May 2019 Issue by Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | MAY 2019

RENTAL INSPECTION PROGRAM Performing Annual Safety Inspections for your Residents

PLUS: STAGING YOUR RENTAL HOME DONâ&#x20AC;&#x2122;T POKE THE BEAR - LESSONS LEARNED FROM BIG PHARMA

Contents

East Bay Rental Housing Association

MAY 2019

Volume XVI, Number 5 | MAY 2019 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 tel

510.893.9873 |

fax

510.893.2906

www.ebrha.com EBRHA STAFF

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

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

Rental Inspection Program

Staging Your Rental Home BY PIER PORRINO

BY LARRY BROOKS

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

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

Don’t Poke the Bear BY RON KINGSTON

PUBLISHED BY

East Bay Rental Housing Association PUBLISHER

Wayne C. Rowland MANAGING EDITOR Nathan Durham-Hammer ADVERTISING

Nathan Durham-Hammer| 510.318.8305

Features & Columns 6

NEWS

Legislative Day/Rent Board Increase 8

COMMUNITY OUTREACH

BY GEORGIA W. RICHARDSON

Photos from EBRHA’s Involvement in Local Events

22 FEATURE Criminal Background Checks BY TOMMY HERBERT 26 FEATURE For Gen Z, Word of Mouth is Even Louder BY PAUL R. BERGERON 30 ESQ&A Camera Shy BY DENNIS PHILIPS

2 RENTAL HOUSING

| MAY 2019 |

ebrha.com

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

Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610. Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2019 by EBRHA. All rights reserved.

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

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

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

• CleanSteel™ Exterior

• All Stainless Steel exterior • Stainless steel door Handles

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

• Adjustable Glass Shelves • Adjustable Humidity Crisper

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

1779

GTE16GSHSS GE® Built-In Dishwasher

Package Price

• Gallon Door Bins

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

GTE18ISHSS

With GE® 15.8 Cu. Ft.

• 4-level PowerScrub™ • ENERGY STAR® Qualified

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

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

JVM3162RJSS

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

General Electric Free Standing Self Clean Stainless Smoohtop Range

• 2 11,000 and 2 9000 btu Burners

• Ceramic Glass Top

• Self Clean Oven

• Adjustable Time Self-Cleaning System

• Tru Temp Oven Set System

• Dual Size Ribbon Element • Quick Set Oven Controls

• Quick Set Oven Controls

JGB635REKSS

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

• Self Clean Oven

JB645RKSS

Prices subject to change without notice

San Leandro 16200 East 14th St. 510.357.8200

Fremont 37250 Fremont Blvd. 510.490.0600

Dublin 6843 Dublin Blvd. 925.828.5800

contributors 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.

RAE SCHINDLER Rae is the Association Membership and Education Specialist and co-edits the magazine. She teaches RPM 101, fields and researches member questions, creates member resources, and is on the education and forms committee.

PIER PORRINO Pier Porrino is an award winning Realtor who represents buyers, sellers and property owners in Oakland, Emeryville, Berkeley and beyond.

LARRY BROOKS, BS, MPA Larry Brooks is the director, Alameda County Healthy Homes Department/Child Lead Poisoning Prevention Program – an education and research organization that provides innovative, multi-disciplinary programs, consultations, case management, technical assistance, and services to promote health and safety in the home.

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.

DENNIS PHILLIPS Dennis Phillips attended undergraduate school at the University of California, Berkeley and law school at the University of the Pacific, McGeorge School of Law in Sacramento, CA and graduated in 2000. He brings to his law practice a wide breadth of knowledge with a focus on Property Owner/ Tenant disputes (including cities with Rent Control/Just Cause); Restraining Orders; Personal Injury and General Civil Litigation.

4 RENTAL HOUSING

| MAY 2019 |

ebrha.com

UPDATED CURRICULUM!

Invest in your career! CERTIFIED APARTMENT MANAGER — ONLINE Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals. Presented by:

You’ll learn about: • Occupancy rates

• Contractors and vendors

• Comprehensive marketing plans

• Recruitment, hiring, orientation, and training of high-caliber employees

• Sales team management and product readiness

If you’re a community manager or experienced assistant manager we recommend this course!

• Equitable treatment of current and potential residents • Resident retention and the maintenance of a positive company image • Consistent and ongoing resident communication • Positive resident service and issue resolution • Enforcement of company policy in compliance with laws and regulations

• Systematic employee evaluation • Employment regulations and record keeping • Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance honestly and accurately

• Service request process • Apartment turnover process

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

For more information, visit naahq.org/CAM

*Member price ebrha.com

MAY 2019

RENTAL HOUSING 5

COLUMN

news

Legislative Day 2019 & Oakland Rent Fee Increases ON APRIL 3RD, EBRHA MEMBERS AND LEADERSHIP from across the state joined with housing providers and managers from all over the state to meet legislators in Sacramento to discuss harmful bills and provide resultoriented housing solutions that would affect the rental housing market. There were over 250 housing bills in the California legislature and EBRHA, but EBRHA realized there is no quick-fix solution for California’s affordable housing crisis. The morning of Legislative Day, EBRHA’s lobbyist, Ron Kingston, hosted a continental breakfast and armed EBRHA members and other industry leaders with good information in addition to explaining how property owners could offer better solutions. EBRHA members had an opportunity to mix and mingle with housing providers and property managers from across the state before the briefing. They all had their packets about the proposed bills and their talking points and they met with: Senator Bob Wieckowski’s Legislative Aide, Francisco Montes, Assembly Member Timothy Grayson, Senator Steve Glazer, Assembly member Buffy Wicks, Assembly Member Jim Fraizer, Senator Nancy Skinner’s Legislative Director, Katerina Robinson, Assembly Member Kansen Chu, Assembly Member Bill Quirk, Assembly Member Jim Paterson, Senator Mike Morrell, and Assembly Member Rudy Salas. The actual meetings had a lot of variations. The legislators we sat down with ranged all the way from sympathetic to curious and sometimes, unfortunately, dismissive. Many of the EBRHA members are constituents in the districts of the Assembly members and Senators, so Legislative day was about them, as housing providers, trying to get a seat at the table and make sure that their representatives reflected their interests. Some of the legislative sit-down meetings were devoted to explaining and expressing why certain legislation was detrimental to mom and pop businesses, but 6 RENTAL HOUSING

| MAY 2019 |

ebrha.com

the rental housing providers were also positive, expressing solutions to the complex issues vexing the rental housing industry. Among the positive approaches was to build smart and combat the toxic NIMBY attitudes which have depleted and hampered the California housing stock. Also EBRHA believes new infrastructure is needed, and urges law makers to improve and maintain existing housing stock. No matter what your experience level is in the rental housing industry, there is something to be gained from participating in Legislative Day. Novices can learn (in-the-trenches) stories from the more experienced members. Experienced members bring credibility and knowledge that can impress and sway legislators. Veterans can tell rookies about past legislative victories and future challenges. Everyone can benefit from networking on a bigger scale. There are owners from all around the state including Southern California: Los Angeles and San Diego. There is the option to speak out as little or as much as you want, but your attendance mat-

ters. Small property owners in particular need to make their voices heard because legislators don’t necessarily understand the impact of their regulations on mom and pop businesses, and what the ripple effects would be on the housing market statewide if small property owners don’t recieve a fair return on rentals, but would instead benefit more from pulling their houses off the rental market and going out of business. Consider joining next April for EBRHA’s annual Legislative Day.

