Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | JUNE 2015
the Apartment Era Oakland comes out on top in Q1 2015
PLUS: EBRHA MEMBERS MAKE LEGISLATIVE DAY 2015 MOST SUCCESSFUL YET FACTORS TO CONSIDER BEFORE INSTALLING SECURITY CAMERAS IN YOUR BUILDING
Contents
East Bay Rental Housing Association
JUNE 2015
Volume XII, Number 6 June 2015 EBRHA OFFICE
Features & Columns
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 ACCOUNTING MANAGER
Cathy Hayden | chayden@ebrha.com EDUCATION & MEMBER MANAGER
10
14
The Apartment Era
Impressive Results in East Bay Market
BY K.C. SANJAY
Tori Blanca | tblanca@ebrha.com EBRHA OFFICERS PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz TREASURER Abbe Sultan SECRETARY Fred Morse MEMBER Rick Philips EBRHA DIRECTORS
Mark Almeida, Symon Chang, Reggie Hairston, Carmen Madden, Conor Murphy, Michael Pallas, Rick Philips, Sarah Picker, Judy Shaw, Menna Tesfatsion
BY GRANT CHAPPELL
20
PUBLISHED BY
East Bay Rental Housing Association PUBLISHER
Leg. Day 2015 Recap
Wayne C. Rowland MANAGING EDITOR Jill Broadhurst
BY RON KINGSTON
EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez
Tina Bocheff | 510.318.8303
Features & Columns 6
NEWS
Oakland Compost Carts Arrive in June
8
COURT TALK
BY FRED FELLER
18
Mold Allegations EVENT PHOTOS
1st Annual Economic & Legislative Forum
26 GOVERNMENT AFFAIRS Presidential Contenders Reflect Factions of Their Parties
BY GREG BROWN
28
ESQ&A
BY STEVE WILLIAMS
A Right to Privacy?
Events & Directory
BY ESTEBAN CORTEZ
2 RENTAL HOUSING
30 GREEN SHEET 32 COMMUNITY CALENDAR 34 M EMBER DIRECTORY 38 M EMBERSHIP APPLICATION 38 A D INDEX
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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 Š 2015 by EBRHA. All rights reserved.
COVER PHOTO: JESSE RICHMOND / FLICKR / CREATIVE COMMONS
ADVERTISING
Oakland Compost Carts Arrive in June! Along with Assistance to Help You and Your Residents Recycle Right!
New Services Starting July 1. Get ready for the new food scraps and plant debris collection service for every multifamily residence in Oakland. It’s part of the new Oakland Zero Waste initiative to reduce waste in our landfills and increase collection of recyclables and compostables to create a cleaner, greener Oakland. It’s also the law in Alameda County.
Minimum cart delivery is one 32-gallon cart for buildings with 5 to 12 units and one 64-gallon cart for buildings with 13 units or more. Unlimited compost service is available at no additional charge.
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To help you, Oakland Recycles, a collaboration among the City of Oakland, California Waste Solutions and Waste Management of Alameda County, Inc. (“Waste Management”) has trained experts and recycling tools*. Let us:
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• Deliver recycling tools including information printed in English, Spanish, Chinese or Vietnamese along with kitchen pails, recycling caddies and more.
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Request Your Free On-Site Service Levels Assessment and Resident Recycling Materials Today! Visit ebrha.com/zerowaste *While supplies last.
contributors GRANT CHAPPELL Grant Chappell is the Vice President of NAI Northern California. Since 2005, Grant has focused on East Bay apartment opportunities for his clients. Grant also serves on the Board of CEI, the Center for Elders’ Independence, a local nonprofit providing PACE Care to seniors in Alameda County. In his free time, Grant enjoys skiing, golf, biking and traveling.
FRED FELLER Fred Feller received his law degree from Georgetown University Law Center in 1975, where he was an editor of the Georgetown Law Journal. He was a teaching fellow at Stanford Law School before associating with Hanson, Bridgett & Marcus. Thereafter, he was a housing law specialist with the San Francisco Neighborhood Legal Assistance Foundation. Fred specializes in landlord/tenant disputes, premises liability and appeals.
RON KINGSTON Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He has 30 years of lobbying experience and is one of the original writers of the state’s legislation against rent control, the CostaHawkins Act. He grew up in South Lake Tahoe and lives in Carmichael with his wife Sherrie, a financial planner. In his spare time, he cycles, skis and takes international scuba diving trips.
K.C. SANJAY K.C. Sanjay leads Axiometrics’ on-site economists and analysts in using in-depth apartment market and student housing research to solve real-world challenges. A detail-oriented quantitative economist who thinks out of the box and brings years of experience in real estate market research, K.C. consults with Axiometrics clients on investment strategy, advisory projects and feasibility studies.
STEVE WILLIAMS Steve Williams of Fried & Williams LLP received his bachelor’s degree in Law and Society from the University of California, Santa Barbara. He received his law degree from Golden Gate University. He has been representing property owners in the Bay Area since passing the California bar exam in 1999. Steve’s experience includes counseling property owners in many areas of the law, including landlord/tenant, co-ownership and neighbor disputes, and purchase/sales transactions. 4 RENTAL HOUSING
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ebrha.com
ONLINE TENANT SCREENING
To Schedule an Appointment, Call (510) 893-9873 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 2014, landlords can collect a maximum of $45.16 for an application fee.
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*Includes TransUnion credit report, FICO score and eviction history
East Bay Rental Housing Association TEL
510.893.9873 | FAX 510.893.2906 www.ebrha.com
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COLUMN
news
Oakland Compost Carts Arrive in June with five or more units will receive a green compost cart during the month of June. Service will begin on July 1, allowing residents and property owners/managers to collect food scraps, food-soiled paper and plant debris for composting. This important environmental service is one of many new programs provided by the City of Oakland’s new Zero Waste services, designed to capture more recyclables and compostables, help address illegal dumping, and reduce waste in our landfills to create a greener, cleaner community. Compost service is included as part of Waste Management of Alameda County’s new trash collection services, which will bring property managers in compliance with Alameda County’s Mandatory Recycling Ordinance. Properties with five to 12 units will receive a 32-gallon cart and buildings with 13 units or more will receive a 64-gallon cart initially. Unlimited compost service is available at no additional charge, so request additional carts from Waste Management to suit your EVERY OAKLAND MULTIFAMILY PROPERTY
6 RENTAL HOUSING
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needs. Container Pros, a professional cart management company, will begin delivering carts on June 1. They will call property owners/managers in advance to notify them of the next day delivery. Please note that if access to your property requires a key, the cart will be left at the curb. Each cart will be sealed with “caution tape” reminding residents not to use the cart until July 1, accompanied by a flyer illustrating the tools available to assist residents and managers to recycle and compost right. To assist in the rollout of the new compost service, property owners/managers can receive free onsite assistance to evaluate current levels of trash and recycling service and tools to help residents participate in these services. Resident tools include a kitchen pail and multi-lingual instruction flyer for food scraps collection, recycling caddy to collect and transport recyclables from an apartment to the recycle cart, as well as a service brochure that describes what goes in each cart (available in English, Spanish, Chinese and Vietnamese). There is also a tool kit for owners/managers with complete descriptions of all the Zero Waste services, including the new annual Curbside Bulky Program for multifamily properties. Site visits and tools delivery is provided by Cascadia Consulting, experts in diversion and outreach, as part of Oakland Recycles, a collaboration among the City of Oakland, California Waste Solutions and Waste Management. You may request a site visit and recycling and composting tools at ebrha.com/zerowaste or call 510-613-2888.
