Rental Housing - February 2018

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | FEBRUARY 2018

BEFORE IT’S TOO LATE

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PLUS: EBRHA CONTINUES TO FIGHT FOR SINGLE-FAMILY HOME OWNERS HOW NEW TAX LAWS AFFECT RENTAL PROPERTY OWNERS

Contents

East Bay Rental Housing Association

FEBRUARY 2018

Volume XV, Number 2 | February 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

Sue Larsen | slarsen@ebrha.com | 510.318.8302 ACCOUNTING

EBRHA OFFICERS

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2018 Off to a Great Start

How New Tax Laws Affect Rental Owners

BY TINA BOCHEFF

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

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

BY HARRY BARTH

PUBLISHED BY

26

East Bay Rental Housing Association PUBLISHER

Wayne C. Rowland MANAGING EDITOR Tina Bocheff

Before It’s Too Late

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

BY TERRY ALLEN

Tina Bocheff | 510.318.8305

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

Features & Columns 6

32

NEWS

AB 1506 Fails in Assembly Housing Committee 12

BY VARIOUS AUTHORS

GOVERNMENT POLICY

Protecting Single-Family Rental Housing 14

ESQ&A

Withholding Keys to a Rental Unit

BY GOVERNMENT POLICY COMMITTEE

Events & Directory

BEST PRACTICES

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

Learning From Mistakes

BY TERRY ALLEN

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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.

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contributors TINA BOCHEFF Tina is the Association Executive of EBRHA and the Managing Editor of Rental Housing magazine. She is responsible for achieving the strategic goals of the Association, including financial health, member engagement and growth, political advocacy, education and events. As Managing Editor, she oversees the editorial calendar, content creation, advertising and production. Tina began her work with EBRHA as the Director of Strategic Partnerships and magazine Editor in 2010.

TERRY ALLEN Terry Allen of Enhance Wealth Advisors®is a Certified Financial Planner™ (CFP®), and Accredited Wealth Management AdvisorSM (AWMASM). She earned her professional designations from the College for Financial Planning. Terry is Treasurer of Commercial Real Estate Women East Bay, and is Immediate Past President of the Estate Planning Council of Diablo Valley. She graduated from the University of San Francisco with a Bachelor of Science Degree in Mathematics.

HARRY BARTH Harry Barth is the founder and senior managing partner of the asset protection and estate planning firm BarthCalderon, LLP. In addition to his law degree, Harry holds 12 advanced planning degrees including a Masters in Financial Services, an MBA in Financial Planning and the CFP designation. Harry is a top speaker on asset protection and estate planning to many associations across the country including EBRHA, Vistage, California Apartment Association, San Francisco Apartment Association, Women Presidents Organization, Keller Williams Realtors, and the Beverly Hills Association of Realtors.

MICHAEL SHEPHERD Michael Shepherd is the owner and lead attorney with The Shepherd Law Group. Michael Shepherd has practiced law for 15 years and has been involved in over 150 court trials, including over 20 jury trials to verdict. He has extensive experience with tort litigation defense including breach of warranty of habitability, as well as current litigation involving contracts.

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

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

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

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

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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.

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COLUMN

title newshere Richmond: Draft Rent Adjustment Program Regulations Available for Review and Comments

A record number of people came to the Capitol for the AB 1506 hearing. The majority opposed AB1506.

AB 1506 Fails in Assembly Housing Committee after three straight hours of robust public comment, AB1506 failed with a 3-2-2 vote, which was a huge victory for the rental housing industry. The final vote was as follows: Rob Bonta, David Chiu, Mark Stone voted Yes; Stephen Choi, Marc Steinorth voted No; and Ed Chau, Jim Wood Abstained from the vote. We thank Assemblymembers Chau, Choi, Steinorth and Wood for calling out AB1506 for what it was: extremely harmful legislation that clearly would have made the housing shortage worse by discouraging development and reducing the supply of rental housing. Rental owners are being blamed for the housing affordability and availability crisis when the problem should appropriately be placed in the laps of local governments. WHAT’S NEXT? While the bill failed, tenant activists will still seek to repeal Costa-Hawkins by other means, including a statewide ballot initiative that will mirror AB1506. There is also a high probability that a similar bill will be re-introduced. As always, EBRHA will keep you informed as we learn more. Our thanks goes out to Team East Bay, dedicated EBRHA and BPOA members who rose at the crack of dawn to attend the hearing, along with hundreds of other rental property owners, and to Berkeley Rental Housing Coalition Executive Director Krista Gulbransen and lobbyist Ron Kingston for working with us to organize the first, but certainly not the last, 2018 Day of Action.

ON JANUARY 11 IN SACRAMENTO,

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This month, the Richmond Rent Program will establish standards for allowing individual rent increases and decreases due to a rental unit’s conditions, historic rental rates, operating costs, and other reasons.

The draft proposed Rent Board regulations are now available for public review and comment. Richmond rental owners can access the draft regulations at www. ci.richmond.ca.us/3521/Rent-Adjustment-Regulations. EBRHA encourages Richmond owners to review the draft regulations and submit written comments.

Written comments must be received no later than 5:00 p.m. on February 20, 2018 to allow for transmission to the Rent Board members at or before their Regular Meeting on Wednesday, February 21, 2018. Instructions are included within the draft regulations document. Visit the Rent Adjustment Regulations webpage at www.richmondrent.org to access additional information and resources.

Relocation Ordinance Passes in Oakland In January, Oakland city council voted

to enact the Uniform Residential Tenant Relocation Ordinance. Under the new ordinance, rental owners (or an immediate family member) who want to move into their own rental property may be required to pay between $6,500 and $9,875 per unit, depending on the size, plus an additional $2,500 for seniors, disabled individuals, or minors 18 and under. In addition, the newly enacted ordinance applies to singlefamily homes, condos, and multi-family property owners. EBRHA opposed the ordinance, citing that it would create a hardship on owners who wish to offer their rental units to elderly family members and children, as well as sick relatives in need of homes. As of midFebruary, the final ordinance had not been released by the city. EBRHA will release more information on the new ordinance as it becomes available. RH

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COLUMN

letter from the association executive

2018 Off to a Great Start

we were then guided to an annex a few stories up. We poured into a room that was set up with chairs and a big screen TV broadcasting the hearings. Within minutes the room was overflowing, and people were ushered into yet another room. A staffer came in and let us know that when it was time for public comments, those who spoke would exit the main hearing room to make space for us to participate.

