June 2019 Issue

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | JUNE 2019

2019 MARKET REPORT

Q1 BY THE NUMBERS

PLUS: LEGISLATIVE RABBIT HOLES ZERO WASTE GOALS

Contents

East Bay Rental Housing Association

JUNE 2019

Volume XVI, Number 6 | JUNE 2019 EBRHA OFFICE

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

Nathan Durham-Hammer | nathan@ebrha.com 510.318.8305 ASSOCIATION EXECUTIVE

Eric Engelbrecht | eric@ebrha.com | 510.893-9873 MEMBERSHIP SPECIALIST

14

Zero Waste Goals

BY BAY AREA BIN SUPPORT

ve i t a l s Legi it Holes b Rab o

by R

n Kin

n gsto

8

2019 Market Report

EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn TREAURER Carmen Madden CHAIR, GOVERNMENT ACTION COMMITTEE Arcola Moore SECRETARY Brent Kernan

BY GRANT CHAPPELL EBRHA DIRECTORS

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

22

Legislative Rabbit Holes

BY RON KINGSTON

PUBLISHER

Wayne C. Rowland MANAGING EDITOR Nathan Durham-Hammer ADVERTISING

NEWS

Legislative Acitivty and Local Policy

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.

16 FEATURE The Internet of Things (loT):

BY GEORGE MELCER 18 FEATURE No Justice in Just Cause Eviction

BY JEFF HARDING 29 FEATURE Rental Housing Legislation

BY BECKY BOWER

| JUNE 2019 |

Events & Directory 25 U PCOMING EVENTS 38 V ENDOR DIRECTORY 42 A D INDEX

BY GEORGIA W. RICHARDSON

2 RENTAL HOUSING

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.

36 COMMUNITY CALENDAR

32 COMMUNITY OUTREACH Community Advisor Report and Photos

East Bay Rental Housing Association

Nathan Durham-Hammer| 510.318.8305

Features & Columns 6

PUBLISHED BY

ebrha.com

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

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

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

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contributors NATHAN DURHAM-HAMMER In February 2019, Nathan Durham-Hammer was unanimously approved by EBRHA’s Board of Directors to become the Association Executive. Born in Berkeley and raised in Oakland, Nathan was a scholar-athlete before entering real estate. He and his partner exemplify a mom-and-pop rental housing provider, having been owner-residents of a fourplex and now building an ADU in their home. Nathan now enjoys spending time with his family.

Nathan has repeatedly approached local and state politicians, studied housing issues relentlessly and written about many issues affecting East Bay rental property. He has extensive personal experience with rent board petitions, a background of over ten years in commercial and rental property leasing and sales, and he has worked in property management for over five years. Nathan has a keen eye for fairness in policy and practice – he is delighted to lead EBRHA’s membership and housing communities toward equitable solutions.

BECKY BOWER Becky Bower is a marketer and writer that specializes in legislative trends. As Contemporary Information Corporation (CIC)’s Content Specialist, she authors in-depth guides on how to manage, grow, and scale within the rental housing industry on the CIC Blog.

GRANT CHAPELL 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.

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 Costa-Hawkins 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.

GEORGIA W. RICHARDSON Georgia is the Community Relations Advisor for East Bay Rental Housing Association. She is responsible for bridging EBRHA’s communication and relationships with individuals and organizations in the community, city government and other real estate related organizations.

She is also a real estate Broker with over 35 years experience and served as the 2003 President of the Oakland Association of Realtors. She has a vast sphere of influence in the community and is dedicated to using her experience and networking skills to educate and promote EBRHA’s benefits to rental housing providers and other real estate related organizations.

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RENTAL HOUSING 5

COLUMN

news

El Cerrito News

Hasty Change to Oakland’s Rent Ordinance

On May 21, 2019 El Cerrito City Council adopted a Rent Registry Ordinance, and a Just Cause for Eviction and Tenant Protection Ordinance. The two Ordinances will take effect on June 20, 2019.

The Rent Registry Ordinance, El Cerrito Municipal Code Chapter 10.100 (Resolution 2019-03), establishes an annual reporting requirement for all residential rental property owners to submit data into a City database regarding rents and other relevant information. The data collected will be used to inform the City Council about the rental market and trends in El Cerrito. The City Council has not, at this time, provided any direction for the Rent Registry to be used to regulate rents in the City.

However, participation in the program is mandatory.

The Just Cause for Eviction and Prohibition on Harassment of Tenants Ordinance, El Cerrito Municipal Code Chapter 10.300 (Resolution 2019-04), establishes enumerated reasons for which a landlord can terminate tenancy for multi-family properties with five or more units that received a Certificate of Occupancy issued before January 1, 2015.

There are new annual registration fees for associated with each program. The Rent Registry is set at $44.00 per unit, and $35.00 per unit for Just Cause.

In addition, on May 21st the City Council directed staff to form a Tenant Protections Task Force of eight members made up equally of landlords and tenants. The purpose of the Task Force is to bring together landlords and tenants to find common ground in order to make policy recommendations to the City Council for their consideration. The Task Force will be led by a professional facilitator/mediator and staffed by the City’s Housing Analyst as the staff liaison. The Task Force will meet a minimum of 3 times and sunset after 6 months.

In November last year Oakland voters

passed Measure Y, eliminating the exemption from the Just Cause ordinance previously extended to two and three unit owner occupied properties. Although Measure Y specifically pertained only to Just Cause eviction restrictions, the Oakland City Council recently made changes apart from Measure Y, by holding its own vote to remove the exemption for owner-occupied duplexes and triplexes from rent control. In doing so, it did away with the longstanding protection for small property owners, which had been based on the special relationship between the parties who live on the same premises. This special relationship had been acknowledged in Measure EE before the passage of Measure Y, and had been recognized in the Rent Ordinance as well.

Among other things, the council discussion prior to the vote included a brief acknowledgement of potential disparate impact on elderly African American duplex and triplex owner/residents. There was objection from Council Member Lynette Gibson-McElhany that many owners who could be affected by this policy rely on income from rents that may already be substantially below market.

She suggested it could be harmful to their continued ability to provide safe and affordable housing, including for their own families.

McElhany warned that the City Council had not gathered the data to justify their actions.

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McElhany requested that her fellow Council Members table the discussion, to take a closer look at the demographic effects of the proposed policy. Despite her request and the potential negative impact of this housing policy, Council President Rebecca Kaplan continued deliberation on the item.

Discussion continued until well after midnight. Council Member McElhany and Vice Mayor Larry Reid excused themselves from the meeting before the deliberations. Council Member Loren Taylor recused himself from the vote, citing his duplex ownership.

It has become common for Oakland City Council to set housing policy without bothering to obtain sufficient facts. It has also become common to use newspaper articles as a substitute for facts. Making matters worse, notwithstanding the importance of sound housing policy for the quality of life of Oakland residents, discussion of housing policy always occurs so late at night that residents who have to work are essentially denied the opportunity to participate.

Oakland residents deserve better.

- NATHAN DURHAM-HAMMER

As usual the meeting was contentious.

Kaplan allowed disorderly conduct including the hurling of racial slurs and threats toward speakers who opposed the policy.

The first reading moved forward on a 5 – 0 vote.