2015-2016 Allowable Annual Rent Increase Rate for Oakland is 1.7% The annual CPI rate in Oakland for
rent increases that take effect from July 1, 2015 through June 30, 2016 is 1.7%, and cannot take effect earlier than July 1, 2015. Tenants can only be given one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date (i.e., at least one year from the tenant’s move-in date or from the last prior rent increase).
In addition, California law requires that or face fines. Staff at the City’s Housing The City has set aside $1 million in tenants be provided with written advance Assistance Center will be available to Community Development Block Grants Lamorinda Weekly help property owners with permits and notice of a rent increase either 30 days to assist moderate-income Adlowsize: and 3 column x 9 high design (for increases 10% orAd less) or 60approval days to direct them to potential financial property owners and tenants. The full (for increases greater than 10%) before resources to complete the engineering staff report and ordinance will be posted the effective date of the increase. In and retrofit construction. Staff will also on the City’s website in mid June, at certain circumstances rent can be raised be able to address tenant questions. www.oaklandnet.com/homeretrofit. RH #1, 3-11-15 higher than the CPI increase (see Rent Adjustment Ordinance and Regulations). If a landlord has “banked” prior year increases, covered units cannot receive a CPI-based increase of more than 3X the current year CPI (see Banking in Rent Expert in the sale and purchase of duplexes Adjustment Program Regulations). For to 18 unit properties more information, go to http://www2. oaklandnet.com/Government/o/hcd/o/ JUST CLOSED RentAdjustment.
Multi-Unit Residential Specialist
NEW LISTING
Oakland’s Mandatory Soft Story Retrofit Program Moves Forward to City Council in June The Oakland City Council will be discussing the proposed Soft Story Seismic Retrofit Program at the Community Economic Development Committee in the coming months. The draft ordinance will call for mandatory retrofits of apartment and condominium buildings with 5 or more units built prior to 1991 with an open ground floor (soft story—typically parking or commercial space), where the target story is wood frame construction. Property owners will have one year to submit documentation demonstrating that the building is not part of this program. The draft ordinance will likely propose that following the validation year, properties will be placed in one of three compliance tiers: Compliance Tier 1: 20 or more dwelling units and those property owners who failed to comply with Chapter 15.26 screening program will have up to 4 years to complete retrofit; Compliance Tier 2: 5-19 dwelling units will have up to 5 years to complete retrofit; Compliance Tier 3: where the target story contains residential or commercial space will have up to 6 years to complete retrofit. The time frame includes the validation period—all properties will be required to be retrofitted by year 6
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COLUMN
court talk
The Case The tenant lived in the subject apartment for more than 10 years. She claimed that she had yearly mold outbreaks at the premises with significant occurrences in 2004 and 2006. Finally, in March of 2012, the tenant claimed that an unprecedented outbreak coated the walls of her kitchen, living room and bedroom with a black slimy mold and a golden-speckled sticky mold. The tenant left the property at that time, but refused to relinquish her tenancy. An eviction action was filed A summary of recent court decisions affecting against her and she finally gave up possession of the apartment in November of residential rental property owners. BY FRED FELLER 2012, in exchange for a waiver of back rent and a payment of $11,450. She then filed her affirmative action against the property owner for damages. After vacating the apartment, the tenant lived in a succession of youth hostels and other similar accommodations in places such as the Tenderloin in San Francisco. In these locations, she suffered from bedbugs and fear of assault, all of which she preferred to the mold which she believed had infested her former apartment. Eventually, she lived in her car. During this period, the tenant came to lmost every landlord/tenant believe that every item of her possessions, For one thing, when defendants in habitability case includes an including all of her clothing, all of her these cases started doing scientific testallegation of mold. This is books and papers and even such items as ing, they often found that mold spore not surprising because mold spores credit cards had not only become thorcounts in the air outside the subject unit are everywhere. However, whether oughly infected with mold, but were also were equal to or higher than the counts mold in a particular apartment is the spreading the infection to anything else inside the unit. The property owner can result of water intrusion due to faulty that they contacted. Because of this, she hardly be held accountable for the outmaintenance by the property owner was, for a time, buying completely new side air and such testing doomed many or the result of poor housekeeping by sets of clothes in thrift stores every day “toxic mold” cases. the tenant is a question any time there and obsessively washing and re-washing Furthermore, scientific evidence has is a mold problem in a rental unit. A any item that she believed had become established that toxic reactions only question with much greater financial infected, in such locations as a shopping occur in response to certain fairly rare implications is whether the tenant is mall parking lot. At one point, she kept molds and only at certain stages of the alleging simply that mold in the aparther belongings in a discarded piece of lugmold’s development. Proving that a ment was a nuisance and an irritation, gage she found at a bus stop, rather than mold known to cause a toxic reaction or whether the tenant is alleging serious use any container which had been in her was present during the tenancy and health problems and medical issues due apartment or had contacted anything that that the tenant’s medical condition was to so-called “toxic mold”. had been in her apartcaused by the mold is Toxic mold cases were so prolific “Toxic mold cases ment. exceedingly difficult and 10 to 20 years ago that they caused at were so prolific 10 By the time that her expensive. least one major homeowners’ insurance to 20 years ago case was scheduled for Be that as it may, carrier to stop writing new policies in that they caused trial, the tenant had toxic mold cases are still California for a period of time. Other at least one major moved to Texas, where filed from time to time, carriers wrote specific exclusions into homeowners’ insurshe was under treatment and our office recently their liability policies for cases allegance carrier to stop for multiple chemihandled one in which ing mold. However, the flood of “toxic writing new policies cal sensitivity disorder, the allegations were as mold” cases soon abated to a trickle, for dramatic as we have ever in California for a allegedly triggered by a number of reasons. period of time.” her mold exposure. She seen.
Mold Allegations
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PHOTO: ARTIFEX TEXTURES
A
had given up her graduate studies and her academic career in economics to deal with her health problems. The tenant claimed damages including medical expenses of $68,000, future medical expenses of $185,000, lost earnings of $213,000, future lost earnings of $479,000 and personal property damages of $72,500. The total damage claim at one point exceeded $1,324,000. Thorough investigation and subpoenas of voluminous medical records told an entirely different story. It turned out that, within a week of the time that the tenant reported the major outbreak of mold in her apartment in March 2012, she experienced an episode of acute psychosis which resulted in her hospitalization for nine days. The intake record for that hospitalization included no mention of mold exposure whatsoever, all toxicology screens were negative and none of the symptoms exhibited by the tenant are associated with any of the molds to which she claimed she was exposed. Subsequently, the tenant was hospitalized at least twice and made many emergency room visits during which she was diagnosed with acute psychosis, depression, bi-polar affective disorder and hypochondriasis, among other mental disorders. She steadfastly refused treatment for these conditions, alleging that the diagnoses were simply wrong and resulted from the failure of the medical practitioners who made them to recognize that all of her symptoms resulted from exposure to toxic mold. In Texas, she was being treated by an osteopath who has been reprimanded in at least three states for treatments described by the Texas Medical Board as “nonsensical.” In the face of all this evidence, the case settled for a total payment of $35,000. This sum may have been less than the amount which the tenant’s attorneys had already expended for discovery and for expert services and was substantially smaller than the amount each side would have spent trying the case. RH
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Fred Feller is an attorney with Buresh, Kaplan, Feller & Chang and can be reached at (510) 548-7474 or ffeller@bureshkaplan.com.
UPCOMING WORKSHOPS & EVENTS Landlord Basics D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, JUNE 9; 6:30 P.M. - 7:30 P.M.