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

Oakland RAP Fee The Oakland City Council is at it

again! On Tuesday April 16th, The Oakland City Council voted to increase the Rent Adjustment Program fees from $68 per unit to $101 per unit. This was in spite of the RAP fee more-than-doubling in 2016 from $30/unit to $68/unit, City Council ignored the report that the RAP had a budget surplus of nearly $2 million last year and the fact that the total number of RAP petitions has declined since 2017. There are fewer than 800 petitions/year, under 1% of the total number of rental units. Before changing the program and adding a tax on property owners and their renters, Oakland residents needed an honest explanation, annual review and oversight provisions, and Council reasoning based on actual facts – not another money grab for unsubstantiated purposes. EBRHA members signed up to make their voices heard, and we will continue to fight. The amended and increased fee will apply to those fees first due July 1st 2019 and thereafter. RH

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

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

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

If you have an apartment building with 5 or more units to purchase or refinance, call us today to learn how we can put our resources to work for you. LOW FE ES | G REAT RATES | STR EAMLI NED PROCESS

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

ebrha.com

MAY 2019

RENTAL HOUSING 7

COMMUNITY OUTREACH

EBRHA’S COMMUNITY RELATIONS OUTREACH IS BRIDGING COMMUNICATIONS WITH LOCAL AND STATE OFFICIALS, REAL ESTATE RELATED ASSOCIATIONS, ORGANIZATIONS AND THE COMMUNITY! LEGISLATIVE DAY

Board Members: Georgia Richardson, Arcola Moore, Carmen Madden

Meeting with Senator Skinner’s Legislative Director Katerina Robinson

EBRHA and other small property owners meet with Assembly Member Tim Grayson Meeting with Assembly Member Buffy Wicks CITY HALL

City Hall Memorial for Victor McElhaney, son of Councilmember Lynette McElhaney

Georgia Richardson

8 RENTAL HOUSING

| MAY 2019 |

ebrha.com

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

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

(510) 582-6929

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, May 30 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

MAY 2019

RENTAL HOUSING 9

FEATURE

Staging Your Rental Home

10 RENTAL HOUSING |MAY 2019

ebrha.com

Giving Your Property the “Wow” Factor. BY PIER PORRINO

eal estate professionals have long lauded the benefits of staging a property to sell. Home staging increases a property’s appeal, resulting in more buyers, multiple offers, over-asking bids, and less time on the market. More recently property owners have begun exploring the benefits of staging. Savvy property owners are discovering that staging can significantly decrease vacancy time and maximize rent. In a competitive marketplace, it’s important to have a property that stands out from the rest. Fresh paint, upgraded appliances, new flooring & modern light fixtures definitely enhance a property, but even a non-remodeled property will shine with attractive furniture and accessories. Staging is a great way to instantaneously give your property the “wow” factor that translates to more applicants competing for your property.

ebrha.com

MAY 2019

RENTAL HOUSING 11

Fresh paint, upgraded appliances, new flooring & modern light fixtures definitely enhance a property, but even a non-remodeled property will shine with attractive furniture & accessories.

The Staging Process While it is possible to stage a property yourself, there are definite advantages to hiring a professional. A stager’s keen eye and experience is honed over time and they know how to showcase your property to its maximum potential. The stager will consult with you and do a walk-through of your property to determine what design style will have the most impact. A stager will know exactly what scale of furniture will work best in your property, and what style of furniture will appeal to a wide array of tenants. If your property is small, the stager will choose diminutive furnishings that do not overwhelm the space. If your property is an expansive loft that feels a bit stark and “cold”, they will warm-up the space with colors and fabrics that give the home an inviting look and feel. The stager’s mission is to enhance every aspect of your property, including the outdoor spaces. While one property might look best with modern, sleek furnishings, another may have greater appeal with a more traditional approach. If there is no outdoor space, stagers can incorporate plants and accessories into the interior space. With the strategic use of plants, stagers can bring nature inside and create a tranquil Zen-like setting. Over the years, I have seen ho-hum properties transformed into alluring spaces that folks could not wait to call home. Even a plain-Jane property can become the belle of the ball with inspired staging.

DIY Staging vs. Professional Staging Given the costs associated with professional staging, many Property owners may be tempted to save money and stage on their own. Stagers are artists, and property owners that do not have an eye for color, space, current design trends and best places 12 RENTAL HOUSING

| MAY 2019 |

ebrha.com

to shop for furniture may find DIY staging projects challenging. The wrong staging is worse than no staging at all. I’d rather see a property owner present a clean, fresh space, over a space filled with bad design choices. So, when in doubt, hire a professional.

The Impact of Staging in Photos Tenants are drawn to properties with captivating photos, so a property with beautiful furniture and accessories will attract far more interest than the same property that is empty. If there’s no room in the budget for staging each and every time you have a vacancy, consider staging the property one (1) time, hire a professional photographer, and then you can post those same photos whenever there is a vacancy.

Create a Look That Has Them at “Hello” Stagers know how to give your property a look and feel that will create an emotional draw for each visitor that walks through the door. As the old adage goes, “You only get one chance to make a first impression.” With professional staging you can create a first impression that will be the real estate equivalent of love at first sight. Once smitten, an application is sure to follow. Love is a hard thing to resist, so if you are looking to increase the value of your property in the marketplace, and decrease your days on the market, consider staging. RH

Pier Porrino is an award-winning Realtor who represents Buyers, Sellers and Property Owners in Oakland, Emeryville, Berkeley, and beyond. She can be reached at 510.418.7227 or pier@caldecott.com. www.caldecott.com/agents/pier-porrino

COMPLETE ELECTRIC UPCOMING WORKSHOP

Rental Property Management (RPM) 103 D ATE & TIME

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.

WEDNESDAY, MAY 22 2:00 P.M. - 3:30 P.M.