The Hearing A little after 9 a.m., the hearing began.

We watched as Assemblymen David Chiu and Richard Bloom introduced the EBRHA and East Bay rental owners help defeat bill, citing the housing crisis as the main AB1506, but similar legislation is pending. impetus. We heard from three witnesses who were in support of the bill, and three

BY TINA BOCHEFF witnesses who were opposed.

Witnesses for the repeal said, “CostaHawkins incentivizes harassment and abuse by landlords” and “My landlord raised my rent by $1500 and we’ve paid more in rent than they’ve paid to buy the house.” “Rents have increased by 117%, predominately on people of color and the elderly.”

Witnesses opposing the repeal reminded the committee that rent control does nothing to add new units. And with over 75,000 new jobs added in the Bay Area in recent years, there have only been 20,000 units of new housing to support those employees. One of those witnesses stated that AB1506 does nothing to East Bay rental owners in Sacramento for the AB 1506 hearing increase funding to build sorely needed affordable housing. Another witness, the head of acquisition at a company with a t was pitch dark at 5:30 a.m. when the building, we collected our shirts, portfolio of 75,000 units, said that conbleary-eyed EBRHA and BPOA stickers and directions to the side struction is moving out of California. members boarded a bus for Sacraentrance of the Capitol. From there, we We listened intently mento for our first Day of Action on were directed to the 4th as Housing Committee January 8. We were joining forces with floor hearing room, the “There is already members posed queshundreds of other concerned rental largest room available. an initiative to put tions to Bloom and property owners and advocates to fight Hundreds of visitors were the Costa-Hawkins Chiu, gauging their the repeal of Costa-Hawkins, legislation already waiting in line, repeal on the ballot known as AB1506. and had been since the for a vote in Novem- levels of support. When early morning. ber, and there is also Assemblyman Marc Steinorth asked Bloom if A Day in Sacramento As our contingent of a very good chance there had been sufficient We arrived at the Capitol just before rental property owners that the California 7:30am and were greeted by organizgot close to the entrance, senate will introduce discourse with both sides in advance of this ers sporting yellow “No on AB1506” we were told the hearlegislation similar to hearing, he responded, t-shirts. Gathering at the steps outside ing room was full and AB1506.”

I

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“I’m not sure what you mean.” Chiu chimed in with, “We haven’t heard from the opposition.” Our jaws dropped in unison and the collective groan was very loud—this statement was false.

When Steinorth inquired about the use of means testing, asking if it’s fair for someone who makes $1,000,000 a year to be paying the same rent as someone who makes $40,000 a year, the opposition replied that “there are privacy concerns and discrimination problems with means testing.” It did not look good for rental property owners.

Public Comment Around 10:30 a.m., when it was finally time for public comment, there were only three things we could say: 1) Our name, 2) Where we were from, and 3) Whether we supported or opposed AB1503. Visitor after visitor stood up to voice their position.

It went on and on and on, for over two hours. And it was awesome: for the first time ever there were far more people speaking out against the repeal than for support.

The Vote When the last of the public comments were made it was time for the vote. We knew Bonta, Chiu and Stone were “Yes” votes. We weren’t sure about Chau, but we thought we could count on Choi and Steinorth for “No” votes, but you never know. At this point, we started to head out of the building back to the bus.

As we were heading out the entrance, feeling defeated, one of our opponents congratulated us. What?! We were shocked. In the end, both Chau and Wood abstained from voting. AB1506 was defeated. We could not believe it: this was a first!

The Only Constant is Change It was estimated that over 1,000 visitors came to the Capitol that day to take a stand, and it was the first time in history that so many people showed up in Sacramento to speak out about housing.

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RENTAL HOUSING 9

really, the only constant is change. There is already an initiative to put the CostaHawkins repeal on the ballot for a vote in November, and there is also a very good chance that the California senate will introduce legislation similar to AB1506.

EBRHA will keep you posted as new developments occur.

As we regroup and develop our policy strategies and plans for 2018, we will continue to push for fairness in housing.

And there is a very simple, time-tested solution. It’s called means testing, and it’s

what EBRHA has been advocating for in Oakland and other rent-controlled cities for years.

We believe that eligibility for rent control subsidies should be restricted to those renters who, based on their income, actually need them. Namely, seniors, low income individuals and people with disabilities. Extending rent control to high income and high net worth individuals, as most local ordinances currently do, defeats the intended purpose of protecting those in need. It also needlessly dimin-

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EBRHA.COM/LEGISLATIVE-DAY 10 RENTAL HOUSING

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ishes property values and hurts the city’s tax base.

What’s more, cities should not just sit on their laurels and dump the responsibility of providing affordable housing on the owners of existing housing. Cities need to do their part in promoting the construction of new housing as well. Indeed, as they have been successful in encouraging new employers to locate within their borders (often with tax and other incentives), many cities have been woefully lax in providing similar incentives for the construction of new housing, relying instead on the sledge hammer of rent control as their only means of promoting affordable housing.

In the almost 40 years of Bay Area rent control, this strategy has yet to show results. During this period apartment rents in the Bay Area cities with rent control have become the highest in the nation. There’s clearly something wrong with this picture.

What is EBRHA Doing?

EBRHA has a very active Government Policy Committee (GPC)—a dedicated group of members who have been working together since early 2016 to research and recommend policy positions pertaining to the rental housing industry. The GPC then communicates those positions to members, local governments, community organizations, the media and the public. Go to www.ebrha.com/gpc to see GPC positions and recently published articles and letters.

What Can EBRHA Members Do? Get involved! EBRHA members can join a committee, write letters, send emails, attend City meetings, and talk to your elected officials in personal terms about how the ordinances impact you. Whether it’s relocation fees, the substantial rehabilitation exemption, extreme garbage and recycling fees, “proactive” inspections and new controls in other cities, the list goes on and on. Go to www.ebrha.com/ committees and www.ebrha.com/getinvolved to learn more. RH Tina Bocheff is EBRHA’s Association Executive and the Managing Editor of Rental Housing magazine. She can be reached at tbocheff@ ebrha.com or 510-318-8305.

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COLUMN

government policy

Protecting SingleFamily Rental Housing

from ALL single-family home owners.

According to these radical advocates, the current housing “crisis” justifies throwing out all State protections for ordinary homeowners. But how can a “crisis” last for 40 years? By definition, a crisis is something far out of the ordinary. California’s housing shortage is the result of our failure to allow enough new housing each year to match supply with demand.