Tori Blanca, CCRM, EBRHA Free to Members and Non-members The Application Process, Tenant Screening, Rent Control, Measure EE and EBRHA Member Benefits
Tackling the Challenges of a Hoarding Tenant D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, JUNE 11; 6:30 P.M. - 8:00 P.M.
Clifford Fried, Fried and Williams LLP Members: $39; Non-members: $69 Hoarding Problems, Tenant Obligations, Accommodation, Practical Course of Action and more
The Move In/Move Out Process D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, JUNE 18; 6:30 P.M. - 8:00 P.M.
Tori Blanca CCRM, EBRHA Members: $39; Non-Members: $69 The Application Process, Tenant Screening, Selecting a Tenant, Fair Housing, Lease Agreements, Measure EE and Security Deposits
Member Meeting D ATE & TIME SATURDAY, JUNE 20; 10:00 A.M. - NOON SPEAKER • Legal Q&A—Michael Shepherd, Shepherd Law Group • 2015 Legislation Affecting Rental Property Owners Ron Kingston, EBRHA State Lobbyist DETAILS Members only; Street parking available
Dealing with Nuisance and Illegal Activity D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, JUNE 23; 6:30 P.M. - 8:00 P.M.
Clifford Fried, Fried and Williams LLP Members: $39; Non-members: $69 Resolving Tenant Issues, 3 Day Notice to Pay Rent or Quit, Measure EE, Proper Noticing Procedures and more
Online Registration at ebrha.com Sign up, pay registration fees and receive reminders online.
NEW ADDRESS! All workshops are held at our new office: EBRHA Education Center 3664 Grand Ave., Ste B Oakland
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RENTAL HOUSING 9
COLUMN
market outlook
13.4% growth year to year. Oakland was second behind Denver with 12.1% yearto-year rent growth and San Francisco third with 11.6%. While San Francisco has passed policy last year to address the Airbnb and short term rental issues, Oakland and Berkeley have not. In fact, San Francisco is proposing tougher regulations on short terms rentals because so few participants actually registered their rentals with the City. Given that San Francisco passed rent control before Oakland and Berkeley, I suspect short term rental regulation is coming to the East Bay. It’s too tempting Oakland continues to lead for both price to find another way to regulate housappreciation and rent growth. BY GRANT CHAPPELL ing, create a new agency/department and generate fees. I hear more and more about owners resorting to short term rentals as a way to avoid rent control. In many cases, the cash flow can be higher, even with a higher vacancy factor and more turnover. An owner’s inclination to go with short term rentals could be an understandable response to long term pains of rent controlled apartments. Cory Weinberg, a real estate writer for the Business Times, has reported on both political factors and local opposition to development in San Francisco and the East Bay. In a recent article titled, “Why Housing Protests in San Francisco he East Bay market continues to and Oakland Annoy Urban Planning economic factors caused them to pull attract new capital as yields in Chiefs”, he laid out balanced views from back. Over the past year, the 10-year other Bay Area markets fall to all parties. Without developers paying bond has seen lows of 1.67% and highs historic lows. Alameda, Berkeley and fees to start construction, revenue to the of 2.65%. Even though 30-year rates on Oakland posted gains in one or more city is lower for public services. Growth 30-year fixed mortgages had risen to a metric: total dollar volume, average in housing over time puts downward 7 month high at the submission of this sales price, price per square foot and pressure on rents. Even if both sides of article, rates on 3, 5, 7 and 10-year fixed price per unit in Q1 2015. In some the aisle agree more housing is needed, loans for 5+ unit products remain as cases, the results were impressive. As the process is painstakingly slow. This competitive as ever. most are aware, the San Francisco Bay greatly benefits owners of existing rental Nationally, Oakland continues to Area has become one of the most unafproperty as it pushes asking rents up, take position in the top residential real fordable areas in the world to live. Rent and ultimately property estate markets for both growth continues to outpace most mar“An increase in values. price appreciation and kets nationally. Overbidding and cash Yet with recent rent growth. According to interest rates, offers are the norm in the single family softening in rents, protests both in San a recent report by Zillow, world, and the investment market is more political Francisco and Oakthe San Francisco Metro becoming equally competitive. regulation and land, including a group Area led the country last In the financial world, the Federal compliance costs of protesters who year with 14.9% increase Reserve has again left short term rates could alter market physically shut down an in rents from January unchanged at zero. For a few weeks, conditions in a Oakland City Council 2014 to January 2015. many anticipated The Fed to make relatively short meeting over a vote for The San Jose Metro Area some move in raising rates, but mixed period of time.” approving a site for 298 took second place with
Impressive Results in East Bay Market
T
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units, one must conclude that new market rate supply housing will be tough to deliver on any large scale. Some cities and neighborhoods are considering moratoriums on new developments, including San Francisco’s Mission District, Emeryville and Walnut Creek. Whatever the true goals in zoning and long term housing growth, an area with one of the fastest growing economies in the world needs more housing, commercial space and policies that encourage such. 2 – 4 Units All three cities posted impressive numbers, including Berkeley, which inched closer to $1,000,000 average transaction value. All cities were at minimum $100,000 higher on average than Q1 2014 and transactional activity was not down more than 10 – 15% in any given city. Historically, we normally see a slow Q1. Given how dramatically high the average price has increased, I feared a larger drop in transactions and volume. Oakland posted 70 deals—one less than Q1 2014—yet an average of $558,000, which is $130,000 higher over the same period last year. Berkeley followed suit with 15 deals for an average of $968,000, compared to 18 sales for an average of $795,000 a year ago. Finally, Alameda recorded nine sales for an average $830,000, a moderate decrease from the 11 that averaged $704,000 a year ago. 5+ Units Berkeley posted an unusually slow quarter with only $9.5 million in volume and an average deal size of $1.05 million. While it’s a minor decrease from the $12.3 million and $1.3 million average deal size a year, at $342 per square foot, it’s the highest we’ve ever seen for Berkeley. That’s more $80/St Ft higher than Q1 2014 and more than $50/sq Ft higher than last quarter. At $191,000 per unit, it’s virtually unchanged from Q1 2014, but substantially lower than the $229,000 per unit in the previous quarter. Alameda recorded an impressive first quarter with $13.7 million in volume and average price of $1.71 million, more than double the $5.8 million in Q1 2014 at an
average of $1.07 million. At $241,000 per unit and $271 per square foot, these figures shatter Q1 2014 at $175,000 per unit and $222 per square foot. Two of my colleagues, Ethan Berger and Shivu Srinivasan sold a 5-unit property in Alameda north of 17 gross rent multiplier (GRM) and mid 3% Cap Rate. While this is an anomaly, they indicated investors are drawn to the lack of rent control, small town feel, personality and proximity to San Francisco and Oakland. Increased ferry service and tech shuttles have drawn more residents willing to pay a premium. Oakland also started the year incred-
ibly strong with $68.1 million in volume for an average price of $2.13 million, well over 50% higher than the $40.7 million and $1.35 million in Q1 2014. Equally impressive, Oakland nearly surpassed $200 per square foot last quarter. $150 per square foot and higher became the norm in 2013, and $175 per square foot and higher in 2014. Will we see $200 per square foot and higher in 2015? We should note that a 45-unit building constructed in 2006 located at 1401 Jackson, sold for $15.9 million. At $270 per square foot, $353,000 per unit, 13.5 GRM and a low 4% Cap rate, it shows
transactions (2-4 units)
average sales price (2-4 units)
Source: NAI Northern California ebrha.com
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RENTAL HOUSING 11
total volume (5+ units)
price per sq. foot (5+ units)
the lower returns investors are accepting in exchange for long term upside and growth. Moving forward, I sense activity will slow at some point even if prices remain buoyant. We’ve seen evidence of a gradual slowdown in the 2 – 4 unit market in the last 6 – 8 quarters as fewer transactions take place. Over the same period, the average transaction price was practically increasing year to year by $100,000 or more in Alameda, Berkeley and Oakland. And while volume is still relatively high for 5+ unit properties in all three cities, so is average transaction price. An increase in interest rates, softening in rents, more political regulation and compliance costs could alter market conditions in a relatively short period of time. Until then, I am optimistic 2015 will be another strong year for sellers, but a frustrating year for buyers. RH
Grant Chappell is the Vice President of NAI Northern California. He can be reached at grant@nainorcal.com or 510-972-4941.
THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTEE.
price per unit (5+ units)
The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry.
TO GET INVOLVED OR TO DONATE TO THE EBRHA-PAC, CONTACT: NEWS@EBRHA.COM OR VISIT EBRHA.COM/PACDONATION
Source: NAI Northern California 12 RENTAL HOUSING
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BOTANIST. SWIM COACH. PICKLE EATER. RENTER. APARTMENTS. WE LIVE HERE. Everybody talks about how the population is
and skilled trades, as well as all the local businesses
changing. Baby Boomers downsizing. Echo Boomers
that attract the 35 million botanists, school teachers,
emerging.
veterinarians, textile designers, pickle eaters, data
Stay-at-home dads. Work-at-home jobs.
Couples with – or without – children. It makes you realize how well apartment homes fit
into today’s communities. After all, apartments and residents contribute
processors, and cello players who call apartments home. For a fresh take on today’s housing market – state by state – and an interactive picture of how, with your help, we can develop 300,000 new
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FEATURE
14 RENTAL HOUSING | JUNE 2015 | ebrha.com PHOTO: JESSE RICHMOND / FLICKR / CREATIVE COMMONS
The Apartment Era Oakland remains number one in rent growth among the top 50 apartment markets. BY K.C. SANJAY
Nearly 100 rental property owners from throughout the Bay Area gathered for EBRHA’s first annual Economic and Legislative Forum on April 22. Attendees heard from a variety of industry experts on matters related to the economy, development trends and local rental issues, along with lending, market and legislative updates. Senior Real Estate Economist K.C. Sanjay and Research Analyst Rick Wilson, both with industry apartment research leader Axiometrics, delivered the keynote address, an East Bay economic forecast. Below is a summary of findings. To see the complete report, go to http://www.ebrha.com/ resources/for-propertyowners. Links to all the Economic and Legislative Forum presentations are featured at the bottom of the page.
The past two years have been the era of the apartment in the Oakland metro area. And, as of the first quarter of 2015, the metro area remains at the number one position for rent growth among Axiometrics’ top 50 apartment markets.
Rent Growth
There was robust growth in apartment market fundamentals from the time the recovery started in 2010 through 2012, according to Axiometrics’ apartment market research. Rent growth remained healthy in 2013, but the magnitude of growth started to decelerate. And there was further ebrha.com
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expectation of some more deceleration in rent growth in 2014. But to everyone’s surprise, the growth rate really picked up by double digits in the Oakland market, and in fact, the entire Bay Area. Multiple factors helped turn the fundamentals: job growth remained healthy, disequilibrium and structural issues in the single-family market continued, supply remained soft, and demographics remained favorable for renting rather than buying. Expect double-digit annual effective rent growth of slightly more than 10% this year. The decrease from the 2014 rate is a result of the market returning to a sustainable level of growth. Oakland apartments remained near full at close to 97% occupancy in the first quarter of 2015. This year and next, occupancy is expected to decrease about 80 basis points total to reach 95.9% occupancy by 2016.
Supply, Demand & Vacancy
Absorption outpaced historically low supply delivery over the past five years. This trend continued through the first quarter of 2015. However, by the end of this year and again in 2016, supply is expected to slightly outpace demand. But the impact of the new supply is expected to be minimal, in that occupancy should remain near full at about 96% in 2016, the lowest of this apartment-market cycle. But, this matches the peak seen during the tech-boom year of 2000.
Revenue Growth
Revenue growth, calculated using effective rent growth and change in occupancy, was well above the long-term average (LTA) during Q1 2015. And 1-year revenue growth has remained robust since the recovery began during 2010. The LTA revenue growth is high in the metro at about 4% when counting all years. And especially when we only count the growth years, the revenue growth averages close to 8%. Though Axiometrics expects 1-year revenue growth to fall below the LTA during 2016, the 3-year and 5-year revenue growth remain above the LTA. Graphs: Courtesy of Axiometrics Inc. 16 RENTAL HOUSING
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Growth by Class
Class B and C led in the rent growth
category from the fourth quarter of 2013 through the third quarter of 2014. Since then, Class A has re-taken the lead and outpaces both classes in both rent growth and occupancy. Usually, new supply impacts Class A apartments. And since there was little new supply, Class A took the lead once again. The Class B and C takeover last year resulted from widespread job growth and growth in renter household formation driven by age group most likely to rent. There was some shift downward from Class A to B to C due to affordability issues, but not much. Class A is expected to hold the lead this year, but we are expecting Class B and C to take over once again starting 2016 and Class A to take over once again in 2017.
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Oakland Outpaces Neighbors
Oakland rent growth has outpaced that of Bay Area neighbors San Francisco and San Jose from 2013 through the first quarter of 2015. San Francisco and San Jose outperformed Oakland during the early part of the recovery. This was not a huge surprise, historically speaking. However, since San Francisco and San Jose recovered quickly and hit the historical high early in the cycle, they attracted a lot of new supply. Also, growth started to revert back to sustainable levels in these two metros. On the other hand, compared to these two metros, Oakland recovered late and is just now hitting the high note. Axiometrics expects San Francisco and San Jose to take the lead during 2016 and 2017, but Oakland to lead once again during 2018 and 2019. Note: The preceding post is excerpted from a presentation given by K.C. Sanjay and Rick Wilson to the East Bay Rental Housing Association on April 22. RH
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EVENT PHOTOS
1ST ANNUAL E
& Legis
N
early 100 Bay Area
rental property owners and real estate investors gathered for EBRHA’s Economic and Legislative Forum on April 22 at Scott’s Seafood Restaurant in Oakland. Attendees heard from a variety of industry experts on matters related to the economy, development trends and local rental issues, along with lending, market and legislative updates. These are some of the photos captured of the event. To read a summary of the Bay Area economic report presented at the event, go to page 14. RH
1.
4.
PHOTOS BY ESTEBAN CORTEZ
5.
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ECONOMIC
slative Forum 2.
6.
On These Pages
3.
1.
EBRHA President Wayne Rowland and EBRHA Lobbyist Ron Kingston
2.
EBRHA President Wayne Rowland, EBRHA Executive Director Jill Broadhurst and EBRHA Lobbyist Ron Kingston
3.
James Kilpatrick of NAI Norcal and EBRHA Board Member Luke Blacklidge of Litton Fuller Group
4. Guests at EBRHA’s Economic Forum
8.
7.
5.
Keynote speaker K.C. Sanjay of Axiometrics Inc.
6.
Marc Lipsett of Intervest (right) speaks to an attendee
7.
Bianca Fargnoli of Greystar
8.