P RESENTED BY Brent Kernan, EBRHA Board Member

PRICE

TOPICS

Free to EBRHA Members, Non-Members $69 Notices, Terminations, Security Deposits

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

& 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

MAY 2019

RENTAL HOUSING 13

FEATURE

Rental Inspect

14 RENTAL HOUSING

| MAY 2019 |

ebrha.com

tion Programs Getting Ahead of the Curve. BY LARRY BROOKS

e know that rental property owners are providing a vital service to our community. Often, while attending a neighborhood watch or town hall meeting, tenants are complaining about substandard conditions in their rental units. When responding to the concerns, I start by asking the question: “How many of you upon leaving your parents’ home became a tenant? I have been a tenant, a homeowner, rental property owner and now again a tenant.” “In nearly thirty years of working with the rental industry first as a Code Enforcement Officer and in recent years as the director of the Healthy Homes Department, I can say with confidence that the majority of rental property owners, property managers and tenants are doing the right thing and it is a small portion of them that casts a cloud above the entire industry. So removing that shadow requires pointing some light where it all begins which is at the rental site!

The Problem:

Rental Property Owners or their on-site representative should inspect their properties on an annual basis as standard best practice. Unfortunately, for many in the industry, they can’t and others will not conduct routine inspections for a variety of reasons some understandable and some not so much. Tenants should also be assessing the maintenance needs and communicating to the property owners/managers on a routine basis (not just during an eviction) but we know that doesn’t happen. This combination of unforced errors is especially true in many places in the Bay Area. There are a high number of properties owners that do not reside close to their rental property and routine inspections are not conducted because they live far away. Additionally, there are a high number of tenants who do not report substandard conditions because of the current atmosphere of housing affordability, possibility of eviction and perceived risk of deportation.

ebrha.com

MAY 2019

RENTAL HOUSING 15

FEATURE

Comparison of Proactive Rental Inspection Programs in California Cities

tive Rental Inspection Programs in California Cities Comparison of Proactive Rental Inspection Programs in California Cities

an Jose

Sacramento

Los Angeles San Jose

esidency Occupancy ermit Program

Program Name Rental Housing Inspection Program (RHIP)

Healthy Housing Proactive Fresno Proactive Rental Rental Housing Healthy Housing Proactive Rental Inspection Housing Systemand Vector and Vector Rental Housing Inspection Program Rental Housing Residency Occupancy Inspection Program Control Program Control Program Inspection Permit Program Inspection (RHIP) Program Program

an Jose MC 17.20.500 seq.

Sacramento MC 8.120 et seq.

All Residential Rental Properties are covered

4 of more All residential rental units in units. All units the city are required to 3 or more units register within 60 days of apartment buildings. Also includes: November 1st. All residential All residential Also includes: rentalemergency properties residential rental properties Boarding All Residential Rental shelters, with two (2) or guesthouses, with two (2) or Schools, B&B’s motels/hotels, residential Properties are more units more units care facilities forHotels more & covered than 7 people, Motels residential service facilities, and fraternity and sorority houses.

4 of more units. All units are required to register within 60 days of November 1st. Also includes: Boarding Schools, B&B’s Hotels & Motels

Santa Cruz Rental Fresno Proactive Rental HousingSystem Inspection Inspection Program

Rental HealthyHousing Housing Proactive Inspection Program Rental Inspection Program

Chapter 10, Article 16

CHAPTER 16.20

Ordinance No. 2017-5.

N/A

1 or more units All residential rentalare units in to register with the required city the city and be inspected annually.

Scenario 2: Rental Properties 2+ Units

Newly constructed buildings for a period of ten years. Government regulated, subsidized residential units of those with Government-Sponsored Financing--can be reinstated after ten years if first inspection has no violations, and owner does not owe any fees or taxes related to the property.

Building targeting scheme

No less than 10% of all units on property are inspected

A property can go in the self-certification program if it is inspected at least once every twelve months, and re-inspected upon change of tenancy by a professional property management company licensed by the State of California.The owner can provide documentation on forms created by the city to prove that the routine inspections took place and what they consisted of. Every year, 10% of the residential rental properties

A property can go in the self-certification program if it is inspected at least once every twelve months, and re-inspected upon change of If a unittenancy fails anby a professional inspection whilemanagement in property the Self-Certification company licensed by the Program, they are N/A State of California.The owner automatically canthe provide inspected next documentation year. on forms created by the city to prove that the routine inspections took place and what they consisted of. Every year, 10% of the residential rental properties

N/A N/A

No less than 10% of all units on property are inspected

Inspection coverage Exterior and interior, full inspection. Inspection includes: premises, exterior walls, ventilation, stairway/landing/trea ds/risers, roof and ceilings, lighting, electrical, common areas, entry doors, windows, and window locks, heaters, kitchen counters and sink surfaces, floor coverings, plumbing, water heaters, smoke/carbon monoxide detectors.

Exterior and Exterior and Living Room, Kitchen, Interior/Exterior Code interior, full interior, full Bathroom, Other Rooms violations, the most inspection. inspection. Used for Living and Halls, common being: Pest Exterior and interior, Exterior and infestation, Inspection Exterior and Inspection Garages, All Secondary Exterior and interior, full full inspection. full deteriorating includes: fire interior, full includes: fire Rooms, Detached interior, Buildings, exterior inspection. Inspection Inspection includes: inspection. and safety inspection. and safety Building Exterior, General siding, stucco or Includes all of the premises, exterior code Inspection code Health and Safety,Inspection Heating paint, deteriorating provisions of the state walls, ventilation, includes: fire and regulations, includes: fire and regulations, and plumbing. plumbing and housing law and this stairway/landing/trea safety code plumbing housing safety code housing fixtures, Code which are ds/risers, roof and regulations, deteriorating habitability regulations, habitability interior applicable to the ceilings, lighting, housing housing code drywall code and flooring, proposed use of the electrical, common habitability code regulations, habitability code regulations, poor landscape building including, but areas, entry doors, regulations, maintenance, buildingmissing regulations, building not limited to, provisions windows, and building code/electrical building code/electrical electrical covers, relating to construction, window locks, code/electricalunsightly code/plumbing code/electrical code/plumbing deteriorated maintenance, sanitation, heaters, kitchen code/ plumbingfencing,code/heating code/ plumbing code/heating broken ventilation, use and counters and sink code/ heating and and ventilation code/ heating and and ventilation windows, overgrown occupancy of the surfaces, floor ventilation code code ventilation code code yards, deteriorated or building, zoning, and coverings, plumbing, requirements, ineffective requirements, requirements, requirements, fire. water heaters, health code health code waterproofing health code health code of smoke/carbon regulations. exteriorregulations regulations. regulations walls, roof, monoxide detectors. foundation, floors, doors, inoperable vehicles.

year cycle

Frequency of inspection All units every 5 years; Property owners are are allowed to opt into 4 year cycle listed Self-Inspection on ordinance Program after a (took 7 for 6 years year cycle passed initial the first cycle) inspection; 10% of Self-Certified Units are randomly inspected every year.

pprox. 4,400 operties, 6,600 uildings, 85,000 units

Number of units and Approx. ~88,802 units ~817,000 units4,400 67,500 units properties covered in City properties, 6,600 ~89,500 units ~89,500 units buildings, 85,000 units

“Periodic”

All units every 5 “Periodic” See Self-Certification “Periodic” years; Property Program owners are are allowed to opt into 4 year cycle listed Self-Inspection on ordinance Program after a (took 7 years for passed initial the first cycle) inspection; 10% of Self-Certified Units are randomly inspected every year.