There were good reasons why CostaHawkins was passed in 1995 to exempt single-family houses and condominiums and those reasons remain valid today.

Reason #1: Maintain the Supply of Single-Family Rentals In 1985, California enacted the Ellis Act (Government Code §7060 et seq.) to EBRHA continues to fight for Costa-Hawkins for give a rental property owner the absothe benefit of all single-family home owners. lute right to avoid the strictures of rent

BY EBRHA GOVERNMENT POLICY COMMITTEE control by taking the rental unit off the housing market. This power meant that any eviction for such purposes could not be limited by a municipality’s eviction controls. Every business must have the absolute right to go out of business.

The Ellis Act most affected single-family homes and condominiums (dwellings “alienable separate from the title to any other dwelling unit”1) because they have immediate alternative value as a home to owner-occupy. Multiple unit rental housing that is taken off the market cannot so easily be converted to a liquid sale commodity. It can, but condo-izing a building is a complex, expensive project undertaken by real estate development professionals.

By 1995, Ellis Act evictions were occurring largely among single-family homes and condominiums.2 In order to protect single-family homes as rentals This article is part of a series in in California, the Costa-Hawkins law renting them out for a time. opposition to the movement to repeal included exemptions for single-family Opponents of Costa-Hawkins argue the Costa-Hawkins law. homes and condominiums. This removed that California’s situation today makes the huge incentive to take these singlesuch protections of homeowners a probfamily homes and condos off the rental osta-Hawkins is a state law that lem for tenants, and that the reasons in market. Costa-Hawkins sets important, reasonable limits Costa-Hawkins to protect PRESERVES rentals homeowners no longer on local politicians and local “The rental stock of for California tenants! apply. They tell us that rent control laws. It protects all singlesingle-family houses Removing this exemplarge corporations buying should be preserved family and condominium homeowners tion brings back the loss from local laws to limit their basic own- up single family homes by protecting indiof single-family rental justifies removing the ership rights, such as how much rent vidual owners from units through Ellis Act they can charge and how easily they can common-sense protecthe burden of rent removals. tions of Costa-Hawkins move back into their own homes after controls.”

C

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Reason #2: Protect the Great American Nest-egg If you own a home, you cannot afford to lose Costa-Hawkins. Whether you ever rent out your home or not, your home is a potential rental at some point when it may no longer suit you (empty-nesters, for example). It may also be the one asset you pass to your children that significantly improves their standard of living.

Many people inherit a home from their parents, which they may need to rent out.

Having to care for a relative out of town may also require renting out a home.

The Costa-Hawkins exemption from local rent control for single-family homes makes it possible for a family to remain in the rental property business. For these ‘amateurs’ who are not real property professionals, whose renting of their own home cannot really be called a ‘business’, the importance of freedom from rent laws is critical. An owner of a single-family rental home is no match for the maze created by a rent control bureaucracy.

Even small rental property professionals find such byzantine regulations insurmountable and get eaten alive by tenant attorneys.

Without the option of renting protected by Costa-Hawkins, home values will be lowered. This directly affects older homeowners counting on retirement, cities facing reassessments and lower property taxes, and local businesses that rely in part on home equity funding the purchase of their products and services.

Reason #3: Institutional Ownership of Single-family Homes is Separate The primary “story” fueling the attack on Costa-Hawkins’ protection of single-family rental units is that large corporations now hold large numbers of single-family rentals exempt from Costa-Hawkins’ protections meant for average homeowners.

One source identifies Blackstone Invitation Homes as owning 14,389 singlefamily rental homes in California (which is just .114% of 12.5 million households in California).

Corporate or institutional ownership of single-family homes grew after the 2008 housing crash. When many thousands of houses became foreclosed with no buyers or liquidity, institutional inves-

tors saved California from the loss of tens of thousands of homes to abandonment and decay. Since these houses could no longer be sold to individual buyers in the depressed economy, the institutions wisely rented them to protect the homes and get through the recession. Now such institutional ownership may threaten a stable housing market by taking so many houses off the sale market.

If one believes this argument against Costa-Hawkins has any merit, it would be more logical to modify Costa-Hawkins to remove from exemption ONLY the holders of large numbers of single-family rentals. The vast majority of California homes and condominiums have nothing to do with this problem.

Unfortunately, this dialogue is lost in the effort to repeal ALL of CostaHawkins. The rental stock of singlefamily houses should be preserved by protecting Costa-Hawkins and the basic ownership rights of single-family owners.

In the past, single-family owners have stood by silently. Now they can no longer stay on the sidelines. THEIR lives, retirements, and ownership rights are under attack. It is time for single-family owners to join with rental owners to protect the limits on the expansion of 40 years of rent control laws that have failed to help most renters and have only made the housing shortage worse. EBRHA members should speak up and warn neighbors, friends and family that their single-family homes will be subject to rent control and eviction restrictions if the legislature removes the protections of Costa-Hawkins. RH

References 1. Nash v. City of Santa Monica (1984) 37 Cal.3d 97.

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2. Certain exceptions apply to this exemption.

See Cal. Civil Code §1954.52.

EBRHA’s Government Policy Committee provides research and policy positions to advise policymakers on the issues that affect our industry and the communities we serve. To reach the Committee, email news@ebrha.com. ebrha.com

510.893.9873 | FAX 510.893.2906 www.ebrha.com

TEL

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COLUMN

best practices

lose money, time and sleep by making these common mistakes.

Learning From Mistakes How to avoid common business errors rental property owners often encounter. BY TERRY ALLEN

M

any investors have been fortunate enough to preserve cash, or maintain access to credit, and are snapping up deals on residential properties to try their hand at real estate investing. Investing in rental real estate looks like a great idea on paper. You just buy a place in a nice area, find tenants and let the cash roll in.

While it may sound easy enough, successfully managing your own investment properties requires the mindset of a business professional. Some of the best advice I received was to seek mentoring from experienced rental property owners. There is nothing like having the 14 RENTAL HOUSING

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Not Understanding Rent Control It’s important for rental owners to understand the impact of rent control on building value and income, now and in the future. Over-paying for a building that may never generate the amount of income it should because of long-tenured tenants covered under rent control will significantly impact your cash flow. Think twice before buying in an area that has constrictive rent control regulations.

