January 2019 Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | JANUARY 2019

HONORING EBRHA VOLUNTEERS

PLUS: NEW TAX LAWS VOICE PHISHING SCAMS

Contents

East Bay Rental Housing Association

JANUARY 2019

Volume XVI, Number 1 | JANUARY 2019 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

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

Sue Larsen | slarsen@ebrha.com | 510.318.8302 ACCOUNTING SPECIALIST

8

10

New Tax Laws

Honoring EBRHA Volunteers

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

EBRHA DIRECTORS

Symon Chang, Jacqueline Jacobs, Brent Kernan, Carmen Madden, Arcola Moore, Fred Morse, Conor

16

Murphy, Joshua Polston, Jack Schwartz, Judy Shaw, Carlon Tanner PUBLISHED BY

East Bay Rental Housing Association

Voice Phishing Scams

PUBLISHER

Wayne C. Rowland MANAGING EDITOR Tina Bocheff ADVERTISING

Tina Bocheff | 510.318.8305

Features & Columns 6

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.

NEWS

Oakland City Council Passes Defeated Measure AA

24 ESQ&A Providing Clarity Amidst the Clutter

BY DANIEL BORNSTEIN

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.

Events & Directory 28 COMMUNITY CALENDAR 30 V ENDOR DIRECTORY 34 M EMBERSHIP INFORMATION 34 A D INDEX

2 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2019 by EBRHA. All rights reserved.

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

Save BIG on GE Stainless Steel Appliances GE® 15.8 Cu. Ft. Top-Freezer Refrigerator

GE® 18.2 Cu. Ft. Stainless Top-Freezer Refrigerator

• CleanSteel™ Exterior

• All Stainless Steel exterior • Stainless steel door Handles

• Spillproof Glass Shelves • Gallon Door Storage • NeverClean™ Condenser • Deluxe Quiet Design

• Adjustable Glass Shelves • Adjustable Humidity Crisper

• ENERGY STAR • 64 3/4 in x 28 in x 31 in

1779

$

GTE16GSHSS GE® Built-In Dishwasher

Package Price

• Gallon Door Bins

00

• ENERGY STAR • 66 5/8 in x 29 1/2 in x 32 1/8 in

GTE18ISHSS

With GE® 15.8 Cu. Ft.

• 4-level PowerScrub™ • ENERGY STAR® Qualified

6

• 100% water filtration • Piranha™ hard food disposer • QuietPower™ 61 sound package

GSD3360KSS GE Spacemaker® 1.5 Cu. Ft. Capacity Over-the-Range Microwave • 950 Watts • Convenience Cooking Controls • Auto and Time Defrost

JVM3162RJSS

General Electric Gas Free Standing Self Clean Stainless Steel Range • 4 Sealed Burners

General Electric Free Standing Self Clean Stainless Smoohtop Range

• 2 11,000 and 2 9000 btu Burners

• Ceramic Glass Top

• Self Clean Oven

• Adjustable Time Self-Cleaning System

• Tru Temp Oven Set System

• Dual Size Ribbon Element • Quick Set Oven Controls

• Quick Set Oven Controls

JGB635REKSS

We’re Not Just About Parts. We’re Trained Professionals. www.apdappliance.com

• Self Clean Oven

JB645RKSS

Prices subject to change without notice

San Leandro 16200 East 14th St. 510.357.8200

Fremont 37250 Fremont Blvd.

510.490.0600

Dublin 6843 Dublin Blvd.

925.828.5800

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 joined EBRHA as the Director of Strategic Partnerships in 2010.

RAE SCHINDLER Rae is the Association Membership and Education Specialist and assists with editing the magazine. She teaches RPM 101, fields and researches member questions, creates member resources and is on the education and forms committees.

BRENDAN G. FRIEDRICH, CPA Brendan is a licensed tax professional with more than five years of experience in public accounting. He graduated from UC Berkeley with a degree in Economics and recently obtained the CPA designation. Brendan is a Bay Area native and works in his family’s accounting practice alongside his father Martin Friedrich, who has specialized in serving real estate clients in the east bay since 1984.

ONLINE

TENANT SCREENING EBRHA provides members with low-cost 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 2019, rental property owners can collect a maximum of $49.12 for an application fee.

TENANT SCREENING PRODUCTS 1. FICO Credit Report*. . . . . . $15 (Credit and Eviction)

TERRY ALLEN, CFP®AWMASM 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 East Bay Commercial Real Estate Women, 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.

2. Rent Protect. . . . . . . . . . . . $18 (Social Security, Eviction & Criminal)

ADDITIONAL REPORTS: Bad Check Search. . . . . . . . . $10 Criminal . . . . . . . . . . . . . . . . . $10 EBRHA will run the reports for you for an additional $20: FICO Credit Report . . . . . . . . $35 Rent Protect Report. . . . . . . $38

DANIEL BORNSTEIN As the founding attorney of Bornstein Law, Broker of Record for Bay Property Group, and expert witness, Daniel Bornstein is a well-respected 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.

4 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

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

Sign-up and inspection required.

Call EBRHA for details.

510.893.9873 | FAX 510.893.2906 www.ebrha.com TEL

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 5

COLUMN

news

Oakland City Council Passes Defeated Measure AA SUBVERTING VOTERS WILL AND CITY’S OWN BALLOT LANGUAGE,

While voters defeated Prop 10 and Measure AA, in a surprising turn of events-even by Oakland standards--Oakland City Council called a last minute meeting December 14th and voted to pass Measure AA, subverting the will of the voters and ignoring ballot language drafted by the City Attorney, which called for a two-thirds majority vote. The measure got just 62.47 percent yes votes and it needed 67 percent to pass.

Measure AA, known as the “Children’s Initiative”, would cost single-family homeowners $198 per year. For rental property owners the cost would be $135.25 per unit per year. Commercial property owners would pay based upon a formula as outlined in the ordinance. Each of these taxes would last 30 years and would be adjusted each year for inflation. This equates to a billion dollar tax, the biggest in Oakland’s history.

TWO-THIRDS MAJORITY RULE IS IGNORED.

6 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

Remarkably, Councilmember Kaplan said that since the City would be sued whether the measure passed or failed, she would vote to pass the measure. With the exception of councilmember GibsonMcElhaney, all councilmembers voted for the motion to pass measure AA. As you can imagine, this appalling reversal will be challenged legally. Thank you to all members who attended the meeting and spoke out, along with many other outraged Oaklanders. Even people who voted for measure AA made a point of saying how wrong-spirited this motion was.

