Rental Housing - July 2017

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | JULY 2017

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PLUS: PROPOSED WATER RATE HIKES OF UP TO 23%, HEARING SCHEDULED FOR JULY 11 A GUIDE TO PROPERLY INSURING YOUR APARTMENT BUILDING TO VALUE

Contents

East Bay Rental Housing Association

JULY 2017

Volume XIV, Number 7 | July 2017 EBRHA OFFICE

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

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

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

Esteban Cortez | ecortez@ebrha.com MARKETING & EVENTS COORDINATOR

Angelisa Ross | aross@ebrha.com

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“Hello, How May I Help You?”

Improving the Rental Experience

BY BETH DEVINE

BY KAITLIN KRULL

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MEMBERSHIP & ADMINISTRATIVE ASSISTANT

Angelique Johnson | reception@ebrha.com

EBRHA OFFICERS PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz SECRETARY Fred Morse TREASURER Abbe Sultan EBRHA DIRECTORS

Symon Chang, Nathan Durham-Hammer, Irina Gelfenbeyn, Reggie Hairston, Brent Kernan, Carmen Madden, Conor Murphy, Michael Pallas, Rick Philips, Jason Russell, Judy Shaw, Carlon Tanner PUBLISHED BY

East Bay Rental Housing Association

How Much Coverage is Enough?

PUBLISHER

Wayne C. Rowland MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff

BY DAVID GORDON

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

6

NEWS

EBMUD Proposes Rate Hikes Totaling Approximately 23%

32 ESQ&A Non-Conforming Use of Premises

BY JASON MAUCK

10 FAIR HOUSING Beyond the Credit Score

BY ANGIE WATSON-HAJJEM

Events & Directory

14 EVENT PHOTOS EBRHA’s May Social Mixer

BY EBRHA STAFF

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

26 COURT TALK Buyout Backlash

BY CLIFFORD FRIED

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

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd 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 © 2017 by EBRHA. All rights reserved.

COVER PHOTO: GARRY KNIGHT / CC BY 2.0

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contributors BETH DEVINE Beth Devine has had a substantial business development career. She has leveraged her knowledge, experience and talent to develop multi-million dollar businesses for many high profile companies. Beth’s bottom-line thinking and philosophy of “never confusing effort with results” has helped her achieve many goals throughout her career, making her one of the most sought after business development professionals in the nation.

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

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KAITLIN KRULL Kaitlin Krull is a writer and mom of two girls. She writes for Home Improvement Leads with the goal of empowering homeowners with the expert guidance and educational tools they need to take on home projects with confidence and to connect them to qualified contractors to make it a reality.

JASON MAUCK Jason Mauck is an attorney in the Oakland office of Ericksen Arbuthnot and practices in the areas of real estate, personal injury and employment law. He is a contributing member to the real estate practice group and focuses his real estate practice on affordable housing, property management representation and landlordtenant law.

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

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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.

3664 Grand Ave l Suite B Oakland, CA 94610 P 510.893.9873 l F 510.893.2906 www.ebrha.com l news@ebrha.com

EBRHA has approved the following ‘Basic Principles’ drafted by the Public Policy committee. It is meant to encapsulate fundamental ideas shared by our EBRHA membership and to create a foundation for further political activities on behalf of the EBRHA membership. We welcome your comments and suggestions. We also welcome finally beginning a healthy dialogue with our neighbors about rental housing and how we can work together to solve the current housing shortage. Only by listening to everyone and sharing all of our experiences and data can we make real, measurable progress in addressing this critical need.

EBRHA BASIC PRINCIPLES 1) About EBRHA The East Bay Rental Housing Association (EBRHA) represents rental-housing providers in Alameda and Contra Costa Counties. Our members provide quality, affordable housing, and are the bedrock of a vital, productive community. As residents and local families invested long-term in our communities, we personally feel the successes and failures of housing policies in our daily lives.

We are our communities. EBRHA members are overwhelmingly mom-and-pop homeowners. For many of us, rental income is the primary source of retirement income. EBRHA members include union members, city employees, teachers, retired workers, and folks on fixed incomes. We include your aunt and uncle, grandparents, cousins, beat cops and firefighters, doctors and dentists, neighbors, etc.

We share many concerns and interests with our customers; renters with whom we agree to provide impermanent housing on our properties. We support fair treatment for renters. We support existing Federal and State laws defining our rights and responsibilities.

2) EBRHA Basic Political Positions a. We SUPPORT rent subsidies for renters in real need, funded by the whole community. b. We SUPPORT the housing policies of most communities in the U.S. where functioning rental markets based on competition between owners keep rents fair, promote housing quality and encourage investment in maintenance and new construction to balance housing supply with demand. c. We strongly OPPOSE government imposed rent subsidy programs that assist renters that have no need, or that are funded by only an arbitrary subset of property owners. These programs (mislabeled “Rent Control”) only worsen housing shortages, damage their communities, and both overly burden the wrong owners and subsidize the wrong renters.

3) Our Vision for the Community a. Maintain ongoing, honest conversations with the community, informed by real data, about the costs and benefits of price controls on residential rents. b. Any rental assistance program is carefully designed to respect all stakeholders, achieve reasonable, rational objectives, and avoid unacceptable consequences, such as reducing much-needed housing investment thereby worsening housing shortages. c. Uphold the basic Constitutional rights of all citizens. The U.S. and California Constitutions established that all homeowners must receive Due Process in all government deliberations affecting their property. Sufficient time must be allowed for all stakeholders to be heard and for careful deliberations before creating housing policies. d. Subject all government housing programs to regular, independent evaluation to inform any changes, remove failing programs, and sunset all programs unless continued need is clearly demonstrated.

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title newshere

Reminder! Hearing Date on July 11: EBMUD Proposes Rate Hikes Totaling Approximately 23%; Submit Your Written Protest Now! Board of Directors will hold a public hearing on the proposed rate increases to your water and wastewater services.

The water rate hearing takes place on Tuesday, July 11 from 1:15pm to 5:00pm at the EBMUD Board Room located at 375 11th Street in Oakland. If approved, the proposed increases would cover a two-year period starting July 12, 2017. If passed, rates for water will increase 9.25% the first year and 9.0% the second.

Wastewater rates will increase an additional 5% for a total of 23% over two years. EBMUD provides no legitimate incentives for water conservation in multifamily buildings. Sub-metering units, which would make the tenants responsible for their own usage, costs anywhere from $8,000 to $12,000 per unit. EBMUD must construct a program that incentivizes water conservation, instead of penalizing owners who cannot control usage, but have no means to pass costs on to residents.