Percentage of HOUSING Units 50%|inMAY 3-10 unit2019 of100% Self-Certified 10% of Self-Certified At least 10% of 16 RENTAL ebrha.com | 10% inspected Units annually; All newly registered units

100%buildings, 25% ofunits 11-50 Units annually; All in 7,500 unit buildings, 10% if newly registered parcels building has 50+ units units

Newly constructed buildings: for 5 years (upon getting certificate of Owner Occupied; occupancy) Condominiums; Building built within the last 5 years

If a unit fails an inspection while in the Self-Certification Program, they are automatically inspected the next year.

in the self-certification program (but only a sampling of its units, will be inspected) on a random basis each year. If they pass, they are exempt from random inspections for five years. Properties with violations posing imminent danger of death or serious injury are removed from the program. On self-inspection report, knowingly lying on it results in a $100 fine per unit for first offense and then $250 per unit afterwards

0% in 3-10 unit uildings, 25% of 11-50 nit buildings, 10% if uilding has 50+ units

OaklandCordova Rancho

Owner Newly constructed buildings Newly constructed Owner Occupied for a period of ten years. buildings: for 5 years Occupied Units. Government regulated, (upon getting Owner-occupied Units. Buildings with subsidizedfive residential units certificate of units, properties Buildings with fewer than 4years old of those with occupancy) or less, fewer than 4 units Government-Sponsored properties in escrow Owner-occupied units Financing--can reinstated (for sale) or units that be units after ten years if first are routinely inspection inspected by otherhas no violations, and owner does not owe any local agencies. fees or taxes related to the property.

If a unit fails an inspection while in the Self-Certification Program, they are automatically inspected the next year.

xterior and interior, full spection. Inspection cludes all of the ovisions of the state ousing law and this ode which are pplicable to the oposed use of the uilding including, but ot limited to, provisions lating to construction, aintenance, sanitation, entilation, use and ccupancy of the uilding, zoning, and e.

Santa Cruz Fresno

Eligibility requirements for exemptions from Owner-occupied inspection units, properties five years old or less, properties in escrow Owner-occupied N/A (for sale) or units that units are routinely inspected by other local agencies.

Cordova Los Angeles RanchoLong Beach

ity Long Beach Chapter 10, ArticleLos 16 Angeles CCHAPTER Municipal Code Section Los Angeles C ity Long16.20 Beach Council MC 18.30 et. Council MC 18.30 et. Ordinance No. MC 17.20.500 seq. Ordinance Ordinance No. seq. San Jose Sacramento MC No. 2017-5. 172,109 172,109 et seq. 8.120 et seq.

Properties Covered

or more units partment buildings. so includes: mergency residential helters, guesthouses, otels/hotels, residential are facilities for more an 7 people, sidential service cilities, and fraternity nd sorority houses.

Long Beach Sacramento Fresno

In Oakland we have a higher Oakland child lead poisoning rate than Flint Santa Cruz Rental Healthy Housing Proactive Housing Inspection due primarily to aging housing with Rental Inspection Program Program lead based paint in need of repair. It is part of the reason Oakland and Alameda N/ACounty sued the paint companies and after appeals all the way to the U.S. Supreme Court, the 1 or more units are required to register with court ruled the three major paint the city and be inspected annually. companies must provide Oakland/ Alameda County with approxiScenario 2: Rental mately $45 million dollars to assist Properties 2+ Units property owners in the remediation of lead paint hazards inside their units. In California, over 5.2M residents have asthma and its prevalence is 20 - 40% higher among Owner Occupied; Condominiums; Building within the children built ages 5 last- 5 years 17 than among adults. In 2014, 13.7% of children in California were diagnosed with asthma. In Alameda County, approximately 30,000 children suffer from active pediatric asthma, If a unit fails an inspection representing nearly 9% of children while in the Self-Certification Program, in the County. Lifetime prevalence they are automatically the next year. of asthmainspected impacts over 46,000 or approximately 14% of children.1 While these rates represent a slight improvement over years past, Alameda County has among the highest rates of pediatric asthma in the state of California. Asthma attacks are often caused by healthy housing issues such as pest infestation, moisture intrusion, mold and dust. Smoke alarms were present in almost three-quarters (74%) of reported home fires in 2012-2016. Interior/Exterior, Improper living arrangements, Almost parking and trash issues, three out of five home fire zoning violations, unpermitted dwelling deaths in 2012-2016 were caused units, the renting of spaces not intended for and interior, full with no smoke by fires inExterior properties habitation, substandard, inspection. Inspection overcrowded, unsanitary includes: fire safety alarms (40%) orandsmoke alarms that and unsafe housing code regulations, housing conditions. habitability code failed to regulations, operate building (17%). The risk code/electrical code/ code/ heating of dying plumbing in reported home strucand ventilation code health code ture firesrequirements, is 54% lower in homes regulations with working smoke alarms than in homes with no alarms or none that worked.2 Santa Cruz

Living Room, Kitchen, Interior/Exterior, Improper Bathroom, Other Rooms living arrangements, Used for Living and Halls, parking and trash issues, Garages, Secondary zoningAll violations, Rooms, Detached Buildings, unpermitted dwelling Building General units,Exterior, the renting of Health and not Safety, Heating spaces intended for andhabitation, plumbing. substandard, overcrowded, unsanitary and unsafe housing conditions.

Interior/Exterior Code violations, the most common being: Pest infestation, deteriorating exterior siding, stucco or paint, deteriorating Exterior and interior, full plumbing and inspection. Inspection plumbing fixtures, includes: fire and safety deteriorating interior code regulations, housing drywall and flooring, habitability code poor landscape regulations, building maintenance, missing code/electrical code/ electrical covers, plumbing code/ heating unsightly deteriorated and ventilation code fencing, broken requirements, health code windows, overgrown regulations yards, deteriorated or ineffective waterproofing of exterior walls, roof, foundation, floors, doors, inoperable vehicles.

SeeAnnually Self-Certification unless under Program Self-Certification Program.

“Periodic” Annually unless under Self-Certification All units every 5 years; Property owners are allowed toProgram. to opt into Self-Inspection Program after a passed initial inspection; 10% of Self-Certified Units are randomly inspected every year.

~817,000 units

67,500 units

~88,802 units

100%

At least 10% of units in 7,500 parcels

100%

The Solution:

All units every 5 years; Property owners are allowed to to opt into Self-Inspection Program after a passed initial inspection; 10% of Self-Certified Units are randomly inspected every year.