The Oakland city council is part of a disturbing country-wide trend of changing the rules post-election. Legislators in Wisconsin and Michigan have been undermining democracy and the political process.

The City Council feels they are fully justified in moving the threshold from two thirds to a simple majority due the precedence of the Cannabis Coalition v.

City of Upland case. However this is a faulty justification because the case did not involve a parcel tax. Moreover, the Upland case involved a genuine citizenled initiative. Measure AA was NOT a genuine citizen led initiative. It was spearheaded and co-written by Mayor Schaaf. The funding for the qualification of the measure and the campaign in favor was part of the re-election strategy of the Mayor.

The Upland case noted that the initiative power was sparked by dissatisfaction with public officials and a widespread belief that the people had lost control of the political process. Its purpose, in effect, was empowering voters to propose and adopt provisions that their elected public officials had refused or declined to adopt. In Oakland, the initiative was proposed and co-written by the Mayor of the city, not dissatisfied citizens.

C O L DW E L L B A N K E R

Oakland Seismic Safety Ordinance Passed On December 14th, 2018 the Oakland

City Council unanimously passed the Seismic Safety Ordinance. This ordinance was written to mitigate damages from a major earthquake. In the next few months the city will notice over 1,400 property owners informing them that their buildings may need retrofitting. The buildings effected are certain types of old, wood-framed residences, two stories or higher and five units or more.

The timeline for the upgrades on the buildings will be around six years.

Regarding the cost to property owners: up to 70 percent of the costs can be passed onto the tenants over 24-year period. Property owners will need to pay relocation fees to displaced tenants.

These owners can apply for financial assistance. According to the City, property owners with buildings under 20 units can expect to pay approximately $69,000, and owners with buildings over 20 units will pay closer to $105,000.

El Cerrito City Council Votes down Rent Review, Will Implement Other Tenant Protections On December 18, the El Cerrito City Council did not approve rent review. On January 15th they will be returning to a second reading of a modified version of tenant relocation assistance, minimum lease terms and lease terminations. They will also return to the topics of Just Cause and a rent registry. RH

Considering buying or selling an investment property? Looking for potential tax benefits and financial success?

As a highly experienced multi-unit expert AND owner, contact me to help you with all of your property needs. Whether it be determining market rents or finding a good repair person, I can help you with your multi-unit property.

Recently Sold:

SOLD

TRIPLEX IN UPPER DIMOND DISTRICT.

Represented Seller. Extensive marketing and showings. Received 7 offers, all above asking price.

Sold at $1.2 million, all cash!

SOLD

GREAT 7 UNIT BUILDING NEAR FOURTH STREET IN BERKELEY.

Represented Buyer, purchased it completely updated, and all units remodeled at 5.5 CAP rate.

• Market rent analysis by neighborhood maximizes property value • Strategies for successful multi-unit property ownership • Identify and advise 1031 exchange opportunities Your East Bay Investment Real Estate Advisor

JOHN CARONNA (925) 253-4648 www.eastbayIREA.com DRE# 01898437 ©2018 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker® is a registered trademark licensed to Coldwell Banker Real Estate LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each Coldwell Banker Residential Brokerage office is owned by a subsidiary of NRT LLC. CalBRE License # 01908304

ebrha.com RH Coldwell Caronna Two-Thirds Pg Ad Dec18.indd 1

|

JANUARY 2019

|

RENTAL HOUSING 7 11/12/18 6:46 PM

FEATURE EVENT PHOTOS

EBRHA’S 2018

ELECTION VOLUNTEERS In 2018, EBRHA participated in a massive political campaign to defeat Proposition 10 and Oakland measures AA, Y and W. We conducted grassroots organizing training and held weekly phone banking and canvassing events to educate Oakland voters on the harmful impacts of these initiatives. Over 60 members participated in the months leading up to the election, and there were many members who participated in nearly every single effort. On behalf of everyone at EBRHA, we thank you for stepping up. We could not have done it without you.

While Proposition 10 and measure AA were defeated at the polls, Oakland city council hastily held a meeting on December 14 and voted in favor of certifying Measure AA as having passed, subverting the will of the voters. This is likely to lead to a lawsuit challenging the City’s actions. Regarding other local measures, unfortunately voters passed Measures W and Y. Needless to say, we are not slowing down. There is no end in sight to the legislative battles that lie ahead, and we need more members to jump in and join the fight. Contact me today to get involved: tbocheff@ebrha.com.

Tina Bocheff, Association Executive 8 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

THANK YOU TO ALL OUR CAMPAIGN VOLUNTEERS Andrew Pitarre

Debrenia Madison

Jacqueline Jacobs

Richard Callway

Ann McClain

Esteban Sardera

Joan O’Neill

Rick Philips

Anthony Mazzola

Eunice Tina Bryant &

Jody Cox

Robert Kramer

Arcola Moore

James Bryant

Linda Gardner

Ryan Denman

Audie Miles

Fanny Li

Luke Blacklidge

Sandra Naylor

Brent Kernan

Georgia Richardson

May Montana

Sedalia Benton

Carmen Madden

Gerry Learn Rockwell

Mimi Felson

Susi Vogler

Charlotte Woodard

Heidi Lustig

Nathan Durham-Hammer

Taylor Hines

Chris & Molly Brown

Ianya Young

New Parnasa Partners

Tim Norkol

Cindy Ou

Irina Gelfenbeyn

Patricia Murguia

Vito Esposito

Constance Thompson

Irina Itsekson

Pauline Zazulak

Wayne Rowland

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 9

FEATURE

The

Tax Times They New Tax Laws and How They Will Impact Your Business. BY: BRENDAN G. FRIEDRICH, CPA

10 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

Are A-Changin’ P

assage of the Tax Cuts and Jobs Act (TCJA) in December of 2017 has led to the biggest reform in U.S. tax law in over 30 years. 2018 has seen both taxpayers and tax practitioners alike scrambling to sort out the myriad changes in time to take meaningful actions and prepare for the looming 2019 filing season.

While a majority of the provisions affecting individuals are set to expire after 2025, some are here to stay, as are most provisions applicable to businesses.