Experience tells us why this policy could increase contentiousness in small rental properties, and reduce housing supply and affordability. Among some of the reasons: • The policy ignores evidence that such regulation drives up housing prices and leads to disputes between neighbors.

• Vulnerable property owners could be driven out of their homes.

• Small property owners will have less incentive to rent out their existing additional units or convert other spaces into apartments.

• The incentives to build new in-law units will be substantially diminished.

• Rents will likely increase without the added supply of new in-law units.

• Properties without adequate cash flow will fall into disrepair. ebrha.com

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FEATURE

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ebrha.com

2019 MARKET REPORT QI BY THE NUMBERS

BY GRANT CHAPPELL

espite positive gains in the stock market to start the year and a lower interest rate environment, most segments we study posted weak results compared to the prior quarter. With Prop 10 behind us, but other local and statewide anti-housing supply legislation in the docket, the sales activity showed cautious investor activity. 1031 buyers seem to be more selective if they are considering low Cap Rate investments in the Bay Area and in many cases are looking out of the area for higher yields.

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2 - 4 UNITS

11

64

6

BERKELEY

OAKLAND

ALAMEDA

Prior to submission, my team completed a sale of the lowest Cap Rate so far for 2019 for a 5+ Unit property in Berkeley located at 2425 Durant, one block to campus. We brought the property to market last fall and were unable to hit our target price by a few hundred thousand dollars. High interest rates and the looming election kept many buyers on the sidelines. While this sale will be included in Q2 2019 data, it further demonstrates a buyer willingness to pay a premium for an A+ location now that election is behind us.

Even though the failure of Prop 10 has brought more buyers back into the market, recent news indicates another State measure was filed with the State by the same group who brought Prop 10 to the ballot in the 2018 election cycle. The “Rental Affordability Act”, will allow Rent Control on properties over 15 years old, yet exempt any people who own two homes or fewer, according to a recent article at SF Curbed. It would limit rent increases to 15% over three years. Similarly, AB1842 has made it’s way through committee and could make it’s way to floor for vote. This would cap rent increases on all residential properties in California at 5% plus cost of living increases.

According to Zumper’s May 2019 report, Oakland

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remains at #6 most expensive rental market in the country. San Francisco, San Jose and Los Angeles claim the #1, #4 and #5 most expensive markets.

Median rents for a 1-bedroom are up 4.8% year to year at $2,200 and two-bedroom rents are up 8.8% year to year at $2,720.

The office market remains robust as another large lease for 100,000 Sq Ft at 1100 Broadway was signed by Credit Karma. This is on top of Blue Shield taking another floor at 601 Clay Street bringing their total Sq Ft to 250,000 at the property, according to a research report by Cushman and Wakefield for Q1 2019. In it, they predict a “Halo Effect” with companies like Square taking all 356,000 Sq Ft at Uptown Station (former Sears Building) and encouraging Tech Firms to make Oakland their headquarters. It’s one of the few office markets that actually offers space for growth at more affordable rents than San Francisco and South Bay.

At time of submission, the Federal Reserve decided again to hold rates steady in the 2.25% - 2.5% range citing “inflation” below 2%” and “steady economic growth”. Furthermore, unemployment was 3.8%, it was the lowest level in fifty years. Whether we see

BERKELEY Price Per Square Ft. $375

Price Per Unit

Sale Price

$313,000

$36,244,000

TOTAL

$3,294,000

AVG

OAKLAND Price Per Square Ft. $388

Price Per Unit

Sale Price

$285,000

$63,000,000

TOTAL

$5,200,000

AVG

ALAMEDA Price Per Square Ft. $198

Price Per Unit

Sale Price

$162,984

$1,323,000

TOTAL

$2,643,000

AVG

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any new rate increases this year remains to be seen, but it seems we’ll be in a lower, stable interest rate environment for the foreseeable future.

2 - 4 UNITS Aside from Alameda, the remaining cities posted poor results with massive decline in average sales price in Oakland and Berkeley. Quarterly volume was also at or near its lowest level since Q4 2018 in all three cities. This decline in activity can largely be attributed to seasonal fluctuations, but a decline in price can hint that the market has largely peaked in value. It almost feels like the stock market in Q4 2018 when most of the gains from the year were erased in a span of a few weeks leading up to the holidays.

Berkeley posted the biggest decline of 16% in average price with 1.14 Million compared to 1.35 Million in Q4 2018,

along with a 60% drop in transactions compared with 11 sales compared to the 27 in the prior quarter.

Oakland followed 2nd with an 11% drop in average price with 844K compared to 939K in Q4 2018, along with a 30% decline in transactions posting 64 compared to Q4 2018. Even though Alameda also had a near 50% drop in transactions, the average price increased 3% from 1.33 Million in Q4 2018 to 1.37 Million.

5+ UNITS Oakland saw a nearly 30% drop in volume with $63,000,000 in sales at an average of 5.2 million compared to $91,000,000 in Q4 2018 and an average of 3.1 Million. Similar to the 2 - 4 unit market, volume was not far off of the numbers in Q1 2018. It’s worth noting that the average price/ft of $388 and price/unit of $285,000 were the highest on record for Oakland.

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We included 4801 Shattuck, a 43-unit built in 2018 in Temescal in our figures. At $676/ft and $477,000/unit, it skewed our sales numbers higher, but we felt it was appropriate to use as it’s a representation of the overall market. With the thousands of units under construction in Oakland now, I expect to see more of these sales in the our data. Excluding that sale, Volume was almost identical to Q4 2018.

Berkeley posted an impressive quarter with 36,000,000 in sales volume and average price of $3.2 million, more than double the $15,7000,000 in Q4 2018 and 30%+ higher than the average of 2.2 Million in the prior quarter.

Clearly there were a number of owners on the sidelines waiting for election results to decide on selling. A number of the sales took place off-market and went

into escrow in 2018 and closed in 2019. As we discussed earlier, the buyer pool for Berkeley is growing again as Prop 10 fear is largely in the rear view.

Finally, Alameda posted one sale for $8,300,000. Given it took place off market, we are not privy to discuss any GRM and Cap info. Last year was also a slow year in the market given the electoral uncertainty property owners felt at the ballot with the attempt to modify the rent control charter, much less Prop 10.

In summary, our observations of the data and pulse of the market suggest we have peaked or plateaued for the moment. The pipeline of commercial and residential development and delivery over the next years are unprecedented for the East Bay. The impact of absorption of the new commercial and residential product remains a question as to how much downward pressure it puts on rents of the existing housing stock, if any, in the near term.

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FEATURE

ZERO WASTE GOALS Tips to Manage & Reduce Waste at Your Multifamily Property

BY BAY AREA BIN SUPPORT

As new multifamily and high-density residential properties give rise around the Bay Area, it becomes increasingly important for onsite and facilities managers to provide comprehensive waste management, recycling services and education for residents. A well-managed waste program on a property can keep multifamily owners in compliance of current laws, help lower costs, increase recycling and move us all towards zero waste goals in our communities.

POST SIGNAGE

Post helpful signage in trash enclosure areas to encourage tenants to sort recycling, compost, and landfill waste correctly with minimum contamination. Make sure your tenants have the correct tools and information to recycle correctly by providing and labeling containers. Distribute informational brochures and hang up posters in common areas to help tenants identify the materials that are recycle or compost. Helping your residents with this means less confusion for them and can help you avoid additional fees from waste companies for recycle contamination.