As previously stated, Rental Property Owners and/or Managers should routinely inspect properties and Tenants should not inten-

~53,181 Units

10% of Self-Certified Units annually; All newly registered units

“Self-Certification is the process by which property owners routinely inspect their properties but are subject to random proactive audits by local building inspection or code enforcement staff. “ tionally generate maintenance issues nor should they delay in reporting them. However given that there will be those who fail to inspect or report, some local jurisdictions are adopting routine rental

inspection aka ‘proactive” programs that incorporate self-certifications. Self-Certification is the process by which property owners routinely inspect their properties but are subject to random

proactive audits by local building inspection or code enforcement staff. Many routine rental inspection programs include self-certifications but there are some that do not as seen in this table:

The Benefits

As with many public health issues, it is more cost effective to prevent housing related health problems than to treat them. A rental inspection program may be more effective than complaint-based programs in ensuring safe and healthy housing, preserving housing stock, protecting vulnerable tenants, and maintaining neighborhood property values. Self-Certification recognizes the reality that like any other industry subject to regulatory codes, there are businesses that operate well and others that require some form of routine oversight. In addition Self-Certification reduces the costs of the program which reduces the financial burden on rental housing business operators and their customers as well as general tax payers. No matter how many inhalers or medications are provided, a child’s asthma will not stabilize unless substandard conditions in their rental unit are improved. Tenants and property owners are both key partners in creating a healthy home. A rental inspection program with selfcertification acknowledges those property owners who maintain a safe and habitable housing unit and ensuring their vital housing service continues to thrive. RH

Larry Brooks is the director, Alameda County Healthy Homes Department/Child Lead Poisoning Prevention Program – an education and research organization that provides innovative, multi-disciplinary programs, consultations, case management, technical assistance, and services to promote health and safety in the home.

Reference 1. California Breathing Alameda County Profile Active Asthma Prevalence. Available here: https://www.cdph.ca.gov/Programs/CCDPHP/ DEODC/EHIB/CPE/Pages/CaliforniaBreathingCountyAsthmaProfiles.aspx 2. National Fire Protection Association Report “Smoke Alarms in U.S. Home Fires” January 2019

ebrha.com

MAY 2019

RENTAL HOUSING 17

FEATURE

18 RENTAL HOUSING

| MAY 2019 |

ebrha.com

Don’t Poke The Bear Learned Lessons From Pharma BY RON KINGSTON

n 2015, the Assemblymember Chiu introduced legislation that would have required pharmaceutical companies to file an annual report on how they develop their drug pricing for new and existing products. Much of the language in the bill was already public information, but it was not easily accessible for the general consumer. It’s important to note the political landscape at that time was still generally positive to the Pharmaceutical Industry (Pharma). Seen as a necessary force, Pharma had positioned itself for the longest time as a white hat in the proverbial health care arena. So, when Assemblymember Chiu wanted to increase transparency to their industry, they drew a hard line in the sand. How hard? Well, the lobbying efforts to the committee were so strong that the author canceled his request for a hearing. No transparency bills were passed, and the Legislature was put on notice that these types of transparency bills would not be supported by the industry. While one can argue that Pharma made the smart move, we would contend they set themselves up for long-term failure. Pharma was not reading the tea leaves. Drug pricing was continuously increasing, and changes from the Affordable Care Act meant solely blaming health insurers was no longer a viable option. Health advocates knew public pressure was beginning to shift towards drug costs, and so they wisely tried again the following year. In 2016, health advocates asked the Chair of Senate Health, Dr. Ed Hernandez, to introduce a drug transparency bill. The Senator agreed to carry the bill (SB 1010) but was adamant that compromises and agreements to provide increased transparency be made on all sides (including insurers). Pharma, perhaps feeling emboldened by the previous year’s success, continued to oppose the legislation at every stop in the legislative process.

ebrha.com

MAY 2019

RENTAL HOUSING 19

FEATURE

“The public perception of the housing issue is at an apex, and Legislators are going to want every relevant stakeholder to offer compromises. How much effort should the industry put behind stopping an inevitable tide?” Their opposition was also a stark contrast to the public’s opinion of them, as the EpiPen scandal had been on every news station from California to New York. For reference, Mylan raised the EpiPen cost from $100 a 2-pack to $600. The bill would eventually die on the Assembly Floor, but it cost the industry greatly. And, it was an unnecessary utilization of said political capital. A simple assessment of the public’s perception should have been sufficient to demonstrate to the pharmaceutical industry that changes were coming. Changes that involved reporting information that was already public were minor compared to

20 RENTAL HOUSING

| MAY 2019 |

ebrha.com

what could come down the road. Yet, they fought because they believed too much in their own talking points. The result was SB 17, a substantially similar version of SB 1010 that had the full weight and resources of Senator Hernandez behind its passage. That bill is now law. Senator Hernandez’s tenure in the State Legislature may be over, but the memories of those battles are still ripe in people’s minds and new bills are being introduced that go far beyond reporting requirements. If you’re not seeing how this all relates to our apartment association, google California housing crisis and read the top hits…they all discuss the crisis as an issue of affordability and try to make justifications for rent control. The public perception of the housing issue is at an apex, and Legislators are going to want every relevant stakeholder to offer compromises. How much effort should the industry put behind stopping an inevitable tide? What are the long-term implications of the public’s demands and beliefs? Based on SB 17, the best approach is one that realizes the status quo is closer to becoming historical context than continuing precedence. RH

The information provided herein is intended to provide general guidance and awareness on recently passed state laws and regulations and shall not be construed in any way as a substitute for individual legal advice. Those that require specific advice should consult an attorney. Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He can be reached at 916-447-7229 or ron@calpcg.com.

LEFTOVERS?

Pass Them On. Or Come Shop.

UPCOMING EVENTS

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

Small Property Roundtable D ATE & TIME P RESENTED BY TOPICS

TUESDAY, MAY 14; 4:00 P.M. - 5:00 P.M. EBRHA Members Only 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.

Property Management Forms and Disclosures D ATE & TIME

WEDNESDAY, MAY 15; 2:00 P.M. - 3:30 P.M.

P RESENTED BY Brent Kernan, EBRHA Board Member TOPICS Explanations Vacancy and Application Forms, Rental Agreements, City Specific Notices, Addenda, Change of Rent, Move-Out Process, Termination Notices & more.

To End the Age of Waste

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

http://urbanore.com

EBRHA Member Meeting D ATE & TIME SATURDAY, MAY 18; NETWORKING: 9:30 A.M. MEETING: 10:00 A.M. - NOON EBRHA Members Only TOPICS “Tenant Screening: What You Should Know” -- Dan Firestone,

URBAN RE

Vice-President/Director Contemporary Information Corps Legal Q&A -- Dennis Phillips Enjoy a complimentary continental breakfast

Property Management Q&A D ATE & TIME WEDNESDAY, MAY 29; 2:00 P.M. - 3:30 P.M. EBRHA Members Only TOPICS Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member.