Although there are plenty of broad changes such as the corporate tax rate being lowered to 21%, and increases in the individual Alternative Minimum Tax exemption and phase-out amounts enabling the possibility of middle-class Californians (finally) avoiding AMT, there are enough real estate related provisions alone to keep every current or prospective property owner on their toes.

HOMEOWNERSHIP One of the most frequently discussed areas I’ve heard regarding the new tax act relates to what is effectively seen as a disincentive to personal home ownership.

For those who are accustomed to being able to write off all of the property taxes and mortgage interest on their personal residences, the impact of the TCJA may come as a shock: These deductions are only available to those who itemize on Schedule A rather than take the standard deduction, and the TCJA nearly doubles the standard deductions of all individual taxpayers, meaning far fewer people will itemize than in years past. In case you’re curious, the new amounts are $12,000 for singles and married persons filing separately, $24,000 for those filing jointly, and $18,000 for heads of household.

If you are one of those homeowners who has historically itemized deductions but now ends up claiming the standard deduction, you are in essence getting no current tax benefit for the costs of maintaining your home, and can even lose out on other deductions such as charitable donations, medical expenses, and investment interest. Even if you do manage to get over the threshold, the TCJA imposes additional restrictions on certain deductions such as those for state income taxes, and completely eliminates others such as all 2% miscellaneous deductions.

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 11

FEATURE

advantage of bonus depreciation related to certain building improvements. For this reason and for purposes of the expanded definitions of Section 179 eligible property, it is important to track and allocate expenditures precisely to the specific nature of the building improvements.

SECTION 179 EXPENSING Section 179 allows a taxpayer to deduct the costs of eligible property which would otherwise have to be recovered through deprecation. Prior to 2018, the maximum allowable Section 179 deduction was about $500,000, subject to a dollar-fordollar reduction to the allowable maximum when the amount of qualified property placed in service for the year exceeded a threshold of $2 million.

The TCJA increases the maximum allowable Section 179 deduction to $1 million starting in 2018 and indexes it for inflation. It also increases the reduction threshold from $2 million to $2.5 million.

In addition, the scope of eligible property is greatly expanded to include Qualified Improvement Property (see below), and certain other non-residential building improvements such as roofs, HVAC units, fire protection and alarm systems, and security systems. It also repeals an exclusion concerning furnishings in connection with providing lodging in residential property.

Furthermore, Section 179 expensing cannot be used to create a loss for the taxpayer. In other words, the deduction will only be allowed to the extent of taxable income from the business and any unused portion will carryforward to future years. Finally, any allowable 179 deduction taken on property will be recaptured as ordinary income upon disposition of the asset to the extent of any gain.

Taxpayers in higher tax brackets should consider whether to make the 179 election on qualified real property which upon disposition might otherwise only be subject to the maximum 25% unrecaptured section 1250 rate.

NON-RESIDENTIAL QUALIFIED IMPROVEMENT PROPERTY (QIP) Under prior law, there were several special categories of improvements to non-residential real estate which each qualified for unique depreciation rules. Under the TCJA, these improvements are combined into one overall category called “Qualified Improvement Property” (QIP), which is essentially certain improvements to the interior portions of a building such as common areas, and what were formerly known as leasehold or tenant improvements.

Qualified improvement property does not include, however, any costs attributable to elevators and escalators, enlargement of the building, or improvements to the internal structural framework of the building.

It seems that the intention of the TCJA was to give QIP depreciable lives of 15 years and make them eligible for bonus depreciation, however, due to a drafting error the actual language does not reflect the legislative intent, and as a result, the improvements are still subject to the usual 39-year depreciation life. Fortunately,

“Although things might look gloomy for homeowners, rental property owners can relax a little bit: The limitations on property taxes and mortgage interest don’t apply to rental property, and there are actually a few other provisions which are taxpayer friendly.”

The combined deduction for state income taxes and property taxes now has a limitation of $10,000 for almost all filing statuses, which in a high income and property tax state like California has upset a lot of people and skewed economic incentives away from living in the state. Furthermore, interest on new home mortgages taken out in 2018 and beyond is now generally limited to $750,000 of principle (down from $1 million previously) and interest on a HELOC (grandfathered or not) is now non-deductible unless the interest tracing rules would allow you to allocate it to another business or investment activity.

Renters be warned too: Those who currently do not itemize and are thinking they will simply benefit from a higher standard deduction, keep in mind that for some taxpayers this benefit is mostly (if not entirely) eliminated due to the repeal of personal exemptions.

RENTAL PROPERTY OWNERS & INVESTORS Although things might look gloomy for homeowners, rental property owners can relax a little bit: The limitations on property taxes and mortgage interest don’t apply to rental property, and there are actually a few other provisions which are taxpayer friendly.

BONUS DEPRECIATION UPDATE By increasing bonus depreciation from 50% to 100%, the TCJA effectively allows taxpayers to immediately expense eligible assets with depreciable lives of 20 years or less in the year of acquisition. The 100% rate applies to assets placed in service after September 27, 2017 and through the end of 2022. From 2023-2026 the bonus percentage phases down 20% per year until sunsetting after 2026. A transition rule also allows taxpayers to elect 50% bonus depreciation for 2018 only.

Under old law, bonus depreciation was only available on new property (i.e. property not previously used by another taxpayer), but the TCJA modifies the language such that used property now qualifies and only has to be “new” to the taxpayer.

While building structures are generally not eligible for bonus deprecation, it is interesting to note that if a technical correction is issued for Qualified Improvement Property (discussed later), then owners of non-residential buildings may be able to take 12 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

The nation’s #1 multifamily lender is lending in your backyard.

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

Carlon Tanner, Owner/Broker

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

TURN TO PAGE 32 TO SEE ALL OF EBRHA’S UPCOMING WORKSHOPS AND EVENTS

13 Unit Apt Bldg Oakland, CA $1,657,000 3-year Hybrid

6 Unit Apt Bldg San Leandro, CA $725,000 5-year Hybrid

21 Unit Apt Bldg Berkeley, CA $3,150,000 5-year Hybrid

If you have an apartment building with 5 or more units to purchase or refinance, call us today to learn how we can put our resources to work for you.