SCHEDULE A BULKY PICKUP Contact your local garbage company to find out if they offer free bulky pickups in your city. Some garbage companies offer at least one free bulky pickup per calendar year and multifamily properties may be eligible based on the number of units in the building.

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2019 || ebrha.com ebrha.com | JUNE 2019

This is a good time to encourage residents to gather large items that they wish to dispose of and helps avoid having these items pile up around the property. Large bulky pickup items can include furniture, appliances, tires, electronics, carpets and scrap metal.

INFORM TENANTS OF FREE HAZARDOUS WASTE DROP-OFF FACILITIES

Encourage tenants to properly dispose of hazardous materials and chemicals by posting and distributing hazardous material information and how to properly dispose of hazardous waste. Contact the Alameda County Household Hazardous Waste Program for a list of accepted items, facility drop off locations and upcoming drop-off events. www. stopwaste.org

RENTAL PROPERTY OWNER BUSINESS PROGRAM/ MULTIFAMILY HOUSEHOLD HAZARDOUS WASTE DISPOSAL There is a new free hazardous waste service for residential landlords to dispose of their tenant’s waste. Call the California

Environmental Protection Agency (Cal EPA) at 800-618-6942 to apply for an EPA ID. In many cases, EPA ID numbers can be assigned over the phone.

Most common consumer building maintenance products are accepted: adhesives, painting, cleaning, auto, garden, propane, batteries, and fluorescent bulbs.

Other more industrial products may be accepted after a consultation.

PROVIDE SUFFICIENT & EASILY ACCESSIBLE RECYCLE CONTAINERS

Provide tenants with sufficient indoor recycling and compost containers and place them in convenient locations that can later be taken to the waste common area.

It is much easier to encourage recycling and composting when the containers are easily accessible and stored in convenient locations. Make sure to post signage so that tenants know which items can be recycled or composted.

on the property. If you find the landfill volume decreasing on your property, follow up with tenants to share the results and encourage them to continue their recycling efforts.

Include information about local drop-off events, upcoming bulky pickups, and local facilities for hazardous waste drop-off.

HIRE A PUSH/PULL COMPANY

A local company like Bay Area Bin Support not only brings your containers to the curb on the day of service but also provides a free cleanup in the bin storage area or trash enclosure to keep your property clean, organized, and free of rodents and odors.

Bay Area Bin Support monitors recycle contamination, usage levels, overflow issues, posts and maintains signage in the enclosures, offers recommendations and will alert you of ongoing waste issues on your property. Give us a call today to learn more. 1-888-920-BINS.

COMMUNICATION

Send regular emails or newsletters informing and reminding tenants about the recycling and composting efforts

ebrha.com ebrha.com || JUNE JUNE 2019

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FEATURE

The Internet of Things (loT): What’s in it for Multi­ family Property Managers?

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JUNE2019 2019 | | ebrha.com ebrha.com | MAY

A

s paradigm-busting concepts go, the Internet of Things (loT) is right up there with the invention of quantum computing and, quite possibly, Ben and Jerry’s Chunky Monkey too. The loT combines existing technological components like cloud computing, embedded sensors, and machine to machine (M2M) communications, adds the magic dust of instant connection and the ability to interpret and act on data in real-time using your smartphone as an interface. The result is a life-transforming digital nearfuture which promises to be awesome.

It all started in the late ‘80’s when two electronics enthusiasts connected a Sunbeam Deluxe Automatic Radiant Control Toaster to the Internet. Granted, using an iPhone X to instruct the toaster in your Des Moines townhouse to serve you up a lightly browned bagel, while you’re on holiday in Florida, apart from being pointless, hardly ranks alongside the invention of the wheel. But that simple net-enabled toaster provided a powerful proof of concept for the loT, one that leads straight to the smart cities of our very near future.

we already have. Let’s take one simple example: Simply by moving a laundry business from a coin collection model to a mobile laundry payment system, can cut your operating costs by thousands of dollars - dollars currently lost hauling quarters around in bags, fuelling gas-guzzling vehicles with their expensive maintenance, repair and insurance costs, costs which constantly erode your bottom line.

Efficient access

We already have systems that work similarly to loT video monitoring systems for example - and have been around for decades. But with the loT, you don’t have to make a trip to the office to see what your cameras have captured. We often have huge amounts of data.

It’s just that we cannot easily access it, because doing so takes more time that we can afford. The huge advantage of loT lies in its ability to gather, analyze and make available in the palm of the hand, enormous volumes of digital data from existing equipment, from anywhere in the world.

Studies show that Millennials and Generation Y would willingly pay more for a smart apartment.

Yet, regardless of how the loT might change our lives a few years from now, it’s power is available to us right now and much of it is highly relevant to multi­family property managers.

The loT and multi-family property management.

Through the smartphone in your pocket, you can control all kinds of business­related devices: lights, pool pumps, pool heaters or HVAC Systems, to name but a few. Many other devices may be similarly connected and used for monitoring, from Fit-bits and Pedometers to doorbells and smoke detectors.

This real-time super-fast connectivity offers greater visibility, whatever the scale of your operation. And of course greater visibility equals more effective decision making which ultimately saves you money.

Operational opportunities to maximize profit

Our salespeople will always look for new markets and customers. That’s the nature of business. But the high level of control over our connected devices which the loT gives us helps us to squeeze every last dime out of the business

Can I make more money with loT?

Yes, you can. Studies show that Millennials and Generation Y would willingly pay more for a smart apartment.

To Infinity and Beyond!

Much has happened in the intervening 30 years since the creation of the humble smart toaster that kicked off the Internet of Things. Already we have hundreds of examples of the practical value to be derived from M2M connections operating in the cloud. Already, millions of us have smart wristbands, energy meters, and cars that park themselves.

Yet this merely scratches the surface of what is to come.

Soon smart concrete will automatically give us early warning of catastrophic collapse. Temperature sensors embedded in roads will alert drivers to slow down when ice poses a danger up ahead. These are but two examples of the transformatory power which the loT promises to bring within our lifetimes.

BY GEORGE MELCER, CEO SHINEPAY

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FEATURE

NO JUSTICE IN JUST CAUSE EVICTION ORDINANCE

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Reprinted with permission from Santa Barbara Sentinel,

BY JEFF HARDING, who blogs at anindependentmind.com.

I

f there ever was a misnamed piece of legislation it is the Santa Barbara City Council’s Just-Cause Eviction ordinance. “Just cause,” of course, refers to the word “justice” and this new proposed ordinance has no relation to justice. Ic has· a lot to do with politics, however.

The Progressive organization CAUSE has been pushing the Council for more social justice provisions such as just cause eviction laws for several years now and this is a partial victory for them. This is Round One of a battle to establish rent control in Santa Barbara.

There are unseen consequences of this ordinance, consequences that will make it more difficult for poor people to find rentals. But most of . those Council members voting for it cared only about looking good to their political base - a kind of virtue signaling. If they” really cared about tenants, they would have explored the ordinance’s negatives before they voted.

The “problem” with rental housing in Santa Barbara is a complex issue, but I will make it easy for you to understand: we don’t have enough housing to satisfy rental demand. The housing market is tight and rents are high because we Santa Barbarians don’t want “growth” and our City Mothers and Fathers have baked our anti-growth sentiment into the law.