Not Running Adequate Checks on Potential Tenants No one wants to evict a tenant because of non-payment of rent or other allowable issues. Unfortunately, almost every rental owner has a story that involves police cars escorting his or her tenant out of the property – erasing all hopes of getting six plus months’ worth of overdue rent. Problem tenants can also increase your unexpected expenses and even hit you with a lawsuit. As anxious as you may be to get a tenant in and paying rent, it’s not worth rushing ahead without checking your tenant’s credentials first.

Use a rental application form that will provide you with adequate information, pay the money necessary to obtain a credit report (to check on a history of late payments, delinquent accounts, etc.) and take the time to verify references including employers and former rental owners.

The current rental owner may give you a glowing report just to get rid of a problem tenant. Talk with prior rental owners too. Of course, you can still be fooled, but it won’t be because you’ve failed to screen your tenants as thoroughly as possible before renting to them. EBRHA can help you with this process.

benefit of learning from someone else’s mistakes so you do not have to experience the pain yourself. You will also have the benefit of learning what works best so you can achieve your goals that much faster. Here is where membership with the East Bay Rental Housing Association is key to your success. EBRHA members have years of experience and an atti“Without experitude of camaraderie and ence, it can be easy collaboration, endeavorto quickly lose ing to give a “hand up” money, time and to the less experienced. sleep by making Without experience, it these common miscan be easy to quickly takes.”

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No Documentation It is essential that you keep written documentation of interactions with your tenants in the event that you have a dispute that needs to be

brought to the rent board or court. Make notes about phone conversations and keep copies of emails, voicemails or text messages, etc. to be able to support your position.

Delaying an Unlawful Detainer Not beginning unlawful detainer proceedings as soon as legally possible can be a very costly mistake. If you run into

problems with a tenant and are unsure about your rights or how to proceed, contact an eviction attorney as soon as possible.

Underestimating the Cost of Repairs or Ongoing Maintenance In order to keep tenants interested in (and paying for) the property you will need to maintain it. Make sure you’re charging

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EBRHA.COM/EVENTS OR CALL 510-893-9873 16 RENTAL HOUSING

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enough in rent to at least help cover a portion of ongoing maintenance costs (i.e. painting, cleaning and carpet cleaning between tenants). Also plan on having to pull money either out of the business or your own pocket in the event that you don’t have the cash needed to make major one-time repairs (such as repairing structural damage, replacing appliances, etc.). It is impossible to prepare for every expense related to owning rental property, so there are bound to be some unexpected costs. Boilers, plumbing and fixtures often need to be replaced and are not prohibitively expensive.

However, faulty wiring, bad foundations and compromised roofing can be very expensive to repair. If you can’t pay for repairs, you’ll be left without a tenant and with the grim prospect of selling the property at a significant discount. Also, as building codes evolve over time, lead paint, asbestos, cedar roofing tiles and other materials that passed inspection in the past may be reevaluated to your disadvantage.

Thinking the Property Will Always Be Rented Little or no money coming in means that you have to make payments out of your own pocket. If you have an emergency fund, you will be able to survive vacancies with little trouble. If you don’t have one, you may find yourself scrambling to pay the harshest owner of all—the bank.

Before closing on a property you need to do your own financial due diligence and ensure that you can pay the mortgage (if you’re taking on a loan) in the event that you have months with no tenant paying rent, or rent that is significantly below market. Don’t risk potential foreclosure and financial ruin because you failed to do a simple cash flow analysis and maintain sufficient funds to cover the mortgage payments when renters are few and far between.

Asking Illegal Interview Questions You don’t want to run the risk of giving a potential tenant sufficient grounds to sue you for discrimination by asking the wrong questions during the screening interview. The Fair Housing Act of the Civil Rights Act of 1968 requires that

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you cannot deny a tenant’s application based on race, color, religion, national origin, sex, marital status, handicap or family status (i.e. if they plan on having children).

Neglecting Tenants and Providing On-going Maintenance The home(s) you are renting out are your responsibility. If you do not regularly check in with your tenants and on the condition of the property you will have no one to blame but yourself if something goes wrong. However, make sure that you are not violating your state’s laws regarding tenant privacy before stopping by the property unannounced. You may inadvertently give them the right to sue you or be released from the terms of your lease agreement. Be sure that you give at least 24-hour notice for non-emergency visits to enter a unit.

Treating It as a Hobby Owning rental properties is a business and in order to turn a profit you’ll need to operate it as such. That means establishing separate bank accounts for deposits and expenses; using a bookkeeping system and consulting a tax professional to ensure you are correctly handling (and paying!) taxes on your business. If you don’t set yourself up with the necessary resources and relationships you could end up losing money.

Take Advantage of Your EBRHA Member Benefits Rental property ownership in the East Bay is more complex than in most parts of the country. As a member of EBRHA, you have endless resources at your disposal. Make sure you are taking advantage of all the educational and networking offerings to ensure you’re following best practices. EBRHA will advise on best policies and procedures to stay in compliance with federal, state and municipal laws, as well provide best practices to run your business and maximize your bottom line. RH

Terry Allen of Enhance Wealth Advisors®is a Certified Financial Planner ™ (CFP®), and Accredited Wealth Management Advisor SM (AWMASM).

She can be reached at 925-932-8609 or info@ enhancewa.com.

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FEATURE

How New T Affect Rent Significant tax changes are coming. Are you prepared? BY HARRY BARTH

Tax Laws tal Owners T

here is much to know with the new Trump tax plan and it’s a wise move for you to work with a professional to get a fresh look at your own situation. Especially for property owners, there are important changes in effect.

“Pass-Through Income”

There is a significant new tax deduction taking effect in 2018 under the new tax law. It should provide a substantial tax benefit to individuals with “qualified business income” from a partnership, S corporation, LLC, or sole proprietorship. This income is sometimes referred to as “pass-through” income.

The deduction is 20% of your “qualified business income (QBI)”, defined as the net amount of items of income, gain, deduction and loss with respect to your trade or business. The business must be conducted within the U.S. to qualify, and specified investmentrelated items are not included, e.g., capital gains or losses, dividends, and interest income (unless the interest is properly allocable to the business).

The deduction is taken “below the line,” i.e., it reduces your taxable income but not your adjusted gross income. But it is available regardless of whether you itemize deductions or take the standard deduction. In general, the deduction cannot exceed 20% of the excess of your taxable income over net capital gain.

If QBI is less than zero it is treated as a loss

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“These are just a few of the changes in the new tax law that may impact you.