LOW FE ES | G REAT RATES | STR EAMLI NED PROCESS

Contact Josh Milnes, Client Manager at (510) 891-4545 or josh.milnes@chase.com Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2017 FDIC data. ©2018 JPMorgan Chase Bank, N.A. Member FDIC. All rights reserved. 290286

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 13

FEATURE

“We always encourage our clients to be organized and get their taxes done as early as possible, but this year it is especially important to be proactive in order to file on time and achieve a satisfactory tax outcome.” these improvements do still qualify for Section 179 expensing and it is possible that a technical correction will be issued to fix the definition of QIP to assign a 15-year life and make it eligible for bonus depreciation.

SECTION 199A QUALIFIED BUSINESS INCOME AND REAL ESTATE PROFESSIONALS There’s been much fuss about the new 20% deduction for qualified business income, which applies to individuals and entities not taxed as a C corporation.

The deduction is taken below the line after the standard or itemized deduction in arriving at taxable income. The formula for calculating the deduction is complex and beyond the scope of this article, but is basically 20% of net qualified business income subject to a taxable income limitation, and in some cases a limitation based on wages paid and/or the tax basis of property used in the business. It also includes 20% of ordinary REIT dividends, which are not subject to these limitations.

Unfortunately for some, the allowable deduction is phased out based on income for taxpayers in a “specified service business”, which among others include the fields of law, accounting, health, financial/brokerage services, trading, athletics & performing arts, and any business in which the primary asset is “the reputation or skill of one or more employees”. This clause caused concern for many service-based professionals who worried they would be considered specified service businesses for this purpose. Much to their relief, the IRS issued guidance earlier this year taking a narrow interpretation of the language and thus real estate agents, brokers, architects, and engineers among many will not be classified as specified service businesses.

Section 199A is intended to encourage the conduct of active trades or businesses, thus the provision only applies to activities that rise to the level of a trade or business under section 162. In a lot of cases it is unclear whether the rental of real estate alone constitutes a business for purposes of this section. A land lease, for example, clearly does not, but in some cases where the owner has provided significant personal services to tenants, it has. The tax professional community has requested further guidance on this subject, but likely it will depend on the unique facts and circumstances of the taxpayer.

For individuals taking the position that they are “real estate

14 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

professionals”, however, an activity involving the rental of real estate could qualify assuming the real estate professional materially participates in the activity or makes a grouping election under section 469(c)(7)(A) to treat all rental real estate interests as a single activity.

OTHER PROVISIONS OF INTEREST LIKE-KIND EXCHANGES Starting with tax year 2018, like-kind exchanges are limited to real property exchanges. This could present some issues for certain taxpayers when substantial personal property is transferred along with real property (e.g. furnishings, washers & dryers, pool & BBQ equipment, etc.). Gain deferral will not be available on the amount allocable to such property, so this is one area where people who have had a cost segregation done on the premises may experience a negative impact. Careful planning with the assistance of a tax advisor is recommended.

NET OPERATING LOSSES For 2018 and beyond, taxpayers are generally no longer able to carryback a Net Operating Loss (NOL), and instead must carry it forward. As a further limitation, the NOL can now only offset a maximum of 80% of taxable income in a carryforward year (it was 100% under old law). On the up-side, the 20-year carryforward period has now been made indefinite.

EXCESS BUSINESS LOSSES For taxpayers other than a C corporation, the TCJA limits business losses for tax years beginning in 2018 to $500,000 for joint filers, and $250,000 for all others (indexed for inflation).

The provision applies after application of the passive loss rules, and excess losses are carried forward as a Net Operating Loss.

ACCOUNTING METHODS Under old law, taxpayers with average gross receipts of more than $5 million were required to use the accrual method of accounting. Under the TCJA, this threshold is boosted to $25 million. As a result, many medium-sized businesses may now qualify to use the cash method of accounting which is simpler to implement and allows more flexibility in the timing of income and expense recognition. Taxpayers wishing to affect this change can file a Form 3115 with the IRS. CARRIED INTEREST It’s fairly common in real estate partnerships for the promoter/organizer to receive a “carried interest” in the partnership in exchange for specified services, such as putting together the deal and managing the investment(s). These agreements are usually structured to allow the promoter to avoid triggering ordinary income for compensation for services and instead the promoter receives long-term capital gain treatment when the underlying property is disposed. The TCJA extends the holding period for LTCG treatment to 3 years instead of 1 year for assets from which the carried interest is derived.

DEDUCTIBLE BUSINESS INTEREST For taxpayers with annual gross receipts of more than $25

million, the TCJA imposes a limit on the deductibility of a taxpayer’s net interest expense to 30% of adjusted taxable income. A real property trade or business, however, can make an election to be exempt from this limitation provided it figures its depreciation deductions under the Alternative Depreciation System (ADS). A real property business in this case includes construction/development, rental & leasing, and operation & management among others.

CALIFORNIA NON-CONFORMITY HEADACHES California conforms to the Internal Revenue Code as of a certain date, and thus unless legislation is enacted to adopt specific provisions, California will not conform to these new changes at the federal level. The result, not surprisingly, is that something which might simplify someone’s taxes at the federal level may actually add complexity at the state level—for example, taking the standard deduction on the federal return but itemizing deductions on the state return, or having 100% bonus depreciation on the federal return but having to track depreciation for state purposes.

BRACE YOURSELVES… In light of all these changes and additional complexities, taxpayers and tax advisors are going to have an especially difficult filing season in 2019. Taxpayers should probably expect to pay higher fees this year for their tax preparation, accounting, and consulting services across the board as tax professionals work overtime to hold the helm while navigating the choppy waters of tax reform.

We always encourage our clients to be organized and get their taxes done as early as possible, but this year it is especially important to be proactive in order to file on time and achieve a satisfactory tax outcome. Brace yourselves folks, for the tax times they are a-changin’. RH

MEMBER NETWORKING MIXER

House Ad?

Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board.

Join us for hosted appetizers and a no-host bar.