This is nothing new: the rental market here has always been tight.

I once joked that we could solve the housing shortage by building a 100-story condo/apartment building (think of the open space that would create). That idea didn’t get much traction because we see our little town as something special; high-rises don’t fit our vision of who we are.

There will never be enough rental housing here to satisfy demand. Ever. While our meddling public servants in Sacramento keep trying to push granny units down our throats,

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to-month rental agreement), Rents may not be increased during the oneyear rental period.

2. A tenant may only be evicted for “cause” such as nonpayment of tent, criminal activity, damage, or some violation ·of the lease terms. City approved lease forms will be supplied to apartment owners. local jurisdictions fight that fang and claw. The reality is that you can never build enough granny flats to satisfy demand or bring down rents. There just isn’t enough land and building costs are too high. Subsidized housing? Forger it, it’s a drop in the bucket and there’s never enough money.

The result is that poor people are crammed into existing rentals. Units meant for four or five people are occupied by 12, or more. Shared living spaces are now common. city to become another L.A., have created this problem. We don’t want developers to build vertically and create more density and congestion.We don’t. want to pay more taxes to subsidize housing for poor people. In short, although we caused ·it, we don’t want to pay for it. Instead we shove the problem onto the backs of apartment owners and force them to bear the social costs. It’s easy to do that when you demonize chem as greedy landlords who could care less for their tenants. That is unjust.

The Council voted 6 to 1 (Randy Rowse being the only nay vote) for a proposed ordinance that forces apartment owners to: . Give tenants a minimum one­year 1 tenancy by written lease (vs. a month20 RENTAL HOUSING

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3. Give tenants “relocation assistance” in the event of no-cause “mass evictions” for buildings with seven or more units (this is a separate ordinance).

“Mass” means one or more evictions during a 12-month period. The owner is required to pay the tenant the greater of $4,000 or 4X the “median advertised rental race.” Additional compensation of $3,000 is required for the elderly, disabled, poor, 2.u.d emancipated minors.

I listened to the entire Council hearing on this matter and it was not an impartial presentation of the issues surrounding eviction. It was predicated on the lack of affordability of rental housing and the difficulty of poor people to live here. The only solution presented was the just cause ordinance. There was . nothing about the need for, or willingness to provide, more housing, or why housing is expensive, or the fact that rental affordability is endemic to all of Southern California, not just Santa Barbara. There was nothing about the burdens placed on apartment owners.

There was nothing about the negative consequences of this ordinance.

In a very right rental market apartment owners with less flexibility to evict a tenant can and will be more selective in choosing tenants. The unintended consequences of these “socially just ten-

ant rights” will make it harder for poor tenants to qualify for housing. This is not mere conjecture. Such laws have been studied in many jurisdictions and the conclusions are always the same: tenants, especially poor ones, are worse off.

It was clear that most Council members saw the just cause eviction ordinance as a moral crusade for the rights of tenants. They were moved by sad stories of evictions that cause a hardship to some tenants. `I am always chagrined when politicians claim the high ground and, as in our case, find tenant’s rights a “moral imperative” when they, in my opinion, have no grasp of the philosophy of justice or the moral imperative of property rights. They ignore the philosophy of the Enlightenment and the concepts of rights and justice founded in natural law which. have brought about the most just and prosperous nation in all of mankind’s history.

Politicians have a simplistic world view: choose a “noble cause,” generate moral outrage, pass a law to implement it, and everything will be fine. There are two problems with that. One is chat they are blind to the unseen consequences of their policies. The other is that they have no skin in the game - they never suffer the consequences of their bad policies. This is the genesis of bad laws.

This “just cause” ordinance is bad law.

It will make poor tenants worse off and do nothing to alleviate the housing shortage or high rents. But it will probably get them re-elected. © Reprinted with permission from Santa Barbara Sentinel,

BY JEFF HARDING, who blogs at anindependentmind.com.

EBRHA provided a statement to NPR, and spoke at the El Cerrito City Hall. Mr. Quinto of El Cerrito advocated for property owners with logic and knowledge. The key point was that eviction restriction subverts the terms, including expiration or termination of a residential lease between the parties, and replaces a valid contract with litigious government interferencecreates new taxpayerfunded city agencies, and is merely unjustified political pandering. Despite the cost and even after dozens of property owners spoke against a rent registry and eviction restriction, El Cerrito city government passed both – a huge step backward for housing sustainability and affordability in El Cerrito’s relatively small market.

Property owners are not in the business of evicting renters. Evictions are prohibitively expensive and harmful to the parties involved. Eviction actions are generally avoided at all costs. In a normal environment, owners seek renters who take care of housing spaces and abide by mutual lease agreements.

Just one unlawful detainer action can put a rental owner under water, and one bad actor may drive other renters out of their homes. Renters are highly unlikely to leave work and become potential targets by testifying against antisocial “nuisance” neighbors.

More troubling for Californians as a whole, eviction restrictions reduce the supply of available affordable housing, available housing which low-income and moderateincome residents rely on to keep average rents at a manageable level.

Only policies that enhance existing rental housing and add available units should be rationally considered during a housing shortage. “Just Cause” legislation protects the bad conduct of individual tenants to the detriment of everyone else in the community. Eviction restrictions are a form of rent control, which damages existing supply and compromises development of new housing. Lastly, problematic tenants may also be high-earners who have no need for government protection, again harming low-income populations who rent. Just cause eviction restriction is good for many politicians, but is in fact disturbingly bad public policy.

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FEATURE

ES L O H BBIT

LEG

A R E V I ISLAT by Ron Kingston

“If I had an hour to solve a problem, I’d spend 55 minutes thinking about the problem and 5 minutes thinking about solutions.” ―

– Albert Einstein

A

As solutions to the housing shortage are proposed by almost every legislator in California, it is easy to see how the powerbrokers and advocates could get lost in the proverbial weeds. And, friends, they have most certainly lost their way. Senate Bill 529 by Senator Durazo is one such example. The bill would allow tenants to form a tenant association (which may be presently formed) through which they could engage in concurrent, and basically indefinite, rent strikes for almost any grievance one could imagine. The following quote is from the Senate Judiciary Committee that heard the bill:

The bill attempts to limit the number of rent strikes to two per calendar year, but it does not place conditions on the number of associations a tenant may form and be a participant of.

As written, the bill would allow tenants to form multiple associations for varying issues, with titles such as Tenant Association to Address High Rates, Tenant Association to Address Habitability, or Tenant Association to Address General Repairs. In that way, tenants would have the power to strike twice a year per association. It is easy to contemplate a world where tenants form multiple associations in order to increase their bargaining power with the property owner.

“…tenants from three or more units belonging to the same landlord [may] band together as a “tenant association.”

Members of such an association could not be evicted absent good cause, and they would have the right to engage in brief, collective rent strikes: jointly withholding rent payments until the landlord has engaged in a good faith bargaining process to address written grievances from the association.”

SB 529 is emblematic of the lack of concern for property owners. Unions may be effective in balancing the power dynamics between an employer and an employee but trying to incorporate union provisions into rental arrangements is not rational. A rental owner is not the same as a small business employer. Should SB 529 be passed, it’s easy to envision a world where multiple grievances are proffered and the tenants go to the property owner and say “either we litigate in court, which could cost you thousands, or you lower the rent for all of us and we remove our grievances.”