EBRHA President Wayne Rowland and an attendee speak after the event
FEATURE
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LEG. DAY 2015
RECAP EBRHA members joined in Sacramento to make Legislative Day 2015 the most successful yet. BY RON KINGSTON
PHOTO: STEVE SHUPE / FLICKR / CREATIVE COMMONS
T
he history of April 15: Babe Ruth hits the first of 60 home runs of the season in 1927; Alioto’s on Fisherman’s Wharf forms in 1928; the first credit card was issued in 1952; tax day starts to fall on this date in 1955; and in 2015, the best annual EBRHA legislative day yet took place. Your EBRHA leadership and members joined in Sacramento on April 15, 2015 to lobby four essential bills with Bay Area legislators. If signed into law, each bill would profoundly affect rental property owners and managers. The Bills AB 396 (Jones-Sawyer) was introduced to make those with a criminal history a protected class under state discrimination laws. AB 396 would force owners to accept all ex-offenders regardless of the type of crime they committed, the circumstances of those crimes, the number of convictions or how recent the crimes occurred. AB 551 (Nazarian) imposes specific duties on owners to control one insect: bed bugs. It also would relinquish state health and safety standards to one private enterprise: the National Pest Management Association. It would require owners to provide a copy of the entire “bed bug” law to all tenants regardless of circumstance. It mandates owners to retain a state licensed pest control operator within three business days of any tenant complaint, and inspections are to be conducted within that time period unless a tenant objects. It will also be unlawful to rent a vacant dwelling if the owner “reasonably know(s)” of a current bed bug infestation, thus creating a new cause of action against an owner. SB 364 (Leno): Under the bill, all buyers of rental housing in San Francisco will be forced to own the properties they buy for at least five ebrha.com
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years before they may go out of the rental housing business or convert the property to ownership housing. Additionally, any owner who has taken rental property off the market anywhere in the United States, who subsequently acquires one or more rental properties within 10 years of going out of business on the first property, will be forbidden forever from going out of business on those subsequently acquired rental properties. SB 655 (Mitchell) seeks to make the existence of any kind of any amount of mold in residential rental units a substandard housing condition. As a substandard housing condition, owners could be liable to tenants when any mold is found. So, What Were the Results? AB 396 and AB 551 were recently amended. SB 364 became a “two-year bill” (a bill that will not proceed in the Legislature this year but will be eligible to be voted on next year). SB 655 is moving through the legislative process. The impact on our industry on any one of these bills would be substantial. For example, SB 364 would impose severe regulations on potential buyers, current long-term owners, small businesses and retirement age rental property owners. The 5-year waiting period and the bar on going out of business on any subsequently owned residential rental property would have served to devalue property because it would have unduly limited the pool
of interested and qualified buyers. The limitations would have been a heavy-handed encumbrance that would have discouraged investment and reinvestment in rental property. As a result, current long-term, elderly rental property owners will not be able to easily sell their property unless they are willing to sell at substantially below fair market values. Owners in San Francisco should not be punished for the housing problems the City created. City leaders successfully courted new businesses, especially in the technology sector, by offering tax breaks and incentives. The revived tech boom has lead to unprecedented job and population growth. The City, however, failed to build enough housing to accommodate the growth, which led to the sky-high housing prices we see today. The City’s actions, combined with adopting some of the most restrictive owner and tenant and rent control laws in the nation, created the market forces that have encouraged a very limited number of San Francisco owners (.06%) to go out of business through the use of the Ellis Act. Despite the obvious cause of the problems, owners are being blamed for taking relatively few units off the market. While AB 551 continues to move through the legislative process, it poses a number of challenges that we are working on with the author and sponsors. The issues that we are resolving: 1) An owner should not be subject to legal claims, damages, fines, penalties, or diminution of value claim when the owner
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OAKLAND PROPERTY MANAGER TRAINING “STRATEGIES FOR SUCCESSFUL RESIDENT PARTICIPATION IN COMPOST COLLECTION”
New Mandatory Collection Service Begins in Oakland, July 1, 2015
Learn how to introduce compost collection service and increase resident participation in a workshop conducted by Cascadia Consulting, a firm that excels at technical assistance, and Waste Management of Alameda County, the compost collection provider. Leave with information and resources to help your residents recycle right on day one. Who: Oakland Property Managers of 5+ Unit Buildings What: Free Seminar When: June 10, 2:00-3:30 pm & June 18, 10:00-11:30 am Where: East Bay Rental Housing Association 3664 Grand Ave, Suite B in Oakland
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did not cause the bed bug problem. Under the bill, even if the owner did not cause the problem, tenants could withhold rent, make a diminution of value claim, or make a legal claim under substandard housing and habitability laws. We have not objected to reasonable regulations requiring owners to address bed bug problems, like other problems, within a reasonable time frame as problems arise, but have raised serious concerns about new legal claims an owner may face as a result of a bed bug problem that was not caused by the owner. 2) The bill abdicates state health and safety standards to a private national trade association. Safety standards should never be relinquished to a private industry which we cannot review without being a member of that association. Public health and safety are of utmost importance and should always be within the jurisdiction of governmental review and control. 3) The bill sets unreasonable and confusing performance and time standards. Under the bill, owners would be required to contract with a licensed pest control company and have the initial inspection done within three business days of a complaint by a tenant. Within 10 days, a pesticide treatment program would be required to begin and before any treatment program begins, owners would be required to provide notice to all affected tenants 7 days prior. The time lines for performance would be unreasonable and unachievable. This would create new liability and abusive litigation practices. Another Success As a result of lobbying, our East Bay legislators, authors, committees of the legislature, and sponsors agreed in most cases to amend or stop their bills for the year. Lobby Day—as the term is used in Sacramento—was successful. Job well done! RH
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He can be reached at 916-447-7229 or ron@calpcg.com.