Date: Thursday, January 31 Location: Aisle 5 - 3320 Grand Ave, Oakland Time: 5:00 pm - 7:00 pm

RSVP TODAY AT Disclaimer: This material has been prepared for informational purposes only, and is not intended to provide, and should not be relied on for tax, legal, or accounting advice. For more information, contact Brendan Friedrich, CPA at Brendan@BestTaxCPA.com or 510-895-8310

EBRHA.COM/EVENTS OR CALL 510-893-9873 ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 15

FEATURE

Em

16 RENTAL HOUSING

| NOVEMBER 2018 |

ebrha.com

merging Threat Voice Phishing Scams. BY TERRY ALLEN

M

ost of us have been trained to be very careful when clicking on links and attachments that arrive in emails. We sometimes forget that scam artists are constantly dreaming up new ideas that put a new shine on old-fashioned telephone-based phishing scams. Think you’re too smart to fall for one? Think again. You may be up to date on all of the scams floating around, but sometimes you pick up the phone when you’re in a hurry or are distracted and you just let your guard down.

One example I’ll share happened to a tech blogger who banks at a credit union near his home in Oregon. He received a call from his credit union’s 800 number. He was greeted by a female voice who explained that the credit union had blocked two phony-looking charges in Ohio made to his debit/ATM card.

She proceeded to then read him the last four digits of the card that was currently in his wallet and it checked out.

The tech blogger told the lady that he would need a replacement card immediately because he was about to travel out of state to California. Without missing a beat, the caller said he could keep his card and that the credit union would simply block any future charges that weren’t made in either Oregon or

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 17

“Like email scams, phone phishing usually invokes an element of urgency in a bid to get people to let their guard down.

If a call has you worried that there might be something wrong and you wish to call them back, don’t call the number offered to you by the caller. If you want to reach your bank, call the number on the back of your card.”

California.

This struck our blogger as a bit off. Why would the bank say they were freezing his card but then say they could keep it open for his upcoming trip? It was the first time the voice inside his head spoke up and said, “Something isn’t right.” But, he figured, the customer service person at the credit union was trying to be helpful: She was doing him a favor, he reasoned.

The caller then read his entire home address to double check it was the correct destination to send a new card at the conclusion of his trip. Next she asked him to verify the three digit security code printed on the back of his card. Once more, the voice of caution in his brain was silenced: He’d given this code out previously in the few times he’d used his card to pay for something over the phone.

Then she asked him for his current card PIN, just so she could apply that same PIN to the new card being mailed out, she assured him. Again, he ignored the alarm bells ringing in his head and he gave her the PIN. After hanging up he felt fairly certain the entire transaction was legitimate, although the part about her requesting the PIN kept nagging at him. When he hung up the phone he told a friend about his experience, and his friend’s response was “Oh man, you got scammed.”

Now even more concerned, he visited his credit union to make sure his travel arrangements were set. When he began telling the bank employee what had transpired, he could tell by the look on her face that his friend was right.

A review of his account showed that there were indeed two fraudulent charges on his account from earlier that day totaling $3,400, but neither charge was from Ohio, and both were made AFTER his “credit union” call. After the unauthorized charges, he had just $300 remaining in his account.

“People I’ve talked to about this say there’s no way they’d fall for that, but when someone from a trustworthy number calls, says they’re from your small town bank, and sounds incredibly professional, you’d fall for it, too,” he said. (1) Fraudsters can use a variety of open-source and free tools to 18 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

fake or “spoof” the number displayed as the caller ID, lending legitimacy to phone phishing schemes.

Often, just sprinkling in a little foreknowledge of the target’s personal details — SSNs, dates of birth, addresses and other information that can be purchased for a nominal fee from any one of several underground sites that sell such data — adds enough detail to the call to make it seem legitimate.

HUMAN, ROBOT OR HYBRID? In the above story, the scammer was a live person, but some equally convincing voice phishing schemes — sometimes called “vishing” — use a combination of humans and automation.

If you can’t tell if you are speaking to a human or a robot, you can usually ask some random question, like “how’s the weather there?” and see if you get a “human” response to your question. You will most likely have your call disconnected, or a human voice will interject.

FULLY AUTOMATED PHONE PHISHING And then there are the fully-automated voice phishing scams, which can be equally convincing.

One popular scam: You may have answered a call on your mobile device and heard the familiar four-note AT&T jingle, followed by a recorded voice saying AT&T was calling to prevent your phone service from being suspended for non-payment. If you’re not an AT&T customer, you’ll know right away it’s a scam, but if you are an AT&T customer, you could get fooled.

You would then be prompted to enter your security PIN to be connected to a billing department representative. Never give out your PIN. No one in the AT&T billing department, or any other department for that matter, should have access to your PIN. WHAT CAN YOU DO? Just as you would never give out personal information if asked to do so via email, never give out any information about yourself in response to an unsolicited phone call.

Like email scams, phone phishing usually invokes an element of urgency in a bid to get people to let their guard down. If a call has you worried that there might be something wrong and you wish to call them back, don’t call the number offered to you by the caller. If you want to reach your bank, call the number on the back of your card. If it’s another company you do business with, go to the company’s site and look up their main customer support number.

These days, scam calls happen on my mobile so often that I almost never answer my phone unless it appears to come from someone in my contacts list. The Federal Trade Commission’s do-not-call list does not appear to have done anything to block scam callers, and the major wireless carriers have been ineffective in blocking incessant robocalls, even when the scammers are impersonating the carriers themselves.

Many younger people generally let most unrecognized calls go to voicemail. It seems to be a very different reality for folks from an older generation, many of whom still primarily call friends

Upgrade Your Bathrooms with a New Acrylic Bath or Shower Enclosure System in One Day*!

*in most cases

COMPLETE INSTALLATION SERVICE AVAILABLE

Acrylic bath tub enclosure, including steel/porcelain tub, starts at $1,574 Acrylic shower enclosure, including shower pan, starts at $1,714

Made in USA since 1993 TUB ENCLOSURE

SHOWER ENCLOSURE

One Day installation No grout to trap mold & mildew Integrated soap dish Interlocking leak proof corner seams Reinforced, molded acrylic panels, 3/4” thick, that look like 4” ceramic tile with simulated grout lines

Prices are subject to change without notice

CALL FOR A FREE ESTIMATE OR VISIT OUR SHOWROOM OPEN WEEKDAYS 9-4:30 26247 Research Rd, Hayward, CA 510-785-2600 Toll free: 888-228-4925 www.AmericanBathind.com

American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installations work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises.

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 19

and family using land lines, and who will always answer a ringing phone whenever it is humanly possible to do so.

It’s a good idea to advise your loved ones to ignore calls unless they appear to come from a friend or family member and to just hang up the moment the caller starts asking for personal information.