What’s vitally important is that you take the time to get updated and make sure your comprehensive planning is pulled together. Your tax planning should be integrated with your estate plan and also your asset protection plan. They go hand-in-hand with each other.” from a qualified business in the following year.

For taxpayers with taxable income above $157,500 ($315,000 for joint filers), an exclusion from QBI of income from “specified service” trades or businesses is phased in. These are trades or businesses involving the performance of services in the fields of health, law, consulting, athletics, financial or brokerage services, or where the principal asset is the reputation or skill of one or more employees or owners.

Additionally, for taxpayers with taxable income more than the aforementioned thresholds, a limitation on the amount of the deduction is phased in based either on wages paid or wages paid plus a capital element.

Capital Gains on Investment Property

Investment property owners will continue to be able to defer capital gain taxes using 1031 tax-deferred exchanges which have been in the tax code since 1921. However, the new tax law repeals 1031 exchanges for all other types of property that are not real property. This means 1031 exchanges of personal property (collectibles, aircraft, franchise rights, rental cars, trucks, heavy equipment and machinery, etc.) will no longer be permitted beginning in 2018.

Some property owners, such as farmers and other business owners, will receive a new tax advantage with the ability to immediately write off the cost of new investments in personal property. This new provision is a part of the tax law for five years and then begins to taper off.

Investment property owners can continue to deduct net interest expense but must elect out of the new interest disallowance tax rules. The new interest limit is effective in 2018 and applies to existing debt. The interest limit, and the real estate election, applies at the entity level.

The new tax law continues the current depreciation rules for real estate. However, property owners opting to use the real estate exception to the interest limit must depreciate real property under slightly longer recovery periods of 40 years for a

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nonresidential property, 30 years for a residential rental property, and 20 years for qualified interior improvements. Longer depreciation schedules can have a negative impact on the return on investment (“ROI”) and property owners will need to take into account these longer depreciation schedules if they elect to use the new real estate exception to the interest limit.

Section 179 Expensing

Section 179 of the tax code enables rental business owners to deduct in one year the cost of personal property used in a rental business.

During 2017, the maximum amount that you could deduct under this section was $500,000.

Now, the Section 179 maximum is increased to $1 million. The $1,000,000 amount is reduced by the amount by which the cost of property placed in service during the year exceeds $2,500,000.

Bonus Depreciation Through 2022

Under the old tax rules, business owners could deduct in a single year up to 50% of the cost of personal property they purchase for their business. The new tax law increases this amount to 100% for property acquired and placed into service from September 27, 2017 through December 31, 2022. What’s also great is that 100% bonus depreciation would apply for the first time to both new and used property, instead of new property only.

Bonus depreciation may not be used for real property, except for real property improvements such as landscaping or grading that have a depreciation period of 20 years or less. But rental owners can use bonus depreciation to fully deduct in one year the cost of personal property they use in their rental activity, such as appliances, laundry equipment, gardening equipment, and furniture.

Mortgage Debt

Under the new tax law, homeowners who purchased a personal home before December 15 of this year will be able to continue deducting the interest they pay on mortgage debt of up to $1 million.

For purchases after that date, that cap is lowered to $750,000 — and only for the mortgage on your primary residence. This means that the interest you pay on your loan for a vacation house — or qualifying boat, recreational vehicle or camper — won’t be deductible after this year.

But if you rent your vacation home, you can at least write off the costs associated with that activity, which would include a portion of mortgage interest and property taxes.

Home-equity debt

Interest paid on home-equity loans will no longer be deductible beginning in 2018, with no grandfathering in. To be clear, 2017

FEBRUARY MEMBER MEETING: RSVP NOW! Top Asset Protection Strategies for Property Owners Date: Saturday, February 24, 2018 Time: Networking: 9:30 a.m.; Presentation: 10:00 a.m. - Noon Price: Free to EBRHA Members Only Presented by: Brian Chou, Esq., BarthCalderon Attorneys Attend this informative presentation to learn about: • • • •

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was the last year you could write off interest on your home equity loan.

In 2026, this provision will go back to current law, which allows a deduction for interest paid on up to $100,000 of homeequity debt.

Be Prepared

These are just a few of the changes in the new tax law that may impact you. What’s vitally important is that you take the time to get updated and make sure your comprehensive planning is pulled together.

Your tax planning should be integrated with your estate plan and also your asset protection plan. They go hand-in-hand with each other. RH

The information contained in this article is general in nature. Consult with an attorney or professional for specific advice. Harry Barth is the founder and senior managing partner of the asset protection and estate planning firm BarthCalderon, LLP. He can be reached at 714-7044828 or at www.barthattorneys.com.

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Gather • Take Action • Impact March 13–16, 2018 Grand Hyatt Washington Washington, D.C. ebrha.com

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FEATURE

Before It’s

The importance of assigning a power of attorney to handle your financial a

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s Too Late

affairs. BY TERRY ALLEN

A

s a financial advisor, I am sometimes one of the first to know when a client starts to experience mild cognitive impairment. A missed appointment, a forgotten conversation, acting out of character — all of these are red flags to a financial advisor who picks up on them, sometimes even before the client’s family is aware anything is wrong.

Long before mild cognitive impairment turns into dementia or Alzheimer’s, a client may need help with certain financial matters. This is why every client, while still of sound mind, should sign a power of attorney appointing a trusted person to take over the management of his or her financial affairs. The durable power of attorney (POA) used for this purpose takes effect upon signing and designation of an “attorney in fact.” This allows the attorneyin-fact to step in at any time without the need for a judge to make a declaration of incompetence. Indeed, some clients might want a son or daughter to take over the management of their finances for convenience, even if they never meet the definition of incapacitated.

Social Security

While most financial institutions recognize a properly executed power of attorney,

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directly, others need assistance. We pay these people through representative payees who receive and manage monthly payments on behalf of the beneficiary. SSA finds a payee who will act in the best interests of the beneficiary. SSA recognizes that representative payment works best when there is collaboration between SSA, the payee and the beneficiary. By providing representative payees with a clear understanding of their role, and providing support to execute their duties, we can ensure that benefits are used in the best interest of our beneficiaries.”

It goes on to say, “Representative payment is not a convenience. SSA selects a payee when someone is not able to manage or direct the management of their finances because of their age, or a mental or physical impairment. SSA will never appoint a representative payee solely for a beneficiary’s convenience or their personal preference.”