The above paragraph probably sent tingles down your spine, but it is actually far worse than it may seem. Those “brief” rent strikes may result in rent not being paid for up to thirtyseven days without penalty. Additionally, nothing prevents those rent strikes from occurring back-to-back, potentially subjecting you to over seventy days without rental income.

Withholding rent for thirty-seven days could result in substantial detriment to a rental owner, but to go almost eighty days without rental income would basically bankrupt many mom and pop owners across California.

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While the housing shortage is untenable, the solution is not giving tenants absolute authority to dictate the terms of rent. The fact that the negotiating structure of employeremployee labor unions is even being discussed proves that the Legislature is more focused on appearing to solve the problem than actually addressing it.

C A STATE LEGISLATION UPDATE AB 1482

its authors AB 1481 was not voted on this session, but a State Assembly vowed to bring it up again this year. Californi control ideas voted 43-28 to pass one of the most stringent rent re the May 31 befo just in America. AB 1482 (Chiu), was amended properties not all Assembly vote to place a rent cap of 7% + CPI on amended to excurrently subject to rent control. The bill was also le ownership. AB empt up to ten single family homes under a sing e instance could 1482 will increase administrative costs and in som for tenants. ns establish just cause eviction restriction protectio een rental propRent caps destroy the positive relationship betw y be forced to erty owners and tenants. Property owners will likel nts going stme raise rent every permissible time, or risk their inve ce costs. under water due to maintenance and complian determine what This bill strips the ability of local governments to for tenants. ate is best for their community and what is appropri , but it’s the Millions are satisfied with their housing situation narrative. Denever-satisfied advocates that are controlling the wide rent control state 10, spite the overwhelming NO vote on Prop policy could become law.

AB 1481

just cause proLegislators will be voting on a bill that will create erty owners prop tections across all of California and could require nt’s income, as to pay relocation assistance regardless of the tena on May 20, provided in the bill. AB 1481 (Grayson), as amended that has ne anyo for ns will mandate just cause tenant protectio relocation ires requ occupied the unit for six months or more, and ed in the unit. assistance based on how long the tenant has resid AB 1481 would: able to remove • Prevent rental property owners from being ng which tends problematic tenants without a legal proceedi fy for fear of to go nowhere because neighbors don’t testi retaliation. sures from having • Overwhelm property owners with cost pres pay to engage in court overseen evictions AND relocation assistance.

implement • Local governments already have authority to ty leaders coun or just cause protections should their city detemine it is necessary. and forces a AB 1481 takes the power away from individuals in California. ty coun one-size fits all model onto every city and .

This is not how to address the housing shortage

AB 529

part due to In a small victory for property ownership in back because EBRHA lobbying efforts, this bill was held it would it lacked the moderate democratic support slators are Legi a orni Calif . have needed for a passing vote e proteccaus just going to mandate some of the most extreme azo), (Dur 529 tions on rental property owners in America. SB al tenancy as amended on May 17, will eliminate tradition Once passed, on. ciati asso nt terminations for members of a tena tion, regardevic y ever property owners will be forced to justify unit - unless less of a tenant’s income or time occupying the eedings every owners want to engage in unlawful detainer proc gly backed by time in order to remove a tenant. This bill is stron out propwith ns; over fifty housing advocate groups and unio to pass. rage erty owners’ voice the bill will have plenty of leve e it almost • Permitting only “just cause” evictions will mak y to likel ts cour impossible to remove bad tenants with fy for fear of need to get involved and tenants afraid to testi ability to retaliation. This will only eradicate a tenant’s foster a positive and connected community. would func- • As written, 30/60-day termination notices ngs would tionally no longer exist because all proceedi end result need to include a just cause justification. The similar to an will be thousands in legal costs and a process unlawful detainer EVERY TIME. association in Tenants already have the right to form a tenant strengthens state law, and nothing about this bill expands or A’s lobbying EBRH to those provisions. Fortunately, largely due efforts, the bill did not pass, this time.

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Beacon Properties East Bay Property Management & Brokerage Services Since 1990

UPCOMING EVENTS Small Property Roundtable

• We add value to buildings • Experienced and informed

DATE & TI ME WEDNESDAY, JUNE 12; 4:00 P.M. - 5:00 P.M. EBRHA Members Only

PRESENTED BY Wayne Rowland, EBRHA President TO P I CS The Small Property Owner Roundtable is a casual meeting

• Fully computerized • Integrity and care

to discuss issues, experiences and solutions to common--or

perhaps not so common--problems many of you may be facing.

Carlon Tanner, Owner/Broker

Rental Property Management (RPM) 101

DATE & TI ME WEDNESDAY, JUNE 19; 2:00 P.M. - 3:30 P.M.

PRESENTED BY BRENT KERNAN, EBRHA BOARD SECRETARY TO P I CS Habitability vs. Substandard Housing, Fair Housing, Developing Screening

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

Criteria & Marketing to Move-in. Free to EBRHA Members, Non-Members $69

EBRHA Member Meeting

DATE & TI ME SATURDAY, JUNE 15; NETWORKING: 9:30 A.M. MEETING: 10:00 A.M. - NOON

EBRHA Members Only TO P I CS “Estate Planning And Your Porperty” -- Barth Calderon,

Legal Q&A -- Benjamin Holl, Attorney at Law Enjoy a complimentary continental breakfast

Property Management Q&A

DATE & TI M WEDNESDAY,JUNE 26; 2:00 P.M. - 3:30 P.M. EBRHA Members Only

TO P I CS Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member.

Member Mixer

DATE & TI ME THURSDAY, JUNE 27; 5:00 P.M. - 7:00 P.M.

EBRHA Members Only

Mixers provide EBRHA members with an opportunity to learn

and network with other members, staff and board. Join us for

for hosted appetizers and no-host bar.

LO C ATI O N Aisle 5 - 3320 Grand Ave, Oakland

Expertise and Representation on Rent Board Petitions, Hearings and Appeals

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

info@rentboardmatters.com

Liz Hart

510-813-5440 ebrha.com

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DOMESTIC HYGIENE LESSON 1: “Why does condensation form at windows?”

Hello All! Thank you for taking time out of your busy schedules to spend a few moments with us. East Bay Indoor Environmental is your resource for all matters of creating a healthier indoor environment.

Like every month, we strive to give our readers a kernel or two of information to improve and maintain a healthy live/work space. As we get closer to spring time and our impending spring clean, this month we’ll begin our domestic hygiene component. We received a flood of calls last month about condensation at the windows. How it forms, why, and most importantly what is the impact to our indoor environment. With help from our friends at Stanek windows (www.stanekwindows.com) we’ll help you to understand window condensation.

What causes interior window condensation?

Interior window condensation is caused by excessive moisture in the unit, and it often occurs in the winter when the warm air inside the house condenses on the cold windows. Exterior window condensation is simply dew and occurs when the window is colder than the dew point.

Interior condensation, or the condensation that occurs on the inside of your windows, is the most common type, and there are a variety of things you can do to remedy the problem.

Open Your Windows If it isn’t too cold, you can open your windows.

This will release some of the warm, moist air that is trapped in the house. Even in the winter. Buildings are sophisticated eco-systems, they need to breathe.