A trainer for the Fraud and Disputes Department at the Customer Service Center of one of the largest banks in the world shared this information with us: “Our Fraud representatives that answer your phone calls or make a call out to you do have access to much of your personal identity and card information. However, we NEVER provide any of your personal information over the phone unless you speak it first.

Also, our reps do NOT have the capability to see your PIN and would never ask for it. They do have the ability to request that a new PIN mailer be snail-mailed to the address on file (no rush, no alternate address requests). However, they request it through a secured computer system and the request is processed by the automated system. Fraud reps will never ever, ever see or have access to your PIN. Our Inbound Fraud reps are required (no exceptions) to verify three full pieces of account information prior to assisting any caller. If a cardholder does not feel comfortable with providing their personal information, reps are advised to simply advise the caller to call the number on the back of their card for assistance instead.

In regards to our reps that make outbound calls in the case of finding suspicious activity on a card; they do not ask for any personal information.

Ever. Because we are the ones calling you, why would we verify? That’s sketchy! If the cardholder again doesn’t feel comfortable continuing with the call, we advise they call the phone number on the back of their card.”

And, if all of this isn’t frustrating enough, fraudsters are now scamming via text message. It’s called “smishing.” If you have any concerns about a message you received, call your bank. Do not click on any links in the text and do not provide any personal information. If it’s legitimate, your bank will tell you that when you call them.

Remember - stay informed and remain vigilant!- RH

UPCOMING WORKSHOP

Rental Property Management (RPM) 102 D ATE & TIME

SPEAKER

PRICE

TOPICS

WEDNESDAY, JANUARY 16; 2:00 P.M. - 3:30 P.M.

Carmen Madden, EBRHA Board Member Free to EBRHA Members; Non-Members: $69 Rental Agreements & Addenda, Rent Control Vs. Rent Regulation, Habitability Issues & Managing the Tenancy.

TO SEE EBRHA’S FULL CALENDAR OF EVENTS, TURN TO PAGE 32 OR GO TO WWW.EBRHA.COM Unless noted, all workshops are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Terry Allen is an Accredited Wealth Management Advisor at Enhance Wealth Advisors. She can be reached at (925) 932-4494 or terry@enhancewa.com.

GET ACTIVE WITH EBRHA

Volunteer to Attend Rent Board & Council Meetings CONTACT TINA BOCHEFF AT

TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. REGISTRATION REQUIRED 20 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

TBOCHEFF@EBRHA.COM FOR MORE INFORMATION

UPCOMING EVENTS EBRHA Office Closed

DATE MONDAY, JANUARY 21 MARTIN LUTHER KING JR. HOLIDAY

Small Property Owners Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

Expertise and Representation on Rent Board Petitions, Hearings and Appeals

TUESDAY, JANUARY 8; 4:00 P.M. - 5:00 P.M.

Wayne Rowland, EBRHA Board President EBRHA Members Only The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing

info@rentboardmatters.com

Liz Hart

510-813-5440 EBRHA Member Meeting D ATE & TIME SATURDAY, JANUARY 26; NETWORKING: 9:30 A.M. MEETING: 10:00 A.M. - NOON

PRICE EBRHA Members Only TOPICS • Legal Q&A -- Bill Ford, Law Offices of Bill Ford • New Tax Laws & Preparing for Tax Season

Owners -- Martin Friedrich, CPA & Brendan Friedrich, CPA • EBRHA Board Election

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements

Drop-in Clinic D ATE & TIME WEDNESDAY, JANUARY 30; 2:00 P.M. - 3:30 P.M.

PRICE EBRHA Members Only

TOPICS Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member.

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

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

The Plumber Referred by Your Friends!

(510)843-6904 www.albertnahmanplumbing.com ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 21

COMPLETE ELECTRIC

EBRHA MEMBER MEETING & BOARD ELECTION SATURDAY, JANUARY 26, 2019

Exit signs and Emergency back-up fixtures, Emergency calls, Expert trouble-shooting, Main service upgrades, Fuse boxes changed to breakers, GFCI plugs installed, Plugs grounded, Circuits added, Security lighting, Ambiance lighting, Garden/pathway lighting, Home and office remodels.

Networking: 9:30 a.m. | Meeting: 10:00 a.m. - Noon • Legal Q&A -- Bill Ford, Law Offices of Bill Ford • New Tax Laws and Preparing for Tax Season -- Martin Friedrich, CPA & Brendan Friedrich, CPA • EBRHA Board Election

EBRHA Members Only

NOMINEES FOR BOARD OF DIRECTORS Luke Blacklidge Irina Gelfenbeyn Carmen Madden

Lic. # 966283 Clay Bartley • (510) 325-7462 cmpltelctrc@gmail.com www.complete-electric.org

Arcola Moore Joshua Polston

LEAD PAINT SAFETY CERTIFICATION: RSVP NOW! Renovation, Repair and Painting Certification Class Date: Thursday, February 21, 2019 Time: 8:00 a.m. - 5:00 p.m.

Price: EBRHA Members $250, Non-members $350 Trainer: Benchmark Environmental Lead paint can become a health risk if handled improperly.

This 8-hour EPA-accredited training course will certify workers as required under law for anyone who disturbs lead-coated surfaces during repair or renovation of pre1978 housing.

RSVP TODAY AT EBRHA.COM/EVENTS OR

BY CALLING 510-893-9873 22 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

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.

EARTHQUAKE AND STRUCTURES, INC. Est. 1984

Structural • Civil • Construction Management

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

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

(510) 601-1065 (415) 835-6754

bk@esiengineers.com www.esiengineers.com

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

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

(510) 582-6929 (925) 484-0124

www.ffialaroofing.com

Lic. #686707 ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 23

COLUMN

esq. & a

property” (CC3479), may be subject to an eviction lawsuit.

The initial evaluation will be whether the accumulation of garbage in the unit is severe enough to rise to the level of nuisance, or whether it is a “housekeeping” issue. Many people have different threshold assessments for what is an unkempt unit versus what is a unit that rises to the level of nuisance. The first step any owner who is concerned about the condition of a tenant’s unit is to photograph (if possible) the interior of the unit. Eyewitness evaluation is helpful, especially if there are multiple parties present for the inspection, but photographs are ideal.

