Rental Housing - November 2014

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | NOVEMBER 2014

CREATING SAFE NEIGHBORHOODS Tips for providing safe housing to your residents

PLUS: AN INSIDER’S GUIDE TO PICKING THE BEST SECURITY COMPANY USING TENANT SCREENING TO MAKE YOUR LIFE EASIER

925-344-5755 877-264-6964

(Call Now For a Free Estimate)

Contents

NOVEMBER 2014

East Bay Rental Housing Association Volume XI, Number 11 November 2014 EBRHA OFFICE

Features & Columns

360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR

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

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

Esteban Cortez | ecortez@ebrha.com ACCOUNTING MANAGER

Cathy Hayden | chayden@ebrha.com EDUCATION & MEMBER MANAGER

Tori Blanca | tblanca@ebrha.com MEMBERSHIP & ADMINISTRATIVE ASSISTANT

Evangelina Salazar | esalazar@ebrha.com EBRHA OFFICERS

14

19

Increasing Neighborhood Safety

Picking a Security Company

BY LUCAS HALL

BY SANDY GLOVER

BY RANDY LINDENBERG

Outside in the Elements

30

ESQ&A

BY VARIOUS AUTHORS

Weeding Out Illegal Activity

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Mark Almeida, Symon Chang, Reggie Hairston, Carmen Madden, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Menna Tesfatsion PUBLISHED BY

Wayne C. Rowland

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 360 22nd Street, Suite 240, Oakland, CA 94612.

34

GREEN SHEET

Certificate for Green Property Management Course

Events & Directory 34 G REEN SHEET 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX

ebrha.com

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612.

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright Š 2014 by EBRHA. All rights reserved.

COVER ILLUSTRATIONS: CANSTOCKPHOTO.COM

HEALTH & SAFETY

EBRHA DIRECTORS

EDITOR Tina Bocheff

Features & Columns

10

SECRETARY Fred Morse

MANAGING EDITOR Jill Broadhurst

BY DAN LIEBERMAN

Tickets Available for Our 2nd Annual Awards Ceremony & Holiday Reception

TREASURER Jack Schwartz

EBRHA Communications Committee Tina Bocheff, Jill Broadhurst, Esteban Cortez, Wayne C. Rowland

Tenant Screening Best Practices

NEWS

2ND VICE PRESIDENT Luke Blacklidge

PRODUCED BY

24 8

PRESIDENT Wayne C. Rowland

contributors DANIEL CHEUNG Daniel Hing-Yiu Cheung is an attorney in Bornstein & Bornstein’s San Francisco office.

He focuses his practice on real estate litigation, specializing in unlawful detainer actions in Bay Area rent-controlled jurisdictions. He earned his Bachelor’s Degree from the University of Wisconsin-Madison, where he graduated with a double major in English and Information Systems and Management. Daniel was awarded his Juris Doctor degree from the University of Iowa College of Law.

SANDY GLOVER Sandy Glover is the founder and CEO of the Gold Shield Agency, and has 20 years of experience making it a state-of-the-art applicant screening agency. In addition, Sandy contributes articles to real estate and property management blogs and magazines that are pertinent to property managers. In her spare time, she is a volunteer for various animal rescue organizations. Sandy lives in Ormond-bythe-Sea, Florida and loves to spend time at the beach with family and friends.

LUCAS HALL Lucas Hall is Chief Landlordologist at Cozy, a company that aims to make renting easy for everyone. He is a successful landlord with dozens of happy tenants and a profitable income property portfolio. A landlord for almost 10 years, he founded Landlordology in 2013, and became part of Cozy in January 2014. Being a landlord to dozens of tenants, he’s learned how to manage rental properties while thriving at his full-time job.

DAN LIEBERMAN Dan Lieberman is the president of Milestone Properties in Oakland. He has extensive experience renovating, marketing and repositioning multifamily properties. Over the past 18 years, he has upgraded and managed over 50 apartment communities in the East Bay. Dan was the 2004 president of the California Apartment Association, and he is currently writing a book on how to improve the performance of your rental properties, scheduled to come out this fall.

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EBRHA PAC Endorses Oakland Mayoral and District 4 & 2 Candidates

After careful consideration, the EBRHA PAC is pleased to announce the following endorsements: OAKLAND MAYOR (in no particular order) • Joe Tuman joetuman.com • Courtney Ruby courtneyruby.com • Bryan Parker bryanparker.org DISTRICT 4 • Jill Broadhurst jill4oakland.com DISTRICT 2 • Dana King danakingforoakland.com EBRHA PAC is seeking volunteers to support the candidates. Here’s how you can help: • Put up a lawn or window sign • Walk door-to-door or phonebank To volunteer, contact news@ebrha.com.

FOR UP TO DATE ENDORSEMENT INFO, GO TO: EBRHA.COM/ELECTION

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COLUMN

news Call For Nominees to EBRHA Board of Directors!

Applications due Nov. 3 EBRHA is looking for nominees to join our Board of Directors. Are you energetic and interested in building a stronger association? Do you have marketing skills or outreach experience? If so, we’d like you to join our Board of Directors. Terms are three years, and members elected this year will serve on the Board from January 1, 2015 to December 31, 2017. Elections take place at the November 15 member meeting. Go to www.ebrha.com/board for an EBRHA Board application form, due November 3.

Update on the Proposed Oakland Tenant Protection Ordinance After two meetings and a large group

Tickets Available for Our 2nd Annual Awards Ceremony & Holiday Reception EBRHA’S SECOND ANNUAL AWARDS CEREMONY AND HOLIDAY

is set for Wednesday, December 3 at 6:00 p.m.

Join your fellow EBRHA members, Board and staff to honor leaders in the East Bay rental housing community.

Awards will be presented to “best-in-class” in the following categories: property owner, vendor, property management company and goodwill ambassador. This year, the event will be held at Oakland’s newest co-working and event space, Impact Hub Oakland, located at 2323 Broadway, near Grand Avenue. To purchase tickets, see awards criteria, and to nominate your favorites, go to www.ebrha.com/ awards. Nominations are due November 14. Winners will be featured in the January issue of Rental Housing magazine. Enjoy extraordinary cuisine and live entertainment.

Space is limited, so be sure to get your tickets today.

RECEPTION

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of speakers on both sides, the Oakland Tenant Protection Ordinance will be moving forward to city council on October 21. This proposed Ordinance never met the data criteria for showing there is a need. In an already crowded field of ordinances at the state and local level, including Oakland’s Measure EE, property owners will yet have one more potential set of pitfalls that will encourage frivolous lawsuits and stresses on the small property owners of Oakland. In a strange twist, nonprofit organizations that provide housing are exempted from enforcement of the ordinance, and will be free to engage in the tenant harassment otherwise prohibited by the law. District 1 Councilmember Dan Kalb has proven he is not a willing partner or listener, and succumbs to policies adopted by other rent controlled jurisdictions, who face many different sets of circumstances.

Councilmember Schaaf (D4) and McElhaney (D3) have also shown that they are not bothered by lack of evidence, but rather are moved by emotion and unchallenged anecdotes provided by tenant groups who coach their members to speak about maintenance issues and tenant-to-tenant conflicts rather than harassment, as actual harassment cases have been hard for them to come by. The

lead organization representing tenants, Just Cause, received a large grant from the City of Oakland last year. This has been an eye-opening year for the rental housing industry, as we have seen debt service go away, capital improvements severely restricted, and now this ordinance is being introduced. For updates on this proposed ordinance, go to www. ebrha.com/alerts.

EBRHA Hosting a Renovation, Repair and Painting Recertification Course EBRHA is hosting a Renovation, Repair

and Painting Recertification Course on Friday, November 14 from 10:00 a.m. - 2:00 p.m. This EPA-accredited training course will recertify workers as required under the new law for anyone who disturbs lead-coated surfaces during repair or renovation of pre-1978 housing. This 4-hour course was designed to train contractors who perform building renovations, repairs or painting, and how to work safely and comply with the EPA regulations. There is an exam at the end of the course and students must pass at 70%. The price for the course is $150 for members and $175 for non-members.

Seating is limited and registration is now open at www.ebrha.com.

Oakland’s Uptown Named No. 1 Great Neighborhood in America The American Planning Association (APA) recently named Oakland’s Uptown

neighborhood its no. 1 “Great Neighborhood” in America. According to the APA, its flagship program “celebrates places of exemplary character, quality, and planning. Places are selected annually and represent the gold standard in terms of having a true sense of place, cultural and historical interest, community involvement, and a vision for tomorrow.” The APA website states, “Uptown incubates the home-grown, artistic, and entrepreneurial spirit unique to Oakland.” It cites the Fox Theater, the Paramount Theater and Uptown Arts District Park as some of Uptown’s distinct features. RH

UPCOMING MEETINGS & EVENTS

EBRHA Office Closed

DATE

TUESDAY, NOVEMBER 11

Membership Meeting DATE/TIME SATURDAY, NOVEMBER 15, 10:00 A.M. - 11:00 A.M. TOPIC n Board Member Elections

n Legal Q&A (Speaker TBD)

DETAILS Members Only; Parking pass available at EBRHA.com

Women’s Auxiliary Luncheon DATE/TIME LOCATION

PRICE

DETAILS

TUESDAY, NOVEMBER 18, 11:45 A.M. Scott ’s Seafood Restaurant, 2 Broadway, Oakland Auxiliary members: $20; Guests: $35 Contact Anna Alberti at 510-562-1179 for more info

EBRHA Office Closed

DATE

THURSDAY, NOVEMBER 27

EBRHA Office Closed

DATE

FRIDAY, NOVEMBER 28

Online Registration at ebrha.com

Unless noted, all events are held at the:

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 360 22nd St., Suite 240 Oakland

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COLUMN

health & safety then a closer inspection should be made.

Any problems should be corrected immediately. If in doubt, replace it! They are not designed to last forever and they are relatively inexpensive and easy to replace.

Outside in the Elements

Vent Cap Maintenance Being constantly outside in the elements, the vent stack and vent cap must deal with what Mother Nature dishes out.

High winds can whip off the vent cap entirely, leaving the appliance unprotected from downdrafts, birds, debris and rain.

Also, if they are not constantly painted, The importance of annually inspecting your the vent stack and vent cap can corrode over time causing it to partially collapse building’s rooftop vent caps. BY RANDY LINDENBERG and restrict the appliance venting.

Apartment buildings with flat roofs have the same potential problems as homes, but they have an additional element to contend with, such as various workers constantly going up on the roof.

Flat roofs need a lot more maintenance than pitched roofs. They need constant inspections to ensure there is no potential water leaks and to make sure the roof drains are clear.

As an example, think of rooftop vents that are close to other things like electrical disconnect boxes, electrical lines and cable TV lines. All this equipment means that various tradesman are going on the roof to service and maintain their equipment. They are carrying tool bags ooftop vent caps come in many and equipment to do their various jobs.

The annual appliance inspection and different shapes and sizes. They They are on the roof to do their job and safety check performed for free by the are made out of many different leave when their job is complete. They are gas experts at Pacific Gas & Electric materials, but they all have the same not thinking about what can happen if (PG&E) will show any venting issues. purpose. Their main purpose is to vent they accidentally hit and crush a vent cap.

Their inspections are only on the gas the products of combustion produced Most of them don’t even know what the appliances and do not include an by the gas appliance, safely to the vent caps are for or what they do. inspection of the vent stacks or vent outside of the home or apartment. Their caps. However, if there are any venting I cannot begin to describe all the other job is to prevent downdrafts from damaged roof stacks and vent caps that problems, they will be able to detect any entering the vent stack when the wind I have personally witnessed during my issues when checking the appliances. blows and also to keep birds, debris and 35 year career at Southern California The vent stacks and caps on single rain out of the vent stack.

Gas Company. If you have any roofing family homes with pitched roofs can work done, whether it is a repair on usually be visually inspected from the Vent Cap Safety the existing roof or you are having a ground. On homes with flat roofs, it All gas appliances rely on maintaining new roof installed, you may require you to go up clear vent stacks and vent caps for should have all the vent on the roof to inspect the “Being constantly safe operation. If a gas appliance outside in the stacks and vent caps vent stacks and caps. vent stack or the vent cap becomes elements, the vent inspected before the gas The same goes for restricted in any way, then the products appliances are put back apartment buildings with stack and vent cap of combustion, which can include must deal with into operation. If there pitched and flat roofs. If deadly carbon monoxide (CO) gas, what Mother Nature is any doubt, call your there is any indication can spill back into the living area. dishes out.” gas supplier for a free of a potential problem, 10 RENTAL HOUSING

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PHOTO: FLICKR / PULPOLUX !!!

R

EAST BAY RENTAL HOUSING ASSOCIATION CORDIALLY INVITES YOU TO

SECOND ANNUAL AWARDS CEREMONY AND HOLIDAY RECEPTION WEDNESDAY, DECEMBER 3RD, 2014 6:00 P.M. - 9:00 P.M. IMPACT HUB OAKLAND 2323 BROADWAY, OAKLAND

Join your fellow EBRHA members, board and staff to honor leaders in the East Bay rental housing community. Enjoy extraordinary cuisine and live entertainment.

6:00 - 7:00 pm No-host wine and beer (includes one drink ticket) 7:00 - 9:00 pm Entertainment, Dinner and Awards Presentation

“BEST OF THE YEAR” AWARD CATEGORIES Landlord Member Award Vendor Member Award Property Management Company Member Award Goodwill Ambassador Award For awards criteria and to nominate your favorites, go to www.ebrha.com/awards or call 510-893-9873.

Nominations are due Nov. 14. Winners will be featured in the January issue of Rental Housing magazine. A panel of EBRHA Board and staff will select the winners.

Tickets on sale now! $65 per person

Includes entertainment, one drink ticket, dinner, dessert and coffee. Purchase your tickets at ebrha. com/awards or call (510) 893-9873. Space is limited. ebrha.com

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UPCOMING WORKSHOPS Landlord Basics D ATE & TIME

SPEAKER

PRICE

TOPICS

THURSDAY, NOVEMBER 6; 2:00 P.M. - 3:30 P.M.

Tori Blanca, CCRM, EBRHA Free to Members and Non-members Tenant Screening, The Application Process, Fair Housing, Measure EE and Rent Control, EBRHA Member Benefits

Renovation, Repair and Painting Course (Recertification) DATE/TIME FRIDAY, NOVEMBER 14, 10:00 A.M. - 2:00 P.M. Registration deadline is Friday, November 7

PRICE Members: $150; Non-members: $175 I NSTRUCTOR Richard MacFarlane, Benchmark Environmental Engineering

DETAILS n This EPA-accredited training course will recertify workers as required under the new law for anyone who disturbs lead-coated surfaces during repair or renovation of pre-1978 housing.

n This 4-hour course was designed to train contractors who perform building renovations, repairs or painting, and how to work safely and comply with the EPA regulations.

The course addresses health concerns, regulations, before, during and after work procedures, as well as

record-keeping and training non-certified workers.

n The class consists of a presentation of the new RRP regulations and hands-on student participation. There is an exam at the end of the course and students must pass at 70%.

appliance safety inspection, which will identify any possible venting issues. You are only entitled to one free appliance safety inspection per year, so have all of the gas appliances inspected at the same time.

By now, all homes and apartments in California must have carbon monoxide (CO) detectors installed to warn the occupants of dangerous carbon monoxide (CO) levels in the living area.

Without the detectors, the carbon monoxide (CO) buildup could have deadly consequences.

The bottom line is, all home and apartment roofs should be checked annually to make sure they are in good condition and will not leak. The vent stack and vent cap inspections should also be a part of the annual roof inspection to ensure everyone’s safety inside the apartment or house. RH Randy Lindenberg is president of Natural Gas Consulting LLC in Southern California. He can be contacted at 714-974-4291.

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos

Landlord 101 D ATE & TIME

SPEAKER

PRICE

TOPICS

*Trenchless Sewer Replacements

TUESDAY, NOVEMBER 18; 2:00 P.M. - 3:30 P.M.

Tori Blanca, CCRM, EBRHA Members: Free; Non-members: $69 New Laws for 2014, Rent Control, Measure EE, The Application Process, Tenant Screening and more

Online Registration at ebrha.com

All classes and workshops are held at the

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 360 22nd St., Suite 240 Oakland

*Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters

The Plumber Referred by Your Friends!

(510)843-6904 www.albertnahmanplumbing.com

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EA ST

EAST BAY RENTAL HOUSING ASSOCIATION

BAY

360 22nd Street, Suite 240 Oakland, CA 94612 Phone: 510.893.9873 Fax: 510.893.2906 news@ebrha.com

RE NTA L HOUSI NG

Looking for Group Insurance? Want to Reduce your Premiums? Need Guidance with the Complexities of Coverage? EBRHA Introduces a New Trusted Partner.

A SSOC I ATION

Dear EBRHA Member:

I am delighted to announce that we have a brand new association insurance program for our members. We feel that this will be a tremendous value added member benefit.

The new EBRHA program includes all of the following: • Group Medical Insurance • Group Dental Insurance • Group Vision Insurance • Worker’s Compensation • Liability Insurance • Retirement Plans – 401(k) • Human Resources Services ________________________________________ If your company has at least three or more full-time employees and is an EBRHA member, you can request information immediately. If your company enrolls with a new Group Medical Insurance Program, Worker’s Compensation Policy, Liability Policy or Retirement Plan, you may find that the savings reduces or eliminates the cost of your membership dues.

If you like the group insurance plans that you have in place for you and your employees, and want to have our endorsed association insurance program partner, Successful Solutions, LLC, service your account, you may be eligible for a free one-time annual membership!

Please contact Successful Solutions, LLC by phone at (888) 333-5094 or visit www. ebrha.com and click on the “Looking for Group Insurance?” ad to get more information.

Of course, there is no fee or obligation to request information on the program. We hope you are as pleased with this new EBRHA member benefit as we are.

Sincerely,

JILL BROADHURST EXECUTIVE DIRECTOR

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FEATURE

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AN INSIDER’S GUIDE TO PICKING

A SECURITY COMPANY Background checks and in-depth questions help to identify the best firm to protect your property.

BY SANDY GLOVER

PHOTO: FLICKR / SMTHCRIMINAL29

A

lot can go wrong when the wrong private security company is on the job.

Just ask the New York Port Authority and the company hired to watch over the new 1 World Trade Center building in Manhattan.

In March of 2016, they found themselves at the center of a controversy after a teenager snuck by guards into the tallest building in New York, climbed to the top and broadcast his stunt to the world.

In the end, no one was hurt, and the boy was convicted and sentenced to community service, time already served. So, no harm, no foul, right? Actually, no, far from it. Safety and security were compromised at a site where such breaches—given what happened in 2001—should be unthinkable. Had more research been done to choose the right private security company and review its staff and standard operating procedures (SOPs), this embarrassing— and potentially lethal—incident could have been avoided.

As an owner of a background check and screening company, Gold Shield, and as a former law enforcement officer and private investigator, I’ve seen security breaches like this one too many times.

With some basic research and foresight, you can hire the right private security company and rest easily at night knowing that your domain is safe.

How to Narrow Your Options So now you’ve decided to hire a private security company to monitor and protect your property.

The first question is, “How do I find the right one?”

Because the team you hire will be responsible for the safety of your residents, community, and physical property, selecting a private security company is one of the most critical decisions you’ll ever make as a property manager.

When you start your search, begin by considering this point: many small security firms source their guards from employment pools. These smaller companies usually can’t afford to provide training and equipment or pay as well as the larger ones do, which means their guards may not be up to snuff, so it’s a good idea to begin by looking at larger firms.

Large or small, do your homework before signing a contract. As with most professional services, word-of-mouth referrals are best. Ask other property managers in your area which firm they use or if they ebrha.com

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RENTAL HOUSING 15

ground check? This includes a Fair Credit Reporting Act (FCRA) compliant nationwide criminal background check, as well as a sexual offender screening.

Is a pre-employment drug screening required? How about random drug screening after employment begins? A complete background and drug screening are vitally important to protecting your property and tenants.

Do the new guards receive training, and are they required to complete annual remedial training for a refresher? The last thing you need are poorly trained, overzealous police officer-wannabes.

What type of equipment does the agency provide? Every guard should be equipped with a professional uniform, photo ID visible to residents, watchman’s clock, handheld radio, flashlights, foul weather clothes, and a book of agency SOPs. Do the guards receive basic first aid and CPR training? This could be vital in a medical emergency.

When the firm’s manager has answered all your questions, lay all your expectations on the table. Your needs should be in the contract, and the details count. For example, consider these two reports from a guard following the SOP book: 1) Walked around buildings 3, 5, 7, all secure; and 2) Completed a onehour foot patrol every other hour between 11:00 p.m. and 6:00 a.m., patrol pattern documented (such as: 00:00 to 01:00), patrolled buildings 3, 5, and 7. Found light left on and door unlocked to building 7 laundry room. Room secured.

The first report is not very good, while the second is much better and thorough.

Your guards always should have a watchman’s clock to document their actions. Driving around the property is good for securing parking lots and showing tenants and potential troublemakers that you’re on the job, but guards who don’t get out from behind the wheel can miss things, especially after dark.

A foot patrol is always most effective.

“IF YOU DON’T KNOW ANY PROPERTY MANAGERS, GOOGLE ‘PROPERTY MANAGERS’ IN YOUR LOCAL AREA AND GIVE A FEW OF THEM A QUICK CALL. ONCE YOU GATHER A FEW RECOMMENDATIONS, VALIDATE THEM BY GETTING IN TOUCH WITH THE BETTER BUSINESS BUREAU OR YOUR LOCAL CHAMBER OF COMMERCE.” can recommend one. Most people in the business will be more than happy to help.

If you don’t know any property managers, Google “property managers” in your local area and give a few of them a quick call. Once you gather a few recommendations, validate them by getting in touch with the Better Business Bureau or your local chamber of commerce.

Now that you have the names of a few private security firms, go to your state’s website to find out about state licensing requirements and laws governing private security firms. Additionally, your county may have laws governing the industry, so make sure to visit your county’s website.

Continue by going to the local department that oversees private security firms to determine if the agencies on your short list meet the legal requirements. Now log on to your county and circuit clerk of courts website to determine whether the candidates have ever been sued, and if so, for what. Clearly, a firm that has been sued for breach of contract is one to avoid. So far, so good.

What to Ask When Interviewing Security Companies Now make an appointment to meet with the sales agent or firm manager to discuss your needs and expectations. While you’re there, take note of how the office is run. Is it organized and professional, or chaotic? If guards are at the office, do they appear professional, or do their uniforms look like they just tumbled out of the dryer?

The selection of a private security company is very important, so don’t hesitate to ask these questions: Is the firm insured and bonded, and by whom? This is the most important question, and if the answer is “no,” excuse yourself and leave.

Are applicants for guard positions required to pass a back16 RENTAL HOUSING

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Finalizing a Contract Finally, when finalizing a contract, include the provision that your business is named as an additional insured and will be held blameless for any act of recklessness or neglect caused by the firm’s guards while on your property. As with any contract, read it carefully. And last but not least, make sure your attorney reviews it before you sign on the dotted line. RH

Sandy Glover is the founder and CEO of the Gold Shield Agency, an applicant screening agency. She can be reached at 386-295-6558 or sandy@ goldshieldli.com. Article reprinted with permission from All Things Property Management, www.buildium.com/blog.

FEATURE

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Increasing Neighborhood Safety Simple steps to protect your residents and your property. BY LUCAS HALL

PHOTO: FLICKR / ANTTI T. NISSINEN

T

here are many ways to increase the safety of your rental neighborhood in hopes that you will be able to attract a high-quality, more stable tenant.

Most rental property owners know that they have a legal obligation to provide a safe and secure property to their tenants. Often, this can be accomplished by ensuring each door and window has working locks, and the exterior has strong lighting.

However, the problem is that even if your property is secure, tenants will avoid your rental if it is not in a safe neighborhood.

Whenever I am looking to buy another rental, I first review five important factors. Of these, I think that the most important consideration is location. I always try to buy a property in an area that is already thought of as “safe” by the locals. However, no neighborhood is totally immune to crime, and therefore I can, and should, take steps to protect my investment and

its ability to attract quality tenants.

If you are trying to rent out an existing property that is in a rough or declining neighborhood, or looking to buy a new one, the process for improving community safety is the same.

Gather Information

It is important to get updates on your community’s crime rates. I’ve used SpotCrime.com to pinpoint specific crimes in the area. It can sometimes be very revealing, and other times, useless.

Give it a try. You might be surprised.

I also check the National Sex Offender Public Registry because I know most of my tenant will too. I want to know about any offenders before my tenants do.

Sometimes, I call the local police station and ask if there have been any crimes near my property. I try to look for patterns and see what types of crimes are most likely to occur (car theft, burglary, vandalism, muggings, etc.) and adjust ebrha.com

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RENTAL HOUSING 19

stay informed.

Most importantly, make sure that all the neighbors have your contact information. The neighbors of your rental will gladly inform you of any suspicious activity happening in or around your property.

Going a step further, starting a neighborhood watch is a great way to deter crime.

According to the National Crime Prevention Council, one of the most efficient and least expensive ways to prevent crime is to start a neighborhood watch.

If you are a natural meeting planner, then host an initial meeting to gauge neighbors’ interests, establish a purpose and develop security strategies. Invite a local law enforcement officer to attend and ask the officer to provide helpful information.

According to the NCPC.org, some of the most effective ways to start a neighborhood watch are by asking people who rarely leave their homes to be “window watchers.” Also, translating crime and drug prevention materials into other languages needed in your community can be effective. Neighbors can also sponsor physical cleanups of abandoned, overgrown or vacant lots.

“I’ve learned that my tenants will always know more than I know about the day-to-day safety in the neighborhood, simply because they live there. I have discussions with my tenants, usually once a quarter, and ask them for feedback to make the property a safer place to live.” accordingly. For example, if there have been a lot of car thefts, I encourage my tenants to always lock their car doors, hide any valuables (cash, laptops, iPods) from plain view, and consider buying a steering wheel club.

I’ve learned that my tenants will always know more than I know about the day-to-day safety in the neighborhood, simply because they live there. I have discussions with my tenants, usually once a quarter, and ask them for feedback to make the property a safer place to live.

If there has been a recent crime near my property, I share this information with my tenants if I think it will help them. Otherwise, I inform them of the ways to stay up to date on crimes in the area, and let them check as often (or as little) as they want.

Maintain Security Measures

I always encourage my tenants and neighbors to keep the doors and windows locked. If my property is in a high-crime area, I will then consider getting a home security system—many of which have mobile apps so I can check on the property remotely.

The negative to a security system is that the tenants won’t always use it. Many criminals know that just because someone has an alarm system doesn’t mean he or she has turned it on.

A few years ago, I purchased a property that came with existing steel bars on the first floor windows. The bars are ugly, but my tenants seemed to feel more comfortable with them, rather than without them. Even though the curb appeal is negatively affected, the safety factor seems to attract tenants. I suppose a tenant might think that they can always plant flowers to make house look better, but safety comes first. This property has never had a vacancy, and is my most profitable unit.

Get to Know Your Neighbors

I’ve learned that knowing my neighbors has more perks than just making a good friend or two. Even if you just casually wave hello, make a point to learn the names and faces of everyone on your block. Some neighborhoods have a Yahoo Group or Google group email distribution list, which you should join to 20 RENTAL HOUSING

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Protect the Kids

When my tenants have children living with them, I try to encourage them to help their children memorize urgent phone numbers and addresses.

I always inform the parents of any neighboring hazard areas (i.e. creeks, ponds, electrical grids) and encourage them to set limits on where the kids can go in the neighborhood.

Keep it Clean and Maintained

It’s the property owner’s job to maintain the property. For the sole purpose of curb-appeal, I suggesting taking partial ownership of the front yard—so it doesn’t deter future tenants. Believe it or not, overgrown bushes are a great place for criminals to hide while they peek into your tenant’s windows.

One of my former tenants was a news journalist with USA Today, and she was very much in the public eye. Unfortunately, she attracted an unwelcome stalker. This creepy man would follow her home, go through her mail, and hide behind trash cans while he watched her. I went to extra efforts to safeguard the house by removing anything he could hide behind, and by upgrading the motion-sensor light. Together, we notified the police, and she documented every occurrence to help build a case. As a property owner, I needed to fortify the property as best as I could to try and protect my tenant.

Old, rickety locks are another weakness that appeals to thieves. I try to promptly fix any broken windows, doors or other points of entry—usually within hours—or at least before dark. I suggest finding a 24 hour locksmith and saving the

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phone number in your phone. If there is ever an emergency with the locks, you need to be able to get it fixed quickly.

If the streets are poorly lit, it might take some begging, but you can try and persuade your town officials to install additional lamp posts. At the very least, motion sensor lights on your own property will help deter criminals.

Set Precautionary Standards

I’ve established rules and safety protocols with my tenants and property neighbors.

I have no problem asking a trusted neighbor to check on the property when my tenants go on an extended vacation.

I also tell my tenants to call 911 first, then call me, if there is ever an emergency. Further, I ask my neighbors to call me if any authorities ever show up at my property. This includes police, fire trucks and ambulances.

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I usually include a lease clause informing tenants about renter’s insurance. It is recommended but not required.

If the neighborhood has had an increase in crime, or I think the tenant lacks general common sense, I will usually modify this clause to mandate that the tenant buy renter’s insurance.

Renter’s insurance is extremely affordable—usually only $100-$150 per year— and can be obtained with every major insurance company. RH Lucas Hall is Chief Landlordologist at Cozy. He is a successful landlord with dozens of happy tenants and a profitable income property portfolio.

He can be reached at 571-216-2382 or lucas@ cozy.co.

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East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

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FEATURE

TENANT SCREENING

BEST PRACTICES Proper screening is your single best tool to ensure profitability and make your life easier. BY DAN LIEBERMAN

S

electing the right tenant is the single most important thing you can do in managing your property. Good tenants pay their rent on time, respect your rules and take care of your property. Choosing the wrong tenant can cost you money, drive out your good residents, and even ruin your property.

While we all know the importance of good tenant screening, few owners give it the focus it deserves. What is considered good screening and what should we do today?

Many owners feel they are screening because they now run a credit report on their applicants and if a decent credit score comes back, or if the computer gives them a “green light”, they accept the applicant. While doing that is better than doing nothing, there are many ways bad tenants will get through this basic screen. For example, someone might pay their Visa bill on time, but not pay your rent on time.

Or perhaps financial issues are not the problem. After all, drug dealers handle lots of cash, and payment of rent isn’t usually the issue. There is also a lot of rental application fraud these days.

Set Policies and Standards in Advance The time to figure out how you will determine whether someone is a good applicant or a bad applicant is before you start taking applications. Create written criteria for how you will evaluate prospects. These do not have to be published and distributed, but will help you stay objective when reviewing rental applications. If nothing else, it will help protect you should you get a Fair Housing claim.

Some of these criteria can be as simple as a rent to income ratio or minimum credit score. You can assign different point weights to different areas, such as stability of tenancy, length of time at their current job, liquidity, etc. A

resident who tends to live at their rentals for several years, has a stable job, and lots of cash in the bank is less likely to get into trouble than someone with a thin rental history, a new job, and barely enough money for the security deposit—even if both have similar credit scores.

You can also set certain procedures, such as you will not accept an applicant if you cannot obtain a positive reference from a previous landlord. Of course, the best way to show you have policies and standards is to make them visible.

Having written criteria tends to scare away a percentage of the scammers, who know they won’t qualify. You can allow for credit blemishes—few people have perfect credit.

Certainly if your property is in a lower income area of the East Bay, your standards need to be different than if you were renting in Piedmont.

Always run an unlawful detainer check (preferably one that shows all filings and not just completed evictions) and it may make sense to run a criminal background check as a standard practice as well. Remember, the cheapest credit report is not the best. Spend a little extra and get the information you need. Saving $10 at this point is being penny wise and pound foolish.

Talk to Prospects If you are the one showing the unit, ask questions of your potential applicants. Questions such as: How many people will be staying at the property? What kind of pets do you have (this is better than asking them whether or not they have pets)? Why are you moving? Note if they speak poorly of their former landlord or if they talk about a mold problem. How long are you planning to stay? Since turnover is your largest expense, long term is usually preferred. When I contact your previous landlord/management, what will they ebrha.com

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if you can find phone numbers online and whether or not they match what you were given. You can do searches on Facebook by email address. You can review buildings on Google Earth.

Have a checklist to give points based on answers. This will help protect you if an applicant claims discrimination. Remember, you are looking for more than ability to pay. Other problems that can come up include unauthorized occupants, drugs, nuisance, and other non-financial data. While these are the hardest items to verify, it is critical you at least attempt to get prior landlord verification.

Some items you can ask prior landlords: Confirm that the prospective tenant did live at that address and confirm dates and rental amounts; Ask if the manager/owner knows why they left; Ask whether they gave proper 30 day notice of intent to vacate; Was the security deposit returned in full?; Were any 3 day or 30 day notices ever served to the tenants during their tenancy? Would you rent to them again?

Don’t assume everything on the application is true unless you have verified it. Beware of information that is impossible to verify. Also, in evaluating the application, always ask the question, “If something went wrong, how likely will you be able to get paid?”

“THE OBJECT [OF TENANT SCREENING] IS TO USE THAT DATA TO DETERMINE WHETHER OR NOT THAT PROSPECT WILL MAKE A GOOD TENANT IN ONE OF YOUR RENTALS.” say about you? Listen carefully to what they say.

You will want to make mental notes of what they say (or, better yet, write them down). Compare this to what you see on the rental application when it is returned.

The Rental Application Your rental application is one of the best tools you have to screen tenants. Yes, it needs to contain the basic information like name, date of birth, social security number, etc. But it should also ask questions that help you determine whether or not this applicant will be a suitable tenant for your rental.

You want some behavioral based questions on the application. Some of these will be similar to the questions asked in your tour. Others might include: Is there anyone living with you now who will not be living with you at this property? Have you ever been asked to move?

Include an “Other Comments and Explanations” section on the application. This section can be used by the applicant to detail some items. You will also sometimes get rants about prior landlords. Proceed with caution.

Let the applicant know that his or her application will be considered along with others. Advise them that it is very important to fill out the application as completely as possible.

Inform them that they need to turn the application in as quickly as possible to avoid the risk of losing the rental to competing prospects.

Make sure your application has a spot where the applicant certifies that the application is true and correct and if misrepresented, they will be disqualified.

When you receive the application back, do a quick review.

Make sure all items are filled out, and make sure the applicant’s handwriting is legible. Be sure to clarify any portions you can’t decipher.

Also, verify the information on the application by comparing it with information on the driver’s license or other documents.

Look for inconsistencies or ‘red flags’.

Screening Post Application Read and analyze the information you receive. The object of screening is not to get completed forms. The object is to use that data to determine whether or not that prospect will make a good tenant in one of your rentals.

As you look the application over, does the information seem to make sense? When verifying residency or employment, see 26 RENTAL HOUSING

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Get to Know Prospects Modern technology has made it possible to attract and screen tenants without ever meeting them. This is not necessarily a good thing.

Whether or not you are the one showing the apartment where you can actually meet the prospect, you can call them up while reviewing their application and ask a few questions.

This person is going to be occupying a portion of your personal wealth. You should at least get a sense of them. You can use the opportunity to review certain items on their application and get some explanations or answers to questions.

Talking to them also gives you a chance to re-sell the benefits of your unit. Use the phone. It is a powerful screening tool. Take good notes. If it is not written down, it never happened. Taking good notes will help protect you later, should someone claim discrimination in how you selected them.

Send the Message That You Are a Professional Send the message that you are an active property owner or manager. Communicate your commitment to do a thorough and complete screening on all your applicants.

The importance of proper tenant screening cannot be over emphasized. Done properly, it is your single best tool to ensure that your properties will be more profitable, have lower expenses and that your life will be easier. RH Dan Lieberman is the President of Milestone Properties in Oakland. He has upgraded and managed more than 50 apartment communities in the East Bay. He can be reached at (510) 835-8080 or dlieberman@milestoneca. com.

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esq. & a

Weeding Out Illegal Activity Even without proof of selling drugs, disturbing others may be enough to evict. BY VARIOUS AUTHORS

Q

I suspect my tenant has been selling drugs from his apartment. Strangers are constantly going in and out of his unit throughout the day and disrupting my other tenants by taking up parking spots and making noise. I want this behavior to stop. What can I do about it?

A

While a property owner is not responsible for enforcing criminal law the same way a police officer is, a property owner is entitled to civil remedies when a tenant’s conduct on the premises is unreasonably and substantially interfering with the safety, comfort, and or quiet enjoyment of other tenants. The California Code of Civil Procedure provides that a property 30 RENTAL HOUSING

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owner may terminate a tenancy and evict a tenant if the tenant is “maintaining, committing, or permitting the maintenance or commission of a nuisance upon the premises.” Nuisance also exists where the tenant is using the premises for an “unlawful purpose” such as selling drugs.

The sale of illegal drugs on the premises is an unlawful activity that threatens the safety of the other tenants, and can certainly be considered nuisance conduct. Therefore, if the tenant is selling drugs from his rental unit, the property owner has a right to terminate the tenancy by serving a 3-day notice to quit. If the tenant does not surrender possession of the premises upon the expiration of the notice, then the property owner may file a lawsuit to evict the tenant.

Even if you don’t have concrete proof that your tenant is dealing drugs, the fact that the tenant is substantially disturbing the other tenants with noise, trespass, and/or other disruptive conduct may be enough to justify an eviction action based on California’s state law against nuisance.

Some cities with local ordinances that require just cause for eviction will usually carve out illegal drug activities as a specific reason to evict. Oakland’s Just Cause for Eviction Ordinance, for instance, provides that a property owner

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may terminate a tenancy if the tenant has used the rental unit “for an illegal purpose including the manufacture, sale, or use of illegal drugs.” A property owner may terminate an eviction controlled tenancy in Oakland with a 3-day notice to quit under the provision of this ordinance. —DANIEL CHEUNG

Q

We have a tenant who changed the locks and has failed to give us a copy of the key. Is there a law on the books that allows us to have a copy?

A

The short answer is no, there is no law that explicitly prohibits a tenant from re-keying a rental unit or requiring a tenant to provide the property owner with a key after re-keying a unit. The property owner’s best protection against a tenant taking such action are lease covenants which prohibit alterations and/or re-keying locks without approval. Most boilerplate leases, such as those provided

by EBRHA, already contain such provisions. Violations of the lease or rental agreement is a ground for eviction under CCP § 1161 and under most eviction control ordinances.

If your tenant is on an oral monthto-month lease, then covenants against alterations and re-keying can be imposed by serving a 30-Day Notice of Change or Terms of Tenancy. Suggested language for these covenants should be obtained through a reputable rental housing organization or through a knowledgeable attorney. If your tenant is on a term lease that does not contain these covenants, a Notice of Change of Terms of Tenancy can be served 30 days or more before the end of the term, to take effect upon the expiration of the lease.

Note, however, that even absent a lease, the property owner still has a right to enter the unit under certain circumstances. California Civil Code §1954 provides that the property owner may enter a tenant’s dwelling unit in an emergency situation, to make necessary or agreed upon repairs or improvements, or to exhibit the unit to workers or prospective tenants and purchasers. Entry into a dwelling unit by the property owner

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under this statute requires at least 24 hours notice and the entry must occur during normal business hours, except in the case of an emergency situation, which does not require notice.

It is never advisable to enter a rented unit, however, if the tenant strongly objects to the entry. If a tenant changes the locks and then strenuously objects to the owner entering the premises for a reason that is justified under Civil Code §1954, the owner can consider serving a Notice to Perform Covenants or Quit and filing an eviction based on the tenant’s refusal to allow entry into the unit for a necessary and lawful purpose. —DANIEL RILEY RH

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem.

Daniel Cheung is an attorney with the Law Offices of Bornstein & Bornstein. He can be reached at (415) 409-7611 or dcheung@ bornsteinandbornstein.com. Daniel Riley is a real estate attorney with the Law Offices of Daniel Riley. He can be reached at 415-823-6129 or driley_813@msn.com.

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

Seismic & General Contractors

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

• Integrity and care

Carlon Tanner, Owner/Broker

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

• Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

•

construction—all under one company.

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

• Screening, evaluation, engineering, construction, city sign-off For inquiries, please contact Homy Sikaroudi, PhD, PE

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community calendar EVENTS & CLASSES

november

december

THURSDAY, NOVEMBER 6

WEDNESDAY, DECEMBER 3

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 2:00 p.m. – 3:30 p.m.

Second Annual Awards Ceremony and Holiday Reception Impact Hub Oakland, 2323 Broadway Ave., Oakland $65 per person; Buy tickets at www.ebrha.com/events 6:00 p.m. - 9:00 p.m.

TUESDAY, NOVEMBER 11

TUESDAY, DECEMBER 9

EBRHA Office Closed FRIDAY, NOVEMBER 14

Renovation, Repair and Painting Course (Recertification)

• This EPA-accredited training course will recertify workers as required under the new law for anyone who disturbs leadcoated surfaces during repair or renovation of pre-1978 housing.

• This 4-hour course was designed to train contractors who

perform building renovations, repairs or painting, and how to work safely and comply with the EPA regulations. The course addresses health concerns, regulations, before, during and after work procedures, as well as record-keeping and training noncertified workers.

• The class consists of a presentation of the new RRP regulations

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 2:00 p.m. – 3:30 p.m.

THURSDAY, DECEMBER 18

Landlord 102 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

THURSDAY, DECEMBER 25

EBRHA Office Closed FRIDAY, DECEMBER 26

EBRHA Office Closed

and hands-on student participation. There is an exam at the end of the course and students must pass at 70%.

Instructor: Richard MacFarlane, Benchmark Environmental

Engineering Members: $150; Non-Members: $175; Limited seating.

Registration deadline is Friday, Nov. 7; Register at www.ebrha.com 10:00 a.m. – 2:00 p.m.

SATURDAY, NOVEMBER 15

EBRHA General Membership Meeting Topics: • Board Member Elections

• Legal Q&A (Speaker TBD) 10:00 a.m. - 11:00 a.m.

TUESDAY, NOVEMBER 18

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Please RSVP by Friday prior to luncheon Contact Anna Alberti at 510-562-1179 for more info TUESDAY, NOVEMBER 18

Landlord 101 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:00 p.m.

THURSDAY, NOVEMBER 27

EBRHA Office Closed FRIDAY, NOVEMBER 28

EBRHA Office Closed

No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

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ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

Annual fees are $30 per unit and are due March 1. Owners are allowed to pass through $15 to tenants.

BUSINESS TAXES & REGISTRATION

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

LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2014-15 (1.9%) A CPI increase of 1.9% became effective on July 1, 2014. 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 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

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

(70 % of Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR QUALIFICATIONS AND AMORTIZATION PERIODS.

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $194 per unit and are due July 1. Owners are allowed to pass through $4 to tenants.

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

DEC. 2013. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2004. . . . . . . . . . . . . . . . . . . 1.6%

ANNUAL ALLOWABLE RENT INCREASE

2014 (1.7%) 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.

2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . . . . 3.5% (NOT TO EXCEED $30) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4%

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

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member directory — CONTACTS, PRODUCTS & SERVICES Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Matthew Quiring - Attorney at Law 510-225-1345 mpquiring@gmail.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

ABATEMENT SERVICES

Environmental Remedies, Inc. Jaime Tamayo 925-519-6354 www.environmentalremedies.com P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net ACCOUNTING & TAX

Collins, Mason & Company LLP Teresa Mason 510-891-9000 www.cmcaccountants.com The Lee Accountancy Group, Inc. Jong H. Lee, CPA 510-836-7400 jhlee@theleeaccountancy.com APPLIANCE SALES & PARTS

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

Access Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal.com ARCHITECTURE

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

BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Patricia Bouie Hinds 510-836-3000 www.oar.org Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

38 RENTAL HOUSING

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Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/CORP.

ATTORNEYS - EVICTIONS/PROPERTY OWNER DEFENSE

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com

ATTORNEYS - LAND USE/CONDO CONVERSION

Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com

ebrha.com

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

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com BANKING/LENDING

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com Cooperative Center Federal Credit Union Chris Perez 510-647-2127 cperez@coopfcu.org First Federal Savings & Loan Assoc.

Anthony Moreno 415-460-2657 www.ffsavings.com First Republic Bank Jeff Fung 510-336-3907 www.firstrepublic.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com NorthMarq Capital Brian Esquivel 415-433-4145 www.northmarq.com Opus Bank William Craun 925-648-5915 www.opusbank.com Torrey Pines Bank Mike Popovich 510-899-7548 mpopovich@torreypinesbank.com BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com CABINETS & COUNTERTOPS

Elegant Stone & Cabinets Linh Duong 925-954-8845 www.elegantstoneandcabinets.com

CARPET CLEANING

Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com CODE COMPLIANCE/CONDO CONV.

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES

Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com CONSTRUCTION

A-One Construction Dirksen Rogers 510-747-9713 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 408-690-0890 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES

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

Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org GREEN BUILDING

Going Green Dan Antonioli 510-652-7593 www.going-green.co Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com

ELECTRICIANS

GUTTER CLEANING

Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net

Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz

ELEVATOR REPAIRS

HANDYMAN SERVICES

Paramount Elevator Corp.

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

APT Maintenance, Inc. Keith Berry 408-690-0890 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.com Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net

ENERGY RETAILER

AXA Corporation Purie Infante 415-740-6178 www.axacorp.joinambit.com FINANCIAL PLANNING

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com FIRE ESCAPE SERVICE

Great Escape Susan Giaquinto 415-566-1479 www.greatescapeinc.com FIRE PROTECTION

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

HAULING SERVICES

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com HEATING & AIR CONDITIONING

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.com

FLOOR COVERINGS

Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com

INSPECTIONS

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

GLASS & GLAZING

ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com

INSULATION

GOVERNMENT AGENCIES

Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com INSURANCE

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Capital Insurance Group John Reynoso 1-800-682-9255, x7519 jreynoso@ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com David E. Quan Agency Insurance Brokerage Xavier Quan 510-653-8880 www.dquanagy.com The Greenspan Co./Adjusters Int’l.

Rich Hallock 866-331-4790 www.greenspan-ai.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Kelly Lux – State Farm Insurance Kelly Lux 510-521-1222 Kelly.lux.gjcg@statefarm.com Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

Trulia Pierre Calzadilla 415-400-7260 www.trulia.com/rent LITIGATION SUPPORT SERVICES

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com LOCKSMITH EVICTION SERVICES

Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com PAINT SUPPLIERS

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PEST & VECTOR CONTROL

Alameda Co. Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

Martinez Real Estate Investment Jose Martinez 510-769-0436

PROPERTY MAINTENANCE

LAUNDRY EQUIPMENT

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

Coinmach Carlos Barraza 510-429-0900, x54435 www.coinmach.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com

PROPERTY MAINTENANCE SUPPLIES

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

Julie Twichell 510-567-8252 www.aclppp.org

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LISTING SERVICE

PLUMBING/WATER HEATERS

INVESTMENT OPPORTUNITIES

40 RENTAL HOUSING

LEASING

Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com

ebrha.com

Wilmar Nick Mraz 800-345-3000 www.wilmar.com PROPERTY MANAGEMENT

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com MSB Property Management Nik Bhachu 510-649-3380 www.msbmanagement.com Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Shaw Properties Liz Hart 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com

Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com Paragon Commercial Brokerage Ben Weil or Zack Ward 415-874-5018 thebenweilteam@paragon-re.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Red Oak Realty Kevin Hamilton 510-250-8780 kevin@redoakrealty.com

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

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

RECYCLING/REUSE

SEISMIC ENGINEERING

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us

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

RENT CONTROL CONSULTANTS

TENANT SCREENING SERVICE

Alan K. Beales 510-339-9776 Bay Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com

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

Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com

Liz Hart 510-813-5440 liz.hart1801@gmail.com

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

RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.com ROOFERS

A-One Construction Dirksen Rogers 408-690-0890 www.a-oneconstruction.com Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION

Adobe Soil & Structures Mark Almeida 510-919-1880 www.adobesoils.com B.A.S.S. Seismic Retrofit D.W. Hamilton 510-919-0046 www.bassseismicretrofit.com

TREE SERVICE

Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com TUB, TILE & COUNTERTOP REFINISHING

Discovery Coatings Gargie Balarbar 415-971-8207 www.discoverycoatings.com WASTE & WASTE HANDLING EQUIPMENT

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WATER MANAGEMENT

HydroPoint Colleen Moore 415-602-6984 cell cmoore@hydropoint.com WINDOW WASHING

Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz WINDOWS

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ebrha.com

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NOVEMBER 2014

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RENTAL HOUSING 41

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PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

ABATEMENT

P.W. Stephens. . . . . . . . . . . . . . . . . . . . . . . . . 33 APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 7 ATTORNEYS

JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 31 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 32 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23 The Shepherd Law Group . . . . . . . . . . . . . . 35

FREE RENTAL FORMS MONTHLY MEMBERSHIP MEETINGS LEGAL REFERRALS

BUILDING MATERIALS/HARDWARE

EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE LEASING SERVICE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 28

MANAGEMENT ASSISTANCE

CONSTRUCTION

SEMINARS & WORKSHOPS

KMK Construction. . . . . . . . . . . . . . . . . . . . . 33 West Coast Premier Construction. . . . . . . 35

TENANT SCREENING SERVICE

ENGINEERS

Adobe Soil & Structures. . . . . . . . . . . . . . . . 33 Earthquake and Structures, Inc.. . . . . . . . . 27 West Coast Premier Construction. . . . . . . 35

NAME

INSURANCE COMPANIES

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . 5 Jain Williams - State Farm. . . . . . . . . . . . . . 35

COMPANY

LAUNDRY ADDRESS

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 22 LENDERS

CITY

STATE ZIP

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 22 Torrey Pines Bank . . . . . . . . . . . . . . . . . . . . . 29 LOCKSMITH EVICTION SERVICES

PHONE EMAIL

Golden Gate Locksmith Co. . . . . . . . . . . . . 28 PEST CONTROL

RENTAL PROPERTY LOCATION

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

PLUMBING

1-2 UNITS = $249.00

Albert Nahman Plumbing . . . . . . . . . . . . . . 12

3-4 UNITS = $269.00

5-8 UNITS = $289.00

PROPERTY MANAGEMENT

9-16 UNITS = $299.00

17+ UNITS = $299.00 + $5.00 PER UNIT

Maisel Property Management. . . . . . . . . . . 33

CHECK (PAYABLE TO EBRHA)

PROPERTY MANAGEMENT & SALES

TOTAL DUE:

$

MASTERCARD

VISA

Bay Property Group . . . . . . . . . . . . . . . . . . . 31 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35 AMERICAN EXPRESS

RESOURCES

ECHO Housing. . . . . . . . . . . . . . . . . . . . . . . . 27 RENT BOARD CONSULTANTS

CARD NUMBER

EXPIRATION DATE

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 32 General Roofing Co. . . . . . . . . . . . . . . . . . . . 31

NAME ON CARD

SECURITY

SIGNATURE

Sentry Alert. . . . . . . . . . . . . . . . . . . . . . . . . . 28

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW

TREE SERVICE

Bartlett Tree Experts. . . . . . . . . . . . . . . . . . . 29 East Bay Rental Housing Association

WATERPROOFING

360 22nd Street, Suite 240

Applied Waterproofing Systems . . . . . . . . 35

Oakland, CA 94612

WINDOWS, DOORS & SIDING

TEL

510.893.9873 | FAX 510.893.2906

ebrha.com

42 RENTAL HOUSING

| NOVEMBER 2014 |

ebrha.com

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . . 3 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.

EAST BAY RENTAL HOUSING ASSOCIATION CORDIALLY INVITES YOU TO

SECOND ANNUAL AWARDS CEREMONY AND HOLIDAY RECEPTION WEDNESDAY, DECEMBER 3RD, 2014 6:00 P.M. - 9:00 P.M. IMPACT HUB OAKLAND 2323 BROADWAY, OAKLAND

Join your fellow EBRHA members, board and staff to honor leaders in the East Bay rental housing community. Enjoy extraordinary cuisine and live entertainment.

6:00 - 7:00 pm No-host wine and beer (includes one drink ticket) 7:00 - 9:00 pm Entertainment, Dinner and Awards Presentation

“BEST OF THE YEAR” AWARD CATEGORIES Landlord Member Award Vendor Member Award Property Management Company Member Award Goodwill Ambassador Award For awards criteria and to nominate your favorites, go to www.ebrha.com/awards or call 510-893-9873.

Nominations are due Nov. 14. Winners will be featured in the January issue of Rental Housing magazine. A panel of EBRHA Board and staff will select the winners.

Tickets on sale now! $65 per person

Includes entertainment, one drink ticket, dinner, dessert and coffee. Purchase your tickets at ebrha. com/awards or call (510) 893-9873. Space is limited.