What You Need to Do: EBRHA members should attend the public hearing and submit a formal written protest in-person for each property. All protests must be in writing. Rental property owners should encourage their tenants to submit their protest in writing as well. Any oral protest must include a written statement with all of the following information: 1) The specific service charge increase for which the protest is being submitted; 2) Customer account number, street address, or assessor’s parcel number; and 3) Name and signature of the THE EAST BAY MUNICIPAL UTILITY DISTRICT (EBMUD)

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property owner or tenant sending the protest letter. All written protests must be received by EBMUD prior to the conclusion of the public input portion of the hearing. Protest letters that are submitted by fax, email, or other electronic means will not be considered. EBRHA encourages all East Bay residents to write their letter of protest for each property and attend the public hearing. If you are unable to attend the hearing, drop off your protest letter to the EBRHA office by Friday, July 7. Any written statements should be mailed prior to the hearing to EBMUD, MA 218, PO Box 24055, Oakland, CA 94623-1055.

EBRHA Members: Attend State Representative Townhall Meeting on July 7 at 10 a.m. at EBRHA Office EBRHA members can now RSVP to

attend a townhall meeting on July 7 at 10 a.m. with California Assemblymembers Rob Bonta, Tony Thurmond, and Senator Nancy Skinner. The meeting will take place at EBRHA’s office. This exclusive meeting is a direct opportunity for members to speak to representatives who create, support, and vote on policy changes that affect you and your rental housing business. EBRHA members should come prepared to share their experiences, concerns and hopes as rental property owners. Every year, dozens of housing-related bills are introduced at the state level, and due to the California housing shortage, it’s expected that the next year will bring more controversial bills. To RSVP, go to www.ebrha.com/calendar.

New Bed Bug Disclosure Requirements Now in Effect Starting July 1, 2017, an owner shall provide to all new tenants written notice in at least 10-point font containing the following information: educational information about bed bugs; the procedure to report suspected infestations to the owner; and a statement that the tenant shall cooperate with the inspection and facilitate the detection and treatment of

bed bugs. The written notice must also be provided to existing tenants by January 1, 2018. Fortunately, the new law provides owners with the language that is necessary to comply with this requirement, and the form has been made available to members at www.ebrha.com. EBRHA members should include the notice with all new rental agreements starting July 1, 2017 and deliver the notice to existing tenants by January 1, 2018. To download the bed bug disclosure rental form, as well as other recently-updated forms, go to ww.ebrha.com and sign in to your member account, and click on “Forms” and go to the “Addenda” forms category.

Reminder: Oakland CPI of 2.3% Effective July 1, 2017 The Oakland Rent Adjustment Program (RAP) recently announced the new

CPI pass-through rate of 2.3%, effective July 1, 2017. As a reminder, rent can only be raised once a year, and rent increases can only happen every 12 months after a tenant’s move-in date or 12 months after the last rent increase. California law requires that tenants receive written notification 30 days in advance.

For rent increases greater than 10%, tenants should receive 60 days notice.

NOTE: Oakland rent laws prohibits rent increases higher than 10%. A rental property owner can raise rent above the CPI rate, based upon the justifications listed on the Oakland RAP website. One justification is “banking”, which refers to deferred allowed annual rent increases.

These annual rent increases are determined by the City and are also known as CPI increases or annual general rent increases. Annual rent increases that were not given, or were not given in full, can be carried forward to future years.

Subject to certain limitations, property owners may defer giving annual general increases up to 10 years. General increases that were not imposed within 10 years expire. If challenged, evidence of the rental history of the subject unit is required. The current annual CPI rate for rent increases effective July 1, 2016 through June 30, 2017, is 2.0%. The rate is not applied to rent increases that take effect earlier than July 1, 2016. RH

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RENTAL HOUSING 7

remodeling

Improving the Rental Experience Brighten up your rental properties with some of these remodeling projects. BY KAITLIN KRULL

C

onsidering making improvements to your rental properties but don’t know where to start? Below is a list of some of the top remodel projects that enhance your properties, as well as your tenants’ rental experience.

New Windows If you are considering any large scale home renovations before next renting your property, new and improved windows should be at the top of your list. Older properties in particular will benefit from an upgrade to double or triple paned windows, which increase temperature regulation and drastically 8 RENTAL HOUSING

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footprints and want to do something to minimize their impact on the Earth.

If your budget allows, making use of renewable energy sources such as solar panels or water heaters will stand you in good environmental stead and encourage renters to choose your property over others. If this change is too significant, other pieces of smart home technology such as energy meters, smart thermostats, and energy efficient lighting systems all work towards the same energy-saving end and will satisfy many of your renters’ ecofriendly needs.

Increased Storage One of the most bemoaned aspects of rental living is the lack of storage space in small properties. While you cannot increase the size of your property, there are several ways to create storage space where it didn’t exist before, as well as ways to make the most of the storage areas you already have. Hallways, bathrooms, and kitchens are particularly reliant on storage, so put your energy into these spaces by installing floating shelves throughout the home, space saving cupboards in hallways, and modular storage options in closets and kitchen areas. Your renters will thank you a thousand times over for your (fairly minimal) efforts here.

Kitchen Upgrades For most people (homeowners and renters alike), the kitchen is considered the heart of the home. If you can only focus improve the soundproofing inside the on one or two areas during your next building. remodeling spree, make the kitchen a While a well-regulated home means priority whenever possible. Small but increased energy efficiency and lower impactful projects such as new taps, energy bills, a soundproofed home is faucets, cupboard and drawer handles, even more important to many rentlight fixtures, backsplashes, and even ers—especially if your property is in an oven hoods will change the look of your urban area. kitchen and make your renters want to spend time in this family oriented space.

Energy Efficiency Finally, don’t forget a fresh coat of paint As the national energy and storage, as menfocus shifts towards “Your efforts will tioned above. renewable sources rather instantly brighten than ozone depleting up the rooms in your Bathroom Upgrades fossil fuels, renters will property and leave Next to the kitchen, become more aware renters satisfied with a clean and updated of their own carbon the results.” bathroom is at the top

PHOTO: WOODLEYWONDERWORKS VIA FLICKR / CC BY 2.0

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of most renters’ project wishlists. New tiles, flooring, sinks, showers, and toilets will transform a once dull bathroom and increase your chances of sealing the deal with renters. Fixtures and fittings such as faucets, taps, and shower heads can all do with an occasional upgrade as well. Finish your bathroom remodel with a bright white mildew-resistant paint to protect this humid space from the buildup of mold and grime.

Landscaping and Entryway If your property has a front-of-house outdoor area or porch, you can easily increase its curb appeal with some attractive, low-maintenance landscaping and a lick of paint on the exterior. Renters will feel safer and more secluded with shrubbery, a few trees, or even a flower bed as a barrier between their home and the outside world.