Member Mixer D ATE & TIME THURSDAY, MAY 30; 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. LOCATION Aisle 5 - 3320 Grand Ave, Oakland

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

Expertise and Representation on Rent Board Petitions, Hearings and Appeals info@rentboardmatters.com

Liz Hart

510-813-5440 ebrha.com

MAY 2019

RENTAL HOUSING 21

FEATURE

22 RENTAL HOUSING

| MAY 2019 |

ebrha.com

CRIMINAL BACKGROUND CHECKS Sleepless in Seattle

Reprinted with permission from Units Magazine, Originally printed in March 2019 BY TOMMY HERBERT

ruddy face frames keen blue eyes. Behind the stacks of legal briefs, illuminated by one soft lamp, one could be forgiven for envisioning a medieval duke standing on his battlements. Though John McDermott is fortified in Arlington, as he leans back in his office chair, his mind is thousands of miles away in the mist-wreathed by-ways of Seattle. As General Counsel and chief legal mind at NAA, McDermott confronts a backward and dangerous policy shift. By way of an Amicus Curiae (Friend of the Court) brief, he explains that not only does this policy do no good, but it threatens great harm to the property owners and the residents of the Emerald City.

ebrha.com

MAY 2019

RENTAL HOUSING 23

on background screening and ignores another basic screening factor. “We can’t make sweeping generalizations about all of the people this ordinance affects,” he says. “I want to make that clear. But in many cases, the same person who may get denied based on criminal history also suffers from bad credit. A property owner can and would screen for this, and, understandably, reject such an application on those grounds. This law forbids the criminal screening but leaves that criterion unchanged. So, it does no functional good, however good the intentions behind it were originally. Understanding that core tenet is absolutely key to this case. In addition to doing significant harm to the safety of the people who live in apartments, by forbidding owners to make informed decisions, this ordinance does not even partially accomplish its very honorable intent.” Conventional wisdom holds that the best indicator of future behavior is past behavior. By hamstringing property owners’ ability to make informed choices about their businesses, and for the good of their residents, the Seattle City Council is materially making apartment communities less safe, while simultaneously spinning their wheels regarding the ordinance’s intent.

“While property owners must always balance risk with their bottom lines, removing the ability to screen for one of their most primary responsibilities – the safety of residents – does a tremendous amount of harm while doing no measurable good.” The Policy

The policy at issue is the ironically named “Fair Chance Housing Act” (FCHA), an ordinance passed by Seattle’s City Council. In brief, it forbids property owners from checking into rental residents’ criminal history when looking at their lease applications. The ordinance now sits on the docket at the Federal Court of the Western District of Washington. “It’s your classic ‘ready, fire, aim’ approach by public officials,” says McDermott. Seattle officials maintain that the law addresses historical ills, such as the over-policing of certain minorities and the city’s homelessness crisis. While the former may be a panacea for municipal guilt, any illusion that this ordinance affects the latter is just that. “The advancements that the judicial and legislative systems are making regarding criminal justice reform are very encouraging,” says McDermott, “but this legislation was passed in haste, and then thought-through after the fact. “In the context of liability law alone, the state of Washington holds property owners liable for the safety of their residents. That goes as far as the amount of street lighting, or the state of untrimmed shrubbery. What is a judge meant to think when a resident brings suit based on criminal activity around their home, putting them in clear danger, when the owner of the property was forbidden from even inquiring about the criminal history of the applicant who is now putting that resident in danger?” It takes very little imagination to imagine the legal mess in which property owners could find themselves. Responsible for safety but forbidden from taking meaningful action to prevent crime in their communities, owners are simply left at the mercy of criminals AND the courts.

A Matter of Intent

McDermott continues that the law doesn’t materially address the problem of putting deserving applicants into apartments despite the circumstances of a criminal past, because it focuses 24 RENTAL HOUSING

| MAY 2019 |

ebrha.com

‘Ready, Fire, Aim’

While property owners must always balance risk with their bottom lines, removing the ability to screen for one of their most primary responsibilities – the safety of residents – does a tremendous amount of harm while doing no measurable good. That is one reason why even public housing authorities (PHA’s), ostensibly entrusted with providing housing for those most in need in our communities, not only can but are required by federal law to screen any and all applicants’ criminal histories. It is fair to wonder whether Seattle’s City Council had really considered the totality of the issues that face their city, or whether they were looking for a quick PR boost. If so, their current circumstances must be puzzling to them. It does, however, provide a clear example for why public officials may want to eschew ‘ready, fire, aim’ approach to governance. Do you have questions regarding this lawsuit? Do you face a similar situation in your locality? NAA is standing by as a resource for you on this subject and many more. Please do not hesitate to reach out to our dedicated policy staff with any questions or matters with which we can be of assistance. RH

Serving the East Bay

APPLIED WATERPROOFING SYSTEMS

Providing Waterproofing Services Since 1985

Commercial & Residential Buildings Balconies Walkways Garage Coatings

Decks Patios Driveways

Call Neal Golding

(510) 452-3666

Bay Area Contract Carpets, Inc.

nlgolding@pacbell.net www.appliedwaterproofing.com

LIC#552820

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

(510) 613-0300

Additional Discounts for RHA Members

Providing Hassle-Free Laundry Rooms to the Multifamily Housing Industry Since 1947

800.421.6897 www.washlaundry.com

EARTHQUAKE AND STRUCTURES, INC. Est. 1984

Structural • Civil • Construction Management

Premier Engineering Services in the Greater Bay Area  Soft-story screening and report per city ordinances  Seismic strengthening, foundations, and retaining walls  Construction management and oversight

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

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

 Over 5,000 City approved construction projects.

Carlon Tanner, Owner/Broker

 Knowledgeable, reliable, and insured  Over 40 years of experience

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

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

bk@esiengineers.com www.esiengineers.com

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

ebrha.com

MAY 2019

RENTAL HOUSING 25

FEATURE

26 RENTAL HOUSING

| MAY 2019 |

ebrha.com

For Gen Z, Word of Mouth is Even Louder Reprinted with permission from Units Magazine, Originally printed in March 2019 BY PAUL R. BERGERON

hen it comes to consumer habits, Gen Z is not simply a continuation of Millennials. Behaviors are different. Expectations are different. Attitudes are different. And use and embrace of word of mouth are different. Fundamentally, Gen Z — at least at this time — relies more on word of mouth, in both its offline and online forms, more than any other generation. Drawn from Chatter Matters: the 2018 Word of Mouth Report and The State of Gen Z 2018, here are eight new Gen Z statistics that demonstrate how vital word of mouth is to this emerging generation, according to Talk Triggers’ Jay Baer and Daniel Lemin. 48% of Gen Z has made a second-person word of mouth recommendation. — “Second-person” word of mouth is when an individual makes a recommendation not because of their personal experience, but because a friend or family member told them something positive about the product, service, brand, or company. Millennials: 41% Gen X 38% Boomers 38%. 30% of Gen Z has made an overheard word-ofmouth recommendation. — “Overheard” word of mouth is when an individual makes a recommenda-