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COLUMN
government affairs
the nation, has real executive experience. He should be a comfortable choice for a large portion of the Republican Party and, more importantly, a very plausible choice for the independents, undecided voters and maybe even a few Democrats during the general election. But, those attributes also make the Governor decidedly unattractive to many of the far right conservative and tea party voters in the GOP. They are looking for other options. As an aside, it’s worth noting that other Republican governors are contemplating Presidential runs. The most-often mentioned is Scott Walker of Wisconsin who busted unions in his state and then survived their attempt to keep him from a second term. In addition, there is Ohio Governor John Kasich. Known to be energetic, a “doer” and sometimes testy, Legislative updates from NAA’s Senior Vice Governor Kasich has made no secret of his aspirations, spending a lot of time President of Government Affairs. BY GREG BROWN in primary states like New Hampshire and South Carolina. But even he admits didates in the mix already with at least that he must “reintroduce himself” to the another three suspects. electorate and raise a lot of money. If you measure status of a candidate By way of historical reference, accordby money, then former Florida Goving to the Center on the American ernor Jeb Bush is certainly the GOP Governor at Rutgers University, 17—or front-runner at this point. The New 40%—of the 43 American Presidents York Times reported that Bush claimed were governors. during a recent donor event to be on The other candidates in the GOP bring track to raise “tens of millions” of dolsimilar but also some unique benefits to lars in the first 100 days of this year, the table. Former Arkansas Governor mostly through his Super Pac “Right Mike Huckabee (the other guy from to Rise.” Recall that since the Citizens Hope) is the clear choice for evangelicals United decision by the U.S. Supreme and is marketing himself that way. Dr. Court, candidates can raise unlimited Ben Carson, a retired surgeon, has zeroed funds for their Super PACs, but cannot in squarely on social conservatives. coordinate the activities of that entity Former Hewlett-Packard CEO Carly once they are a declared candidate. That Fiorina promotes herself as the true busilast bit is important since Governor ness candidate who can turn around the Bush has not declared yet and can still n less than 20 months the next ailing national economy. Texas Senator raise money directly for and coordinate President of the United States will Ted Cruz is the maverick who shakes the with Right to Rise. be sworn into office on the steps of establishment at every opportunity and Governor Bush is also, in my opinthe U.S. Capitol. Within the last month has his sights on a much ion, the “establishment” a number of aspirants for the highest smaller federal governcandidate. He comes from “Currently, the GOP office in the land have officially thrown has a much wider ment. Florida Senator an obviously well-estabtheir hats into the ring. A host of others field of candidates Marco Rubio is the lished political family, is are making strong signals that they will than the Democrats young, smart, energetic conservative though not do the same. Currently, the GOP has a competing for the leader who can attract extreme in his views and much wider field of candidates than the chance to reprethe next generation of as a two-term leader of a Democrats competing for the chance to sent the party in the conservative voters. He state with the third most represent the party in the Presidential Presidential camalso could help to bridge citizens and fourth most campaign. There are six declared canpaign.” the gap with Latino votgross state product in
Presidential Contenders Reflect Factions of Their Parties
I
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Rent Board Matters & Management Expertise ers who the past two GOP Presidential candidates lost by wide margins. Finally, South Carolina Senator Lindsey Graham is also pondering a run. He has a more international, foreign policy focus to his narrative and also happens to be from a critical primary state. Of course, I should not forget Kentucky Senator Rand Paul, son of the original maverick, former Texas Representative and perennial Presidential candidate Ron Paul. Senator Paul has also earned maverick stripes during his tenure in Congress with a generous amount of libertarianism sprinkled in. His views on the Patriot Act, National Security Agency spying and interventionism overseas put him at odds with the more hawkish members of the Republican Party. But these views also put him in good stead with many Tea Party activists who are suspicious of domestic intelligence gathering by the federal government and are tired of wars in faraway lands. It’s telling that I can address the Democratic side of the Presidential primary in a single paragraph. Former First Lady, New York Senator and Secretary of State Hillary Clinton managed to clear the field of competition for the party’s nomination until the end of April when Vermont Senator Bernie Sanders entered the race. Senator Sanders is liberal and represents the progressive base of the Democratic Party. Also in this category is Massachusetts Senator Elizabeth Warren. Also a left-wing progressive, Senator Warren has solid star power within the base of the party and could mount a serious challenge to Secretary Clinton. What she does not have is access to the blizzard of Wall Street money that will almost certainly go to the Clinton campaign. The fun is just beginning, friends. Take your vitamins, drink your OJ, get some rest and gird your loins. Winter is coming. As always, thanks for reading. Talk with you next month. RH
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Greg Brown is the Senior Vice President of Government Affairs with the National Apartment Association. He can be reached at 703-797-0615 or greg@naahq.org.
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esq. & a
A Right to Privacy? Consider the following factors before installing security cameras in your buildings. BY STEVE WILLIAMS
Q
I am thinking about putting security cameras on my building to watch the front and the back of the property. Is this legal for me to do? Can you please confirm if it is legal for me to put security cameras on the outside of the building and the guidelines regarding hidden cameras and employee privacy?
A
Guidelines Regarding the Installation of Security Cameras on Buildings A property owner may install video security cameras about his or her own property. The cameras should be installed so that they are visible and people can see that they are being video recorded. The owner, however, cannot 28 RENTAL HOUSING
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use video cameras to record in such a manner that intrudes on a person’s reasonable expectation of privacy. An example of this might be directing a camera toward a neighbor’s bedroom window. But recording a common area or a public area, such as a common hallway or walkway, is generally permissible since a person typically does not have a reasonable expectation of privacy in those areas. Guidelines Regarding Hidden Cameras and Employee Privacy Under California law, property owners and employers should cautiously consider where and how they install hidden cameras. In 2009, the Califor-
nia Supreme Court issued a ruling in Hernandez v. Hillsides, Inc. clarifying the ethical and privacy standards that employers must consider when installing hidden cameras. The Supreme Court clarified that under common law and the California Constitution, property owners and employers may not (1) intrude in a manner that violates an employee’s reasonable expectation of privacy, and (2) the intrusion cannot be highly offensive to a reasonable person. Moreover, although there is a diminished right to the expectation of privacy in the work place, employers should generally not install a surveillance system without the knowledge and consent of their employees as privacy rights are at stake. Take Precaution As such, employers should take the following three precautions when considering the installation of a surveillance system: (1) Give prior notice. Employers should give prior notice to employees who may be subject to monitoring by a hidden surveillance system in order to avoid violating an employee’s privacy rights under California law. (2) Limit the scope of surveillance. An employee should limit the time and scope of the surveillance system to visible areas such as hallways and common areas. (3) Fully disclose the existence of the hidden surveillance system. Employers should consider posting signs in the work place disclosing the existence of the surveillance system. While this case dealt with an employer’s obligations to its employees, it would be a good practice for a property owner to follow similar guidelines when installing security cameras on a tenant occupied building. —STEVE WILLIAMS RH
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steve Williams is an attorney with Fried & Williams LLP and can be reached at (510) 625-0100 or swilliams@friedwilliams.com.
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the green sheet
information & resources
Compost Collection: The Next Step for Oakland’s Zero Waste Program account for nearly 30% of multifamily trash, according to a recent benchmark study by the Alameda County Solid Waste Authority. Diverting these materials from landfills where they transform into landfill gas, one of the most potent greenhouse gases, is the goal of Alameda County’s Mandatory Recycling Ordinance and Oakland’s new Zero Waste services. In addition to reducing waste in our landfills, these materials will be converted into compost, a soil additive that increases the soil’s moisture retention and nourishes local landscapes and crops. It’s a win-win for our community and drought-plagued state. Compost FOOD SCRAPS, FOOD-SOILED PAPER AND PLANT DEBRIS
collection is coming to all multifamily buildings as an important new sevice from Oakland Recycles, a collaboration among the City of Oakland, California Waste Solutions and Waste Management of Alameda County. On July 1, 2015, every Oakland multifamily property with five or more units will have compost collection service. Throughout the month of June, properties with five to 12 units will receive a 32-gallon cart and buildings with 13 units or more will receive a 64-gallon cart. In addition, property owners/managers may request free kitchen pails to collect food scraps along with service brochures and posters to help residents compost right. Compost collection is as easy as 1-2-3: 1.) Separate food scraps when preparing a meal or cleaning dishes 2.) Collect food scraps in the kitchen 30 RENTAL HOUSING
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pail, a reusable container or paper 3.) Empty collected food scraps in the green compost cart. Proper collection of compostable materials is essential. Oakland’s compostables are sent to facilities in Marin and San Joaquin counties to be processed into compost for organic farming application. Some of the compost is returned to Oakland for the city’s parks and twice a year it is given away to residents. Providing soil-enriching compost, free of plastics, glass and other contaminants is critical. That’s why Oakland Recycles has hired Cascadia Consulting, experts in diversion, education and outreach, to provide site visits to property owners/managers and residents to help set up successful compost collection programs. Request a free site visit and/or tools at ebrha. com/zerowaste or call 510-613-2888.
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RECYCLING & DISCARDS MANAGEMENT
City of Alameda 510.749.5840 Albany 510.528.5766 Berkeley 1 - 9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html Emeryville 510.613.8710 Oakland 510.238.SAVE (7283) www.oaklandrecycles.com Household Hazardous Waste 800.606.6606 www.household-hazwaste.org REBATE PROGRAMS
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jain@jainwilliams.com www.jainwilliams.com Specializing in insurance for Property Owners. EBRHA member since 2008.