Here’s the dilemma: Social Security won’t take instructions from, or give information to, a person who has not been appointed as a personal representative. But their program doesn’t appear to allow for the proactive appointment of a representative to simply interact with SSA on their behalf — that is, while a person is still healthy and able to manage their own finances. The representative payment program involves the paying of benefits to another person on the beneficiary’s behalf and requires strict accounting of how those funds are used. In other words, it involves much more than just allowing another person to communicate with SSA. The checks are actually to be sent to a specially titled fiduciary account (except in the case of spouses and children). Most healthy clients who are doing proactive incapacity planning by signing their powers of attorney and health care directives aren’t ready to have their Social Security checks deposited into an account managed by another person — at least not yet.

This can cause all sorts of problems to arise. This is what my colleague’s client ran into: the mother was moving to a nursing home and SSA wouldn’t take the change of address instructions from the son, even though he had a general power of attorney.

“As baby boomers age and more people need help with their finances, it wouldn’t hurt for you to start vetting local professionals who serve in this capacity so you will be able to make referrals as needed for those clients who do not have family members who are able and willing to step into the role.” clients should know that the Social Security Administration does not. SSA has its own form which appoints a personal representative to interact with SSA on another person’s behalf. A colleague described how a client’s mother had stage 4 dementia and couldn’t speak. When her son, who had power of attorney, tried to call SSA to change her address to the nursing home, they wouldn’t accept his instructions because the mother hadn’t signed the SSA form appointing him personal representative.

There is no Social Security power of attorney. Powers of attorney are creations of state law and vary wildly from state to state. Since federal agencies like the SSA do not want to have to separately review POAs based on the facts and circumstances of their creation and the various state laws that may be applicable, these agencies have taken the position that they will not accept a POA under any circumstances. Instead, they have developed federal regulations related to incapacitated beneficiaries of federal programs and established criteria under individual agencies.

Since federal law trumps state law, there is nothing an agent under a power of attorney can do to alter this structure.

So, Social Security doesn’t recognize powers of attorney and they insist upon using their own form. But they don’t make it easy. Unlike a power of attorney, where a person can, at any time, appoint another person to manage their finances, either immediately or upon the happening of some event (such as being deemed incapacitated by a doctor), under the Social Security representative payee program, SSA is the one who appoints the representative — and they will pretty much only do this if the beneficiary has already become incapacitated.

SSA Representative Payment Program

This is how SSA describes its representative payment program: “The representative payment program assists the most vulnerable members of society—the young, the elderly and the disabled who are not capable of managing or directing someone else to manage their benefits. While most people receive their benefits 28 RENTAL HOUSING

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Family Members

However, some Social Security offices are easier to deal with than others. I have heard horror stories, but I have heard success stories as well. SSA prefers to deal with family members, and although they are the ones doing the appointing after assessing the suitability of the representative, they do take the beneficiary’s wishes into consideration.

Given all this, I don’t know that I’d recommend appointing a personal representative for Social Security as an incapacityplanning measure while one is still well and healthy (except

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

PRICE

TOPICS

TUESDAY, FEBRUARY 13; 4:00 P.M. - 5:00 P.M. Wayne Rowland, EBRHA Board President Free to members only An informal discussion on management issues and solutions

EBRHA Office Closed D ATE & TIME MONDAY, FEBRUARY 19

NEW! NETWORKING AT 9:30 A.M.

EBRHA Member Meeting D ATE & TIME SATURDAY, FEBRUARY 24; 9:30 A.M. - NOON

PRICE Free to EBRHA members only

SPEAKER Brian Chou, Esq., BarthCalderon Attorneys TOPIC Top Asset Protection Strategies for Property Owners

EVENING EVENT

Member Networking Mixer D ATE & TIME LOCATION

PRICE

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WEDNESDAY, FEBRUARY 28; 5:00 P.M. - 7:00 P.M.

Aisle 5, 3320 Grand Avenue, Oakland Free to Members (appetizers provided, no-host bar) Mix and mingle with other EBRHA members, board, and staff at one of Grand Avenue’s new hot spots, Aisle 5.

Enjoy hosted appetizers and happy hour prices until 6 pm.

Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. REGISTRATION REQUIRED 30 RENTAL HOUSING

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perhaps a spouse, because that wouldn’t involve depositing checks into a fiduciary account). Power of attorney, yes. Advance health care directive, yes. Keep an eye on your friend or loved one’s condition and appoint a personal representative if his or her mental or physical condition starts to deteriorate.

One important step is to automate finances as much as possible. Social Security checks should be direct-deposited into bank accounts. You can set up an online Social Security account at Social Security/myaccount. This will allow a change of address or change of banks where checks are direct-deposited without speaking to a representative. The login page makes you certify that this is your account and you are not trying to access another person’s account. But if you are the son or daughter of someone who is too sick to go online and you have your parent’s password…perhaps a higher truth should prevail here. (I’m giving my husband access to my computer and all my passwords as part of my incapacity plan.)

Prepare Now

What if there is no son or daughter or spouse available to interact with Social Security on your behalf? In these instances you may want to appoint a paid guardian or lawyer to act as personal representative. This is really what the representative payment program — and all its rules and reporting requirements — is designed to handle. SSA wants to make sure the representative is reputable and won’t mishandle the funds.

If you are looking for a non-family member to serve as your personal representative, first go to your attorney for a referral. Also check out the National Guardianship Association. As baby boomers age and more people need help with their finances, it wouldn’t hurt for you to start vetting local professionals who serve in this capacity. RH The information contained in this article is general in nature. Consult with an attorney or professional for specific advice. Terry Allen of Enhance Wealth Advisors® is a Certified Financial Planner™ (CFP®), and Accredited Wealth Management AdvisorSM (AWMASM). She earned her professional designations from the College for Financial Planning. She can be reached at info@enhancewa.com or 925-932-8609.

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COLUMN

esq. & a

Withholding Keys to a Rental Unit What can a rental owner do when a tenant refuses to give back keys upon vacating? BY VARIOUS AUTHORS

the premises upon termination of the tenancy necessary to return the unit to the same level of cleanliness it was at the inception of the tenancy; or (4) to remedy future defaults by the tenant, if authorized by the rental agreement.

Typically, a rental owner has 21 calendar days to return the security deposit in addition to the itemized disposition with attached receipts. When a tenant vacates without returning keys, the owner may re-key the rental unit and deduct the cost as a repair from the security deposit. The best practice is to complete the final walk through before returning any portion of the deposit to the tenant. The tenant is not justified in withholding keys until their deposit has been returned. —MICHAEL SHEPHERD

Q

A potential tenant left a holding deposit for one of my units, but he didn’t show up to sign the lease as scheduled and won’t return my calls.