Some rental properties have no accessible outdoor areas, so landscaping won’t be a solvable issue for you as a property manager in these cases. Instead, a quick repainting job and a shiny new number plate for the door will be all you need to make your renters’ entryway fresh and new.

Fresh Walls & Ceilings Whether or not you have time and budget for larger home improvements, you should never turn over a rented property without giving the entire home a fresh coat of paint. Neutral hues such as white, magnolia, and subtle brown will suit all tastes and can easily be topped up when marks appear.

Choose hard-wearing, mark resistant brands that will stand the test of time and keep your property looking fresh for more than the first six months. Last but not least, don’t forget to paint your property’s ceilings if possible. Your efforts will instantly brighten up the rooms in your property and leave renters satisfied with the results. RH

Kaitlin Krull is a writer for Home Improvement Leads. Story courtesy of Property Management Insider by RealPage, Inc. Visit Property Management Insider at www.propertymanagementinsider.com.

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RENTAL HOUSING 9

fair housing

Beyond the Credit Score

Conducting thorough screenings is key to filling vacant units in your building. BY ANGIE WATSON-HAJJEM

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How do I pick the right tenant for my rental?” That is a question that many rental property owners and managers ask as they begin the tenant screening process to fill a vacancy. As an owner, you want someone who will pay rent on time, take care of the property and be a respectful neighbor. However, as indicated by the number of calls I receive on a daily basis, screening applicants can be tricky.

The ultimate goal is to make sure that your tenant selection process does not conflict with Fair Housing laws, so it is important that you use objective rental criteria when making a decision on whether to rent to someone.

I’ve written about the importance of building solid rental criteria in previous issues of Rental Housing, but it’s also important to point out the dos and don’ts to ensure you’re enforcing your criteria fairly. Most owners know you can set income requirements, but 10 RENTAL HOUSING

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what if the income doesn’t come from employment? Or what if an applicant gave you a “bad feeling” about them during an open house? These are some of the questions you may be asking yourself as the busy summer leasing months are approaching.

law allows you to set income guidelines, you cannot dictate where that income comes from. “Source of Income” is a protected class under the California Fair Housing laws, therefore, it is illegal to deny someone housing based on the type of income that comes into their household.

Recently, an owner in Union City was sued for housing discrimination because she refused to rent a space in her mobile home park to an applicant. The applicant had sufficient income and met the income guideline, but his income did not come from employment. As long as the applicant’s income is legal income and can be verified, it should be accepted. For example, if an applicant is self-employed, you should allow him to show documents like bank statement records or tax records to verify income. Examples of non-employment income include Social Security, disability insurance, child support, alimony and welfare payments.

Credit History Housing providers can certainly require that applicants have good credit history— after all, it’s common to have your credit screened when applying for a job or buying a car. But what is good credit history?

There isn’t a specific answer, though there are some tips owners can follow when screening credit.

Instead of looking only at a FICO score, rental owners should focus on how good an applicant has been about paying debts. Does the applicant have collections on their credit history? Have many closed accounts? Fair Housing laws do allow you to deny housing to someone who has poor credit. However, instead of outright denying an applicant with a low FICO score, owners should consider having the applicant pay a higher deposit or bring a co-signer on board (such as a parent).

Remember, if you charge an applicant a fee for running a credit report and she is denied housing, you must make a copy of the credit report availshould be able to her.

Income Requirements It is perfectly legal to set income requirements. You can mandate that tenants make a certain amount of income in order to qualify to rent from you. It is common to see owners asking that tenants make 2 or 3 times the rent.

This gives the property owner a bit of confidence “Owners that a tenant will be able forthcoming to proto pay rent, as well as spective applicants meet other obligations about their rental such as car payments, criteria—this will insurance, groceries, and save the owner and utility bills. applicant time and However, though the money.”

Rental History Having good rental history is often more telling than credit history. Because of that, it is a very good idea to

PHOTO: MARKUS SPIERING / CC BY 2.0

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require and check references. Prospective property managers can ask questions like: When did the tenant move into the unit?

When did the tenant move out? Did the tenant pay rent on time? What condition did the tenant leave the rental in? Would you rent to the tenant again? Questions about a tenant’s personal life or lifestyle should not be asked.

Some rental owners are becoming more reluctant about sharing information about their present or former tenants, so getting that information can sometimes be difficult. Most owners will rightfully be concerned if an applicant has an eviction and having such is legal grounds for denial.

Inspecting a Tenant’s Current Household Rental housing providers have asked me if they can make home inspections part of the tenant screening process—that is, inspecting the applicant’s current residence. There is no law they says you cannot do this, but you should use some caution when embarking on home inspections. What are you looking for during the inspection? What constitutes a tidy apartment? What determines if the home is unkempt or damaged? You will want to use objective criteria and require that home inspection be done on all applicants.

Processing Rental Application In this tight Bay Area rental market, owners can be overwhelmed by the many applicants vying to rent their units.

Fair Housing best practices would be to process the applications in the order they are submitted. This can be done by time stamping the completed application with the date and time it was submitted. The first prospective tenant with the completed application should have their paperwork processed first. If the applicant meets your rental qualifications, they should be offered the unit.

As a Fair Housing specialist at ECHO Housing, I’ve worked with property managers who screen applicants until they find the most qualified person. In the employment arena, it is common to interview applicants until the most qualified candidate is found. But in rental housing, things are different. Rental owners could open themselves up to an

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DAY & EVENING OPTIONS (CHOOSE ONE): TUESDAY, JULY 25; 2:00 P.M. - 3:30 P.M. TUESDAY, JULY 25; 6:00 P.M. - 7:30 P.M.

Alexandra Patey, Center for Sustainable Energy Free to Members & Non-Members Finding an Experienced Contractor, Tools for Determining Unit Allocations, Recouping Costs, Financing Methods, Post-installation Monitoring and Administration, and more

DETAILS Lunch and dinner provided; More details at www.ebrha.com/solar

Rental Property Owner 106 (RPO 106) D ATE & TIME

SPEAKER

PRICE

TOPICS

THURSDAY, JULY 27; 2:00 P.M. - 3:30 P.M.

Jill Broadhurst, CCRM, EBRHA Members: Free; Non-members: $69 Termination of Tenancy, End of Specific Term Lease, Notice of Initial Inspection, Three Day Notices, and more

Unless noted, all workshops are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

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

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UPCOMING EVENTS EBRHA Office Closed D ATE & TIME TUESDAY, JULY 4

Oakland Rent Board Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

THURSDAY, JULY 6; 10:00 A.M. - 11:00 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only An informal discussion on preparing for your Oakland rent board hearings and petitions

Town Hall Meeting w/ Elected State Representatives D ATE & TIME FRIDAY, JULY 7; 10:00 A.M. - 11:30 A.M.

