocation.

It is common for tenant complaints about mold to be accompanied by other factors such as the tenant wanting to break a lease or not pay the rent. If you believe that your tenant is making mold complaints to avoid his or her contractual obligations, it is probably time to call a lawyer. —CLIFFORD FRIED

vendors, a rental owner should take a look first.

If the owner finds that in fact there is an excessive build up of moisture, the presence of musty or earthy odors, or evidence of water intrusion in the unit, there could be a serious problem. Any of these factors, in conjunction with visual evidence of excessive mold or mildew, may indicate a serious mold problem.

Look for discoloration or moisture leaching from plaster and drywall.

If the tenant is complaining about allergic reactions, asthma episodes, infections or other respiratory problems, there is further reason to be concerned.

If you reasonably “If there is an actual believe that there is a mold problem, you serious mold problem, or should determine if you have no idea how the source and cause to assess the problem on of the moisture so your own, then it is time that the problem will to call in an expert. not persist. Then fix If the expert suggests the problem.”

ebrha.com

RH

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

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RENTAL HOUSING 31

community calendar EVENTS & CLASSES

august

september

CRITICAL WORKSHOPS! This November, three harmful local and state ballot measures threaten to worsen the housing shortage and put your future at risk. EBRHA is hosting two workshops to provide rental owners with the tools and information needed to fight these measures.

Workshops are offered during weekend morning and weekday evening times (see details below).

Two options to choose from: SATURDAY, AUGUST 25 Organizing for Government Action Free to EBRHA Members Only 10:00 a.m. - Noon

WEDNESDAY, SEPTEMBER 5 Rental Property Management (RPM) 102 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

TUESDAY, SEPTEMBER 11 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Wayne Rowland, EBRHA President Free to members only 4:00 p.m. - 5:00 p.m.

THURSDAY, SEPTEMBER 13 Lunch-n-Learn — Getting Your House in Order Presented by Terry Allen, CFP, AWMA, Enhance Wealth Advisors EBRHA Members Only: $20 (includes lunch) 2:00 p.m. - 3:30 p.m.

WEDNESDAY, AUGUST 29 Organizing for Government Action Free to EBRHA Members Only 6:00 p.m. - 8:00 p.m.

IMPORTANT! SATURDAY, SEPTEMBER 15 EBRHA Member Meeting • Take Action! Help Defeat Prop 10, the Removal of OwnerOccupied Exemption, and Vacancy Tax. Presented by EBRHA’s Government Action Committee Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon TUESDAY, SEPTEMBER 18 QuickBooks — Beyond the Set-Up Presented by Sue Larsen, QuickBooks ProAdvisor & EBRHA Accounting Specialist A follow up to the Beginning QuickBooks workshop Members: $39; Non-Members $69 2:00 p.m. - 3:30 p.m.

TUESDAY, SEPTEMBER 25 Fair Housing & Your Rental Business Presented by Angie Watson-Hajjem, ECHO Housing Free to EBRHA Members Only 2:00 p.m. - 3:30 p.m.

EVENING EVENT WEDNESDAY, SEPTEMBER 26 EBRHA Member Networking Mixer Aisle 5 — 3320 Grand Ave, Oakland 5:00 p.m. - 7:00 p.m.

EVENING EVENT THURSDAY, SEPTEMBER 27 Managing Roommates & Subtenants in Your Units Presented by Clifford Fried, Fried & Williams LLP Members: $39; Non-Members: $69 6:00 p.m. - 7:30 p.m.

No Refunds on no shows; Online advanced registration required! To register, visit ebrha.com/events 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. 2017. . . . . . . . . . . . . . . . . . . 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

2018 (2.3%) 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.

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 24 HOUR LIVE ANSWERING SERVICE

Direct Line Tele Response Beth Devine | 510-843-3900 www.directlineanswers.com 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

The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com

First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com

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

Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com

ATTORNEYS — LAND USE/CONDO CONVERSION

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

APPLIANCE SALES & PARTS

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

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

APPRAISERS

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

ARCHITECTURE

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

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

ASSOCIATIONS

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

ATTORNEYS — REAL ESTATE/CORP.