Buy a Moisture Eliminator If you suspect that there is excess moisture in certain areas of your home, you can purchase a moisture 26 RENTAL HOUSING

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eliminating product, such as DampRid. These products often come in buckets that you can set on your floor or in bags that you can hang, typically in your closet. You can use these products in your bathrooms, kitchen, or closets (where they will also help protect your clothing from moisture damage), and they will remove excess moisture from the air. Opening a large box of baking soda a placing (do not pour it out) it in dark corners of closets and under cabinets also helps to absorb moisture and odors.

Turn Down the Humidifier You might notice condensation in your bathroom, kitchen, or nursery. In the nursery this problem is often caused by a humidifier, which many new parents use. If you use a humidifier in any part of your home (including the humidifier that works with some furnaces), you can try turning it down. As a result, the humidifier will release less moisture into the air, which will hopefully reduce condensation.

Bathroom and Kitchen Fans or Windows Use your bathroom and kitchen fans every time you cook or shower. Showering and cooking releases a lot of moisture into the air, and sometimes this moisture cannot escape from your house easily. The exhaust fans in your kitchen and your bathroom help remove this moisture from the air. You want to run the fans for about 75 to 20 minutes after you shower or cook.

If you don’t have a fan, open the window.

Circulate the Air Circulating the air can also help reduce the condensation on your windows. So, use your ceiling fans even in the winter. You want the fans to rotate in a clockwise direction to push warm air off of the ceiling back down to the floor. Add inexpensive fans if ceiling fans are not in the unit.

Raise the Temperature Raising the temperature of the windows will reduce the condensation on them. Condensation occurs

when warm air hits a cold surface (the window).

Think about taking a cold drink out of your fridge on a warm day. The surface of the can immediately gets wet. In order to raise the temperature of your windows, you can raise the temperature of the house slightly. You can also use blinds, curtains, or drapes to raise the window temperature as well.

Add Weather Stripping Adding weather stripping to your windows can help keep warm air from leaving your home. This can help reduce condensation if you’re using storm windows during the winter months.

Weather stripping also helps make your home more energy efficient.

Move Your Plants Plants release moisture into the air, so if you have a number of plants by your windows, moving them to a different place can help reduce condensation on the windows.

Buy a Dehumidifier Purchasing a dehumidifier is an easy, expensive way, to remove the moisture in your hume. If a full size dehumidifier, which is usually $200 to $300, is too expensive for you, you can also look into purchasing a mini dehumidifier. Some dehumidifiers will need to be turned on and off, while others will come on automatically when the humidity level in the home reaches a certain point. These units are becoming more and more common in areas with low average humidity as a result of the increase in energy efficient, multi-level, housing developments.

Should I clean the window and surrounding area?

Yes. Mix a 3:1 ratio of white (distilled) vinegar to water inside a spray bottle {32 ounce or similar). Spray the affected area and wipe clean. Repeat as necessary.

What about condensation between window panes If you see condensation between window panes? Try Cleaning the Windows! If you think that you have condensation between the windows, be sure to clean them off first. The haziness might in fact be caused by condensation or it may be caused by a buildup of something, such as a cleaning product or grease (in the kitchen).

Have Patience As the sun warms up the windows, the condensation will evaporate.

Just like the dew evaporates off of your car and your lawn, it will evaporate off your win-

dows as well.

If worse ... Contact a reputable window professional in your area.

All in all condensation at the windows can occur. It is rarely an indication of mold growth or of hazard to otherwise healthy human beings. If anything it’s an indicator of climate change, age or style of window and time of year. If actual water forms on windows sills, floors, or leaks develop, picture or video the occurrence and forward to your property manager without delay if you are an occupant. If you are the owner contact a reputable window professional in your area.

Reprinted with permission of East Bay Indoor Environmental, The indoors is OUR Environment! March Newsletter.

Want to do some research? The Environmental Protection Agency. Stanek Windows, www.stanekwindows.com.

If you’re curious about your indoors, send us a question and we may select your topic for our next newsletter! lnfo@ebindoors.com ebrha.com

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Rental Housing Legislation That May Impact California Property OWNERS AND Managers

BY BECKY BOWER

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T

he first quarter of 2019 has been exceptionally busy for California legislators drafting acts, bills, and ordinances intended that would have impacts on the rental housing industry. From the increasing congressional popularity of “Just Cause” evictions laws and rent control, to the implementation of a statewide rental registry – take a few moments to update yourself on what’s new and pending in California legislation.

California’s 2019 state legislative session has a projected end date of September 13, 2019. Keep in mind that this state has full-time legislators, allowing the legislature to meet throughout the year after adjourning their regularly scheduled sessions. *Pending bills with an asterisk are technically still active, but were either held under submission in committee or the author withdrew the bill from committee.

PASSED: Tenant Screening Fee for 2019 The total allowed applicant screening fee has increased by $1.81 since last year. Application processing fees cannot exceed $50.94. This adjustment is made based on the changes to the Consumer Price Index.

PENDING: “Just Cause” Eviction Bills AB-1481 and AB-1697 This year, there are two proposed “just cause” eviction bills. While both propose to limit evictions to specific causes (like failure to pay rent or a breach of the lease) and include some “no fault” eviction causes (like demolishing the unit or withdrawing from the rental market), there are a few differences between the two bills. AB 1697 would only apply to tenants residing for 10 months or more, while AB 1481 would apply to all tenants. AB 1481 also bans the owner’s right to terminate the tenancy to move into the unit if the tenant is 60 years or older unless the tenant grants permission or if the lease provides notice of this tenancy termination option.

PENDING: Keep Californians Housed Act SB-18 Existing law requires a tenant within a month-to-month lease at the time the rental property is sold in foreclosure to be provided 90 days’ written notice. Tenants within a fixedterm lease (like a 12-month lease) would have right to possession until the end of the lease term, unless in specified circumstances. This existing law expires on December 31, 2019, however, if SB 18 passes, these provisions would stay in effect indefinitely.

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PENDING: Tenants Associations Withholding to Pay Rent SB-529 This bill would give tenants the right to form, join, and participate in activities of a tenant association, subject to any restrictions as may be imposed by law, or to refuse to join/ participate with a tenant association. Property owners under this bill would be prohibited from terminating the lease or refusing to renew the lease of a unit occupied by a member of a tenant association. Property owners and managers seeking to terminate a tenancy would be required to provide cause in writing, as well as a written notice to quit.

PENDING: Rent Control Bills AB-1482 and AB-36* Surprise, surprise… rent control is back! As of writing, AB 1482 would cap annual rent increases by 5% plus the percentage change in the cost of living. Rental property owners would be prohibited from terminating a tenancy to avoid the rent increase cap.

As AB 36 stands now, this bill would allow local governments to cap rents on single-family rental properties (exempting property owners with 10 or fewer units) and on construction that’s at least 20 years old.

On April 10, 2019 Long Beach became the latest city to push for an ordinance that places a rent cap, plus a base relocation charge and “Just Cause” Eviction rules.

PENDING: Extended Notices for Rent Increases AB-1110 For a month-to-month tenancy, existing law requires that if you increase the rent by 10% or less, the landlord has to provide at least 30 days’ notice. For rent increases of more than 10%, the landlord has to provide an additional 30 days, to a total of 60 days’ notice. AB 1110 would require 90 days’ notice for rent increases of more than 10% but no more than 15%. For increases of more than 15%, property owners would have to provide 120 days’ notice. This bill has moved on to the Senate.