If, after review of the photographs, the How to Address Hoarding BY DANIEL BORNSTEIN condition appears to be unsanitary and unreasonable but not “life threatening,” start with a written letter informing the tenant of the need to clean the unit and remove the excessive garbage from the premises. State a date for the premises to be cleaned by. Once the date has passed, conduct a subsequent inspection of the premises, with photographs, if possible, taken again. If the place has been cleaned, the matter is over (for now). If the premises have not been satisfactorily cleaned and garbage removed, I then seek authorization to raise the seriousness of the matter by serving a legal notice to clean the unit or face eviction. If, after proper service of the notice, the tenant still has failed to remedy the condition of the premises, an unlawful detainer action should be pursued.

On the other hand, if the hoarder’s objects pose a life safety threat, for I went to my tenant’s unit to do law, a tenant who engages in nuisance instance, a unit so full of garbage there a necessary repair and I found conduct typically, defined as, “anything is no easy egress from the unit (garbage an unusual amount of garbage in the which is injurious to health, includand personal possessions unit. What is the legal definition of a ing, but not limstacked up to the ceiling), “The first step of any ited to, the illegal hoarder. What are my next steps? owner who is concerned the owner should consider sale of controlled about the condition of a the immediate service of a The dictionary definition of Hoarder substances, or is tenant’s unit is to pho- notice demanding compli-- a person who hoards things – cer- indecent or offenance or an eviction would be tograph (if possible) tainly doesn’t provide much guidance to sive to the senses, the interior of the unit. filed. Act quickly in this sitthe question above. The more important or an obstruction Eyewitness evaluation uation as the risk of harm to inquiry is whether the tenant’s accumula- to the free use of is helpful, especially if the tenant and other buildtion of garbage and personal possessions property, so as to poses a health, safety and/or fire risk interfere with the there are multiple parties ing occupants demands present for the inspec- focused attention. We are and/or whether the accumulation rises to comfortable enjoytion, but photographs all familiar with the horrific the level of nuisance. Under California ment of life or situation that occurred in are ideal.”

Providing Clarity Amidst the Clutter

Q A

24 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

License No. 797467

the Ghost Ship Fire where individuals lost their lives as a result of conditions existing within a property.

Please note that even if you are compelled to file an unlawful detainer action, this does not always result in recovering possession of the unit. Remember, “compulsive hoarding” also known as “hoarding disorder” is a mental health disability.

In particular, it is a behavioral pattern characterized by excessive acquisition of and an inability or unwillingness to discard large quantities of objects that cover the living areas of the home and cause significant distress or impairment.

Often times when pursuing an eviction lawsuit against a tenant who has a unit filled with garbage, the tenant attorney will assert that the tenant has a diagnosed “disability” and is entitled to a “reasonable accommodation” for the disability.

Typically, the request is that the property owner not pursue the removal of the tenant from the property but instead, provide the tenant more time to clean the unit.

Upon receipt of a tenant’s claim of disability, a property owner with the guidance of counsel, must make a decision as to whether or not to proceed with recovery of possession of the unit, negotiate a settlement or seek some compromise to ensure that the property owner is not subject to a discrimination/fair housing claim.

In the end, an owner whose tenant is not keeping the unit clean typically must act to preserve the safety of the building and its occupants. Hopefully, the tenant is receptive to cleaning the unit, but if not, an unlawful detainer action should be pursued. However, the initial goal should be to secure a clean and safe living environment.

Always consult an attorney when evaluating how to handle these type of property owner/tenant matters. RH

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.

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

Seismic & General Contractors

Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

• construction—all under one company.

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

• Screening, evaluation, engineering, construction, city sign-off • 20 plus years of experience with over 400 seismic retrofits completed.

A design-build company.

For inquiries, please contact Homy Sikaroudi, PhD, PE

ASSISTING PROPERTY OWNERS WITH THEIR LEGAL NEEDS SINCE 1975.

Effective. Efficient. Economical.

510-839-2067 TheEvictors.com ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 25

Maisel Property Management, Inc. Serving Oakland and Surrounding Areas

MPM

5942 MacArthur Blvd, Ste. E Oakland, CA 94605 Next Door to Better Homes Realty

Level of service and fees tailored to your needs We can locate qualified tenants for your vacancies Experienced with Section 8 tenants Over 65 years of combined experience in residential property management in Oakland

EAST OAKLAND Specialist! www.maiselpropertymanagement.com

26 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

510-568-4444 510-562-8600

Serving the East Bay

APPLIED WATERPROOFING SYSTEMS

Providing Waterproofing Services Since 1985

Commercial & Residential Buildings Balconies Walkways Garage Coatings

Decks Patios Driveways

Call Neal Golding

(510) 452-3666

nlgolding@pacbell.net LIC#552820

www.appliedwaterproofing.com

LEFTOVERS?

Pass Them On. Or Come Shop.

Tenants leave things?

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

URBAN RE To End the Age of Waste

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

http://urbanore.com

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

(510) 613-0300

Additional Discounts for RHA Members

ENOUGH IS ENOUGH!

Protect Your Rental Property Rights!

GO TO EBRHA.COM/LEGAL-FUND

TO CONTRIBUTE TO THE LEGAL FUND TODAY! ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 27

community calendar EVENTS & CLASSES

january

february

TUESDAY, JANUARY 1 EBRHA Office Closed — New Year Holiday

TUESDAY, JANUARY 8 Small Property Owner Roundtable Presented by Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing.

EBRHA Members Only 4:00 pm - 5:00 pm

WEDNESDAY, JANUARY 16 Rental Property Management (RPM) 102 Presented by Carmen Madden, EBRHA Board Member Topics: Rental Agreements & Addenda, Rent Control Vs. Rent Regulation, Habitability Issues & Managing the Tenancy.

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

MONDAY, JANUARY 21 EBRHA Office Closed — Martin Luther King Jr Holiday

SATURDAY, JANUARY 26 EBRHA Member Meeting Legal Q&A - Presented by Bill Ford, Law Offices of Bill Ford Preparing for Tax Season & New Tax Laws for Property Owners - Presented by Martin Friedrich, CPA & Brendan Friedrich, CPA EBRHA Board Election EBRHA Members Only Networking: 9:30 a.m. | Meeting: 10:00 a.m. - Noon

WEDNESDAY, JANUARY 30TH Drop-in Clinic Come get answers to property management questions from expert Judy Shaw, EBRHA Board Member.