PRICE Free to members only

DETAILS Meet-n-greet with California Assemblymembers Rob Bonta and Tony Thurmond, and Senator Nancy Skinner. More details on Page 25.

Member Meeting D ATE & TIME SATURDAY, JULY 15; 10:00 A.M. - NOON

PRICE Free to Members Only TOPICS Topic TBD — Andrew McCully, PW Stephens

Legal Q&A — Jason W. Mauck, Esq., Ericksen Arbuthnot

Small Property Owners Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

TUESDAY, JULY 18; 10:00 A.M. - 11:00 A.M. Jill Broadhurst, CCRM, EBRHA Free to members only An informal discussion on management issues and solutions

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 12 RENTAL HOUSING

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unnecessary Fair Housing complaint if they deny a person a rental even though they met your minimum rental criteria. In your screening process, “First come, first served” is a good policy to adhere to.

Good & Bad Vibes Clearly, using objective criteria when screening applicants is key. But what if you don’t get a good “feel” for someone?

Perhaps, the tenant was rude, belligerent or argumentative during the viewing of the rental. Can you refuse to rent to this applicant? The answer is “maybe.”

If you don’t have a good “feel” about someone because they have tattoos or drive a Harley-Davidson motorcycle and you use this information to deny them housing, that would clearly be illegal.

Under the Unruh Act, arbitrary discrimination is illegal. However, if an applicant is being rude or uncooperative to the point where it becomes very difficult or impossible to work with them, it is reasonable to inform the applicant that you cannot work with them and will not rent to them. Fair housing laws protect people from being denied housing based on their protected class, not their bad behavior.

As an example, a leasing consultant recently asked me about a prospective tenant who was being difficult and rude to members of his staff. My advice to her housing providers in a similar predicament is to document the exchanges you are having with this individual in case you need to deny them housing.

Conclusion It is important to remember that when screening prospective tenants, owners must use objective criteria and apply the criteria to everyone equally. Owners should be forthcoming to prospective applicants about their rental criteria—this will save the owner and applicant time and money. It is a very good idea to have those requirements in writing as well.

Owners should know fair housing laws and how they apply to the tenant screening process. When in doubt, call ECHO Housing. We offer free counseling and educational seminars to housing providers. Reach ECHO at 510-581-9380. RH Angie Watson-Hajjem is a Fair Housing specialist with ECHO Housing. She can be reached at 510496-0496 or angie@echofairhousing.org.

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EVENT PHOTOS

EBRHA’s May

O

ur happy hour mixers are

back! More and more EBRHA members have asked us to offer casual events where they can meet face-to-face with other members, so we’re excited to provide this opportunity once again. In May, EBRHA property owner members, brokers and real estate professionals met for drinks and appetizers at Grand Tavern in Oakland. It was a fun social event in a relaxed atmosphere that gave our members a chance to check out and support a local business. These are some of the photos from the event. We look forward to seeing more of you at the next happy hour mixer! RH

TO LEARN ABOUT NETWORKING OPPORTUNITIES, GO TO WWW.EBRHA.COM/NETWORKING

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Social Mixer

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FEATURE

“Hello, How May Help You PHOTO: GARRY KNIGHT / CC BY 2.0

yI u?”

How a 24-hour live answering service can reduce stress and save you time in your property management business.

BY BETH DEVINE

T

he world of property management and ownership is extremely challenging. You’re pulled in so many different directions during the day, and as Murphy’s Law would have it, as soon as you go to sleep your phone starts to ring again—yes, with another “emergency.” Herein lies the problem. You can’t be effective when you’re on-call 24/7, nor can you achieve any significant kind of work-life balance. You’re constantly taking calls, checking voice mail, answering emails, pre-screening applicants or you’re out of the office. It just never seems to stop, does it? Even the best property managers get overwhelmed and distracted.

Emergency Vs. Routine Phone Calls

As you know and have experienced on many occasions, the first impulse for many tenants when faced with an emergency—even if it’s a perceived one—is to pick up the phone and call you, their property manager. So, you’re answering all kinds of calls regardless if it’s an emergency or not. Think of how much time ebrha.com

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“Even though it’s not federally mandated for property managers to provide 24 hour emergency service to tenants, there is a universal standard of care that should be exercised in order to provide a safe and responsive environment for your tenants. So, what do you do? How do you provide the best responsive tenant service 24/7 and achieve that everelusive balance in life? A good option to consider here is enlisting the support of a professional 24-hour live answering service.” you would gain if your calls were pre-screened. What if some of the so called “emergency” calls where just routine? What we’re talking about here sounds something like this: Call Agent: “Thank you for calling East Bay Rental Property Management. How may I help you?”

Caller: “Hello, I have an emergency!”

Call Agent: “What type of emergency are you having ma’am?”

Caller: “I have a light out and it needs to be replaced right away.”

Call Agent: “Alright, thank you for that information ma’am.

Where is the light located?”

Caller: “In my apartment hallway.”

Call Agent: “I see ma’am. Thank you. Since this issue does not qualify as an emergency, let me gather a bit more detail and I will be happy to relay your service request to our maintenance department for follow up. May I have your name and unit number please?”

And so on. The reality is, without a call screening solution, you’d be getting these types of calls only to determine they really aren’t urgent. What has happened in this particular scenario is that the call agent was able to determine that this was not a dire situation and that a message could be taken and sent to your office for next day follow up. You, on the other hand, continued to enjoy your evening with no interruption.

Implementing a Call Screening Solution

Even though it’s not federally mandated for property managers to provide 24 hour emergency service to tenants, there is a 18 RENTAL HOUSING

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universal standard of care that should be exercised in order to provide a safe and responsive environment for your tenants. So, what do you do? How do you provide the best responsive tenant service 24/7 and achieve that everelusive balance in life?

A good option to consider is enlisting the support of a professional 24-hour live answering service. They can add tremendous value to your business. You will need to conduct your due diligence though—after all, they will be the voice of your company to whoever calls in.

By utilizing a quality property management answering and call screening service, here’s what you should expect and most importantly require: 1) all calls answered, especially when you’re not available; 2) 24/7 live phone coverage; 3) the ability to determine which calls are routine and which ones are emergencies; 4) accurate, quick and efficient message-taking; 5) professional, well-trained empathetic call agents; 6) accurate dispatching protocols, especially after-hours; 7) easy on-call schedule management process; 8) custom scripts that assists call agents in routing calls to the appropriate on-call staff; and 9) uninterrupted

service.