PENDING: Criminal Records on Rental Applications AB-53* Similar to “Ban the Box” employment laws, this bill would prohibit the property owner from inquiring about, or requiring the tenant to disclose, any criminal records during the rental application process. After the initial rental application phase, property owners and managers can request a criminal background check. If the owner considers denying an applicant based on their criminal record, they are required to provide the rental applicant a written statement as to the basis of their possible denial within 5 days of receiving the background report. The rental applicant will then have 2 days to provide evidence of record inaccuracy, evidence of 30 RENTAL HOUSING

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rehabilitation, or other factors. The owner would then need to reconsider within a specified time, and if the decision to deny holds, the landlord would need to notify the rental applicant in writing. AB 53 also requires rental property owners to include, in the application, a notice of the use of criminal records as part of the screening process.

PENDING: Allowances for Tenants to Shelter those at Risk of Homelessness AB-1188 This bill would permit a tenant to temporarily allow a person at risk of homelessness to live with them for up to 12 months, regardless of the lease (written consent by the property owner). Property owners can adjust the rent payable under the lease as compensation for the occupancy of the extra person, and which terms would need to be agreed upon in writing.

AB 1188 allows owners to establish rights and obligations for the person at risk of homelessness, the tenants, and the owner. This includes making the tenant liable (to the extent of the terms of the lease) and requiring a written rental agreement.

PENDING: Requirements for the Homeless Coordinating and Financing Council SB-333 SB 333 would require the Homeless Coordinating Financing Council to develop and implement a strategic plan for addressing homelessness in California by July 1, 2021.

PENDING: CalWORKs Extension & Payments AB-960 The California Work Opportunity and Responsibility to Kids (CalWORKs) program provides cash assistance and other benefits to qualified low-income families, which includes homeless assistance benefits to homeless families that have used “all available liquid resources in excess of $100”. This bill would allow the county to approve of additional days of temporary shelter assistance if necessary to prevent homelessness while the household is transitioning to receive permanent homeless assistance. The CalWORKs program currently provides permanent housing assistance to pay for the last month’s rent and security deposits, up to 2 months of rent arrearages, or utility deposits. This bill would also remove the requirement that rental property owners must have a history of renting properties in order to receive payments.

PENDING: Mandatory Acceptance of Section 8 SB-329 The Fair Employment and Housing Act currently prohibits housing discrimination based on source of income. While Section 8 housing vouchers do not legally fall into the “source of income” category, this bill would change that. By expanding the definition of “source of income” to include section 8 housing vouchers, it would make it illegal for any property owner to deny a tenancy based on the applicant’s Section 8 enrollment.

PENDING: Housing Development Near Public Transportation SB-50* This bill would allow eligible neighborhood multifamily projects to submit an application for a streamlined, ministerial approval process that is not subject to a conditional use permit. The approval of a project (under these provisions) would automatically expire after 3 years (with a 1-year extension available). SB 50 would also revise the density bonus law by imposing additional requirements for developments located within a county with a population equal or less than 600,000.

length of occupancy. It follows: 3-4 years of occupancy equals 4x the amount of the rent increase, 4-5 years equals 5x the rent increase, and 5+ years equals 6x the rent increase.

PENDING: Statewide Rental Registry AB-724* AB 724 creates a rental housing registry for buildings within California. This includes property owners with more than 15 units. If passed, information like the name of ownership, the number and size of each unit, and the move-in dates will be required.

PENDING: Inglewood’s Temporary Rent Caps and “Just Cause” Eviction Policy - See Interim Ordinance In early March, the Inglewood City Council temporarily capped rent increases at 5% for pre-1995 apartments. It also imposed a “just cause” eviction measure. These temporary ordinances should last 45 days (expiring mid-April) but could be renewed by the council for up to a year.

PENDING: Use of Pesticides AB 1788 This bill would expand the current prohibitions against the use of pesticide containing particular anticoagulants in wildlife habitat areas. Also known as the California Ecosystems Protection Act of 2019, if passed, this bill would prohibit the use of common types of rat poison.

PENDING: Long Beach’s Tenant Relocation Ordinance See Media Coverage On April 3rd, the Long Beach City Council voted in favor of an ordinance that would place relocation fee policies on rental properties. Since then, the city council has approved of an ordinance that would effectively cap rent increases at 10%, and limit the ability to terminate tenancies. The formal, second vote of this ordinance is scheduled for June 11th.

As it stands, this ordinance would require property owners with 4 or more units (in pre-1995 housing) to pay a tenant’s relocation fees (based on unit size) if they raise the rent by more than 10% in a year or require the tenant to move. While these amounts will periodically be revised, the ordinance currently lists fees as $2,706 for a studio, $3,235 for a one-bedroom, $4,185 for a two-bedroom, and $4,500 for a 3-bedroom or more.

PASSED: City of Glendale’s “Right to Lease” Ordinance See Ordinance Info This ordinance was revised in February to include relocation fees. Relocation fees apply to pre-1995 buildings with tenants choosing to vacate after a rent increase of over 7%. For buildings with 3-4 units, the fee is 3x the actual rent. For 5 and more units, the fee is 3x the amount of the rent after the rent increase. With tenants who have an overall household income equal or less than the median income for Los Angeles County (plus 30% of the AMI), the relocation fee will be based on the

This ordinance also requires rental property owners to offer a 1-year lease to rental applicants (which an applicant can reject and enter into a shorter period as agreed upon). Current tenants in good standing are required a 90-day renewal notice that also includes the 1-year lease term. This too can be reduced to a shorter period at the tenant’s request.

FUTURE: Los Angeles Rent Controlled Housing Gets a 4% Allowable Increase - See City Update The City of Los Angeles’ annual allowable rent increase for rent controlled housing (properties subject to the Rent Stabilization Ordinance) has increased to 4%. This goes into effect from July 1, 2019 until June 30, 2020.

ABOUT THE AUTHOR Becky Bower is a marketer and writer that specializes in legislative trends.

As Contemporary Information Corporation (CIC)’s Content Specialist, she authors in-depth guides on how to manage, grow, and scale within the rental housing industry on the CIC Blog.

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COMMUNITY OUTREACH With the current California housing and homelessness crisis at the top of Local and State Legislative Agenda, it has become increasingly important to open dialogue with local and state government, the community and other housing related organizations and associations. At the California local and state level, tenant’s rights and protections continue to take precedence over property owner rights and protections. Being at the table with legislators to help create housing policy is crucial. One of the steps that the East Bay Rental Housing Association is taking to facilitate dialogue with city officials, the community and other housing related organizations is outreach by our Community Relations Advisor, Georgia W. Richardson.

Bridging communication, rekindling and forging new business relationships in the East Bay Communities is the focus of our Community Relations Advisor. Georgia has a large sphere of influence and is highly respected in the East Bay. She brings 35 years of real estate experience to EBRHA and she is committed to assisting with changing the narrative and conversation among those who advocate for Property Owners, Rental Housing Providers, Tenants and Housing Equity.

EBRHA looks forward to collaborating to offer equitable solutions to the local and state housing and homelessness crisis.