What is advisable in this situation?

A

Q

My tenant is moving out and refuses to give me back the key to his unit until I refund his deposit.

Can he do that? How should I handle the situation?

A

California Civil Code Section 1950.5 governs security deposits.

“Security” means any payment, fee, deposit or charge including, but not limited to any payment that is imposed at the beginning of the tenancy to be used to reimburse the rental owner for 32 RENTAL HOUSING

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A holding deposit is a deposit paid by a prospective tenant to hold a rental unit for a stated period of time.

During this period, the rental owner should not rent the unit to anyone else.

Once the period expires, then the owner can rent the unit to someone else. So in your situation, it should be okay to rent the unit to someone else since the prospective tenant failed to rent the unit within the scheduled and agreed time. costs associated with processing a new But then what do you do with the tenant or that is imposed as an advance deposit? In general, it is a good idea to payment of rent, used or to be used for put any agreement to hold a rental unit any purpose, including but not limited in exchange for a deposit in writing. to: (1) compensation The written agreement for a tenant’s default should clearly set forth “Typically, a rental in the payment of rent; all of the terms and owner has 21 calen(2) the repair of damconditions regarding dar days to return ages in excess of normal the arrangement. Here the security deposit wear and tear caused by are some terms and in addition to the the tenant or by a guest conditions that may be itemized deposior licensee of the tenconsidered in such an tion with attached ant; (3) the cleaning of agreement: receipts.”

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FEBRUARY 2018

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RENTAL HOUSING 33

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© 2017 CBRE, Inc. Photos herein are the property of their respective owners and use of these images without the express written consent of the owner is prohibited. CBRE and the CBRE logo are service marks of CBRE, Inc. and/or its affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective owners.

1) the amount of the holding deposit 2) the time period that the rental unit will be held 3) what the prospective tenant must do to rent the unit within the time period (i.e. sign a rental agreement, pay the first month’s rent, pay the security deposit, etc.)

4) what happens if the tenant does not rent the unit within the time period (i.e., owner may rent to another prospective tenant, rental owner may keep all or a portion of the deposit, etc.)

5) whether the holding deposit will be applied toward the first month’s rent If there is no such agreement and you have not incurred any additional expenses by holding the unit for the prospective tenant, then you should return the entire holding deposit. However, if you have incurred additional unnecessary expenses and have a clear written agreement authorizing you to do so, then you may consider deducting those expenses from the deposit and returning any balance of the deposit with a written explanation of the deductions.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steve Williams is an attorney with Fried & Williams LLP and can be reached at 510-625-0100 or www.friedwilliams.com. Michael Shepherd is an attorney with The Shepherd Law Group and can be reached at 510-531-0129 or www. theshepherdlawgroup.com.

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34 RENTAL HOUSING

| FEBRUARY 2018 |

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

february

march

TUESDAY, FEBRUARY 13 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.

MONDAY, FEBRUARY 19 EBRHA Office Closed — Presidents’ Day WEDNESDAY, FEBRUARY 21 Rental Property Management (RPM) 101 Topics include: • Habitability • Fair housing practices • Screening your applicants • Advertising your rental units Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

SATURDAY, FEBRUARY 24 Member Meeting Topics include: • Top Asset Protection Strategies For Property Owners — Presented by Brian Chou, Esq., BarthCalderon Attorneys Free to Members Only Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon WEDNESDAY, FEBRUARY 28 Lunch-n-Learn — Medicare Planning Presented by Terry Allen, CFP®, AWMA℠, Enhance Wealth Advisors Topics include: • When do I sign up for Medicare and what does it cover?

• How much does Medicare cost?

• Will I need other insurance?

• What about long-term care?

Members: $20 (Includes lunch); RSVP required by February 27 12:00 p.m. - 1:30 p.m.

WEDNESDAY, FEBRUARY 28 EBRHA Member Networking Mixer Aisle 5, 3320 Grand Avenue, Oakland Members Only; Enjoy hosted appetizers and no-host bar 5:00 p.m. - 7:00 p.m.

WEDNESDAY, MARCH 7 Rental Property Management (RPM) 102 Topics include: • Rental agreements • Rent control vs. rent regulation • Mandatory information and disclosures • EBRHA’s rental agreement and addenda Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

TUESDAY, MARCH 13 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.

SATURDAY, MARCH 17 EBRHA Member Meeting Topics include: • Legal Q&A — Presented by Michael Shepherd • Prioritizing Building Maintenance Issues — Presented by Kevin Knobles, KMK Contracting Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon WEDNESDAY, MARCH 21 Rental Property Management (RPM) 103 Topics include: • Termination of tenancy • Notices • Inspections and security deposits • Abandonment Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, MARCH 22 Lunch-n-Learn — Heat Treatment for Bedbugs & Mold Presented by Andrew Mccully, PW Stephens Members: $20 (Includes lunch); RSVP required by March 21 12:00 p.m. - 1:30 p.m.

WEDNESDAY, MARCH 28 EBRHA Member Networking Mixer Grand Tavern, 3601 Grand Avenue, Oakland Members Only; Enjoy hosted appetizers and no-host bar 5:00 p.m. - 7:00 p.m.

THURSDAY, MARCH 29 Everything Zero Waste Presented by OaklandRecycles Team Topics include: • Improving and increasing resident compost and recycling participation • Establishing and maintaining clean enclosures • Avoiding contamination surcharges • Managing successful Bulky Pickups Free to Members & Non-Members 10:00 a.m. - 11:30 a.m.

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

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

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ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2017-18 (2.3%) A CPI increase of 2.3% becomes effective on July 1, 2017. 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 ‘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 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 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 Law Offices of Elaine Lee Elaine Lee | 510-848-9528 www.elaineleeattorney.com

24 HOUR LIVE ANSWERING SERVICE

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

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

ACCOUNTING & TAX

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

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

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

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

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

APPLIANCE SALES & PARTS

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

ATTORNEYS — LAND USE/CONDO CONVERSION

APPRAISERS

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

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

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

Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Bryan Harvey | 510-601-2401 bharvey@lbsavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com

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

Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com

Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — REAL ESTATE/CORP.