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

MEMBER MIXER Thursday, January 31 Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

Location: Aisle 5 EBRHA Members Only 5:00 pm - 7:00 pm

WEDNESDAY, FEBRUARY 6 Rental Property Management (RPM) 103 Presented by Brent Kernan, EBRHA Board Member Notices, Terminations, Security Deposits, & Abandonment.

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

TUESDAY, FEBRUARY 12 Small Property Owner Roundtable Presented by Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing.

EBRHA Members Only 4:00 p.m. - 5:30 p.m.

THURSDAY, FEBRUARY 21 Renovation, Repair and Painting Certification Class Trainer: Benchmark Environmental Lead paint can become a health risk if handled improperly.

This 8 hour EPA-accredited training course will certify workers as required under law for anyone who disturbs lead-coated surfaces during repair or renovation of pre-1978 housing.

EBRHA Members $250, Non-members $350 8:00 a.m.- 5:00 p.m.

SATURDAY, FEBRUARY 23 EBRHA Member Meeting Legal Q&A - Presented by Michael Shepherd, Shepherd Law Group.

Save Money and Water Efficiency Rebates - Presented by Jeffery Liang, StopWaste.org EBRHA Members Only Networking: 9:30 a.m. | Meeting: 10:00 a.m. - Noon

WEDNESDAY, FEBRUARY 27 Drop-in Clinic Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member.

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

THURSDAY, FEBRUARY 28 Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us for hosted appetizers an no host bar.

Location: Aisle 5 EBRHA Members Only 5:00 pm - 7:00 pm

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.

28 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2018-19 (3.4%) A CPI increase of 3.4% becomes effective on July 1, 2018. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date.

In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required.

Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

JULY 1 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

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

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $270 per unit and are due July 1.

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

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

ANNUAL ALLOWABLE RENT INCREASE

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

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

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

2018. . . . . . . . . . . . . . . . . . . . . . . . 2.3% 2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

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%

*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

|

JANUARY 2019

|

RENTAL HOUSING 29

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

Chase Bank Neil O’Callaghan | 415-315-8901 neil.ocallaghan@chase.net

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

Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.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 Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.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 Miller Property Law Inga Miller | 925-402-2192 www.millerpropertylaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com BANKING/LENDING

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

30 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

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 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 SES Restoration Inc. Paul Watts | 415-413-0939 paul@sesrestoration.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 Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net ELEVATOR REPAIRS

Paramount Elevator Corp.

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

FINANCIAL PLANNING

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

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

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

Zuo Serena Martin | 510-877-4087 www.zuomod.com 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 Halcyon Properties Roger Shane | 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net HAULING SERVICES

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

HUMAN RESOURCES MANAGEMENT

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

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

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

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

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

Common Networks Allan Ng | 510-480-6732 www.commonnetworks.com Sonic Leah Gulley | 707-237-2459 www.sonic.com

Hamilton Family Center – First Avenues INTERCOMS & ACCESS CONTROLS Mayo Lunt | 510-763-8540 R & S Overhead Garage Door www.hamiltonfamilycenter.org Sean Boatright | 510-483-9700, x14 Abode Services www.rsdoors.com Audrey Kwon | 510-657-7409 x232 INVESTMENT OPPORTUNITIES www.abodeservices.org Martinez Real Estate Investment Jose Martinez | 510-769-0436 ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 31

vendor directory LAUNDRY EQUIPMENT

Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com Innovative Coin Cheri Guffey | 510-259-1494 www.innovativelaundry.com PWS, The Laundry Company Herb McKay | 650-871-0300 www.pwslaundary.com LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

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

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

Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com

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

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

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

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

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

PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

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

PAINTERS

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

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

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

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

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

| JANUARY 2019 |

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

POWER WASHING

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

32 RENTAL HOUSING

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

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

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

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

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

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

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

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

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

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

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

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

ebrha.com

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

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

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

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

Keller Williams Commercial Real Estate Michael Lopus | 925-683-6143 mlopus@kw.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com 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 Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net

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

All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com

RENT CONTROL CONSULTANTS

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.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 Krishna Vepa | 925-954-5420 krishna.vepa@junk-king.com Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com WASTE & RECYCLING MAINTENANCE

Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com

SEISMIC CONSTRUCTION

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

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

TENANT SCREENING SERVICE

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

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

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

RENT & MARKET RESEARCH

SUSTAINABLE ENERGY

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

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

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

RECYCLING/REUSE

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

SOLAR ENERGY

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

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

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

ebrha.com

|

JANUARY 2019

|

RENTAL HOUSING 33

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

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

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

The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 25 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 19 The Shepherd Law Group . . . . . . . . . . . . . . 26 BATH AND SHOWER ENCLOSURES

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 19 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 CARPETING & FLOORING

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

West Coast Premier Construction. . . . . . . 25 ELECTRICAL SERVICES

Complete Electric . . . . . . . . . . . . . . . . . . . . . 22 ENGINEERS

Earthquake and Structures, Inc.. . . . . . . . . 23 West Coast Premier Construction. . . . . . . 25 LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 26 LENDERS

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 13 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 21 PROPERTY MANAGEMENT

Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 13 REAL ESTATE BROKERS

Coldwell Banker-John Caronna . . . . . . . . . . 7 RENT CONTROL CONSULTANTS

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

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 23 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27

3664 Grand Avenue • Suite B Oakland, CA 94610

WASTE AND RECYCLING MAINTENANCE

Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 5 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 26

JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 34 RENTAL HOUSING

| JANUARY 2019 |

ebrha.com

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.

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

HAVE YOUR VOICE HEARD IN SACRAMENTO SPEND THE DAY IN SACRAMENTO learning about bills and meeting with legislators and their staff, while sharing our concerns and educating policy makers on the intricacies and realities of our industry. Meet other EBRHA members and CalRHA affiliate members and

LEGISLATIVE DAY EVENTS TUESDAY, APRIL 2 (OPTIONAL): CalRHA Meetings & Legislative Reception WEDNESDAY, APRIL 3: Meetings with Legislators - 8:00 am to 5:00 pm

learn about issues in the state. Advance registration required; training provided.

RSVP AT EBRHA.COM/LEGISLATIVE-DAY OR CALL 510-893-9873