Every tenant deserves to speak to a live person any time they need to, regardless if it’s an emergency or not. That’s just good tenant service, and as a property manager, you’re obligated to ensure incoming calls are addressed quickly, efficiently and with great accuracy.

Reduce Risk Exposure

If you miss a call, you could very well be increasing some sort of risk exposure. You’ve got to have confidence that these calls are not going to be missed. Be sure that your new call screening service is able to determine what exactly constitutes an emergency and how to relay the information to on-call personnel. A simple solution to a satisfied tenant is to just answer their call with a live, knowledgeable empathic voice on the other end.

We’ve discussed what’s in it for your tenants to have 24-hour live service, but what’s in it for you as a property manager?

Well, here’s what’s in it for you: reduced stress, work-life balance, decreased interruptions, improved tenant service, business growth and improved office efficiency. RH

Beth Devine has had a substantial business development career. She has leveraged her knowledge, experience and talent to develop multi-million dollar businesses for many high profile companies, including Direct Line Tele Response. She can be reached at bethd@directlineanswers.com.

Direct Line Tele Response is an award-winning, 24-hour live property management answering service, providing outstanding answering, call screening and urgent dispatch services for any type of property you manage or represent. Direct Line is headquartered in Berkeley, CA. EBRHA members can learn more at www.directlineanswers.com or by calling 888-365-2424.

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FEATURE

How Much is Enough?

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h Coverage ?

A guide to properly insuring your building to value. BY DAVID GORDON

A

s the president of an insurance company, probably the most commonly asked question next to “Can you make my policy cheaper?” is “Do I have enough coverage to replace the build-

ing?”

The only person who could answer that with certainty is a contractor bidding on rebuilding the structure today who is familiar with the costs of materials and labor on a daily basis. Since that’s not practical and the number would be a moving target anyway, let’s explore the realistic alternatives.

Buying Building Coverage

There are four ways to buy building coverage: I.“Guaranteed Replacement Cost — This type of policy says that it will pay to rebuild the structure without regard to a specific limit of insurance. So whether it costs $1 million, $2 million or $5 million to rebuild, the insurance company will pay for it. They base the pricing for the insurance on factors such as style of construction and type of materials along with the square footage, number of units and location. It’s important not to confuse “replacement cost coverage” with “guaranteed replacement cost.” Almost all policies are replacement cost, but very few are guaranteed. The former merely means only that there will not be depreciation, but the limit of coverage is the limit stated on the policy.

The latter means that there is no limit for replacement of the structure with one of like kind and quality.

A variation of “guaranteed replacement cost” which provides basically the same type of coverage through use of a very high building limit for any single loss is a “high limit package program.” These programs typically have a limit of $750 million or $1 billion per occurrence and therein are essentially unlimited as well. The high limits are fully reinstated after each loss, without regard to losses for other buildings in the program. The fact that the kind of limits we’re talking about here will never be reached for a single building makes them the virtual equivalent of guaranteed replacement cost. The cost of these policies is very ebrha.com

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Replacement Costs Per Square Foot in the Bay Area

Building Type

Replacement Cost

Victorian or high quality home in SF/Oakland Metro Area (hardwood floors, interior and exterior detail, high ceilings, etc)

$400 to $1000 per square foot*

Standard 1930’s frame apartment buildings in SF/Oakland Metro Area with a mix of one and two bedroom units

$200 - $400 per square foot*

1960’s style, basic apartment buildings in SF/Oakland Metro Area

$150 - $250 per square foot*

Standard 1970s – 1980s construction $125 - $175 per square foot* in Central Valley

*The range can go higher or lower depending on many factors. These are figures for “ground-up” construction. Remodeling or repairing with the framework of an existing structure is much more expensive than starting from scratch.

For more information, EBRHA members can contact David Gordon of Gordon Insurance at 650-654-5555.

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competitive with policies affording more limited coverage.

II. “Extended Replacement Cost” — This provision allows for some multiple of the base building limit to be available to cover a building loss. For example, a 125% extended replacement cost endorsement would provide for up to $1,250,000 of coverage to be available on a $1,000,000 base policy limit. The basic requirement is that the building must be insured to 100% of the estimate replacement cost at the time of writing the policy based on industry cost guides, which are usually quite low. Different companies may not offer it at all or may offer 125%, 150% or 200% extended replacement cost.

III. “Blanket Limit Across Multiple Buildings” — If you own multiple buildings that can be combined on one policy, this may be of great value. Some companies are willing to write multiple locations on a single policy with a combined limit of coverage allowing for the total limit to be used for any one loss. It is important to know that simply having the locations on one policy is not enough; the policy must specifically have the blanket limit endorsement which provides for a single limit rather than a schedule of limits for each location. This is a great way to get a lot more bang for your buck in that usually, there is no extra charge for this valuable upgrade, but only a small number of our carriers offer it.

IV: “Stated Replacement Cost” — Unfortunately, most commercial policies have a stated limit which is the most they will pay for a building loss. If you choose this option, then you need be very concerned with the actual cost to rebuild.

How is Minimum Replacement Cost Established?

There are many factors to consider when determining replacement costs of a building. Location of the building, even within the same city, can make a big difference.

A building on a hill, for example, is more expensive to build than a building on flat land due to the extra cost of foundation and hauling of materials, much as inner city construction is more expensive than rural construction.

Type of construction, even with the

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REGISTER NOW! Solar for Apartments Workshops Date: Tuesday, July 25 Time: Day and evening options available Daytime — 2:00 p.m. - 3:30 p.m.

Evening — 6:00 p.m. - 7:30 p.m.

Price: Free to EBRHA Members Instructor: Alexandra Patey, Project Manager, Advisory Services, Center for Sustainable Energy Are you interested in learning more about the savings that solar can provide for your tenants and common areas?

Come learn how Virtual Net Metering can help your marketrate apartment building stand out from the crowds.

This Solar for Apartments workshop is aimed at educating multifamily property owners and operators about the opportunity to go solar by utilizing the Virtual Net Metering tariff to provide solar access to tenants and reduce energy costs.

Workshop topics: • Value proposition • Finding an experienced contractor • Tools for determining unit allocations • Recouping project costs from tenants • Pros and cons to certain financing methods • Post-installation monitoring and administration • Q&A Session

same materials, makes a significant difference. A Victorian with hardwood floors and considerable exterior detail would likely cost two to three times as much to build per square foot than a rectangular building built in 1962 with little or no exterior detail, even though both have a frame construction.

Number of units per square foot of building area is a factor too. A 10,000 square foot building with 20 studios would cost considerably more per square foot than a 10,000 square foot building with 3 studios. The reason is that each of the studios will have a bathroom and a kitchen adding up to no less than 20 bathrooms and kitchens, as opposed to maybe 6 to 10 such installations in the building with 3 flats. In addition, there are many more walls as opposed to larger open spans.

I regularly poll the contractors in the area and am also involved in the rebuilding of structures damaged by water and fire losses. In the chart on page 22 is the most accurate information I have at this time on replacement costs. Remember that these are figures for “ground-up” construction. Remodeling or repairing with the framework of an existing structure is much more expensive than starting from scratch.

Conclusion

In summary, the safest way to be sure you have enough coverage is by having the insurance company take that risk by either purchasing a policy with a guaranteed replacement cost, one that uses a blanket limit which includes all of your locations or at a minimum, a policy includes extended replacement cost. If you do choose to use one of the standard type policies with a stated limit, just be sure to review it regularly and consider getting multiple estimates of rebuild cost. RH

RSVP today at ebrha.com/events or 510-893-9873 24 RENTAL HOUSING

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David Gordon is the president of Gordon Insurance and has specialized in apartment building insurance for nearly 40 years. His company has access to niche products that are not available to all brokers. David has handpicked and trained his team to bring knowledge, integrity, and caring to the insurance marketplace. He can be reached at 650-654-5555.

ELECTED STATE REPRESENTATIVES TOWN HALL AT EBRHA’S OFFICE

Assemblymember Rob Bonta

Senator Nancy Skinner

Assemblymember Tony Thurmond

Date: Friday, July 7 Time: 10:00 a.m. - 11:30 a.m.

Price: Free to EBRHA Members Location: EBRHA Office, 3664 Grand Ave. Suite B, Oakland Have your voice heard! Attend this meet-n-greet with California Assemblymembers Rob Bonta, Tony Thurmond, and Senator Nancy Skinner. Speak to representatives who create, support, and vote on policy changes that affect you and your rental housing business. EBRHA members should be prepared to share their experiences, concerns and hopes as rental property owners.

RSVP Today at ebrha.com/events ebrha.com

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COLUMN

court talk

Buyout Backlash Taking advantage of buyouts to avoid litigation, and other recent court rullings. BY CLIFFORD FRIED

G

eraghty v. Shalizi; Court of Appeal of California, First Appellate District, Division One; January 24, 2017, Opinion Filed; A144743 In 2011, Defendant Shalizi purchased a four-unit apartment building in San Francisco. He wanted to move into a unit rented by Plaintiff Geraghty. The Plaintiff had been living in the unit for almost 22 years and paid $938 a month.

Shortly after purchasing the building, Defendant sent a letter to Plaintiff informing him that Defendant was interested in moving into his unit and intended to commence an owner movein eviction or Ellis Act eviction. The letter inquired whether the Plaintiff would be interested in entering a voluntary buyout agreement before Defendant initiated the owner move-in eviction.

After some negotiations, Plaintiff and Defendant entered into a buyout agreement, styled as a court pleading.

The Plaintiff would receive $25,000 and have several months to move. In exchange for vacating the unit and releasing the Defendant from: “any and all claims which have or may have 26 RENTAL HOUSING

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ment, and it was granted. The Plaintiff appealed.

The main thrust of the Plaintiff’s appeal was that the buyout agreement violates section 37.9, subdivision (e), of the San Francisco Rent Ordinance, which provides: “Any waiver by a tenant of rights under this Chapter […], shall be void as contrary to public policy.”

The Court of Appeals went through the history of 37.9, subdivision (e), explaining that the ordinance does not prohibit a waiver of rights in a negotiated buyout agreement, the Court said: “looking at the history of the city’s legislation concerning owner-tenant buyout agreements and the case law concerning these agreements, the conclusion is inescapable that these agreements have been utilized and honored for decades.”

The Court upheld the validity of the buyout agreement and held that “the entire premise of the buyout agreement was to dispense with rent ordinance provisions in exchange for a significant amount of money. Otherwise, the deal would have been pointless.”

Rental property owners should know that buyout agreements are enforceable and can be a powerful tool to reduce the troubles and costs of potential and future litigation.

arisen from tenant’s occupancy of the Premises at any time or any and all claims related to the Premises, including, but not limited to, claims for wrongful eviction, non-compliance with or violations of the provisions of the San North 7th Street Associates v. Constante; Francisco Residential Rent Stabilization Appellate Division, Superior Court of and Arbitration Ordinance and Rules California, Los Angeles; November 16, and Regulations,...[or the] right to reoc2016, Opinion Filed; BV031357 cupy the Premises.”

The rental property owner filed an The Defendant moved into the unit unlawful detainer complaint alleging in October 2011. However, six months that the tenant, after being served with later, the Defendant lost his job and a three-day notice, failed to pay the past moved to Cupertino to be closer to due rent or vacate the premises. The his new job. Defendant owner sought among “The Court upheld rented the unit to a new other things possession the validity of the tenant for $3,700 a of the unit and past due buyout agreement month. rent. and held that ‘the After learning that the The tenant answered entire premise of the by filing a motion Defendant had moved buyout agreement out and the unit had for summary judgwas to dispense with ment, arguing that his been rented to someone rent ordinance proelse, the Plaintiff sued the unit was covered by visions in exchange Defendant. The Plaintiff the Los Angeles Rent for a significant claimed that the buyout Stabilization Ordinance amount of money. agreement violated the (LARSO); he also Otherwise, the deal San Francisco Rent Ordiargued that because would have been nance. The Defendant the owner failed to moved for summary judg- pointless.’” acquire a certificate of

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occupancy, the owner could not enforce any rental obligations for a unit that was unlawfully placed in the rental market.

The tenant further argued that the threeday notice was defective since the owner could not legally charge rent for the unit.

The owner countered by conceding that although the unit was not permitted and could not recover the past-due rent, the tenant was not entitled to possession of

the unit because the rental agreement was void and unenforceable. Judgment was entered for the tenant.

The Appellate Court upheld the lower court holding because an unlawful detainer action is a statutory proceeding and therefore the statutory procedures must be strictly followed. One of the requirements for an unlawful detainer action is that the three-day notice must

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state the accurate amount of the past due rent. If a three-day notice does not reflect an accurate accounting of the past due rent, the notice is invalid and will not give rise to an unlawful detainer action.

The Court held that because the unit was unlawfully placed in the rental market, the rental agreement was void.

Consequently, the owner could not collect rent or use the unlawful detainer procedures to attempt to collect past due rent.

Rental property owners should be aware of local laws requiring a certificate of occupancy. Failure to have one can not only forfeit the ability to collect past due rent, but also could take away the remedy of unlawful detainer action to regain possession. Owners can be forced to use other costlier and prolonged legal maneuverings to regain possession.