Astronaut, Scott Kelly and Geargia W. Richardson at the Oakland Rotary District Gala

ARPPB District Stroll

April Ryan, White House Correspondent & Georgia W. Richardson

Broker Outreach Presentation, Red Oak Realty

Oakland Rotary Brown Bag Lunch Tour

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

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

(510) 582-6929

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements *Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters

(925) 484-0124

www.ffialaroofing.com The Plumber Referred by Your Friends!

Lic. #686707

(510)843-6904 www.albertnahmanplumbing.com

MEMBER NETWORKING MIXER Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us for hosted appetizers and a no-host bar.

Date: Thursday, June 27 Location: Aisle 5 3320 Grand Ave, Oakland Time: 5:00 pm - 7:00 pm RSVP TODAY AT EBRHA.COM/EVENTS OR BY CALLING 510-893-9873 ebrha.com

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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.

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License No. 797467

Seismic & General Contractors

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

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

• construction—all under one company.

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

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

A design-build company.

For inquiries, please contact Homy Sikaroudi, PhD, PE

COMPLETE ELECTRIC UPCOMING WORKSHOP

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

Rental Property Management (RPM) 101 DATE & T IME W EDNES DAY, JUNE 19, 2:00 P.M. - 3:30 P.M. P RESENT ED BY

BR ENT KERNAN, EB RHA B OARD SECRE TARY PRIC E F R EE TO EB RHA MEMB ERS, NO N- MEM BERS $69

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

TO PI C S

Notices, Terminations, Security Deposits & Abandonment

TO SEE EBRHA’S FULL CALENDAR OF EVENTS, TURN TO PAGE 32 OR GO TO WWW.EBRHA.COM

Unless noted, all workshops are held at

3664 Grand Avenue • Suite B Oakland, CA 94610

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

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community calendar

EVENTS & CLASSES

June

July

WEDNESDAY JUNE 12TH Small Property Roundtable Presented by Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing EBRHA Members Only 4:00 p.m. - 5:00 p.m.

TUESDAY, JULY 9TH Small Property Roundtable Presented by Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing EBRHA Members Only 4:00 p.m. - 5:30 p.m.

SATURDAY, JUNE 15TH EBRHA Member Meeting “Estate Planning And Your Property” -- Barth Calderon Legal Q&A -- Benjamin Holl, Attorney at Law Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon

WEDNESDAY, JULY 17TH Rental Property Management (RPM) 102 Presented by EBRHA Board member Carmen Madde Topics: Rental Agreements & Addenda, Rent Control vs. Rent Regulation, Habitability Issues & Managing Tenancy.

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

WEDNESDAY, JUNE 19TH Rental Property Management (RPM) 101 Presented by Brent Kernan Topics: Habitability vs. Substandard Housing, Fair Housing, Developing Screening Criteria & Marketing to Move-in.

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

SATURDAY, JULY 20TH EBRHA Member Meeting “Wrongful Eviction and Building Ordinace - Two Coverages youo definitely cannot live without” -- David Godon, Gordon’s Insurance Legal Q&A -- David Kernan, Board Member Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon

WEDNESDAY, JUNE 26TH Property Management Q&A Presented by Judy Shaw, EBRHA board member Come and get answers to property management questions from expert Judy Shaw, EBRHA Members Only 2:00 p.m. - 3:30 p.m.

THURSDAY, JUNE 27TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

THURSDAY, JULY 25TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

WEDNESDAY, JULY 31ST Property Management Q&A Presented by Judy Shaw, EBRHA board member Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member EBRHA Members Only 2:00 p.m. - 3:30 p.m.

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

Annual fees are $68 per unit and are due March 1. However, this fee has just been increased by $101. Owners are currently 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

2019-20 (3.5%) A CPI increase of 3.5% becomes effective on July 1, 2019. 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.

PERIOD

AMOUNT (%)

JULY 1 ‘19 - JUNE 30 ‘20 . . . . . . . . . 3.5 JULY 1 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3

CAPITAL IMPROVEMENTS INCREASE FORMULA FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST PERIOD AMOUNT BERKELEY RATES

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

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

ANNUAL ALLOWABLE RENT INCREASE

2019 (2.5%) PERIOD AMOUNT

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.

2019. . . . . . . . . . . . . . . . . . . . . . . . 2.5% 2018. . . . . . . . . . . . . . . . . . . . . . . . 2.3% 2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:

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

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vendor directory — CONTACTS, PRODUCTS & SERVICES ACCOUNTING & TAX

The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com

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

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

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

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

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

APPLIANCE SALES & PARTS

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

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

APPRAISERS

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

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

The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION

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

ASSOCIATIONS

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

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

Oakland/Berkeley Association of Realtors Davina Lara | 510-836-3000 Law Offices of John Gutierrez oaklandberkeleyaor.com John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 Richards Law www.oaklandchamber.com John Richards | 925-231-8104 ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com

BANKING/LENDING

Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com Chase Bank Neil O’Callaghan | 415-315-8901 neil.ocallaghan@chase.net First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

www.richards-legal.com

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com

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

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

ATTORNEYS — REAL ESTATE/CORP.

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

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

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

Dennis Phillips 510-816-4306 www.dapesq.com

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

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

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

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

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

A-One Construction Ginny Graydon | 510-347-5400 www.a-oneconstruction.com

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

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

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KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com CONSTRUCTION

vendor directory APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.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 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 510-223-1279 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

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

Complete Electric Clay Bartley | 510-325-7462 www.complete-electric.org Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net

ELEVATOR REPAIRS

Paramount Elevator Corp.

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

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

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

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

Zuo Serena Martin | 510-877-4087 www.zuomod.com 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 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 HOUSING SERVICES

HUMAN RESOURCES MANAGEMENT

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

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

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

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

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

Hamilton Family Center – First Avenues Common Networks Mayo Lunt | 510-763-8540 Allan Ng | 510-480-6732 www.hamiltonfamilycenter.org www.commonnetworks.com Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org ebrha.com

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

Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com

INTERCOMS & ACCESS CONTROLS

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

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

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

Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com

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

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

PROPERTY MAINTENANCE

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

ShinePay George Melcer | 732-763-6780 www.getshinepay.com LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

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

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

PEST & VECTOR CONTROL

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

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

Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com

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

Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com

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

Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.com

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

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

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

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

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

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

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

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

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

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

PROPERTY MAINTENANCE SOFTWARE

PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

Innovative Coin K.P. Forrest | 510-259-1494 www.innovativelaundry.com

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PLUMBING/WATER HEATERS

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

Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com 4Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net

Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com REAL ESTATE BROKERS & AGENTS

ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com

vendor directory 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 and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com

RENT & MARKET RESEARCH

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

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

Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net5 Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com

SEISMIC ENGINEERING

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

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

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

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

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

St. John & Associates Lee & Associates Commercial Real Estate Michael St. John | 510-845-8928 www.stjohnandassociates.net Michael Lopus | 925-239-1424 mlopus@lee-associates.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com

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

Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com Stealth Monitoring Alex Godwin-Austen | 925-200-0823 aausten@stealthmonitoring.com SEISMIC CONSTRUCTION

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

Ken Betts Towing Service Ayub Azam | 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net TREE SERVICE

Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com

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

ebrha.com

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JUNE 2019

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RENTAL HOUSING 41

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| JUNE 2019 |

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