Decks Patios Driveways
nlgolding@pacbell.net LIC#552820
www.appliedwaterproofing.com
Beacon Properties East Bay Property Management & Brokerage Services Since 1990
• We add value to buildings • Experienced and informed • Fully computerized
License No. 797467
www.wcpc-inc.com Tel: (510) 271-0950
Seismic & General Contractors
Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley
• Integrity and care
Carlon Tanner, Owner/Broker
466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net
• 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 For inquiries, please contact Homy Sikaroudi, PhD, PE
ebrha.com
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community calendar EVENTS & CLASSES
june
july
NOTE: WORKSHOPS WILL BE HELD AT OUR NEW OFFICE AT 3664 GRAND AVE., STE. B IN OAKLAND
NOTE: WORKSHOPS WILL BE HELD AT OUR NEW OFFICE AT 3664 GRAND AVE., STE. B IN OAKLAND
TUESDAY, JUNE 9 Landlord Basics Tori Blanca, CCRM, EBRHA Free to Members and Non-members 6:30 p.m. - 7:30 p.m.
TUESDAY, JULY 7 Landlord Basics Tori Blanca, CCRM, EBRHA Free to Members and Non-members 6:30 p.m. - 7:30 p.m.
WEDNESDAY, JUNE 10 Strategies for Successful Resident Participation in Compost Collection Presented by Oakland Recycles Free to Members and Non-Members Register at ebrha.com/zerowaste or call 510-893-9873 2:00 p.m. - 3:30 p.m.
THURSDAY, JULY 9 An Overview of Services Offered by the Alameda County Healthy Homes Department Dale Hagen, Healthy Homes Department Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
THURSDAY, JUNE 11 Tackling The Challenges Of A Hoarding Tenant Clifford Fried, Fried and Williams LLC Members: $39; Non-Members: $69 6:30 p.m. - 8:00 p.m. THURSDAY, JUNE 18 Strategies for Successful Resident Participation in Compost Collection Presented by Oakland Recycles Free to Members and Non-Members Register at ebrha.com/zerowaste or call 510-893-9873 10:00 a.m. - 11:30 a.m. THURSDAY, JUNE 18 The Move In/Move Out Process Tori Blanca CCRM, EBRHA Members: Free; Non-Members: $69 6:30 p.m. - 8:00 p.m. SATURDAY, JUNE 20 Member Meeting Topics: • Legal Q&A — Michael Shepherd, Attorney at Law • 2015 Legislation Affecting Rental Property Owners Ron Kingston, EBRHA State Lobbyist 10:00 a.m. - Noon TUESDAY, JUNE 23 Dealing with Nuisance and Illegal Activity Clifford Fried, Fried and Williams LLC Members: $39; Non-Members: $69 6:30 p.m. - 8:00 p.m.
TUESDAY, JULY 14 Don’t Let Your Investment Go Up In Smoke Serena Chen, American Lung Association Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m. THURSDAY, JULY 16 Landlord 101 Tori Blanca, CCRM, EBRHA Free to Members and Non-members 6:30 p.m. - 7:30 p.m. SATURDAY, JULY 18 EBRHA Membership Meeting Topics: • Legal Q&A—Fred Feller, Buresh, Kaplan, Feller & Chang Attorneys at Law • Topic & Speaker TBD EBRHA members only 10:00 a.m. - Noon TUESDAY AND WEDNESDAY, JULY 21 & 22 Asbestos- Class III Competency Level Certification Richard Mac Farlane, Benchmark Environmental Engineering Class III “Competent Person” worker training is designed for employees that oversee asbestos projects on behalf of an owner or property management company for work involving full abatement or a Class III clean-up where the operations could exceed the Permissible Exposure Limit. This would normally be a select group of maintenance staff personnel or mid-level management who need to send out bid requests for abatement contractors. At least one person per company should attend. Members: $329; Non-Members $389 Seating is limited, Registration deadline is Tuesday, July 14 To register contact Tori Blanca at (510)893-9873 or go to www.ebrha.com/calendar. 8:00 a.m. – 5:00 p.m.
No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com 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. 32 RENTAL HOUSING
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ebrha.com
Oakland RENT ADJUSTMENT PROGRAM FEE
Annual fees are $30 per unit and are due March 1. Owners are allowed to pass through $15 to tenants. BUSINESS TAXES & REGISTRATION
Registration fee is $60 and is due March 1. Tax is based on annual gross rental income at a rate of $13.95 per $1,000 of gross rental income. Tax renewal declarations are mailed at the beginning of the year. LANDLORD PETITION FOR EXEMPTIONS
Claims covered include new construction, substantial rehabilitation, and single-family homes or condominiums.
ANNUAL ALLOWABLE RENT INCREASE
2015-16 (1.7%) A CPI increase of 1.7% becomes effective on July 1, 2015. 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 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 Visit www.ebrha.com/members to see previous adjustments.
CAPITAL IMPROVEMENTS INCREASE FORMULA
FOR FURTHER INFORMATION CONTACT:
Oakland Rent Board 250 Frank H. Ogawa Plaza, Ste. 5313 Oakland, CA, 94612 510.238.3721 | www.oaklandnet.com
(70 % of Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS.
Berkeley RENT STABILIZATION BOARD FEES
Annual fees are $194 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
2015 (2.0%) 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.
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)
2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% *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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vendor directory — CONTACTS, PRODUCTS & SERVICES ABATEMENT SERVICES
Environmental Remedies, Inc. Jaime Tamayo 925-519-6354 www.environmentalremedies.com P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net ACCOUNTING & TAX
Collins, Mason & Company LLP Teresa Mason 510-891-9000 www.cmcaccountants.com The Lee Accountancy Group, Inc. Jong H. Lee, CPA 510-836-7400 jhlee@theleeaccountancy.com APPLIANCE SALES & PARTS
Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com APPRAISERS
Access Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal.com ARCHITECTURE
InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com ASSOCIATIONS
BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Sally Dunker 510-836-3000 www.oar.org Oakland Chamber of Commerce Barbara Leslie 510-874-4808 www.oaklandchamber.com ATTORNEYS - EVICTIONS/PROPERTY OWNER DEFENSE
Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com 34 RENTAL HOUSING
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Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy and Alan J. Horwitz 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com ATTORNEYS - LAND USE/CONDO CONVERSION
Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/CORP.
Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Burnham & Brown Jack Schwartz 510-444-6800 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 John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com AUTOMOTIVE
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com BANKING/LENDING
Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com
Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com Cooperative Center Federal Credit Union Chris Perez 510-647-2127 cperez@coopfcu.org First Federal Savings & Loan Assoc. Anthony Moreno 415-460-2657 www.ffsavings.com First Republic Bank Jeff Fung 510-336-3907 www.firstrepublic.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com NorthMarq Capital Brian Esquivel 415-433-4145 www.northmarq.com Opus Bank William Craun 925-648-5915 www.opusbank.com SF Fire Credit Union Herman White, Jr. 415-674-4808 www.sffirecu.org Torrey Pines Bank Dale Marie Golden 510-899-7536 dgolden@torreypinesbank.com BATHROOM & KITCHEN REMODELING
American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com CABINETS & COUNTERTOPS
Elegant Stone & Cabinets Linh Duong 925-954-8845 www.elegantstoneandcabinets.com CARPET CLEANING
Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com CODE COMPLIANCE/CONDO CONV.
Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES
Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com
vendor directory CONSTRUCTION
A-One Construction Dirksen Rogers 510-747-9713 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/ RESTORATION
ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Servpro of Lafayette Jenny Villena 925-299-1323 servpro9542@sbcglobal.net Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com
Urban Ore Marylou Van 510-841-7283 www.urbanore.com ELECTRICIANS
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
David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com FIRE ESCAPE SERVICE
Great Escape Susan Giaquinto 415-566-1479 www.greatescapeinc.com FIRE PROTECTION
Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com FLOOR COVERINGS
Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com GOVERNMENT AGENCIES
Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org GREEN BUILDING
Going Green Dan Antonioli 510-652-7593 www.going-green.co Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com GUTTER CLEANING
Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz HANDYMAN SERVICES
APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.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 Urban Ore Marylou Van 510-841-7283 www.urbanore.com HEATING & AIR CONDITIONING
Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.com HUMAN RESOURCES MANAGEMENT
Avitus Group Lance Harris 925-827-0680 www.avitusgroup.com INSPECTIONS
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com INSULATION
Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.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 ebrha.com
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vendor directory CSE Insurance Group David Earwood 925-817-6497 www.cseinsurance.com Capital Insurance Group John Reynoso 1-800-682-9255, x7519 jreynoso@ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com David E. Quan Agency Insurance Brokerage Xavier Quan 510-653-8880 www.dquanagy.com The Greenspan Co./Adjusters Int’l. Rich Hallock 866-331-4790 www.greenspan-ai.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Kelly Lux – State Farm Insurance Kelly Lux 510-521-1222 Kelly.lux.gjcg@statefarm.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com INVESTMENT OPPORTUNITIES
LAUNDRY EQUIPMENT
LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com MARKET RESEARCH
Axiometrics Inc. Amy Wolff Sorter 469-621-9669 asorter@axiometrics.com PAINT SUPPLIERS
Dunn-Edwards Paints Jim Perry 925-822-7535 www.dunnedwards.com PEST & VECTOR CONTROL
Alameda Co. Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com PROPERTY MAINTENANCE
Coinmach Claudette Lucey 510-909-9786 www.coinmach.com Excalibur Laundries Carlos Barraza 510-872-1554 www.excaliburlaundries.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.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 SUPPLIES
LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Dept. Julie Twichell 510-567-8252 www.aclppp.org
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LITIGATION SUPPORT SERVICES
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com
PLUMBING/WATER HEATERS
Martinez Real Estate Investment Jose Martinez 510-769-0436
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LISTING SERVICE
Trulia Pierre Calzadilla 415-400-7260 www.trulia.com/rent
ebrha.com
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com Wilmar Nick Mraz 800-345-3000 www.wilmar.com
PROPERTY MANAGEMENT
Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 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 MSB Property Management Nik Bhachu 510-649-3380 www.msbmanagement.com Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Shaw Properties Liz Hart 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com
vendor directory REAL ESTATE BROKERS & AGENTS
Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com 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 Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.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 510-972-4941 www.naikilpatrick.com Paragon Commercial Brokerage Ben Weil or Zack Ward 415-874-5018 theBWteam@paragon-re.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Red Oak Realty Kevin Hamilton 510-250-8780 kevin@redoakrealty.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE
Urban Ore Marylou Van 510-841-7283 www.urbanore.com
RENT CONTROL CONSULTANTS
Alan K. Beales 510-339-9776 Bay Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Liz Hart 510-813-5440 liz.hart1801@gmail.com St. John and Associates (Berkeley only) Michael St. John 707-937-3711 msjetal@pacbell.net RENTAL SERVICES
Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.com ROOFERS
A-One Construction Dirksen Rogers 408-690-0890 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
Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.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 Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION
Adobe Soil & Structures Mark Almeida 510-919-1880 www.adobesoils.com B.A.S.S. Seismic Retrofit D.W. Hamilton 510-919-0046 www.bassseismicretrofit.com
West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING
Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com SOLAR ENERGY
Sun Light & Power Martin Morehouse 510-809-3686 martin@sunlightandpower.com TENANT SCREENING SERVICE
Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com TOWING SERVICE
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson 510-533-9600 www.ppitowing.net TREE SERVICE
Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com TUB, TILE & COUNTERTOP REFINISHING
Discovery Coatings Gargie Balarbar 415-971-8207 www.discoverycoatings.com WASTE & COMPOST COLLECTION
Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WINDOW WASHING
Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz WINDOWS
Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com ebrha.com
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JUNE 2015
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RENTAL HOUSING 37
ad index
PRODUCTS & SERVICES
EAST BAY RENTAL HOUSING ASSOCIATION
Membership Application for Property Owners and Managers
APPLIANCE PARTS & SALES
Appliance Parts Distributor. . . . . . . . . . . . . . 5 ATTORNEYS
Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 29 JOIN TODAY AND RECEIVE BENEFITS SUCH AS:
The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 23
FREE RENTAL FORMS
Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 22
MONTHLY MEMBERSHIP MEETINGS
BATH & SHOWER ENCLOSURES
LEGAL REFERRALS
American Bath. . . . . . . . . . . . . . . . . . . . . . . . 25
EDUCATIONAL CLASSES
BUILDING MATERIALS/HARDWARE
FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE
Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
LEASING SERVICE
CARPETING & FLOORING
Bay Area Contract Carpets, Inc.. . . . . . . . . 23
MANAGEMENT ASSISTANCE
CONSTRUCTION
SEMINARS & WORKSHOPS
West Coast Premier Construction. . . . . . . 31
TENANT SCREENING SERVICE
ENGINEERS
Adobe Soil & Structures. . . . . . . . . . . . . . . . 23 Earthquake and Structures, Inc.. . . . . . . . . 25 NAME
West Coast Premier Construction. . . . . . . 31 INSURANCE COMPANIES
COMPANY
Jain Williams - State Farm. . . . . . . . . . . . . . 31 LAUNDRY
ADDRESS
Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 27 CITY
STATE ZIP
Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 31 LENDERS
PHONE EMAIL
JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 17 LOCKSMITH EVICTION SERVICES
RENTAL PROPERTY LOCATION
Golden Gate Locksmith Co. . . . . . . . . . . . . 31
ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):
PLUMBING
1-2 UNITS = $249.00
3-4 UNITS = $269.00
Albert Nahman Plumbing . . . . . . . . . . . . . . 29 PROPERTY MANAGEMENT
5-8 UNITS = $289.00
9-16 UNITS = $299.00
Maisel Property Management. . . . . . . . . . . 27
17+ UNITS = $299.00 + $5.00 PER UNIT
PROPERTY MANAGEMENT & SALES
NEW MEMBER PROCESSING FEE CHECK (PAYABLE TO EBRHA)
Bay Property Group . . . . . . . . . . . . . . . . . . . 29
$30
TOTAL DUE:
$
MASTERCARD
VISA
Beacon Properties. . . . . . . . . . . . . . . . . . . . . 31 REAL ESTATE BROKERS AMERICAN EXPRESS
John Caronna—Coldwell Banker. . . . . . . . . . 7 RECYCLING
CARD NUMBER
EXPIRATION DATE
Oakland Recycles . . . . . . . . . . . . . . . . . . . . . . 3 RENT BOARD CONSULTANTS
Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
NAME ON CARD
ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 27
SIGNATURE
DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW
General Roofing Co. . . . . . . . . . . . . . . . . . . . 29 WATERPROOFING
East Bay Rental Housing Association 3664 Grand Ave., Suite B Oakland, CA 94610 TEL
510.893.9873 | FAX 510.893.2906
ebrha.com
38 RENTAL HOUSING
| JUNE 2015 |
ebrha.com
Applied Waterproofing Systems . . . . . . . . 31 WINDOWS, DOORS & SIDING
SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . 40 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.
925-344-5755 877-264-6964
(Call Now For a Free Estimate)