While the holding in this case is only relevant in the city of Los Angeles, a judge in other parts of California might be willing to adopt the ruling as persuasive authority. Tenant lawyers in other parts of the state are already citing this decision for the proposition that a tenant in a non-permitted unit need not pay rent. And at the same time, these lawyers are threatening to sue the owner for renting out an illegal unit.

Scott v. Kaiuum; Appellate Division, Superior Court of California, Fresno County; January 4, 2017, Opinion Filed; No. 2574 The tenant and owner in this case entered into a one-year residential rental agreement. The tenant’s rent was subsidized through the Federal Section 8 Program.

This program requires periodic inspections of the subsidized unit. The Housing Authority—which manages the program at the local level—sent the owner a letter outlining a series of violations of the Federal habitability standards. A followup inspection was scheduled, and if the owner did not fix the problems with the unit by the second inspection the Housing Authority would suspend payments and cancel the lease.

The premises did not pass the second inspection and payments were suspended and the Housing Authority told the owner that he could not collect monies from the tenant.

Notwithstanding the warning from the

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RENTAL HOUSING 29

WELCOME TO EBRHA’S NEW INDUSTRY PARTNERS

24 HOUR LIVE ANSWERING SERVICE Direct Line Tele Response Beth Devine | 510-843-3900 www.directlineinc.com CLEANING SERVICES Lintz Cleaning Joshua Lintz | 415-264-8780 www.lintzcleaningsf.com CLEANING SERVICES The Sisters Home Services Cinara Neukirchen | 925-876-4286 www.thesistershomeservices.com SECURITY & SURVEILLANCE All Guard Alarm Systems Matthew Mayne | 510-909-7230 www.allguardsystems.com CONSTRUCTION Silicon Valley Builders Group Chris Maune | 408-627-4177 www.svbuildersgroup.com ATTORNEYS Legally Mine Tyson Rollins | 801-770-1430 www.legallymineusa.com

INTERESTED IN BECOMING AN INDUSTRY PARTNER? Elevate your brand and reach owners of over 20,000 rental units. Learn more at ebrha.com/vendors or contact Tina at tbocheff@ebrha.com. For a complete list of Industry Partners, see the Vendor Directory found on page 38 or online at ebrha.com/directory.

East Bay Rental Housing Association 3664 Grand Ave, Suite B Oakland, CA 94610 TEL 510.893.9873 | FAX 510.893.2906 www.ebrha.com 30 RENTAL HOUSING

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ebrha.com

Housing Authority, the owner demanded that the tenant pay the whole rent including the portion covered by the Housing Authority. The tenant failed to pay the rent. Consequently, the tenant was served with a three-day notice to pay or quit.

By the time the notice had expired the tenant failed to pay the rent or surrender the premises. The owner filed an unlawful detainer action.

The tenant answered by claiming that the premises did not meet the habitability standards and violated the contract with the Housing Authority. The trial court found for the owner holding that once the Housing Authority canceled the contract, the tenant became liable for the full rent, and thus the holdover was an unlawful detainer.

The tenant appealed, and the Appellate Court overturned the lower court’s holding because, under the rental agreement, the tenant was only obligated to pay a portion of the total rent, with the Housing Authority liable for the balance.

Consequently, the Court held that the three-day notice to pay rent and quit was defective because it sought the full amount of past due rent when the tenant was only required to pay a partial amount. Because of the defective threeday notice to pay rent or quit there was no basis for an unlawful detainer action.

Further, the Court held the judgment violated Housing and Urban Development regulations as an owner is prohibited from collecting from a tenant any unpaid housing subsidies. Because the owner failed to fix the habitability violations, he lost his ability to collect any rent from the tenant during that period.

Owners should be aware that certain federal regulations apply when entering into leasing agreements with people whose rent is subsidized by the federal government. These regulations can severely limit an owner’s right to collect rent when due. Before doing business with the government, make sure that you are ready, willing, and able to comply with all applicable regulations. RH

Clifford Fried is an attorney with Fried & Williams LLP. He has been a real estate lawyer for over 30 years focusing his practice on leasing law, rent control and occupancy issues. He can be reached at 510-625-0100.

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RENTAL HOUSING 31

COLUMN

esq. & a

However, if this has been going on for an extended period of time without objection, she could argue that you have waived the right to object to her activities. Your response would be that one cannot waive a prohibition on commercial activities when the zoning for the property does not include commercial uses (assuming that is the case).

With respect to the second facet of the tenant’s use of the common areas, I would say that it is not your tenant’s right to use the common areas for a commercial purpose. Again, the units are residential, so the use of the common area Is your tenant using their unit and common areas for business would be a non-conforming for commercial purposes? BY JASON MAUCK use. It would also potentially be a nuisance to the other tenants, a breach of the covenant of quiet enjoyment you owe to all the tenants, and potentially a security risk with all of the strangers coming through those doors. “[S]ince only the landlord is in the position to secure common areas, he has a duty to protect against types of crimes of which he has notice and which are likely to recur if the common areas are not secure.” (Frances T. v. Village Green Owners Assn. (1986) 42 Cal.3d 490, 501.)

In other words, if there is notice of safety issues with the number and type of people coming in and out of the property, the owner may be liable for acts of those third parties. As the owner, you have an obligation to protect tenants and visitors on your property and allowing regular My tenant is hosting “swap question here: what the tenant does in swap meets could be a breach of that meets” in which people come her unit, and what the tenant is doing in duty. to her unit and trade clothes with the common areas of the property. After Your choice boils down to accepting each other. She then sells any leftthat, there are a few things to consider, the non-conforming use of the property over clothes at a weekly yard sale namely your legal rights versus the pracor serving the tenant with an eviction she hosts in the building common ticality of enforcing those rights. notice. You can terminate the tenancy areas, which attracts a lot of strangWith respect to the use of the unit, with a 30-day notice (or 60 days if the ers and traffic to the unit. I found what does the lease say? tenant has been in the a page for the event on Facebook, Assuming that the lease is “With respect to unit over a year), or and it looks to me like it’s her busifor a residential purpose, the second facet of serve a three-day notice ness, but she says it isn’t. I asked her using the property for the tenant’s use of to quit or cure the mateto stop, but she refused. What can a commercial purpose the common areas, rial breach of the lease.

I do? would be a material I would say that it From a practical violation of the lease. In is not your tenant’s standpoint, proving that I’m sorry to hear that your tenant that case, your tenant right to use the the swap meet continhas decided to start conducting would not have the right common areas for ued in operation after her own version of Pawn Stars on your to conduct business on a commercial purthe three-day notice property. There are two facets to your her property. pose.” was served could pose

Q

A

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PHOTO: LADYBIRD TWILL VIA FLICKR / CC BY 2.0

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RENTAL HOUSING 33

11TH ANNUAL

Trade Expo & Symposium

a challenge, as it would require witness testimony. Contradictory testimony (he said/she said) leads to unpredictable outcomes. A 30 or 60 day notice doesn’t generally require this level of proof, provided the notice was not served for a retaliatory or discriminatory reasons or other illegal purpose.

As a final consideration, many cities in the Bay Area have rent control ordinances which place restrictions upon an owner’s ability to evict a tenant. If your property is in one of these jurisdictions (e.g. Oakland) you should exercise caution and consult an attorney to know what your rights are before serving any notice to a tenant. —JASON MAUCK RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Jason Mauck is an attorney with Ericksen Arbuthnot. He can be reached at jmauck@ericksenarbuthnot.com or 510-832-7770.

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To exhibit, contact Tina Bocheff at tbocheff@ebrha.com 34 RENTAL HOUSING

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

july

august NO WORKSHOPS OR EVENTS IN AUGUST

TUESDAY, JULY 4 EBRHA Office Closed THURSDAY, JULY 6 Oakland Rent Board Roundtable An informal discussion on rent board hearings Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

WEDNESDAY, JULY 12 All About Fair Housing Laws Presented by Angie Watson-Hajjem, ECHO Housing Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

SATURDAY, JULY 15 EBRHA Member Meeting • Speaker TBD • Legal Q&A— Jason W. Mauck, Esq., Ericksen Arbuthnot 10:00 a.m. - Noon TUESDAY, JULY 18 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

TUESDAY, JULY 25 (DAYTIME SESSION) The Benefits of Solar for Your Property Presented by Alexandra Patey, Center for Sustainable Energy Free to Members and Non-Members 2:00 p.m. - 3:30 p.m. (Lunch provided) TUESDAY, JULY 25 (EVENING SESSION) The Benefits of Solar for Your Property Presented by Alexandra Patey, Center for Sustainable Energy Free to Members and Non-Members 6:00 p.m. - 7:30 p.m. (Dinner provided) THURSDAY, JULY 27 Rental Property Owner 106 (RPO 106) Presented by Jill Broadhurst, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

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

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

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Oakland RENT ADJUSTMENT PROGRAM FEE

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

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

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

ANNUAL ALLOWABLE RENT INCREASE

2017 (1.8%) PERI OD AM O U N T

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

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

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

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

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

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

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RENTAL HOUSING 37

vendor directory — CONTACTS, PRODUCTS & SERVICES 24 HOUR LIVE ANSWERING SERVICE

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

Collins, Mason & Company LLP Teresa Mason | 510-891-9000 www.cmcaccountants.com The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com

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

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

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

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

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

Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com

Richards Law John Richards | 925-231-8104 www.richards-legal.com The Evictors Alan J. Horwitz | 510-839-2074 The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com

APPLIANCE SALES & PARTS

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

Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION

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

Beckman Blair LLP Oakland/Berkeley Association of Realtors Nancy Ly | 415-871-0070 www.beckmanblairllp.com Davina Lara | 510-836-3000 oaklandberkeleyaor.com Burnham Brown Charles Alfonzo | 510-835-6825 Oakland Chamber of Commerce www.burnhambrown.com Barbara Leslie | 510-874-4808 www.oaklandchamber.com Ericksen Arbuthnot ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

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

Beckman Blair LLP Nancy Ly | 415-871-0070 www.beckmanblairllp.com

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

Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com

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

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

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

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

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

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

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

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BANKING/LENDING

Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Larry Miller | 925-627-2790 www.lutherburbanksavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com Torrey Pines Bank Dale Marie Golden | 510-899-7536 dgolden@torreypinesbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com 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 CARPET CLEANING

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

vendor directory CLEANING

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

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

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com City Construction Janet Aranda | 800-799-0234 www.cityconstruction.us 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 Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net 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 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

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

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

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

Hamilton Family Center – First Avenues Mayo Lunt | 510-763-8540 www.hamiltonfamilycenter.org 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 Green Home Solutions Alameda (East Bay) Howard Oliver | 510-666-6711 www.ghsnorcal.com INSPECTIONS

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

Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com The Greenspan Co./Adjusters Int’l.

Rich Hallock | 866-331-4790 www.greenspan-ai.com Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com Kelly Lux – State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com INTERCOMS & ACCESS CONTROLS

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

Martinez Real Estate Investment Jose Martinez | 510-769-0436 ebrha.com

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vendor directory LAUNDRY EQUIPMENT

PLUMBING/WATER HEATERS

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

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

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

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

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

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

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

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

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

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

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

PRIVATE PROFESSIONAL FIDUCIARY

LITIGATION SUPPORT SERVICES

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

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

LOCKSMITH EVICTION SERVICES

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

County Process Server Emily Jay | 855-873-7837 www.norcalevictions.com PROPERTY LEAK DETECTION

MARKET RESEARCH

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

BEHR Paint Nick Mounts | 415-416-0994 www.behr.com The Sherwin-Williams Co. Sean Callahan | 925-932-3363 x134 www.sherwin-williams.com PAINTERS

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

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

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

Canyon Pacific Management Tom Scripps | 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.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

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

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

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

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

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

Western Exterminator Company Curtis Newbrough | 510-600-5271 www.westernexterminator.com

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

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

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ebrha.com

REAL ESTATE BROKERS & AGENTS

vendor directory Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com CBRE Keith Manson | 510-874-1919 www.cbre.com Coldwell Banker — Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington | 510-749-4880 sedrington@msn.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.naikilpatrick.com 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. Link Corkery | 510-886-1212 www.pclclink.com Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com

RECYCLING/REUSE

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

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington | 510-749-4880 sedrington@msn.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com RENTAL SERVICES

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

A-One Construction 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 Matthew Mayne | 510-909-7230 www.allguardsystems.com Detect All Security & Fire Amy Roither | 510-835-4100 www.detectall.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com SEISMIC CONSTRUCTION

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

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

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

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

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

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 SOLAR ENERGY

Eco Electric James Young | 415-384-8526 www.ecopwr.net Sunvalley Solar Keith Loebbecke | 510-294-0308 www.sunvalleysolarinc.com SUSTAINABLE ENERGY

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

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

PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowing.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

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Bay Area Waste Services Peter Gella | 510-788-0462 www.bawaste.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com WATER MANAGEMENT

HydroPoint Data Systems Dominique Perry | 707-285-3233 www.hydropoint.com WINDOWS

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

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RENTAL HOUSING 41

ad index

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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.

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Beacon Properties. . . . . . . . . . . . . . . . . . . . . 31 CBRE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 RENT BOARD CONSULTANTS

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

| JULY 2017 |

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.

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