tion not because of their personal experience, but because they were listening when someone they didn’t know praised the product, service, brand, or company. Millennials 23% Gen X 16% Boomers 13%. 86% of Gen Z reads reviews before making a firsttime purchase. — Reviews are increasingly important for all buyers, but Gen Z consults online opinions extensively, and more so than any other generation. 68% of Gen Z reads 3 or more reviews before making a first-time purchase. — Gen Z is not satisfied glancing at one review and making a buy. Instagram is the most popular way for Gen Z to follow brands. — Among Gen Z, 41% follow brands on Instagram, with a smaller percentage checking in on companies via Twitter and elsewhere. 52% of Gen Z brand followers are connected to at least 3 brands on Instagram. — Among members of Gen Z who do follow brands on Instagram, 52% of them follow at least three. Gen Z trust YouTube ads more than any other type of ad. — This includes radio, print, television, social media ads, and beyond. YouTube ads — often featuring influencers — are the most trusted form of advertising among Gen Z. RH

ebrha.com

MAY 2019

RENTAL HOUSING 27

Maisel Property Management, Inc. Serving Oakland and Surrounding Areas

MPM

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

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

EAST OAKLAND Specialist! www.maiselpropertymanagement.com

510-568-4444 510-562-8600

ENOUGH IS ENOUGH!

What happens when you don't advertise?

NOTHING Advertise in Rental Housing magazine to reach owners and managers of 30,000+ rental units.

Protect Your Rental Property Rights! GO TO EBRHA.COM/LEGAL-FUND TO CONTRIBUTE TO THE LEGAL FUND TODAY!

ASSISTING PROPERTY OWNERS WITH THEIR LEGAL NEEDS SINCE 1975. Effective. Efficient. Economical. 510-839-2067 TheEvictors.com 28 RENTAL HOUSING

| MAY 2019 |

ebrha.com

GO TO WWW.EBRHA.COM/ADVERTISING FOR DETAILS

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

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.

License No. 797467

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

Seismic & General Contractors

Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • 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

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.

ebrha.com

MAY 2019

RENTAL HOUSING 29

COLUMN

esq. & a

Camera Shy

consent to the recording. Therefore, you cannot secretly record conversations or risk both civil and criminal penalties. Generally speaking, you may want to refrain from capturing audio recordings of conDo Security Cameras Violate a Tenant’s Right versations and resort to video only cameras. You should also refrain from placing to Privacy? BY DENNIS PHILIPS hidden cameras and post a sign that the property is under video surveillance. By doing so, you minimize the risk that a complaining neighbor can claim they had a reasonable expectation of privacy. In response to the question posed, the sidewalk directly in front of your building will likely be considered a public place with no reasonable expectation of privacy, so a video camera in plain sight and with warning signs would not likely be a violation of privacy laws. As for a camera that points partly in front of your neighbors front yard, it may be a different analysis. For example, would people standing in that area have a reasonable expectation of privacy? Does the camera point into an area that would not otherwise be visible or that is enclosed by a fence? Is there a legitimate security interest in recording that particular area? With the . We’re having issues with our l?lawCode=PEN&part=1.&title=15.&c rapid advance of video technology and the neighbors. I want to put lights hapter=1.5). Make sure the video does relatively slow pace of legal regulations and cameras pointing out the front not capture any private areas of your to keep up, there are some gray areas. In of our building toward the street. Is neighbor’s home, such as windows into these circumstances it is best to err on the that okay? What if the cameras were their bedroom or bathroom, where they side of caution. Penalties for invasion of aimed mostly in front of our property, would expect privacy. Also, confine the privacy can result in serious legal liabilbut partly in front of theirs? What do I areas that the video captures as much ity. Also, be prepared to answer questions need to know about this? as possible to areas that are within your from your neighbors regarding your camproperty line and where possible avoid era placement and reasons for their instal. There are two issues raised with this capturing the comings and goings of lation. Using a professional installer may question, the first is the cameras, the your neighbors into their properties. The also help avoid problems as they often second is the lights. purpose of these cameras is to secure have experience with these issues and your property, not to police the behavior can recommend proper installations and VIDEO RECORDINGS: With respect of your neighoptions to achieve your to the video recording, as long as the bors. “Also, confine the areas that security goals. placement of the cameras does not result There is a sec- the video captures as much in recording an intrusion that violates a ond inquiry if as possible to areas that are O U T D O O R person’s reasonable expectation of pri- your camera also within your property line LIGHTING: The secvacy, placing a camera that records events records audio. and where possible avoid ond issue raised by the that occur in a public place is most likely California is an capturing the comings and question asks about legal and not a violation of any California “all party” con- goings of your neighbors lights that point out privacy laws. California prohibits unau- sent state which into their properties. The to the street. Lighting thorized camera installations in private means that all purpose of these cameras should not be placed so places. (See Cal. Penal Code §§ 630-638 persons who is to secure your property, as to cause a nuisance available online at https://leginfo.legisla- are being audio not to police the behavior to other neighbors. For ture.ca.gov/faces/codes_displayText.xhtm recorded must example, a bright light of your neighbors.”

30 RENTAL HOUSING

| MAY 2019 |

ebrha.com

that shines into the neighbor’s bedroom window directly across the street could be defined as a nuisance. Any lighting should point towards the ground below the light and not across the street or upward, such as with a bare, uncovered lightbulb. Also bear in mind that improperly placed lighting may cause glare that affects neighbors or even vehicle operators and may be considered as light pollution, which would subject you to potential fines or violation notices regarding local ordinances. You should avoid unnecessarily bright lights and consider motion activated lights so as to minimize the use of lights when not needed. Confine lighting to your property line boundary to avoid claims of light trespass. Common-sense installations will avoid the potential pitfalls and claims you are creating a nuisance. It may also be prudent to contact your local building code enforcement unit to determine if there are any regulations you need to comply with in order to avoid problems of light trespass and claims of nuisance lighting.

. My tenant has informed me that she believes there is mold in her unit. What should I do next?