Burnham Brown Charles Alfonzo | 510-835-6825 Oakland/Berkeley Association of Realtors www.burnhambrown.com Davina Lara | 510-836-3000 Ericksen Arbuthnot oaklandberkeleyaor.com Jason Mauck | 510-832-7770 Oakland Chamber of Commerce www.ericksenarbuthnot.com Barbara Leslie | 510-874-4808 Fried & Williams LLP www.oaklandchamber.com Clifford Fried | 510-625-0100 ATTORNEYS — EVICTIONS/PROPERTY www.friedwilliams.com OWNER DEFENSE

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

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

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

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

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

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

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

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

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

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

BANKING/LENDING

Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com

Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.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 CABINET DOOR RESURFACING

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

Lintz Cleaning Joshua Lintz | 415-264-8780 www.lintzcleaningsf.com The Sisters Home Services Cinara Neukirchen | 925-876-4286 www.thesistershomeservices.com CONSTRUCTION

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com All Buildings Contracting & Development Rick Quinn | 510-545-9016 rickquinn55@gmail.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com

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

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

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

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

Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com

D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com

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vendor directory IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

FINANCIAL PLANNING

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

HUMAN RESOURCES MANAGEMENT

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

Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com

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

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net

Silicon Valley Builders Group Chris Maune | 408-627-4177 www.svbuildersgroup.com

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

East Bay Indoors Howard Oliver | 510-666-6711 www.ebindoors.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 Zacan Inc. Hector Ortiz | 510-589-3626 zacaninc@gmail.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

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 GENERAL CONTRACTORS

BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.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 Christopher Simmons 510-776-2697 c2thejay44@gmail.com

P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com

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

SES Restoration Inc. Paul Watts | 415-413-0939 paul@sesrestoration.com

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

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

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

DOORS & GATES

Bay to Bay Garage Doors Robert Bruce | 925-872-5324 www.baytobaygaragedoors.com 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 ELEVATOR REPAIRS

Paramount Elevator Corp.

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

HAULING SERVICES

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

Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com San Francisco Heating and Cooling Pablo Richards | 415-286-2540 sfheatingandcooling@yahoo.com HOUSING SERVICES

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 INTERNET & PHONE SERVICE PROVIDERS

Sonic Leah Gulley | 707-237-2459 www.sonic.com 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

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

Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com

Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org

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

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

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

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

ShinePay George Melcer | 732-763-6780 www.getshinepay.com

POWER WASHING

Golden Gate Pressure Wash Gustave W. Link | 415-935-3160 www.ggpw-6c.com PRIVATE INVESTIGATIONS

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

Noel Parker, Fiduciary Noel Parker | 510-260-3520 www.noelparkerfiduciary.com

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

PROPERTY MAINTENANCE

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

LOCKSMITH EVICTION SERVICES

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

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

PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

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

PAINTERS

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

PROPERTY MAINTENANCE SOFTWARE

Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com

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

PEST & VECTOR CONTROL

PROPERTY MAINTENANCE SUPPLIES

Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org

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

Burge Pest Control Rich Crawford | 888-292-7378 www.burgepest.com

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

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

Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.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 Premium Properties Sam Sorokin | 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.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

On-Site Janis Rossi | 408-795-4167 www.on-site.com REAL ESTATE BROKERS & AGENTS

Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com

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

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

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

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

Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com

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

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

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

The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com

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

Terminix Robert Sater | 510-489-8689 www.terminix.com Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com PLUMBING/WATER HEATERS

Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.com 36 RENTAL HOUSING

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Coldwell Banker — Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com

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

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

Keller Williams Commercial Real Estate Michael Lopus | 925-683-6143 mlopus@kw.com

St. John & Associates Michael St. John | 510-845-8928 www.stjohnandassociates.net

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

RENTAL SERVICES

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

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

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

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.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 VETERANS SERVICE ORGANIZATION

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

Junk King Contra Costa

Waste Management Company

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

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

RENT & MARKET RESEARCH

www.continfo.com

Sentry Alarm Systems 800-424-7773 www.sentryalarm.com

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

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

Dan Firestone | 888-232-3822

Krishna Vepa | 925-954-5420

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

RECYCLING/REUSE

Contemporary Information Corp. (CIC)

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

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

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

TENANT SCREENING SERVICE

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

Sunvalley Solar Keith Loebbecke | 510-294-0308 www.sunvalleysolarinc.com SUSTAINABLE ENERGY

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

krishna.vepa@junk-king.com Karen Stern | 510-430-8509 www.wastemanagement.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 WINDOWS & SIDING

IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com ebrha.com

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ad index

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American Bath. . . . . . . . . . . . . . . . . . . . . . . . 23 BUILDING MATERIALS/HARDWARE

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

Our membership consists of more than 1,400 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 20,000 rental units, and serves over 25 cities throughout Alameda and Contra Costa counties. n Property management advice by phone or in person n Tenant screening service (application/report fees apply) n Annually updated legal forms, including forms online 24/7 n Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control, and more n Vendor directory of local businesses that offer exclusive member discounts n Annual trade expo and networking mixers n Monthly educational membership meetings n Community outreach and education n Local and state lobbying n An active and growing Legal Action Fund and Political Action Committee n Subscription to Rental Housing and units n Membership with the National Apartment Association and CalRHA

3664 Grand Avenue • Suite B Oakland, CA 94610

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 CARPETING & FLOORING

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Abode Services. . . . . . . . . . . . . . . . . . . . . . . 39 LAUNDRY

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JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 11 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 31 PROPERTY MANAGEMENT

Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 27 RENT CONTROL CONSULTANTS

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

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27 WATERPROOFING

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

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Applied Waterproofing Systems . . . . . . . . 29 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.

COMMUNITY RENTAL PROPERTY OWNERS Partnering with Abode Services to End Homelessness WORKING WITH THE HOUSING MARKET

WORKING WITH RENTAL PROPERTY OWNERS

More so than any other nonprofit in the region, Abode Services possesses the necessary expertise to achieve permanent housing outcomes in the Bay Area rental market. We work directly with rental property owners to open up the market to families and individuals experiencing homelessness in Alameda, Napa, San Mateo, and Santa Clara Counties. We couple our rental assistance with intensive services to keep hundreds of households stably housed. This strategy is a major piece in our evidence-based Housing First approach that works to end cycles of homelessness, not simply manage it.

We partner with community rental property owners to create a situation that benefits everyone involved. In return for providing units of housing, we offer rental property owners a range of services and incentives, including: n Free assistance finding and screening tenants who seek long-term housing n On-time payments every month n On-call and assigned Abode Services staff to respond to rental property owners’ concerns n Higher security deposits that meet rental property owners’ needs n Free inspections to keep units up-to-date with Housing Quality Standards We work with our participants on being responsible tenants as well as building financial and personal stability to maintain their housing.

$16 million: Direct payments to rental property owners and property managers annually.

INTERESTED IN WORKING WITH US?

1,300+: Rental property owners actively leasing with Abode Services or our participants since 2013.

If you are a rental property owner — or know someone who is — with a current or anticipated vacancy, we are interested in hearing from you.

2,246: Individuals housed on a given night, instead of being homeless.

Find out how partnering with Abode Services can help you achieve your financial goals and make a difference in your community.

2,690: Active rental units since 2013.

Please contact us at landlords@abodeservices.org or 1.800.811.0393, or visit www.abodeservices.org/landlords.

Abode Services is one of the largest and most effective nonprofits working to end homelessness in the San Francisco Bay Area. Learn more at abodeservices.org.

Because everyone should have a home.

Louis Chicoine Executive Director 510.657.7409, ext. 206 lchicoine@abodeservices.org

Vivian Wan Chief Operating Officer 510.657.7409, ext. 212 vwan@abodeservices.org

YOUR RENTAL PROPERTY AS WELL AS HOMEOWNER RIGHTS ARE AT STAKE THIS NOVEMBER IF PASSED, THESE BALLOT MEASURES WILL HARM THE ENTIRE RENTAL COMMUNITY:

Proposition 10 Repeals

Costa-Hawkins Rental Housing Act Subjects single-family homes, condos and units built after 1995 to rent control Creates potential for different rent control rules in 482 cities across the state Requires a new vote of the people to correct even obvious flaws

Oakland Owner-Occupied Exemption Removal Removes

2 and 3-unit owner-occupied exemption from Just Cause ordinance Subjects owners to expensive legal battles just to have peace at home Pushes owners to remove properties from rental market, shrinking housing supply Grants city council new authority to add eviction defenses, making it harder for owners to keep control of properties

Oakland Vacant Property Tax Imposes

a parcel tax for properties in use less than 50 days during calendar year Residential homes: $6,000 per parcel Non-residential & Undeveloped: $6,000 per parcel Condominium or duplex: $3,000 per vacant unit Parcel with ground floor commercial: $3,000 per parcel

Get involved: Register for “Organizing for Government Action” workshops on August 25 or August 29. Details on page 14.

JOIN US IN THE FIGHT TO PROTECT YOUR FUTURE!

DONATE TODAY AT WWW.EBRHA.COM/PAC