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

Legally Mine Tyson Rollins | 801-770-1430 tyson@legallymineusa.com

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

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

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

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

| FEBRUARY 2018 |

BANKING/LENDING

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

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

Burnham Brown Oakland/Berkeley Association of Realtors Charles Alfonzo | 510-835-6825 Davina Lara | 510-836-3000 www.burnhambrown.com oaklandberkeleyaor.com Ericksen Arbuthnot Oakland Chamber of Commerce Jason Mauck | 510-832-7770 Barbara Leslie | 510-874-4808 www.ericksenarbuthnot.com www.oaklandchamber.com Fried & Williams LLP ATTORNEYS — EVICTIONS/PROPERTY Clifford Fried | 510-625-0100 OWNER DEFENSE www.friedwilliams.com Beckman, Feller & Chang P.C. Harding Legal Fred Feller | 510-548-7474 Elva Harding | 415-967-7570 www.bkjf.com www.edhlegal.com Bornstein Law Jack Schwartz, Attorney at Law Daniel Bornstein | 510-836-0110, x1007 Jack Schwartz | 650-863-5823 www.bornsteinandbornstein.com jwsjr1220@comcast.net Burnham Brown Law Offices of Bill Ford Charles Alfonzo | 510-835-6825 Bill Ford | 415-306-7840 www.burnhambrown.com www.billfordlaw.com Ericksen Arbuthnot Law Offices of John Gutierrez Jason Mauck | 510-832-7770 John Gutierrez | 510-647-0600, x2 www.ericksenarbuthnot.com www.jgutierrezlaw.com

38 RENTAL HOUSING

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

ebrha.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

vendor directory All Buildings Contracting & Development Thomas Electric Co. (TEC) Rick Quinn | 510-545-9016 Thomas Hurtubise | 510-814-9387 rickquinn55@gmail.com www.tecelectric.net APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com Silicon Valley Builders Group Chris Maune | 408-627-4177 www.svbuildersgroup.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 P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net 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

HOUSING SERVICES

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

ELEVATOR REPAIRS

Paramount Elevator Corp.

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

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

FINANCIAL PLANNING

HUMAN RESOURCES MANAGEMENT

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

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

FIRE PROTECTION

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

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

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

Green Home Solutions—East Bay Howard Oliver | 510-666-6711 www.ghsnorcal.com

FLOOR COVERINGS

INSPECTIONS

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

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

GENERAL CONTRACTORS

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

BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com

INSURANCE

GOVERNMENT AGENCIES

Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com

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

Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com

HANDYMAN SERVICES

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

Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com

Christopher Simmons 510-776-2697 c2thejay44@gmail.com

The Greenspan Co./Adjusters Int’l.

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

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

PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.com

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

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

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

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

HAULING SERVICES

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

INTERCOMS & ACCESS CONTROLS

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

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

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

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

CSC ServiceWorks Stacy Weaver | 800-954-9000 x54313 www.cscsw.com

LAUNDRY EQUIPMENT

ebrha.com

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RENTAL HOUSING 39

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

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

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

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

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

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

POWER WASHING

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

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

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

PRIVATE INVESTIGATIONS

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

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

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

LOCKSMITH EVICTION SERVICES

PROPERTY LEAK DETECTION

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

AquaTrip brought to you by GSFM Jeff Maloney | 916-933-9554 www.buyaquatrip.com

PAINT

PROPERTY MAINTENANCE

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

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

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

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

PAINTERS

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

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

PROPERTY MAINTENANCE SOFTWARE

PEST & VECTOR CONTROL

Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org Burge Pest Control Rich Crawford | 888-292-7378 www.burgepest.com California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com PLUMBING/WATER HEATERS

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

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

Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com

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

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

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

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

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

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

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

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

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

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

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vendor directory Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com

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

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

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

Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.naikilpatrick.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. 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 Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net

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

RENT CONTROL CONSULTANTS

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

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

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

RENT & MARKET RESEARCH

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

SIGNAGE

Sequoia Signs & Graphics Tom Schnurr | 925-300-1066 www.sequoiasigns.com SMOKE-FREE HOUSING

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

Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com

SOLAR ENERGY

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

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

RENTAL SERVICES

SUSTAINABLE ENERGY

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

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

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

TENANT SCREENING SERVICE

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

ROOFERS

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

TOWING SERVICE

PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net

Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com

TREE SERVICE

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

Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com

VETERANS SERVICE ORGANIZATION

General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com

Swords to Plowshares Norman Thomas | 510-844-7500 www.swords-to-plowshares.org

SECURITY/SURVEILLANCE

WASTE & COMPOST COLLECTION

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

Junk King Contra Costa Krishna Vepa | 925-954-5420 krishna.vepa@junk-king.com

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

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

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

WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com

SEISMIC CONSTRUCTION

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

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

Bay Area Waste Services Peter Gella | 510-788-0462 www.bawaste.com

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

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

Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com

RECYCLING/REUSE

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

SEISMIC ENGINEERING

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

WINDOWS

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

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FEBRUARY 2018

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RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 3

Local Knowledge,

ATTORNEYS

The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23

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BATH & KITCHEN REMODELING

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 29 BUILDING MATERIALS/HARDWARE

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

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

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

CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 31 CONSTRUCTION

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

Earthquake and Structures, Inc.. . . . . . . . . 33 West Coast Premier Construction. . . . . . . 35 HOUSING SERVICES

Abode Services. . . . . . . . . . . . . . . . . . . . . . . . 5 INSURANCE COMPANIES

Jain Williams—State Farm. . . . . . . . . . . . . . 35 LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35 Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 34 LENDERS

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 18 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 24 PRESSURE WASHING

Golden Gate Pressure Wash . . . . . . . . . . . . 35 PROPERTY MANAGEMENT

Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 31 REAL ESTATE BROKERS

CBRE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 RENT BOARD CONSULTANTS

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 ROOFING SERVICES

3664 Grand Avenue • Suite B Oakland, CA 94610

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 33 General Roofing Co. . . . . . . . . . . . . . . . . . . . 31 WATERPROOFING

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

| FEBRUARY 2018 |

ebrha.com

Applied Waterproofing Systems . . . . . . . . 35 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.

UPDATED CURRICULUM!

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• Equitable treatment of current and potential residents • 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

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

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Be at the center of it all

New name. Sunny locale.

The NAA Education Conference & Exposition has been renamed to Apartmentalize! It’s the same dynamic event, but with a new name that captures the energy and innovation of our industry. Join us to Apartmentalize and immerse yourself in the very latest insights, strategies and trends. It’s where bright ideas happen.

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APARTMENTALIZE Powered by

June 13–16, 2018 San Diego