. You should immediately investigate

the claim and document and take pictures whenever possible. As of January 1, 2016, visible mold has been added as a condition that defines a home as substandard pursuant to California Health & Safety Code § 17920.3. (https://leginfo. legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=17920.3&amp;l awCode=HSC). Failure to address the issue could result in legal liability for breach of the implied covenant of habitability. (Note that there is an exclusion for “the presence of mold that is minor and found on surfaces that can accumulate moisture as part of their properly functioning and intended use.” Such an exclusion would likely apply to, for example, mold forming on the grout between shower tiles, as opposed to mold discovered in the corner ceiling of the dining room, where moisture should not be present). Investigate the complaint as soon

as possible to determine the source of any mold. Common sources include leaks in the structure that allow for moisture build up, plumbing leaks, and poor ventilation in bathrooms or kitchens, just to name a few. If the mold is visible, or there is noticeable dampness or moisture in a room, or the odor of mold, you should contact a mold inspection/remediation company to perform a comprehensive investigation. Mold caused by leaky plumbing can occur behind walls and in difficult to find places, therefore having a professional, and preferably certified company can make finding and remediating the issue much easier. It is not necessary to determine the kind of mold present, any visible mold should be attended to and moldy materials, such as sheetrock or otherwise, be removed. If dampness is found without visible mold, or the smell of mold, these areas should be dried out as soon as possible. Be sure to document all of your interactions with the tenant and whenever possible take pictures of claims of mold. This can be crucial to defending your actions if the tenant accuses you of ignoring their complaints or not attending to them properly, as you will have the documentation and evidence to refute any such claims. For example, if a tenant complains about mold in the unit, whether orally or in writing, you should respond in writing acknowledging your receipt of the complaint and what steps will be taken to address the complaint. Then you should attend to the issue right away. Property owner liability for habitability issues often turn on notice and the reasonableness of the response, or action taken to correct the issue. Hiring a professional mold inspection and remediation company to take quick action will likely be deemed to be reasonable under most circumstances. Typically, a mold inspection company will provide a report identifying potential sources of mold or water intrusion and will suggest how to remediate the problem. It would be prudent to follow the advice of the mold inspector and remediate the issue according to California mold remediation guidelines. Also, it may be dangerous to perform the remediation

yourself or through unlicensed contractors, due to potential exposure to harmful mold spores or unintentional spread of mold spores to uncontaminated areas, leading to even more mold problems. Property owners and managers should also be aware that they are required under California law to disclose in writing to prospective tenants the presence of mold if they know, or have reason to believe, that mold is present in the building at levels that could pose a threat to health. (Cal. Health &amp; Safety Code §26147: http://leginfo.legislature.ca.gov/faces/ codes_displaySection.xhtml?lawCode=H SC&amp;sectionNum=26147). No such disclosure is required if the mold issue is remediated pursuant to California mold remediation guidelines. Also note that if there is a mold infestation that is attributable to the tenant, in most cases the rental property owner can deduct the cost of remediation from the tenant’s security deposit. Be sure to follow the procedure for deducting from security deposit(s) set out in Cal. Civil Code §1950.5. (https:// leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&amp; sectionNum=1950.5). Contact an Attorney if you have any questions as to how to proceed. It behooves any property owner or manager to address such claims in a timely manner and to not belittle such claims. To ignore such claims could result in expensive and time-consuming lawsuits, including claims for health-related issues and illnesses resulting from mold exposure. For further information on mold in your home or rental property and its potential health effect please refer to: http://www. lapublichealth.org/eh/docs/housing/brochure/moldhome.pdf RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dennis Phillips attended undergraduate school at the University of California, Berkeley and law school at the University of the Pacific, McGeorge School of Law in Sacramento, CA and graduated in 2000. He brings to his law practice a wide breadth of knowledge with a focus on Rental Property Owner/Tenant disputes (including cities with Rent Control/Just Cause); Restraining Orders; Personal Injury and General Civil Litigation.

ebrha.com

MAY 2019

RENTAL HOUSING 31

community calendar

EVENTS & CLASSES

May

June

TUESDAY, MAY 14TH 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.

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.

WEDNESDAY, MAY 15TH Property Management Forms and Disclosures Presented by Brent Kernan, EBRHA board member Topics: Explanations Vacancy and Application Forms, Rental Agreements, City Specific Notices, Addenda, Change of Rent, Move-Out Process, Termination Notices & more. EBRHA Members Only 2:00 p.m. - 3:30 p.m.

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

SATURDAY, MAY 18TH EBRHA Member Meeting “Tenant Screening: What You Should Know” -- Dan Firestone, Vice-President/Director Contemporary Information Corps Legal Q&A -- Dennis Phillips Topics: TBD Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon

WEDNESDAY, JUNE 19TH Rental Property Management (RPM) 101 Presented by TBD 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.

WEDNESDAY, MAY 22ND Rental Property Management (RPM) 103 Presented by Brent Kernan EBRHA board member Topics: Notices, Terminations, Security Deposits, & Abandonment. Free to EBRHA Members, Non-Members $69 2:00 p.m. - 3:30 p.m. WEDNESDAY, MAY 29TH 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.

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, MAY 30TH 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.

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. 32 RENTAL HOUSING

| MAY 2019 |

ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2019-20 (3.5%) A CPI increase of 3.4% becomes effective on July 1, 2018. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

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

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

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

DEC. 2018. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2016. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2015. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% 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%) PERI OD AM O U N T

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

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

MAY 2019

RENTAL HOUSING 33

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

ASSOCIATIONS

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

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

www.richards-legal.com

Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — REAL ESTATE/CORP.

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

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

34 RENTAL HOUSING

| MAY 2019 |

ebrha.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

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com Urban Ore Marylou Van | 510-841-7283 www.urbanore.com CONSTRUCTION

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

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

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

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

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

MAY 2019

RENTAL HOUSING 35

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 Innovative Coin K.P. Forrest | 510-259-1494 www.innovativelaundry.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 Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.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

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

PEST & VECTOR CONTROL

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

| MAY 2019 |

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

36 RENTAL HOUSING

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

RENT & MARKET RESEARCH

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

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

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

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

Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com

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

Lee & Associates Commercial Real Estate St. John & Associates Michael St. John | 510-845-8928 Michael Lopus | 925-239-1424 www.stjohnandassociates.net mlopus@lee-associates.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com

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

The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com

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

Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com

General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.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 RECYCLING/REUSE

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

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

SEISMIC ENGINEERING

Earthquake & Structures, Inc. B.K. Paul | 510-601-1065 www.esiengineers.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SUSTAINABLE ENERGY

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

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

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 & COMPOST COLLECTION

Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com WASTE & RECYCLING MAINTENANCE

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

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

MAY 2019

RENTAL HOUSING 37

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

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

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

The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 28 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 20 The Shepherd Law Group . . . . . . . . . . . . . . 13 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 25 CONSTRUCTION

West Coast Premier Construction. . . . . . . 29 ELECTRICAL SERVICES

Complete Electric . . . . . . . . . . . . . . . . . . . . . 13 ENGINEERS

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

Wash Multi-Family. . . . . . . . . . . . . . . . . . . . . 25 LENDERS

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 7 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . . 9 PROPERTY MANAGEMENT

Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 25 RENT CONTROL CONSULTANTS

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

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . . 9 General Roofing Co. . . . . . . . . . . . . . . . . . . . 29 WASTE AND RECYCLING MAINTENANCE

3664 Grand Avenue • Suite B Oakland, CA 94610

Bay Area Bin Support. . . . . . . . . . . . . . . . . . 39 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 25

JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 38 RENTAL HOUSING

| MAY 2019 |

ebrha.com

Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

HAVE YOUR VOICE HEARD IN SACRAMENTO CALL AND EMAIL YOUR REPRESENTATIVES JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOINÂ