Housing EAST BAY RENTAL HOUSING ASSOCIATION | MARCH 2014
MULTIFAMILY MAINTENANCE Do-it-yourself tips for property owners
PLUS: WATER SAVING TIPS FOR MULTIFAMILY COMMUNITIES GET RID OF BAD BUILDING ODORS WITH A FEW SIMPLE STEPS
1.800.447.4926 APPLIANCE PARTS DISTRIBUTOR Serving The Apartment And Builder Industry Since 1963 Largest Appliance Parts Inventory In NorCal!
New Lower Prices
On Select Whirlpool Stainless Steel Appliances. B.
A. Whirlpool 19 cuft Refrigerator Stainless Steel Refrigerator • 29” Wide Apartment Size • Frost Free • Clear Gallon Door Bins • Full Width Pantry • Condiment Caddy • Hidden hinges • Most Energy Efficient Made • ENERGY STAR Rated • 66 1/4 in x 29 1/2 in x 33 7/8 in WRT359SFYM
B. Whirlpool 1.6 cuft Capacity Over-the-Range Microwave • 1000 Watts • One Touch Cooking • Auto and Time Defrost • 2 Speed Fan • Convertible Venting Option • Night Light
C. Whirlpool Free Standing 4.8 cu. ft. Capacity Stainless Range Ceramic Top
• 4.8 cu. ft. Capacity • 1 Dual Size Element • Custom Broil • Lower Storage drawer • 1- 9” Element 2 - 6” Element
E. Whirlpool Built-In Dishwasher
D. Whirlpool GAS Free Standing 5.0 cu. ft. Capacity Stainless Range • Cast-Iron Grates • Adjustable Time Self-Cleaning System • 13,500 btu Power Burner • AccuBake® WFG510S0AS
Prices subject to change without notice
• 3 Level Dura Wash System • ENERGY STAR® Qualified • 4 Cycle 3 Option • Delay Wash • Quiet Wash sound Package
D. F. Whirlpool 17.5 cu. ft. TopFreezer Refrigerator
• Frost Free • Factory Installed Automatic Ice Maker • Adjustable Clear Door Bins • SpillMizer Glass Shelves • ENERGY STAR Rated • 68 in x 28 in x 3o 3/8 in
We’re Not Just About Parts. We’re Trained Professionals. www.apdappliance.com San Leandro 16200 East 14th St. 510.357.8200
Fremont 37250 Fremont Blvd. 510.490.0600
Dublin 6843 Dublin Blvd. 925.828.5800
East Bay Rental Housing Association Volume XI, Number 3 March 2014 EBRHA OFFICE
360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com
Features & Columns
EBRHA STAFF EXECUTIVE DIRECTOR | Jill Broadhurst
email@example.com DIRECTOR OF STRATEGIC PARTNERSHIPS
Tina Bocheff | firstname.lastname@example.org PUBLICATIONS & COMMUNICATION PRODUCER
Esteban Cortez | email@example.com ACCOUNTING MANAGER | Cathy Hayden firstname.lastname@example.org EDUCATION & MEMBER MANAGER
Tori Blanca | email@example.com MEMBERSHIP AND ADMINISTRATIVE ASSISTANT
Evangelina Salazar | firstname.lastname@example.org EBRHA OFFICERS
Maintenance Considerations for Building Owners
Be Water Smart
BY MIKE HAZINSKY
BY SUSAN SPOTT
PRESIDENT Wayne C. Rowland 2ND VICE PRESIDENT Luke Blacklidge TREASURER Bill Bagnell SECRETARY Jack Schwartz EBRHA DIRECTORS
Mark Almeida, Bill Bagnell, Symon Chang, Link Corkery, Reggie Hairston, Carmen Madden, Fred Morse, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Menna Tesfatsion, Mila Zelkha PUBLISHED BY
Wayne C. Rowland PRODUCED BY
EBRHA Communications Committee Tina Bocheff, Jill Broadhurst, Esteban Cortez, Wayne C. Rowland
MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez
A Bad Case of Building Odor
Tina Bocheff | 510.318.8303
BY CLAYTON BARRY
Features & Columns 8
32 EBRHA Members Open Doors to ArtComplex Exhibit in Oakland NEWS
BY TINA BOCHEFF
EBRHA Gives Back
BY GRANT CHAPPELL
LETTER FROM THE PRESIDENT
Jill Broadhurst Announces Candidacy for Oakland City Council BY WAYNE C. ROWLAND | MARCH 2014 |
Animal Behavior BY VARIOUS AUTHORS
Events & Directory
Market Still Pushing Higher
4 RENTAL HOUSING
36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX
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. 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 ÂŠ 2013 by EBRHA. All rights reserved.
contributors CLAYTON BARRY Clayton Barry is a general contractor and partner at SERVPRO of San Leandro and Belmont/ San Carlos. He is a certified mold inspector and mitigator, and has more than 30 years experience serving property owners and managers in the East Bay.
DANIEL BORNSTEIN Daniel Bornstein has 20 years experience handling real estate/civil litigation related disputes and has successfully handled thousands of landlord/tenant disputes. He is a former EBRHA board member, a member of the Professional Property Managersâ€™ Association and conducts numerous real estate seminars throughout the Bay Area. He also regularly serves as an expert witness in litigation involving property management and real estate disputes.
MIKE HAZINSKI Michael is a Supervisor of Water Conservation for the East Bay Municipal Utility District. He has 22 years of experience planning, developing, and implementing water conservation programs. He serves as liaison to resource conservation organizations, coordinates conservation research, and conducts outreach to community stakeholders. Michaelâ€™s education includes studies in ornamental horticulture and landscape architecture and he holds a Bachelor of Arts degree in Design and Industry from San Francisco State University.
SUSAN SPOTT Susan Spott is the owner of SpottCheck Consulting and Inspection Services and has more than 26 years of experience in the construction field. She has been a code official of several Bay Area jurisdictions, a staff consultant for a forensic architectural firm and now provides private consulting services to building owners, developers and contractors. With SpottCheck Consulting and Inspection Services, she specializes in litigation support services for housing and construction disputes.
ONLINE TENANT SCREENING
To Schedule an Appointment, Call (510) 893-9873 EBRHA provides members with low-cost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of May 2012, landlords can collect a maximum of $45.16 for an application fee.
MEMBER PRICING Basic Report* . . . . . . . . . . . $15 Bad Check Search. . . . . . . . $10 Social Security Search. . . . . $7 Criminal . . . . . . . . . . . . . . . . $10 Criminal (County) . . . . . . . . $10 Verbal and Fax Reports . . . . . . . Add $20
*Includes TransUnion credit report, FICO score and eviction history
East Bay Rental Housing Association TEL
6 RENTAL HOUSING
| MARCH 2014 |
510.893.9873 | FAX 510.893.2906 www.ebrha.com
The Ben Weil Team
email@example.com 415.874.5019 Office 415.874.5069 Fax Lic# 01816078
firstname.lastname@example.org 415.874.5018 Office 415.874.5068 Fax Lic# 01907645
Specializing in the brokerage of investment-grade real estate – apartment buildings, commercial and retail properties – in Oakland, Berkeley and the greater East Bay, The Ben Weil Team has been integral in countless transactions. The team closed 22 transactions and over $21,000,000 in sales in 2013, ranking them in the top 1% of active agents in the East Bay. Assisting clients to buy, sell and exchange income-generating real estate, we provide analysis of client portfolios, providing creative strategies for expanding wealth and achieving long term financial objectives. Representing clients with advanced marketing strategies, skilled negotiations and creative problem solving, we pride ourselves in knowledge of the market and aggressive representation to achieve the best possible price and terms of sale. Recently, Ben traveled to China spending a year studying at Zhejiang University in Hangzhou. He completed the immersion program at the top of his class and can now read, write and speak Mandarin Chinese.
Just Listed 451 LEE STREET - OAKLAND, CA 94610 • $4,295,000 • 27 Units • Fantastic Lake Merritt Location • 35% Income Upside • Only $159,000 Per Unit
4139 SHAFTER AVENUE - OAKLAND, CA 94609 • $950,000 • Charming 4plex • Central Temscal Location • Turnkey Investment • Under 10x gross • Over 16% return
Weil Team Sales Past 12 Months Berkeley - 2628 Benvenue Ave Berkeley - 1420 Alcatraz Ave Berkeley - 2212 San Pablo Ave Berkeley - 1426 Addison St Berkeley - 2360 Ellsworth St Berkeley - 2620 Regent St Oakland - 719 54th St Oakland - 2630 MacArther Blvd Oakland - 31 Croxton Ave Oakland - 461 24th Ave Oakland - 2543 Damuth St 1700 California St, Ste 310 | San Francisco, CA 94109 415-874-5000 | paragoncommercialbrokerage.com
Oakland - 2550-2560 Courtland Ave Oakland - 2324 Park Blvd Oakland - 3031-3035 Pleitner Ave Oakland - 1651 Fruitvale Ave Oakland - 3614 Midvale Ave Oakland - 1809 Filbert St Oakland - 6318 Telegraph Ave Oakland - 1146 Mckinley Ave Oakland - 6426 Telegraph Ave Oakland - 2324 E 19th St San Leandro - 1625 Orchard Ave
news New Hearing Date to Oppose the Proposed Household Hazardous Waste Fee The Alameda County Waste Management Authority (ACWMA) will consider
EBRHA Members Open Doors to ArtComplex exhibit in Oakland on a newly acquired building, EBRHA members Irina Gelfenbeyn and Susan and Bill Bagnell are hosting ArtComplex, a popup art exhibition that features the work of twelve installation, video and 2D/3D artists. “It is very important for us to make a contribution to the local art community,” Gelfenbeyn said. “We know how difficult it is for artists to find venues to show their art and build their credentials. We want this project to be a template for other people who are developing the city of Oakland.” Added Bagnell, “Our vision is larger than just this one three month art installation. We believe that EBRHA members and the general public have much to gain from this and future such partnerships between local artists and local property owners.” The exhibit opened on January 18 and runs through March 23, 2014, Saturdays and Sundays only (or by appointment) from 12:00 p.m. - 4:00 p.m. It is located at 560 29th Street, between Telegraph Avenue and the 29th Street freeway underpass. For more information, go to the ArtComplex website at artcomplex.popslice.com. Look for more photos of the event in an upcoming issue of Rental Housing magazine. WHILE AWAITING CONSTRUCTION PERMITS
8 RENTAL HOUSING
| MARCH 2014 |
EBRHA Needs You for Legislative Day on April 9! Do you have an interest in representing EBRHA in Sacramento? You
can spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating them on the intricacies and realities of our industry at EBRHA’s Legislative Day on April 9 in Sacramento. “We use Legislative Day as an opportunity to build relationships with our elected officials,” EBRHA Executive Director Jill Broadhurst said. “We make sure they know who we represent, that we appreciate their time, and that EBRHA wants a seat at the table on any issue related to residential income housing.” EBRHA members are encouraged to call us now for a special seat at this annual table. “Access to Legislative Day is an important benefit of EBRHA membership — a direct pipeline of voices speaking on
PHOTO: BILL BAGNELL
Art installation by Karen Seneferu
adopting a fee of $9.55 per year per residential unit to support the countywide household hazardous waste program, at its new meeting on March 26, 3:00 p.m., at 1537 Webster St. in Oakland. The previous hearing date was Wednesday, February 26, 3:00 p.m., though a public board meeting will take place on that date and time. Property owners are encouraged to attend both meetings. The ACWMA sent out postcards asking for your signature and a stamp to qualify as a “No” vote. EBRHA firmly believes in the proper disposal of hazardous waste, but a flat $9.55 fee per unit and households instead of considering an increase on the tipping fee does not make sense. EBRHA strongly encourages property owners to attend the meeting on March 26 in person to oppose the fee. Property owners can download the opposition letter at the following Web address: www.stopwaste.org/docs/hhw-fee-letter-toowners.pdf. Visit the StopWaste.org website for more information.
behalf of all income property owners in Alameda and Contra Costa Counties,” Broadhurst added. “We are in Sacramento as a group once a year, and somehow, meeting on their turf where the magic happens seems to have a more profound impact.” Training is required to attend this all-day commitment, and meals are provided. Contact Tori Blanca at email@example.com or 510-893-9873 to RSVP or visit www.ebrha.com/PAC for more information.
Crime Free Multi-Housing Program in Livermore The Livermore Police Department
has launched a new Crime Free MultiHousing (CFMH) program in the city. CFMH is a crime prevention program designed to reduce crime, drug activities, and gang issues/crimes on apartment properties. The program was successfully developed at the Mesa Arizona Police Department in 1992, and since that time, has spread to nearly 2,000 cities in 44 US states. The program consists of three phases that must be completed under the supervision of the local police department. Property managers can become individually certified after completing training in each phase, and the property becomes certified upon successful completion of all three phases. According to the police department, the benefits of the CFMH program are a stable and more satisfied tenant base. In other cities with CFMH, there’s been an increased demand for rental units because of the reputation for active apartment management teams. Apartment communities have seen lower maintenance and repair costs, increased property values, and improved personal safety and quality of life for tenants, landlords and managers. Full certification allows the apartment communities to post the Crime Free Multi-Housing Program sign and advertise membership in the Crime Free Multi-Housing Program in their print media using the official logo. Livermore Police Department will hold trainings in the future, and once dates are set, announcements will follow. Property owners and landlords of multi-unit housing who would like more information about the program, are encouraged to contact the Crime Prevention Unit at 925-371-4978. RH
UPCOMING MEETINGS & EVENTS
Membership Meeting DATE/TIME SATURDAY, MARCH 15, 10:00 A.M. - NOON LOCATION Ebrha Education Center 360 22 nd St., Suite 240, Oakland Parking Provided; Download parking pass at www.ebrha.com/members TOPICS n Legal Q&A: Daniel Bornstein, Bornstein & Bornstein n Maintenance Solutions for Property Owners: Susan Spott, SpottCheck Consulting n Integrated Leasing: Chris Graff, RentMethod
Women’s Auxiliary Luncheon DATE/TIME LOCATION TOPIC PRICE
TUESDAY, MARCH 18, 11:45 A.M. Scott ’s Seafood Restaurant 2 Broadway, Oakland, California 94607 n What You Need to Know About Your Insurance Policy: Samantha Tradelius, Strickler Insurance Agency, Inc. Auxiliary members: $20; Guests: $35
March Member MEET-er DATE/TIME LOCATION TOPICS TOPICS
WEDNESDAY, MARCH 19, 6:30 P.M. - 8:00 P.M. Ebrha Education Center 360 22 nd St., Suite 240, Oakland n Legal Q&A: Clifford Fried and Steve Williams, Fried & Williams LLP n It’s a combination mixer and meeting. Out MEET-ers are an opportunity to network and socialize with EBRHA members, staff and Board members, and have your rental housing questions answered by an attorney in a casual, social format. Wine and snacks provided.
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
RENTAL HOUSING 9
Be Water Smart
nicate when there is no direct relationship between a tenant and their water provider. Thus, a property owner’s ability to directly communicate with their tenants is often the best opportunity to promote water saving practices and behaviors. One way a property owner can increase awareness about saving water is by upgrading and maintaining the efficiency of fixtures and hardware. Another is by incorporating water saving tips and practices into regular dwelling unit “wellness checks.”
Toilets A good first step is to find and fix leaks. Toilets are the most common source of indoor leaks, mainly because flapper valves in toilet tanks can wear out many in stored water levels at EBMUD that times during the life of the fixture. are better than much of the rest of the Flapper valve leaks can be detected state. by placing food coloring or a dye tablet In February, the District Board of (available free from EBMUD) in the tank Directors asked all customers to volunand waiting about ten minutes to see tarily reduce water use by 10%. Extra if the water in the bowl changes color. effort by customers in this unpreceReplacing a worn flapper valve is basic dented dry year will keep as much water maintenance, but care should be taken in storage as possible, providing more to use a comparable replacement part. options if the unprecedented dry condiMany water-efficient toilet models manutions continue. factured in the ‘90s used quick-closing EBMUD continues to monitor and flapper valves to limit the flush volume. assess the situation. In April, more inforReplacement with a standard flapper mation will be available to define the valve can cause these models to use too water supply situation and a drought much water, often 3.5 gallons per flush or response program. It is too early to more. determine the need for drought rationToilets can leak in other ways. The ing and acquisition of supplemental inlet valve can wear out and fail to shut supply. off completely when the tank is full. This will cause the water level in the What You Can Do tank to rise and leak into the overflow While many have already implemented tube. A leak of this type can be detected conservation measures at their properby checking the water level in the tank, ties and reduced consumption, further then listening for the leak in the shut off water-efficient actions can often be valve. Intermittent leaks can occur when taken without compromising quality of a flapper valve gets stuck open. These life. are especially wasteful leaks. Tenants Rental property owners have less should be asked if they have had to jiggle direct control over water use than sinthe handle to make the gle-family homeowners. toilet stop running. The In most cases, multifamily “One way to influence tenants is hardware inside the tank housing residents are not to provide a friendly should be inspected to directly responsible for a incentive. Set a goal make sure the parts are water bill and have little of reducing water working properly. apparent incentive to use by 10% and reduce water costs. Water offer a reward if the Showers and Faucets saving opportunities and Showers and faucets available rebate offers are goal for the entire building is met. ” should be checked for more difficult to commu-
overnor Brown declared a Drought State of Emergency for California in January, directing state officials to take all necessary actions to prepare for drought conditions. He urged all Californians to take personal action to reduce their water usage by 20%. Last year was the driest year on record in the Mokelumne River watershed in the Sierra Nevada, where more than 90% of EBMUD’s water supply originates. EBMUD has invested nearly $1 billion in long-term water supply improvements that have established the contracts and facilities required to deliver supplemental supplies and water transfers. Over the past several years, expanded recycled water systems and customer conservation has reduced demand for our potable water supply. These investments ensure more flexibility in times of drought and have resulted 10 RENTAL HOUSING
| MARCH 2014 |
PHOTO: CRAIGHTON MILLER
Drought conditions trigger voluntary water reduction. BY MIKE HAZINSKY
leaks and their flow rates measured. Flow rates of showerheads and faucets can be measured using a flow gage bag (available free from EBMUD). Showerheads should flow at 2.5 gallons per minute (gpm) or less. EBMUD provides free 2.0 gpm showerheads to replace high-flow devices. Manufacturers now offer improved showerheads that will deliver a satisfactory shower at flows as low as 1.5 gpm. However, precautions should be taken to prevent a possible scalding hazard which can result from installation of these showerheads without pressure compensating mixing valves. Bathroom faucet aerators with a flow rate of more than 1.5 gpm should also be replaced. It’s a good idea to remind tenants to fill the lavatory basin rather than letting the faucet run while shaving or brushing their teeth. The ideal flow rate for kitchen aerators is 2.2 gpm. Flow rates of more than 2.2 gpm are not water-efficient. A lower flow rate could make it difficult to fill pots and sinks. Tenants with dishwashers may not realize that washing with full loads uses only a fraction of the water needed for washing by hand. Tenants should be encouraged to scrape food waste from dishes and avoid pre-rinsing. Providing a means for food waste recycling — composting and green waste — will facilitate this practice and reduce the use of in-sink garbage disposals. Providing Incentives Simple behavioral changes can result in quick water savings at little or no cost. One way to influence tenants is to provide a friendly incentive. Set a goal of reducing water use by 10% and offer a reward, such as a gift card, if the goal for the entire building is met. Reading the water meter between billing periods will allow you to provide feedback to tenants as to how they are doing as a group and maintain interest and motivation. EBMUD provides free water-saving showerheads and faucet aerators and can help you plan your communications with your tenants. Visit www.ebmud.com/ watersmart or call 1-866-403-2683. RH Michael is a Supervisor of Water Conservation for the East Bay Municipal Utility District. He can be reached at 510-287-1802 or mhazinsk@ ebmud.com.
Landlord 103 D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, MARCH 4; 2:00 P.M. - 3:30 P.M.
Tori Blanca, CCRM, EBRHA Members: Free; Non-members: $69 Information Available at EBRHA.com, Online Form Library, Accessing Leasing Forms, “DIY” Property Management
2014 Berkeley Ordinances DATE & TIME SPEAKER PRICE TOPICS
THURSDAY, MARCH 6; 2:00 P.M. - 3:30 P.M.
Michael St. John, St. John & Associates Members: Free; Non-members: $69 Michael St. John will address the new 2014 ordinances and the impact it has on Berkeley’s property owner’s for the coming year.
Landlord Basics D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, MARCH 11; 2:00 P.M. - 3:30 P.M.
Tori Blanca, EBRHA Free to Members and Non-members Tenant Screening, The Application Process, Fair Housing, Measure EE, Rent Control, EBRHA Member Benefits, And More
D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, MARCH 25; 2:00 P.M. - 3:30 P.M.
Tori Blanca, CCRM, EBRHA Members: $39; Non-members: $69 2014 Rental Housing Laws, Tenant Screening, Evictions, Application Process, Fair Housing and more
Online Registration at ebrha.com/education
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
RENTAL HOUSING 11
From Start to Finish, EBRHA Integrated Leasing
INTRODUCING INTEGRATED LEASING Marketing • Rental rates set using real-time market and comps database • Best-in-class advertisements created using professional photographs • Your property advertised on all major apartment and relocation websites
Leasing • Signed leases, prepaid rent, and security deposits collected for hand-off to owner/manager • Rest easy knowing that we do all the hard work • Your job — collect more income on your valuable asset
Touring • Prospective tenants schedule tours via phone or online • Appointments available 12 hours a day, 7 days a week • Tours conducted by licensed leasing agents, familiar with building and neighborhood
Screening • Prospective tenants screened and qualified using thorough rental application • Employer and previous landlord references checked • Owner/manager approves tenants or leasing staff can select • Applicant notified as early as 24 hours
Save time and make more money by using EBRHA Integrated Leasing
Fills Your Units with High-quality Tenants Faster
What is integrated leasing? Integrated leasing is a turnkey solution that includes marketing, touring, screening and leasing your rental property. Taking into account your property profile and leasing criteria, integrated leasing results in your units being occupied by your ideal tenant faster, and at an optimal rent, saving time and increasing ROI and property values. Why use integrated leasing? Owners use integrated leasing for a variety of reasons. Some owners want to hand-off this portion of their business so they can focus on other aspects, like expanding their portfolios. Others use integrated leasing so they can scale back their involvement, and simply focus on property management or finances. My leasing process seems to be working well. Why change it? In the lifespan of a residential property investment, the factor that owners have the most control over is income, which comes down to effective leasing. Most owners would be shocked to realize they are leaving money on the table: property managers and resident managers have very little incentive to maximize rents, instead targeting a quick and easy process. As a result, owners feel that leasing is simple, even though their leasing process is effectively losing money.
What does it cost? EBRHA offers members the lowest commission in the leasing industry, anywhere from 25 - 90% of one monthâ€™s rent, depending on several factors, including number of units in the portfolio. How will I make more money? Integrated leasing has proven to decrease vacancy downtime by 9-12 days and increase rent by 5% or more. Those who use Integrated Leasing will immediately make higher net income after expenses and achieve significantly higher asset value on their property. How is documentation handled? The entire process is online and streamlined. Applicants are screened with thorough background checks, credit history reports, income verification, and landlord references. All rental forms, property disclosures and leasing documents are processed, making it easy and stress-free for owners and renters. This results in faster leasing, and renters love it. How do I know the status of my unit? Owners have an online dashboard where they can check on the status of their propertyâ€™s leasing process in real-time, including tenant leads, property tours, and the ability to view applications as soon as theyâ€™re complete. Activity is monitored very closely, and users are provided with updates on a regular basis.
For more information, go to www.ebrha.com/leasing
EBRHA Gives Back EBRHA members volunteer to help fight hunger in Alameda County. BY TINA BOCHEFF
n January, nine EBRHA members and staff joined dozens of other volunteers at the Alameda County Community Food Bank to lend a helping hand in sorting and packaging donated food. Our tasks included looking at expiration dates, making sure packages were sealed properly and sorting the items into bins. The food is then distributed to 240 member agencies, including food pantries, soup kitchens, child-care centers, senior centers, after-school programs and other community-based organizations. The Food Bank distributes enough food for 380,000 meals weekly, and serves 1 in 6 residents in Alameda County. During a tour of the giant facility, we learned that only about 25% of the distributed food comes from individuals. The bulk of the food is purchased directly from wholesalers, where food banks can negotiate much lower prices. In fact, if you are thinking about donating canned or dry goods to the food bank, consider a monetary donation instead. Their collective buying power is such that they can turn every $1 you donate into $4 worth of food. Other interesting facts: the Alameda County Community Food Bank led the national movement to ban the distribution of carbonated beverages, and more than half of the food donated is in the form of fresh fruits and vegetables. This is why fighting hunger in Alameda County is important to EBRHA. Thank you to all our members who volunteered and to those who have donated canned items. If you would like to volunteer or donate to the Alameda County Community Food Bank, go to www.accfb.org. RH 14 RENTAL HOUSING
| MARCH 2014 |
RENTAL HOUSING 15
adjustable loans because payments are lower than a fixed rate on today’s rates. A fixed rate loan on a 5+ unit property will entail a penalty to pay it off early or before the fix rate period expires. With values still rising and rents strong, there are compelling reasons to sit back and “see what happens” with respects to interest rates and property values. In speaking to Nils Ratnathicam of The Rincon Group, an independent commercial real estate banking firm, he sees more options for property owners in 2014. “The trend so far in 2014 has definitely been the influx of new multifamily lenders into the Bay Area and Los AngeMultifamily property sales prove a growing market les markets,” Ratnathicam said. “These markets have been hyper-competitive for in the East Bay. BY GRANT CHAPPELL a few years now, so it’s been interesting to see the creative terms and features these new lenders are offering to earn business and market share.” Whether that means lenders are more aggressive on debt coverage ratios, loan to value or interest rates, clearly many banks want a bigger piece of the market. Compared to other parts of Northern California, the Bay Area continues to attract capital from around the world. I recently spoke with Eli Cohen, a principal at Cohen Rojas Capital Partners, a private investment firm with holdings all over Northern California, about their take on the market in Northern California. “As distressed opportunities are few and far between in Sacramento, we shifted our strategy to the East Bay in the last 18 months, primarily picking Loans n wrapping up another strong year up value add assets in Berkeley and the Historically low interest rates and the on multifamily property sales, the walkable neighborhoods in and around numbers show that the market is still perception of higher rents on unit turndowntown Oakland,” Cohen said. “While over seem to justify the low cap rates pushing higher. Alameda, Berkeley and rent growth has been sluggish at best paid all over the Bay Area. Oakland all posted strong numbers on in Sacramento, we have seen our rents In speaking to Al Steactivity, total volume and average sales in the East Bay pickup phens, a veteran broker price in Q4 of 2013. “Competition for along with the quality and property owner, he We have consistently reported since existing buildings of tenants we are able to views this practice as mid to late 2012 that the market clearly will remain fierce attract.” “rolling the dice” when had turned and the worst was behind until more inventory According to Propobtaining a 5-year fixed us. Fierce competition on market deals in the form of new ertyRadar, Notice of loan in acquiring a propcontinues to push bids over the askunits hit the market, Defaults are down erty. Low rates are also a ing price — a practice traditionally less or demand for exist- 33% from a year ago in catch-22 for owners with common in the 5+ unit segment. ing housing wanes.” Alameda County and
Market Still Pushing Higher
16 RENTAL HOUSING
| MARCH 2014 |
down 44% over the same period in California. Notice of Trustee Sales are down 70% in Alameda County over the last year and approximately 60% over the same period in California. Finally, REO inventory is down about 32% in Alameda County over 2012 and down about 53% in California. 2 - 4 Units In Oakland, the average price increased by 20%, from $399,000 in Q4 of 2012, to $477,000 in Q4 of 2013. Even more remarkable, the number of transactions increased to 122, compared to 112 a year ago, and up 20% compared to last quarter. When I first started writing this column in 2006, it was normal to see stagnant or declining activity going from Q3 to Q4. Aside from 2011, every year since 2008 has bucked this trend and seen activity increasing to finish the year. In Berkeley, the average sales price jumped about 12% to $827,000 from $739,000 a year ago, and a slight dip from $850,000 last quarter. Strikingly, Berkeley saw a big increase in number of transactions in Q4 of 2013, recording 34 property sales, compared to 21 a year ago and 19 last quarter. We saw one of the highest sales in the last year on a 4-plex at 2712 Stuart Street, selling for $2,050,000. Comprised of four 4-bedroom, 2-bathroom units, and not subject to rent control due to 1988 construction, this demonstrates a â€œflight to qualityâ€? for assets in core markets. In Alameda, we saw a slight dip in transactions, with 11 properties trading hands, compared to 14 in Q4 of 2012 and 13 last quarter. The average price increased nearly 28%, to $684,000 from $536,000 a year ago, and a minor decrease from $697,000 last quarter. Similar to Berkeley, a few high sales north of $1 million will skew the average price. As you will read below, the market 5+ unit properties in Alameda has drawn substantial attention from investors. 5+ Units In Oakland, total volume decreased
approximately 15% to $39,600,000, compared to $46,350,000 a year ago. This is an even larger drop of 25% compared to $51,975,000 last quarter. We saw almost no change in price per unit at $107,000, and about a 10% increase in price per square foot compared to a year ago. Compared to last quarter, we were down 3% on price per unit and 12% down price per square foot. I reacted positively to these figures initially, as the last two quarters very closely mirrored 2012â€™s Q3 and Q4 figures, when the expiration in federal capital
gains rate was due to expire. I sense many owners are seeing prices they are happy to sell at, in spite of capital gains, as prices are much higher than 2011 and 2012. In Berkeley, total volume substantially increased by nearly 50% to $22,465,000 from $12,600,000 a year ago. Price per unit also increased about 20%, to $192,000 per unit. Berkeley also saw modest increases in price per square foot, to $267 per square foot, compared to $236 per square foot a year ago. Three properties traded north of $300
transactions (2-4 units)
average sales price (2-4 units)
Source: NAI Northern California ebrha.com
RENTAL HOUSING 17
total volume (5+ units)
price per sq. foot (5+ units)
price per unit (5+ units)
per square foot, and one just over $500 per square foot. A 25-unit building at 2747 Haste Street, directly across from the Berkeley campus, sold for about $276,000 per unit and $325 per square foot, but also in the neighborhood of 15 - 16GRM on actual income at time of sale. I give a range, as there were some vacancies at time of sale, and upside in utilizing common area for additional income. A building at 2537 Fulton St. sold just above $500 per square foot and $361,000 per unit, further attributing to the all time highs we are seeing on both 2 - 4 unit and 5+ unit segments in Berkeley. The building on Fulton Street was completely gutted, fully remodeled and seismically retrofitted. It truly was an impressive project, and reflects the high demand for assets near the Berkeley campus. In Alameda, there was a dramatic jump in volume of nearly 237%, with $16.5 million in sales, compared to $6.9 million a year ago. Just over $10 million in sales was allocated to two transactions: 1704 Central Ave. (30 units) and 400 Marion Ct. (20 Units). Both of these properties traded at just over $200,000 per unit and in the high $200 per square foot to low $300 per foot range. There was also a 30% jump in average price per unit to $175,000, and a 20% increase in average price per square foot to $202. The Future of the Market Moving forward, I continue to maintain my excitement for where the sales market heads. Tight inventory of properties for sale and low interest rates will continue to push values higher. 1031 buyers faced with paying higher capital gains will continue to accept lower returns on properties. Competition for existing buildings will remain fierce until more inventory in the form of new units hits the market, or demand for existing housing wanes. Until then, we are likely in for another exciting year of record sales. RH
Source: NAI Northern California 18 RENTAL HOUSING
| MARCH 2014 |
Grant Chappell is the Vice President of NAI Northern California. He can be reached at firstname.lastname@example.org or 510-972-4941.
EAST BAY RENTAL HOUSING ASSOCIATION
360 22nd Street, Suite 240 Oakland, CA 94612 Phone: 510.893.9873 Fax: 510.893.2906 email@example.com
RE NTA L
19 February 2014
Dear EBRHA Members:
A SSOC I ATION
The race to fill a newly opened seat on Oakland’s City Council has just gotten much more interesting… exciting even. Jill Broadhurst, East Bay Rental Housing Association’s Executive Director, recently announced her candidacy for the District 4 City Council position, which is being vacated by Libby Schaaf, a candidate for mayor. Jill’s commitment to public service and community betterment makes her an ideal candidate for the position, and I am very happy that she is willing to use her talents on behalf of Oakland’s District 4 residents. Jill started out with EBRHA as Director of Public Affairs. In that capacity, she did an excellent job on our behalf, interacting with state and local elected officials, helping them to understand some of the workings of the rental housing business, and the impact of legislation on property owners and renters. Without all of the fanfare that usually accompanies local public discourse related to rental housing, Jill has worked effectively with elected officials, city agencies and community groups, in coming up with solutions to rental housing related issues. After being promoted to the position of Executive Director, Jill became responsible for the operation of all of EBRHA’s affairs. She continues to represent EBRHA to the public in a first class way, and we continue to benefit from her tireless efforts toward community betterment. Much as I am happy, proud even, to be working with Jill at EBRHA, it turns out that her work here is only one aspect of her overall community participation. Indeed, she has shown her commitment to public service in ways that are completely unconnected to her work at EBRHA. Jill has had a long term commitment to the improvement of public safety in Oakland. In 2003, she became a founding member of a neighborhood crime prevention group known as the Montclair Safety and Improvement Council (www.montclairsic.org). The Council works in conjunction with the Police Department to improve the quality of life in its geographic area by promoting a variety of safety and lifestyle enhancements to the community. Jill has been an officer since the group’s inception, and currently serves as its chair. She is a board member of the Friends of Oakland Parks and Recreation, where she has endeavored to find grants to provide scholarships for summer and after school programs, and is engaged in other fund raising activities. Jill has two children who attend Oakland public school. She is an active member of the Parent Teacher Organization and has spent time on the many issues related to pedestrian safety in the vicinity of the area schools. Speaking of pedestrian safety, Jill is the first person to introduce me to the concept of walkability as an important feature of neighborhood quality of life. I had no idea that walkability had become such an important neighborhood feature that walkability scores of neighborhoods are now available online. It would be nice to see neighborhood walkability and pedestrian safety become the focus of greater attention throughout all of Oakland. As I said, I’m excited at the prospect of Jill Broadhurst being on Oakland’s City Council. Having worked with Jill these past few years, and watching her connect the dots between government, business and community, it’s clear that her presence on the Oakland City Council would be a very big win for Oakland. To learn more about Jill, visit www.jill4oakland.com. Go Jill! Sincerely, WAYNE C. ROWLAND EAST BAY RENTAL HOUSING ASSOCIATION PRESIDENT
RENTAL HOUSING 19
20 RENTAL HOUSING
| MARCH 2014 |
Maintenance Considerations for Building Owners Important tips to protect your investment BY SUSAN SPOTT
aking care of an investment is always important. For owners of rental housing, whether single or multifamily buildings, maintenance is a top priority for protecting your assets. There are myriad conditions that can compromise the longevity and health of a building. Additionally, there are building code requirements, that although generally are not retroactive for existing buildings, do affect the level of compliance that property owners are responsible for. This article focuses on specific areas where diligent maintenance is needed, and types of upkeep and renewal that may not readily occur to some property owners.
Rental housing owners service a unique client. In providing a home for a diverse population, there is little control as to how the product will be used. Rights of privacy inhibit owners from having full control of how the space is being used, which may lead to a malfunctioning or poorly performing feature that may not be readily reported to the owner until the repair of such is expensive. Consequently, it is up to the owner to be proactive in their involvement with the property, creating an element of responsiveness and foresightedness that the tenants will come to expect.
A common and significant threat to the structural integrity and the habitability of a building is water. Uncontrolled water flow around and on the building can result in differential settlement to the foundation, damage to the interior finishes and microbial growth. Consider the skin of the building. It may be stucco, wood siding or brick. In all of these cases, it is essential that building openings (windows and doorways) or penetrations (piping, venting) be properly sealed to prevent water intrusion. Flashing. Flashing is a component of the building envelope that sheds water away from the building. When the building is first constructed, it is most desirable that the builder takes care in the flashing of these openings. However, flashing is commonly overlooked or not properly designed. ebrha.com
RENTAL HOUSING 21
“Building owners are responsible for being in compliance with their building’s health and safety codes. Purchasing a property that has condition and compliance issues automatically shifts the inherent problems to the current owner’s responsibility for correction.” Installation involves sheet metal and and installed electrical system which may Bed bugs feces in a wall outlet self-adhered membrane installed within have been quite adequate at one time may the layers of the building paper. Penetrabe insufficient today. tions to accommodate building services Over the 50 or 75 years a building when planned at the original construction has been in service, it is common for should also be flashed, but often little modifications to have been done, some of thought is given to that, either by designwhich may not have been done properly. ers or builders. Consequently, waterThough outlets may be serviceable, they proofing is left to caulking, which can be may be inadequate in frequency, leading effective if done properly but does require the occupants to rely on extension cords. regular maintenance. Older service components such as breakRoofing. Roofing is well known for its ers and wiring, particularly if modified required maintenance and replacement. or not properly maintained, may not be And the intricacies of a good roofing able to withstand the heat from excessive system are often underrated. Points of loading, causing fire and death. transition of the horizontal to vertical Electrical wiring is installed inside the elements require careful detail and under- walls of the building and can only be standing. Particularly, for low slope roofevaluated from particular vantage points ing, the choices of material are many and such as the basement, attic and at the should be carefully considered. There are service and distribution panels, without many products on the market today that getting into destructive investigation. provide great warranties, that although That said, if the wiring was improperly more expensive in the installation, can altered at any point, it may fail within an provide peace of mind and savings over enclosed location thus going undetected the long term. And of course, there are for some time until a catastrophic event current energy code and attic ventilation evolves. requirements that require careful considAlways have licensed professionals eration as well. service the electrical needs of the buildSite Drainage. Site drainage is an ing, and be sure the work is permitted important aspect of water control that and well-documented. is often overlooked, particularly with the older building stock we have in our Mechanical community. Simple foresight can avoid Mechanical systems generally cover the problematic leaks into basements, dry rot air conditioning (heating, cooling and and pest intrusion. ventilation) of a building. Gas powered systems are generally more economical. Electrical However, with this come elements of risk. Building services are essential for proper Besides the apparent risk of introducbuilding performance and occupant coming flame and fuel into a building, carbon fort, health and safety. A properly sized monoxide poisoning from improper vent22 RENTAL HOUSING
| MARCH 2014 |
ing, and deteriorating equipment is all too common an occurrence. Once again, we are dealing with a building system that typically has a much shorter lifespan than the building itself, and is often modified throughout the life of the building. Annual inspections, servicing and cleaning of all gas powered appliances by a licensed professional are recommended. Some modifications and all replacements should be done with a permit from the AHJ (Authority Having Jurisdiction) and carefully documented. Currently the market offers a multitude of energy efficient alternatives to air and water heating, such as on demand boilers. Again, while more expensive in the initial costs, these devices offer advantages, such as greater responsiveness and lower fuel consumption which result in long-term savings. Additionally, these appliances are smaller and more adaptable to limited space for installation, replacing bulky equipment. Another mechanical system that is quite important is ventilation fans. Building owners often must contend with the dreaded “mold” word. While exhaustive steps can be taken to prevent moisture intrusion into a building, we often have little control as to how the moisture — generated by bathing, cooking and general habitation — is handled. For example, the bathroom may have a functioning window which satisfies code requirements for ventilation, but the owner can’t dictate its use. Alternatively, in addition to that operable window, the building owner can install an automatic fan that activates either by a sensing device or the activation of a light switch. A simple step of installing a fan such as this (be sure it is vented to the exterior properly) may save the owner from costly and inconvenient repairs.
Plumbing systems installed at the time of the building’s construction can last well into the lifespan of the building, if properly maintained. Cast iron piping is extremely durable and can be modified to accept the newer ABS type piping if done properly. All plumbing fixtures (sinks, showers, etc.) require venting. Venting
RENTAL HOUSING 23
Maintenance Considerations for Building Owners PHOTOS BY SUSAN SPOTT
The stairway pictured above has a few problems, aside from not being wide enough. There has been an effort to install a non-slip strip. However, it has not been maintained and now presents a clear tripping hazard.
An example of self-adhered membrane installed properly around the opening for a window — the first step in a good flashing assembly.
provides the proper air balance to facilitate necessary drainage and the exhaust of gases and odors. When modifications to the plumbing facilities occur, proper venting is critical In the days when a large portion of our building stock in the Bay Area was constructed, galvanized piping was used for water distribution. However, over time, this type of piping collects debris and rust that can hinder the flow of water. Currently, copper piping is the preferred material for water distribution simply because it’s far more resistant to rust and its smooth interior lining does not host blockage as galvanized piping does. A partial replacement of galvanized to copper may occur when plumbing fixtures are changed out. However, if a proper connection from new copper lines to existing galvanized is not used, rust and deterioration can occur. A proper connection is one that isolates the galvanized piping properties from the copper. Sump pumps are a viable option when dealing with excessive water in a basement or underfloor of a building. But of course, these must be installed properly. Even though the code requires the use of a G.F.C.I. (ground fault circuit interrupter) outlet in basement and underfloor areas, they should not be used for the electrical source for these appliances. By creating a designated circuit for this appliance the code required use of a G.F.C.I. does not apply. Additionally, it is important that these devices are maintained and frequently inspected and serviced.
Code Requirements and Liability
The picture above shows an example of poor electrical work. The cord on the right is an extension cord which is not suitable for building wiring. 24 RENTAL HOUSING
| MARCH 2014 |
Building owners have a significant responsibility to their tenants. They must provide housing that meets the minimum code standards as defined by the Health and Safety Code (referred to the Housing Code). Often AHJ’s have amended this code to include specific requirements that are tailored to their specific jurisdiction. For example, the City of San Francisco has added energy code requirements to their Housing Code. It behooves the building owner to be aware of their jurisdiction’s housing requirements and take the necessary steps to meet them. To learn more about codes, go to the “Planning
and Development” or “Building Department” sections of city websites. As previously stated, the building codes generally apply to new construction. However, there are multiple instances where upgrades to current code are required, either triggered by the valuation of new work or the specific characteristic of the building. For example, existing multifamily buildings that are more than 3 stories in height and contain more than 16 dwelling units require an automatic or manual fire alarm system throughout the building. Exiting requirements for buildings are found in both the Building and Fire Code, as well as the Housing Code. The purpose of these requirements is to assure proper evacuation of the building in the case of a life-threatening event. Consider a fire event occurring in a building. If the fire itself does not shut down the electrical service, the Fire Department will, along with the gas supply. The building will be dark and people will need to evacuate. Consider this when evaluating the exiting system for your building. Are there adequate emergency lighting fixtures installed? Is the path of travel clearly marked with exit signage illuminated by a separate and backup power supply? Are the doors unlocked from the inside and is the hardware someone with a disability can operate? Consider lever hardware on all doors instead of knobs. Be sure all stairways are code compliant with handrails. On all
stories up to the 4th floor, be sure all your bedrooms have emergency egress (windows used for emergency exit). Finally be sure all required smoke and carbon monoxide detectors are in place and functioning. Building owners are responsible for being in compliance with their building’s health and safety code. Purchasing a property that has condition and compliance issues automatically shifts the inherent problems to the current owner’s responsibility for correction. So, thinking, “This is the way it was when I bought it” does not let current owners off the hook. Consider this carefully. Thorough inspection of properties when purchasing is recommended, and the inspection should be conducted by someone who is familiar with trade practices and code requirements. Additionally, it is recommended that the building owner prepare a multi-year budget to plan for repairs and upgrades. Finally, it is recommended that an annual inspection of the building and its systems be conducted by an independent third party professional that is able to provide guidance on prioritizing needed repairs and upgrades, and can oversee work completed for quality and compliance. RH The information contained in this article is general in nature. Consult the advice of a professional for any specific problem. Susan Spott is the owner of SpottCheck Consulting and Inspection Services and has more than 26 years of experience in the construction field. She can be reached at 510816-1452 or firstname.lastname@example.org.
Legal Excellence and Dedication to Clients Fighting for Property Owners’ Rights
Landlord-Tenant Disputes & Evictions Rent Board Representation Commercial & Residential Transactions & Leasing Purchase and Sales Agreements Real Estate Litigation Land Use, Zoning & Building Permits Corporate, LLC & Entity Formation Probate, Wills & Trusts 480 9th Street Oakland, CA 94607 Tel: 510-625-0100
177 Post Street, Suite 700 San Francisco, CA 94108 Tel: 415-421-0100
RENTAL HOUSING 25
26 RENTAL HOUSING
| MARCH 2014 |
A BAD CASE OF
BUILDING ODOR How to effectively get rid of obnoxious odors in your rental units. BY CLAYTON BARRY
PHOTO: MIKAEL TIGERSTRÖM
reating malodors can be an expensive and complicated endeavor. Many odors, such as smoke, curry and urine, are especially difficult to treat. What’s worse, when these odors linger in an unoccupied apartment or home, they can chase prospective tenants or buyers away. When odors are heavy, they can also reach hallways and other common areas. Bad odors can also evoke strong emotional response. An individual’s reaction to odor can be completely real and it can be highly subjective, even imagined. While there are many cleaning and deodorizing products for purchase, it is important to understand that there is no “miracle” product. Effective deodorization requires specific products and cleaning techniques that have been designed for each odor problem. Understand that masking agents that produce a pleasant fragrance to cover up a bad odor have short-term effects. Instead of using masking agents, be sure that effective cleaning is an integral part of the real deodorizing process. An important fact to understand about odor is that it is comprised of many microscopic gas particles. These tiny particles are between .5 to 4.5 microns in size. To help understand how small that is, a human hair is 100 microns in diameter. The tiny size of odor particles explains how they can permeate porous materials. Furthermore, heat and moisture only exasperate this problem. Smoke Odors Heat causes smoke odor from cigarettes, cooking and fire damage to “set” the smoke. Here’s how it works: smoke is a byproduct of combustion, which also creates heat. Heat can cause structural materials to expand. As the pores in structural materials expand, the smoke particles penetrate. The particles become trapped as the expanded materials cool and contract. When you think about the heat that a raging fire can
generate, it is easy to understand how expansion and contraction could be a factor. How about the smoke from a cigarette? Is this small amount of heat really a factor? Yes, even the slightest elevation in temperature by cigarette smoke can make an impact. Remember, we are talking about a microscopic world where measurements and temperatures are relative. If heat can lock-in odor, then heat used in the cleaning process can help to unlock the odor particles. Cleaning crews should use cleaning detergents and rinse water that is as hot as possible to remove the smoke residue. When structural materials are re-heated they are able to expand and release the trapped particles. That is why professional cleaning companies also use “thermal foggers” to remove odor particles that remain after the first round of cleaning. These fogging machines heat the deodorization and treatment agents, turning them into a fog or gas. This treatment gas can go into the same cracks and crevices that the odiferous gas has penetrated. When an indoor space is contaminated by smoke odor, all surfaces must be thoroughly cleaned using cleaning products made especially for smoke odor. The cleaning process must include ceilings, walls, floors, carpeting, draperies, blinds and even the HVAC system. Don’t miss the inside of cabinets or behind stoves and refrigerators. Sometimes, a just cleaned and freshly painted apartment still has a lingering smoke odor because the cleaning of the HVAC system was overlooked, or the odor appears months later when the heating system is turned on. Food and Cooking Odors Removing strong cooking odors, such as curry, is similar to the removal of smoke odors. Always use hot cleaning water with a grease cutting detergent. Clean all surfaces, and pull out and clean ebrha.com
RENTAL HOUSING 27
appliances. Clean the outside and inside of cabinets, and have thermal fogging done if possible. Don’t forget the HVAC system. Curry residue particles were delivered throughout the interior space by hot steam and smoke, so heat needs to be used in the cleanup process. Pet Urine Odors There is perhaps no more bothersome odor in rental properties than pet urine, and it is the most difficult odor to control and eliminate. Over time, urine changes from a liquid to a salt. During this transition, it reacts with bacteria and produces gas. This is when it is the most odiferous. Each stage of urine requires a different treatment. So, depending on how many spots and what stage they are in, you will be applying different chemicals. A big challenge with a urine contaminated carpet is that the salt stage is considered dormant, but will be reactivated if it becomes damp or wet. That is why pet odors may become more discernible after carpet cleaning, even though it has been a year or two since pets were present. One of the problems with urine damage on a carpet is the fact that it will penetrate through the carpeting, the padding and into the sub-floor, which may be hardwood, plywood, manufactured board, vinyl or concrete. So, treating the surface fibers is seldom enough.
Effective cleaning and deodorizing treatment may require work that is scheduled over a two-day period. Day one should consist of the following: cleaning the carpet surface, pulling up the carpet, cleaning the carpet backing, removing the cushion (pad), and treating the floor. On day two, you should follow these steps: seal the floor, relay new cushion, relay the carpet, and clean the carpet surface a second time. This is a lot of work and can be expensive, and unfortunately, there is no guarantee it will be 100% effective. It may even cost more than new carpet replacement. Thus, it is sometimes best to bite the bullet and replace the carpet and pad. If the floor is stained, be sure to clean and seal the floor before carpet replacement. For the occasional pet accident, the enzyme cleaning products available at the grocery or pet supply stores can do an effective job. However, it is smart to understand that even a small dog can produce several gallons of urine each year. Often, there will be many more accidents than you realize. To find the exact spot of these “accidents,” you can use a black light. It highlights ammonias in the urine residue on carpet fibers and is certainly more effective than using your nose or the touch test. Refrigerators Another source of bad odor in rental housing can occur when a refrigerator has been off for some time and food spoils. Luck-
EARTHQUAKE AND STRUCTURES, INC. STRUCTURAL • CIVIL • CONSTRUCTION MANAGEMENT
Premier Engineering Services in the Bay Area Since 1984 • Soft-story screening and report to satisfy city ordinance • Seismic strengthening, foundations, and retaining walls • Construction management and construction oversight on behalf of the owner • More than 4,000 city approved construction projects • Knowledgeable, reliable, and insured • Over 35 years of experience • Free initial consultation • 10% Discount for EBRHA Members
Contact: BK Paul, S.E., M. Eng. UC Berkeley Alumni Lic. #: S003093
28 RENTAL HOUSING
| MARCH 2014 |
ASK ABOUT OUR NO LEGAL FEE GUARANTEE
The Bay Areaâ€™s Leading Real Estate and Civil Litigation Law Firm Non-Payment of Rent Evictions Nuisance Evictions Owner Move-in Evictions
n Real Estate n Property Management n Legal Services
Rent Board Petitions Landlord-Tenant Litigation
482 W. MacArthur Blvd. Oakland, CA 94609
Offices in Oakland, San Francisco, Fremont, Los Altos
www.baypropertygroup.com Offices in San Francisco, Oakland, Fremont and Los Altos
WELCOME NEW INDUSTRY PARTNERS
FIRE PROTECTION, ACCESS CONTROL & DOORS/GATES
RESTORATION & ABATEMENT
PROPERTY MAINTENANCE SUPPLIES
Rich Hallock 866-331-4790 www.greenspan-ai.com
Cherie Anderson 650-988-9508 www.statcomm.com
Rick Walker 800-886-1801 www.waterdamagerecovery.net
Nick Mraz 800-345-3000 www.wilmar.com
For our complete list of Industry Partners, see the Member Directory found on page 38 or the online Buyers Guide & Business Directory at www.ebrha.com/directory
East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL
RENTAL HOUSING 29
Apartment loans done right. LO W F E ES | G R EAT RAT ES | S T R E A M L I N ED P RO CESS
IT’S ALL HERE • Term financing for apartment buildings with five or more units
• Local market financing, appraisal and underwriting
• Fast, efficient loan process
• An array of fixed and adjustable rate loan programs
• Personalized customer service
Get a fixed interest rate on your next apartment loan from the nation’s #1 multifamily lender • • • • • • •
Initial ﬁxed rate for 3, 5, 7 or 10 years, then adjustable for remaining term Financing from $500,000 to $25,000,000+ Up to 30-year term and 30-year amortization Low loan fees, including no appraisal fee Par pricing available Assumptions available Early rate lock available
Contact Ted Levenson, Client Manager at (415) 464-2909 or email@example.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 2012 FDIC data. ©2013 JPMorgan Chase & Co. Member FDIC. All rights reserved. PA_13_057
30 RENTAL HOUSING
| MARCH 2014 |
ily, you can remove the bad odor on your own following a few simple steps. To properly clean and deodorize a fridge, the unit needs to be unplugged. Next, pull the refrigerator away from the wall and remove the dust from behind and under the unit. If there is a drip tray, remove and clean it too. Then, spray the entire interior of the refrigerator with a liquid cleaning chemical designed to combat protein odors. Let the spray dwell for 10 to 30 minutes, then towel dry the interior. You may need to purchase a protein cleaning liquid that can be applied as a spray. There are also smoke cleanup detergents available in liquid quart and gallon size. These products are formulated for different types of smoke, but are effective for refrigerator cleanup. The next step is to wash the interior of the refrigerator using water and a detergent with an oxygen booster. These detergents are available at any grocery or hardware store. Mix the cleaner with water and apply with a sponge. Let it dwell for about five minutes and then towel dry. As soon as the refrigerator interior is dry, fill it with crumpled newspapers. Close the door and let the fridge sit overnight. The following day, discard the newsprint, turn the unit on and place an opened box of baking soda inside. Your refrigerator should be odor free. Other than finding a liquid cleaning product designed for “protein” odor, this is a very simple process and one that is a time proven. Achieving Satisfactory Results It’s apparent that there is no one magic cleaning agent or process for all odors. Each stubborn odor requires it’s own set of cleaning and deodorizing treatments. By following the remedies I have presented, you should be able to achieve satisfactory cleanup results. RH Clayton Barry is a general contractor and Partner at SERVPRO of San Leandro and Belmont/ San Carlos. He has more than 30 years experience serving property owners and managers in the East Bay. He can be reached at 510-3522480 or firstname.lastname@example.org.
FRANK FIALA ROOFING, INC. All Types of Roofing & Repairs 15, 20, 25 Year Manufacturer’s Guarantee
DP Heating and Air Heating and A/C Repairs 7 Days a Week
Title 24 Compliant Roof Systems Commercial • Industrial • Residential
(510) 582-6929 (925) 484-0124
Lic. # 636826
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
Landlord Liability covers you for personal injury claims by your tenants and their guests. It also includes defense against costly allegations of discrimination, libel, slander, unlawful or retaliatory eviction, and invasion of privacy.
Bay Area Contract Carpets, Inc. 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
Because even prospective tenants can bring a lawsuit against you. Learn more at StroupInsurance.com HomH AutR BusinesV Life
Ruth Stroup INSURANCE AGENCY
Additional Discounts for RHA Members
CA License #0F00956 ebrha.com
RENTAL HOUSING 31
esq. & a
Animal Behavior Pets should not interfere with the comfort and quiet enjoyment of others. BY VARIOUS AUTHORS
misconduct was significantly egregious to result in the forfeiture of the tenancy. Thus, you do need to be very careful as to whether or not the alleged misconduct is significant and continuous, or merely an occasional event. —DANIEL BORNSTEIN
For the past few months, I’ve let my tenant park in an empty parking spot free of charge on my property, even though the spot was not assigned to him in his lease. I’ve asked him to stop parking there, but now he is complaining and withholding rent. He is claiming that it is a reduction in services. Can he do that? What should I do?
Some of my tenants have been complaining about another tenant in the building and his dog. He doesn’t clean up after the pet, leaving the mess all over the common areas, and the dog barks and cries when the owner is away. What can I do about this? Can I evict him?
A tenant who keeps an animal at the rental premises, regardless of whether the animal is deemed a pet or a service animal, must ensure that the animal does not create a nuisance at the property. The description of the disruptive behavior, including not cleaning up after the animal defecates, is sufficient for a landlord to act. My recommendation is to first write a letter to the offending tenant outlining your concerns. In the correspondence, let the tenant know that the noise, barking and mess must stop as it is an unreasonable interference with the comfort and quiet enjoyment of other building 32 RENTAL HOUSING
| MARCH 2014 |
occupants and it poses a safety hazard. Should the tenant fail to properly respond to the letter by reducing the disturbance and eliminating the mess, I would send a more formal letter to cease the nuisance conduct, again specifically documenting the disturbances. Should again the tenant ignore the demand to cease said disturbance, at this time, you would be entitled to serve a Notice to Cure or Quit for nuisance. I strongly recommend that you retain a qualified attorney to draft the notice as it will be the basis of the eviction lawsuit. If, after proper service of the Notice to Cure or Quit, the tenant continues to ignore his or her obligation to quiet the animal and clean up after it, then you have perfected your right to proceed with an eviction lawsuit (unlawful detainer complaint). Ultimately, the trier of fact — whether it be the jury or a judge — will have to determine whether or not the
A tenant in an Oakland rent-controlled unit can file a Rent Board petition claiming a reduction in housing services. When housing services are reduced, then it may be considered an improper rent increase, and the Rent Board can award the tenant a reduction in rent until the housing service is restored. A factor in determining whether a housing service has been reduced is whether that service was provided in connection with the tenancy. Since parking is not permitted in your lease, arguably parking is not a service provided with your tenant’s tenancy, and the tenant is entitled to nothing. Unfortunately, it is not always this simple. The Rent Board may consider other factors. For instance, when did the tenant begin parking in the space? If the parking began immediately upon move in, then the tenant may argue that it was promised to him when he signed the lease and therefore part of the tenancy, notwithstanding lease language to the contrary. Another factor is, how much did he pay for parking? Since your tenant paid nothing for it, then arguably the value is zero, and he would not be entitled to any rent reduction. Again, the timing of the service is important. If it was provided when he moved in, then he could argue that the parking rent was included in the total contract rent. In short, there are a lot of factors to consider. But if it is clear that he was only permitted to park temporarily, began
PHOTO: FLICKR USER MSLAVICK
THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTEE. The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry. TO GET INVOLVED OR TO DONATE TO THE EBRHA-PAC, CONTACT: NEWS@EBRHA.COM OR VISIT EBRHA.COM/PAC
MAISEL PROPERTY MANAGEMENT, Inc. Serving Oakland • Level of service and fees tailored to your needs. • We can locate qualified tenants for your vacancies. 5942 MacArthur Blvd. • Experienced with Section 8 tenants. Oakland, CA 94605 • Over 35 years of experience. • Residential-Property Management in Oakland.
Pass Them On. Or Come Shop. Tenants leave things? We receive discards and sell them for reuse. No promises before seeing. We also pick up. 3 acres, well organized.
URBAN RE 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
License No. 797467
Seismic & General Contractors
www.wcpc-inc.com Tel: (510) 271-0950
Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area. •
construction—all under one company.
• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance. • Screening, evaluation, engineering, construction, city sign-off For inquiries, please contact Homy Sikaroudi, PhD, PE
Not Your tYpical attorNeY
is What Sets Our Law ➥This Firm Apart from the Rest: • Affordable attorney with landlord/tenant expertise. • We will work with you to devise a workable solution to solve tenant issues. • Dependable, skillful and caring approach to tenant problems.
The Shepherd Law Group Call and Hear the Difference
Michael Shepherd 4100-10 Redwood Road, Suite 155 Oakland, California 94619
Voice: (510) 531-0129 Fax: (510) 530-5931
RENTAL HOUSING 33
A quick, efficient, reasonable service for apartment owners since 1975
(510) 839-2067 Jack London Square 510 Third Street, Suite 101, Oakland, California 94607 rh.0110.evictors.indd 1
doing so long after his tenancy commenced, and paid nothing for it, then he probably does not have a very strong case for a rent reduction. And, if he refuses to pay the rent, then you may consider serving him with a Three Day Notice to Pay Rent or Quit. Finally, remember to always serve your tenants with the Notice to Tenants of Residential Rent Adjustment Program (RAP form). This one-page notice can be obtained from the Rent Board and EBRHA’s website, and should be served at the beginning of the tenancy and with every rent increase notice. Doing this may limit your liability to a tenant for wrongful rent increases and reduction in housing services. —STEVE WILLIAMS RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Daniel Bornstein is an attorney with the Law Offices of Bornstein & Bornstein and can be reached at 415-409-7611. Steve Williams is an attorney with Fried & Williams LLP and can be reached at (510) 625-0100 or www.friedwilliams.com.
12/23/09 10:16:33 AM
EBRHA’s Legislative Day on April 9 Needs You!
RESIDENTIAL & COMMERCIAL *Plumbing Repairs
Do you have an interest in representing EBRHA in Sacramento?
*Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements
You can spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating them on the intricacies and realities of our industry. Call us now for a special seat at this annual table. Training is required to attend this all-day commitment, and meals are provided.
CONTACT TORI BLANCA AT TBLANCA@EBRHA.COM OR 510893-9873 TO RSVP OR VISIT WWW.EBRHA.COM/PAC FOR MORE INFORMATION.
*Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters
The Plumber Referred by Your Friends!
34 RENTAL HOUSING
| MARCH 2014 |
Beacon Properties East Bay Property Management & Brokerage Services Since 1990
• We add value to buildings • Experienced and informed • Fully computerized • Integrity and care
Carlon Tanner, Owner/Broker
466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 email@example.com
EBRHA recommends Buildium’s property management software. Sign up for your FREE 15-DAY TRIAL at www.ebrha.com/buildium
RENTAL HOUSING 35
community calendar EVENTS & CLASSES
TUESDAY, MARCH 4
TUESDAY, APRIL 1
Landlord 103 Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
Landlord 102 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 6:30 p.m. - 8:00 p.m.
THURSDAY, MARCH 6
New Ordinances for Berkeley 2014 Michael St. John, St. John & Associates Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
WEDNESDAY, APRIL 9
Legislative Day in Sacramento Training required; For more info or to volunteer, call Tori Blanca at 510-893-9873 8:00 a.m. – 4:00 p.m.
TUESDAY, MARCH 11
Landlord Basics Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:00 p.m.
THURSDAY, APRIL 10
SATURDAY, MARCH 15
EBRHA General Membership Meeting Topics: • Legal Q&A: Daniel Bornstein, Bornstein & Bornstein • Maintenance Solutions for Property Owners: Susan Spott, SpottCheck Consulting • Integrated Leasing: Chris Graff, RentMethod 10:00 a.m. - Noon TUESDAY, MARCH 18
Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Topic: What You Need to Know About Your Insurance Policy Speaker: Samantha Tradelius, Strickler Insurance Agency, Inc. Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Anna Alberti for more info: 510-562-1179
Lunch-n-Learn Benjamin Scott, Advent Properties Topic: Preparing for Oakland Rent Board Hearings Members: Free; Non-Members: $20 Must RSVP by Monday, April 7 12:00 p.m. – 1:00 p.m. TUESDAY, APRIL 15
Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Anna Alberti for more info: 510-562-1179 SATURDAY, APRIL 19
EBRHA General Membership Meeting Topics: • Legal Q&A — Speaker TBD • Emerging Mandatory Green Codes, Rebates & Incentives — Dan Antonioli, EBRHA Green Committee Chair & Green 10:00 a.m. - Noon
WEDNESDAY, MARCH 19
March Member MEET-er EBRHA Office, 360 22nd Street, Suite 240, Oakland A combination meeting and mixer; Drinks and snacks provided Please RSVP to Tori Blanca at firstname.lastname@example.org Legal Q&A by Clifford Fried and Steve Williams, Fried & Williams LLP 6:30 p.m. – 8:00 p.m.
TUESDAY, APRIL 22
TUESDAY, MARCH 25
Lunch-n-Learn Rick Walker, Water Damage Recovery Topic: Water Damage Mitigation — Managing Risks and Costs Members: Free; Non-Members: $20 Lunch provided; Must RSVP by Friday, April 18 12:00 p.m. – 1:00 p.m.
Landlord 101 Tori Blanca, EBRHA, CCRM Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
Landlord 103 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 6:30 p.m. – 8:00 p.m. WEDNESDAY, APRIL 23
TUESDAY, APRIL 29
Managing Bed Bugs and Bad Odors in Your Rental Properties Clayton Barry, SERVPRO of San Leandro Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
*Members: $39; Non-members: $69. Mandatory prepayment required; 72 hour cancellation; No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com/education or call (510) 893-9873. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING
| MARCH 2014 |
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
2013-14 (2.1%) A CPI increase of 2.1% became effective on July 1, 2013. 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.
AM O U N T ( % )
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
(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.
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
RENTAL HOUSING 37
CONTACTS, PRODUCTS & SERVICES ABATEMENT SERVICES
P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net 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
Cassandra Adams Architect Cassandra Adams 510-215-5050 email@example.com InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.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
Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.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
American Asphalt & Concrete Jeannie Nyberg 510-723-0280, x28 www.americanasphalt.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
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com
ATTORNEYS - EVICTIONS
Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com
| MARCH 2014 |
ATTORNEYS - LAND USE/CONDO CONVERSION
ATTORNEYS - REAL ESTATE/ CORPORATION
38 RENTAL HOUSING
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 firstname.lastname@example.org 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
Chase Commercial Josh Milnes 510-891-4545 email@example.com Chase Commercial Ted Levenson 415-945-5430 firstname.lastname@example.org ebrha.com
Chase Commercial Neil Oâ€™Callaghan 415-315-8901 email@example.com Cooperative Center Federal Credit Union Chris Perez 510-647-2127 firstname.lastname@example.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 Torrey Pines Bank Mike Popovich 510-899-7548 email@example.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 CARPET CLEANING
Cleaner Carpets Ron Russell 510-522-1344 firstname.lastname@example.org CODE COMPLIANCE
Armstrong Development Barbara Armstrong 510-337-1998 email@example.com COLLECTION AGENCIES
Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com Rent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.com CONDO CONVERSION
Armstrong Development Barbara Armstrong 510-337-1998 firstname.lastname@example.org
KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.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 Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.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 SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com ELECTRICIANS
Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net ELEVATOR REPAIRS
Paramount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.com EMERGENCY RESPONSE
Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com 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 PROTECTION
Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com FLOOR COVERINGS
Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com GARAGE DOORS
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com GLASS & GLAZING
ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com GOVERNMENT AGENCIES
Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org HANDYMAN SERVICES
Halcyon Properties Roger Shane 510-847-7075 email@example.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 firstname.lastname@example.org
KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com HAZMAT, CRIME SCENE, BIO CLEAN-UP
Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com HEATING & AIR CONDITIONING
88HVAC Matt Jung 855-884-8228 www.88hvac.com Advanced Home Energy Marisa Lee 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 email@example.com DP Heating & AC Daryl Price 510-532-2043 firstname.lastname@example.org Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.com INSPECTIONS
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com INSULATION
Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com INSURANCE
Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.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.email@example.com Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 firstname.lastname@example.org ebrha.com
RENTAL HOUSING 39
PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.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 SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com
Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PAINTERS
Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net PEST & VECTOR CONTROL
INTERCOMS & ACCESS CONTROLS
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sound Communication Systems Jerry Dean 510-595-8111 email@example.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com
PLUMBING - WATER HEATERS
Martinez Real Estate Investment Jose Martinez 510-769-0436 LAUNDRY EQUIPMENT
Coinmach Kelly Carrillo 510-429-0900, x54435 www.coinmach.com LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Dept. Julie Twichell 510-567-8252 www.aclppp.org LEASING
Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com RentMethod Greg Sirotek 415-335-6814 www.rentmethod.com
Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com
PROPERTY MAINTENANCE SUPPLIES
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 firstname.lastname@example.org Wilmar Nick Mraz 800-345-3000 www.wilmar.com
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 email@example.com
| MARCH 2014 |
Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 firstname.lastname@example.org Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 email@example.com Roto-Rooter Martin Alvarez 510-755-1262 firstname.lastname@example.org
Rental Roost, Inc. Nitin Shingate 925-357-8783 www.rentalroost.com
40 RENTAL HOUSING
Alameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 email@example.com Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com
ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com ebrha.com
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 East Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.org 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 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
Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE
Buildium Sam Clarke 888-414-1933 x152 firstname.lastname@example.org 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 email@example.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 firstname.lastname@example.org Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com
Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE
DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us RENT CONTROL CONSULTANTS
Alan K. Beales 510-339-9776 Edrington & Associates Steven Edrington 510-749-4880 email@example.com RENTAL SERVICES
Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org ROOFERS
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 Golden Gate Locksmith Co Ralph Scott 510-654-2677 firstname.lastname@example.org 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
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
TENANT SCREENING SERVICE
Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com TOWING SERVICE
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson 510-533-9600 www.ppitowing.net TREE SERVICE
Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.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 800-362-8774 (day) 415-602-6984 (cell) email@example.com WELDING - STRUCTURAL & ORNAMENTAL
Vidrio Enterprises Jessie James Vidrio 510-453-8052 firstname.lastname@example.org WINDOWS
Advanced Home Energy Marisa Lee 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 The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com
RENTAL HOUSING 41
PRODUCTS & SERVICES
EAST BAY RENTAL HOUSING ASSOCIATION
Membership Application for Property Owners and Managers
APPLIANCE PARTS & SALES
Appliance Parts Distributor. . . . . . . . . . . . . . 2 ATTORNEYS
Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 29 JOIN TODAY AND RECEIVE BENEFITS SUCH AS:
The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 34
FREE RENTAL FORMS
Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 25
MONTHLY MEMBERSHIP MEETINGS
The Shepherd Law Group . . . . . . . . . . . . . . 33
Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE
CARPETING & FLOORING
Bay Area Contract Carpets, Inc.. . . . . . . . . 31
SEMINARS & WORKSHOPS
West Coast Premier Construction. . . . . . . 33
TENANT SCREENING SERVICE
Earthquake and Structures, Inc.. . . . . . . . . 28 West Coast Premier Construction. . . . . . . 33 NAME
HEATING & AIR CONDITIONING
DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 31 COMPANY
CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . 5 ADDRESS
Ruth Stroup Insurance. . . . . . . . . . . . . . . . . 31
JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 30 LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co. . . . . . . . . . . . . 27 PEST CONTROL
RENTAL PROPERTY LOCATION
Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):
1-2 UNITS = $249.00
3-4 UNITS = $269.00
5-8 UNITS = $289.00
Albert Nahman Plumbing . . . . . . . . . . . . . . 34
9-16 UNITS = $299.00
17+ UNITS = $299.00 + $5.00 PER UNIT
Maisel Property Management. . . . . . . . . . . 33
PROPERTY MANAGEMENT & SALES
Bay Property Group . . . . . . . . . . . . . . . . . . . 29 CHECK (PAYABLE TO EBRHA)
Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35 PROPERTY MANAGEMENT SOFTWARE
Buildium. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 REALTORS
NAME ON CARD
Paragon. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31
DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 TEL
510.893.9873 | FAX 510.893.2906
42 RENTAL HOUSING
| MARCH 2014 |
General Roofing Co. . . . . . . . . . . . . . . . . . . . 35 WATERPROOFING
Applied Waterproofing Systems . . . . . . . . 31 WINDOWS, DOORS & SIDING
SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 44 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.
How do you make the 2nd Happiest Job in America even better? Online Certified Apartment Manager courses let you improve your skills and still have time to enjoy family and friends. The CAM designation is the official stamp of approval, letting your employer know that you have acquired skills to analyze your communityâ€™s financial operations, accurately report property performance and execute marketing strategies. CAM: the single most important thing you can do to boost your career.
Invest in your own happiness; NAA members learn at their own pace for only $205 per course. (4 courses plus Research, Analysis and Evaluation). PRESENTED BY:
LEARN IT ONLINE
Visit NAAhq.org/CAM to get started today.
(Call Now For a Free Estimate)