Rental Housing - May 2018

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | MAY 2018

TIME TO LOOK IN THE MIRROR How governments played a role in creating California’s housing crisis

PLUS: HOW STATES ARE CRACKING DOWN ON FRAUDULENT ASSISTIVE ANIMALS DETAILS ON OAKLAND’S NEW MOVE-OUT AND RELOCATION ORDINANCES

Contents

East Bay Rental Housing Association Volume XV, Number 5 | May 2018

MAY 2018

EBRHA OFFICE

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

510.893.9873 |

fax

510.893.2906

www.ebrha.com EBRHA STAFF

Tina Bocheff | tbocheff@ebrha.com | 510.318.8305 ASSOCIATION EXECUTIVE

Esteban Cortez | ecortez@ebrha.com | 510.318.8303 COMMUNICATIONS & MEMBER ENGAGEMENT MANAGER

Rae Schindler | rschindler@ebrha.com | 510.344.6646 MEMBER ENGAGEMENT & EDUCATION COORDINATOR

Erica Yarbrough | eyarbrough@ebrha.com | 510.318.8304 MEMBER ENGAGEMENT & MARKETING COORDINATOR

Sue Larsen | slarsen@ebrha.com | 510.318.8302 ACCOUNTING

8

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A Not-SoPrivate Negotiation

A Pervasive Issue

BY NICOLE UPANO

BY EBRHA

EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn CHAIR, POLITICAL ACTION COMMITTEE Rick Philips SECRETARY Nathan Durham-Hammer TREASURER Jason Russell EBRHA DIRECTORS

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

22

PUBLISHED BY

East Bay Rental Housing Association PUBLISHER

Wayne C. Rowland

Time to Look in the Mirror

MANAGING EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

BY RON KINGSTON

Tina Bocheff | 510.318.8305

Features & Columns 6

NEWS

City of Oakland Announces New CPI Pass-Through Rate of 3.4% 26

HEALTH & SAFETY

Protect Yourself and the Health of Tenants

BY ENVIRONMENTAL PROTECTION AGENCY

30

ESQ&A

Lights Out

BY STEVEN C. WILLIAMS

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

Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610.

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

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2018 by EBRHA. All rights reserved.

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contributors

ONLINE

RON KINGSTON Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group.

Ron’s accomplishments are well recognized in the state of California as a result of a deep knowledge of historical, political, functional and technical aspects of the law. Ron has worked as a lobbyist for almost 30 years during which he has represented clients before Democratic and Republican Legislatures. He has carefully cultivated excellent relationships with the members of the Legislature.

NICOLE UPANO Nicole Upano, Senior Manager, Government Affairs for the National Apartment Association, serves as the policy expert on fair housing, landlord-tenant, property operations issues, and rent control for the association. She conducts legislative and regulatory research in support of the apartment industry’s advocacy initiatives, and she works as the staff liaison for the NAA Operations Committee to develop and provide resources to NAA affiliates and members on priority operational issues for the industry. Nicole calls Indiana home. She attended Indiana University in Bloomington, Ind. earning a B.A. in Political Science and Studio Art with a minor in Art History.

STEVEN C. WILLIAMS Steven Williams has been representing real property owners throughout the Bay Area since 1999. He has a wealth of knowledge in many areas of real estate law, including commercial and residential leasing, rent and eviction control, purchase/sales transactions, and neighbor disputes. He advocates for his clients in State and Federal courts, at arbitration and mediation hearings, and before government agencies. Steve has recently tried several cases where he obtained favorable judgments for his clients. These cases involved a nuisance, a residential property owner’s right to change terms of tenancy, and commercial property leasing rights.

TENANT SCREENING EBRHA provides members with lowcost 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 2018, rental property owners can collect a maximum of $49.12 for an application fee.

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510.893.9873 | FAX 510.893.2906 www.ebrha.com TEL

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COLUMN

news

City of Oakland Announces New CPI Pass-Through Rate of 3.4% recently announced the new CPI pass-through rate of 3.4%, effective July 1, 2018 through June 30, 2019. As a reminder, per Oakland rent control laws, rent increases can only be passed on to tenants every 12 months after a tenant’s move-in date or 12 months after the last rent increase. Rental owners are also required to give tenants the “Notice to Tenants of the Residential Rent Adjustment Program (RAP)” form upon move in, as well as with every notice of rent increase or other notice of change in terms of tenancy. The Oakland Rent Adjustment Ordinance (O.M.C. 8.22.070) allows an annual rent increase based on the regional Consumer Price Index (“CPI”). The “CPI rate” takes effect on each July 1 and remains in effect through June 30 of the following year.

A rental property owner can raise rent above the CPI rate, based upon the justifications listed on the Oakland RAP website. One justification is “banking”, which refers to deferred allowed annual rent increases. These annual rent increases are determined by the City of Oakland and are also known as CPI increases or annual general rent increases. Annual rent increases that were not given, or were not given in full, can be carried forward to future years. Subject to certain limitations, property owners may defer giving annual general increases up to 10 years. General increases that were not imposed within 10 years expire. The Oakland RAP THE OAKLAND RENT ADJUSTMENT PROGRAM (RAP)

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requires a petition for pre-approval of increases that would exceed the annual allowable rate (CPI). To learn more about the petition process, go to rapwp.oaklandnet.com/petition-forms.

California law requires that tenants receive written notification 30 days in advance. For rent increases greater than 10%, state law requires 60 days notice.

NOTE: Oakland rent law prohibits rent increases higher than 10%. For more information, go to rapwp.oaklandnet. com.

City of Albany Passes First Draft of Rent Review Ordinance; Second Reading To Be Announced The Albany City Council held a public hearing to review a draft Rent Review Ordinance at their April city council meeting. As a result, the council approved the first reading of the Rent Review Ordinance with modifications.

The final version will be brought back for council approval during second reading (as of early May, the date had not been determined). As outlined in the Housing Element portion of the city’s General Plan, the city is considering a non-binding rent review program that focuses on conciliation and mediation between renters and rental owners regarding rent increases over a certain threshold. As of date of publication, EBRHA has not yet seen the final proposed ordinance, but it is expected that the Albany ordinance will be similar to Rent Review ordinances in San Leandro and Union City. Under the draft ordinance, rental owners would be required to participate in the Rent Review procedures if: 1) a rent increase is more than 7% or 2) if the rent increase follows one or more prior rent increases within the past year where the combined rent increases are more than 7% than the base rent paid prior to the first rent increase over the past year. EBRHA will send updates on the second hearing of this draft ordinance as they become available. RH

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APARTMENTALIZE Powered by

June 13–16, 2018 San Diego

COLUMN

local updates nance applies to all rental units, except those that are owned or operated by a public entity (such as the Oakland Housing Authority).

A Not-So-Private Negotiation What you need to know about Oakland’s “Tenant Move Out Agreement” and “Uniform Relocation” ordinances. BY EBRHA

New Required Procedures The new ordinance sets specific procedures for tenant move-out (buyout) agreements, including: providing tenants with a written disclosure on a form prescribed by the City; informing tenants of their right to consult with a lawyer; providing tenants with a statement allowing them to rescind the move-out agreement for up to 25 days after execution; putting each move-out agreement in writing (see ordinance for specific requirements); administrative citations and penalties if owner violates any provisions of the Ordinance; and additional penalties if the tenant is elderly, disabled or catastrophically ill.

Penalties for Violations Penalties will be imposed on any person who violates these provisions or fails to comply with the Ordinance. The Oakland city attorney may file an action against an owner who violates this ordinance. Penalties range from $500 to $2,000, depending on the status of the tenant. If a tenant is elderly, disabled, or catostrophically ill, fines and penalties for any violation under this ordinance are significantly higher.

A

fter much opposition from EBRHA, the City of Oakland passed the Tenant Move Out Agreement Ordinance on March 20.

The new law does the following: regulates tenant move-out agreements and negotiations (also known as “buyouts”); creates disclosure and reporting requirements for such agreements and negotiations; and imposes penalties for violations.

These ordinance procedures only apply if an owner and tenant are negotiating a tenant buyout. This move-out ordinance should not be confused with 8 RENTAL HOUSING

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Why EBRHA Opposed This Moveout Ordinance EBRHA believes this law will only enrich attorneys by adding yet another unworkable administrative process to owner move-in relocation fees. More burden small owners and force them into information on relocation fees are made court, leading to evictions in situations available at the end of where owners and this article.

“Due to the severtenants would normally ity of these penaleasily negotiate mutually Effective Date and ties and the complex agreeable terms.

Applicability procedures associThe new ordinance ated with both these Update on the goes into effect May 1, ordinances, EBRHA Oakland Uniform 2018, though the City encourages all rental Relocation of Oakland may extend owners to consult Ordinance the effective date if the with an attorney to On January 16th, 2018, required disclosures are ensure all proceOakland City Council not available within the dures are followed passed the Uniform time frame. The new ordi- correctly.”

Relocation Ordinance,

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UPCOMING WORKSHOPS Rental Property Management (RPM) 103 D ATE & TIME

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Carmen Madden, EBRHA Board Member Members: Free; Non-members: $69 Termination of Tenancy, Notices, Inspections, Security Deposits, Abandonment, and more

Small Property Owners Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

TUESDAY, MAY 8; 4:00 P.M. - 5:00 P.M. Wayne Rowland, EBRHA President Free to EBRHA members only An informal discussion on management issues and solutions

EVENING EVENT

Preparing for Oakland Rent Board Hearings D ATE & TIME

SPEAKER

PRICE

TOPICS

TUESDAY, MAY 22; 6:00 P.M. - 7:30 P.M.

Liz Hart, Rent Board Consultant w/ Rent Board Matters EBRHA Members: Free; Non-Members: $69 Preparing a Rent Board Petition, Correct Forms to File, Rent Board Procedures, Tips for Rental Owners

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Unless noted, all workshops are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 10 RENTAL HOUSING

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ebrha.com

which affects all rental units, even units exempt from rent control such as single-family homes and condos. This Ordinance should not be confused with the previously-mentioned Tenant Move Out Agreement Ordinance, which is a voluntary agreement between owners and tenants.

Under the new Uniform Relocation Ordinance, relocation fees are required for owner/relative move-ins, condo conversions, going out of business (Ellis Act), and code compliance issues.

These fees are currently in effect and all residential rental property owners who terminate a tenancy based on the above reasons will be subject to pay the following until June 30, 2018 (adjusts for inflation annually on July 1st): $6,500 per studio/one bedroom unit; $8,000 per two bedroom unit; $9,875 per three or more bedroom unit; and $2,500 in additional fees for low income, elderly, disabled tenants, minor children. Important note: Fees are per unit, not per tenant.

Like the previously mentioned Move Out ordinance, the Uniform Relocation Ordinance sets criminal and administrative penalties. In addition, the city attorney may also bring an action against a property owner if the city attorney believes has violated provisions of this ordinance. Such an action may include injunctive relief and recovery of damages, penalties, including any administrative citations or civil penalties, treble damages, and costs and reasonable attorney’s fees. Per the ordinance, the city attorney has sole discretion to determine whether to bring such an action.

Consult With an Attorney Due to the severity of these penalties and the complex procedures associated with both these ordinances, EBRHA encourages all rental owners to consult with an attorney to ensure all procedures are followed correctly. For more information and to download the text of both these ordinances, go to rapwp.oaklandnet.com/ about/laws. RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific issue. For more information, including links to the Ordinances, go to www. ebrha.com/city-of-oakland.

COLUMN

property managment

help disabled persons who truly need an emotional support animal, and it also imposes an unfair burden on property owners and managers.

While policymakers continue to work on a federal solution, some rental owners and operators are beginning to see action at the state level.

On March 9, South Dakota Governor Dennis Daugaard signed Senate Bill 119 into law. Where current federal law allows for an apartment owner to request supporting documentation, South Dakota’s law requires that the verification “originate from a licensed health care How states are cracking down on fraudulent provider who does not operate in this state solely to provide certification for service and assistive animals. BY NICOLE UPANO service or assistance animals.” The law also allows an apartment owner to evict a resident if the person is found to have knowingly made a false claim of having a disability that requires the use of a service animal or assistance animal or of knowingly providing fraudulent supporting documentation in connection with such a claim.

South Dakota is now one of 21 states that have laws on the books making it unlawful to misrepresent an animal as a service animal or fraudulently represent oneself as having a right to be accompanied by a service animal. The others are California, Colorado, Florida, Idaho, Kansas, Maine, Michigan, Missouri, Nebraska, Nevada, New Hampshire, lack of clarity in the federal law 2011. In 2013, it registered 11,000. As New Jersey, New Mexico, New York, governing reasonable accomNorth Carolina, North Dakota, Texas, of March 20, 2018, NSAR has regismodation requests for assisUtah, Virginia, and Washington. Some of tered 182,030 service and emotional tance animals (covering both service these laws are applicable to the broader support animals. To put this figure into and emotional support animals) creates category of assistance animals, which perspective, NAA is aware of more than a loophole for bad actors to abuse the would include emotional support animals 20 websites or online providers, includsystem. The most common cases of mis(Colorado, Idaho, Kansas, Maine, North ing NSAR, that offer documentation to use involve requests for an emotional Dakota, South Dakota, Virginia). their customers in exchange for a fee. support animal, where the resident In addition to the above, at least Some residents use the law to avoid obtains documentation on demand from paying pet rent or fees, 14 states are in varionline providers. These providers often “These practices ous stages of drafting or to circumvent breed do not have a bona fide professional undermine the intent legislation on this issue restrictions or no-pet relationship with the individual. of the Fair Housing in 2018 (Alabama, policies, and with the According to the New Yorker, no Act to help disabled Arkansas, Connecticut, required documentagovernment agency keeps track of the persons who truly Hawaii, Illinois, Indition so readily available number of reasonable accommodaneed an emotional ana, Iowa, Kentucky, on the Internet, owners tion requests for animals. The National support animal, and Michigan, Oklahoma, and operators are seeing Service Animal Registry (NSAR), a it also imposes an Pennsylvania, South a significant increase in private commercial enterprise that sells unfair burden on Carolina, Washington requests. These practices certificates, vests and badges for helper property owners and and Wisconsin). An undermine the intent of animals, signed up 2,400 animals in managers.” additional five states the Fair Housing Act to

A Pervasive Issue

A

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INFORMATION n NETWORKING n ADVOCACY n COMMUNITY IMPROVEMENT

12TH ANNUAL

Trade Expo & Symposium

DON’T MISS THIS SPOOK-TACULAR EVENT! All Bay Area rental housing vendors are invited to EBRHA’s 12th Annual Trade Expo. Share best practices and meet face-to-face with hundreds of rental owners who seek assistance with maintenance, management, legal and financial issues.

This year, our Expo will feature a Halloween theme and costume contest. Everyone is encouraged to participate for a chance to win fabulous prizes. Space is limited, so claim your space in advance!

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considered legislation in 2017.

For affiliates interested in pursuing legislation, two states’ perspectives are worth noting.

In March, Indiana Senate Bill 240 was approved by both houses of the General Assembly and is currently awaiting the governor’s signature. Similar to North and South Dakota’s legislation, SB 240 places limitations on the types of providers allowed to provide documentation for a resident. SB 240 states that the verification must come from “health service providers” who are licensed in the state. The term includes a psychiatrist, physician, psychologist or advanced practice nurse, or individuals licensed by the Behavioral Health and Human Services Licensing Board, such as a therapist, mental health counselor or social worker.

The list of allowable providers excludes “providers whose sole service to the individual is to provide a verification letter for a fee.” The legislation also addresses the requirements for a resident who moves from another state (to address when proof from an out-ofstate provider is allowable). In addition to these provisions, the legislation also prescribes criminal penalties for individuals who misrepresent a need for an animal or for health service providers who verify the need for an animal under false pretenses.

NAA affiliates also should consider Virginia’s comprehensive approach.

Virginia’s law clarifies the resident’s rights and owner’s rights regarding reasonable accommodation requests for assistance animals (mirroring requirements of the federal Fair Housing Act). Most important, the law requires that the person who provides third-party verification for the resident’s reasonable accommodation request must have a therapeutic relationship with that individual, placing the responsibility on the resident to provide more reliable documentation for the animal. RH

Nicole Upano is the Senior Manager of Government Affairs for the National Apartment Association. She serves as the policy expert on fair housing, landlord-tenant, property operations issues, and rent control for the Association. She can be reached at nupano@naahq.org.

COMMUNITY RENTAL PROPERTY OWNERS Partnering with Abode Services to End Homelessness WORKING WITH THE HOUSING MARKET

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More so than any other nonprofit in the region, Abode Services possesses the necessary expertise to achieve permanent housing outcomes in the Bay Area rental market. We work directly with rental property owners to open up the market to families and individuals experiencing homelessness in Alameda, Napa, San Mateo, and Santa Clara Counties. We couple our rental assistance with intensive services to keep hundreds of households stably housed. This strategy is a major piece in our evidence-based Housing First approach that works to end cycles of homelessness, not simply manage it.

We partner with community rental property owners to create a situation that benefits everyone involved. In return for providing units of housing, we offer rental property owners a range of services and incentives, including: n Free assistance finding and screening tenants who seek long-term housing n On-time payments every month n On-call and assigned Abode Services staff to respond to rental property owners’ concerns n Higher security deposits that meet rental property owners’ needs n Free inspections to keep units up-to-date with Housing Quality Standards We work with our participants on being responsible tenants as well as building financial and personal stability to maintain their housing.

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FEATURE

Time to Lo

ook in the Mirror How governments played a role in creating California’s housing crisis. BY RON KINGSTON

E

arly in 2018, California lawmakers tried but failed to repeal the State’s Costa-Hawkins Rental Housing Act—the law that restricts the ability of local governments to establish extreme forms of rent control. Had the repeal effort been successful, local governments would have the authority to restrict rents on single-family homes, condominiums, and all newly-constructed housing units. A repeal of Costa-Hawkins would also have brought back vacancy control—the prohibition on rent increases when a housing unit becomes vacant.

While a repeal would have provided protections for tenants against rent increases in the short term, the long-term effects would have devastated the state’s housing supply, as extreme forms of rent control make owning and developing units unprofitable and unmanageable. Moreover, rent control often leads to severe gentrification in which higher income earners eventually push lowincome individuals and families out of their rent controlled units.

The long-term negative impact of extreme forms of rent control on tenants, property owners, and managers was precisely the reason the Costa-Hawkins Act was originally signed into law in 1995. It was a bipartisan effort to allow for moderate rent control provisions while curbing out-of-control regulation on the rental housing industry. The resulting bill did just that: it reigned in some of the most extreme forms of rent control by outlawing vacancy control and price

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“For years, local governments have been luring big businesses to their cities and counties through tax breaks and incentives, without equally investing in housing to meet demand.” ceilings on single family homes and new construction, while preserving local government’s ability to place rent control restrictions on properties built before 1995.

The effort to repeal the Costa-Hawkins Act comes at a time when the state is in dire need of affordable rental housing.

According to the State’s nonpartisan Legislative Analyst’s Office (LAO), California’s ongoing housing shortage and affordability problems are getting worse. The problems stem from years of population growth and a long history of costly government regulatory roadblocks to housing development; local government favoritism toward commercial development and job growth over housing development (“fiscalization of land use development”); high permit and impact fees; and rising land and housing development costs. As is clear from the LAO report, many of the State’s housing problems are directly attributable to government action and inaction.

The irony here is that government leaders are attempting to address the government-created housing shortage problems by adopting legislation that will serve to further restrict the State’s housing supply. The government’s repeal effort, as counterproductive as it may be, however, is consistent with a long history of government decisions that contribute to, rather than solve, the ongoing housing crisis. This article focuses on those very government decisions which have contributed to the housing shortage and have kept California in a perpetual state of housing crisis for the last 50 years.

The Wisdom of the Legislative Analyst’s Office’s 2015 Report

California is building too few homes in coastal areas, the now infamous 2015 Legislative Analyst’s Office (LAO) housing report says.1 Land costs are too high, but can be offset by more density, the report continues.2 Building costs, development costs, and permitting fees are also through the roof according to the report.3 To the question of why coastal areas are not building enough, the housing report provides four answers: a) NIMBY (“not in my backyard”); b) stringent environmental reviews; c) local finance structures which incentivize nonresidential development over homes (also called fiscalization of land use); and d) limited vacant land.4 Notably, while the LAO report notes that rent control eases housing costs for some5, it also does not recommend rent control or other housing regulations as viable options to address the state’s crisis. It does state, however, that 18 RENTAL HOUSING

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incentivizing development of private housing is the number one priority to begin easing housing shortage and affordability problems.6

Government’s NIMBY Policies

“Not-In-My-Back-Yard,” the policy or principle of being anti-development in one’s own neighborhood or city, has long been recognized as one of the catalysts for California’s housing shortage. As summarized by the LAO:

“For decades, California’s local communities—particularly coastal communities—have built too little housing to accommodate all those who wish to live here. California’s cities and counties make most decisions about when, where, and to what extent housing will be built. Many local communities have used this authority in ways that have constrained housing development. These community decisions understandably reflect residents’ concerns about the changes that new housing may bring. New housing—and the associated new residents—can exacerbate traffic congestion and parking shortages, stretch local facilities, slow home price appreciation, and alter the community’s character.”7 Interestingly, but not surprisingly, NIMBY-ism has racist roots. In San Francisco, for example, as affordable housing needs increased, it began building segregated housing projects by race.

“San Francisco did not want its Chinese American residents to live anywhere except in Chinatown. To ensure their confinement in their picturesque ghetto, the Housing Authority imposed a whites only rule for the first three projects it built, all of which still stand: Holly Courts, Potrero Terrace and Sunnydale....The official policy [of the San Francisco Housing Authority] was to accept only tenants who conformed to a “neighborhood pattern” — the racial and ethnic demographics of a given neighborhood.

Since the city was largely white, minorities were allowed to live in public housing only in a few rundown areas.”8 Housing was not welcome in San Francisco. Many neighbors and city leaders opposed the development of public housing projects, fearing the projects would be populated by an undesirable class of people, depress property values, give a false portrayal of the city or an area as a slum, and endanger children.9 As San Francisco’s population continued to rise, NIMBY-ism morphed, at least on the surface, from discriminatory sentiment to one justified by preserving the city’s physical character and environmentalism. Privately, many were concerned with preserving property values.

“Over the years, these anti-development sentiments were translated into restrictive zoning, the most cumbersome planning and building approval process in the country,

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2018 Estate Planning & Your Investment Property D ATE & TIME

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Brad Barth, BarthCalderon Attorneys LLP $20 — Includes lunch (Registration required by May 9) Proper Titling of Your Investment Property, IRA LLCs, Asset Protection as Part of Your Estate Plans, and more

EBRHA Member Meeting D ATE & TIME SATURDAY, MAY 19; 9:30 A.M. - NOON

PRICE Free to EBRHA members only TOPICS • Understanding Renters: What Gen Y & Z Want in a Home

Presented by Serenity Thompson, Better Homes & Gardens

• Legal Q&A — Presented by Alan Horwitz, Law Offices of

Alan J. Horwitz

Member Networking Mixer D ATE & TIME LOCATION

PRICE

DETAILS

WEDNESDAY, MAY 30; 5:00 P.M. - 7:00 P.M.

Aisle 5 — 3320 Grand Avenue, Oakland Free to members only (hosted appetizers, no-host bar) Mix and mingle with other EBRHA members, board, and staff at Oakland’s Aisle 5.

LUNCH-N-LEARN

Bookkeeping Tips & Tricks for Rental Property Owners D ATE & TIME

SPEAKER

PRICE

DETAILS

THURSDAY, MAY 31; 12:00 P.M. - 1:30 P.M.

Sue Larsen, EBRHA Accounting & Certified QuickBooks ProAdvisor $20 — Includes lunch (Registration required by May 30) Best Practices to Optimize Your Bookkeeping, Pros and Cons of Popular Software including QuickBooks, Quicken, and more

Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873.

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and all kinds of laws and rules that make it uniquely difficult, timeconsuming, and expensive to add housing in San Francisco.”

This anti-development sentiment has kept San Francisco from meeting its housing needs. When San Francisco should have been building 5,000 new units a year to keep up with demand, it has only averaged 1,500 units a year for the past two decades.10 All across the city, instead of building up and more densely, it has created roadblocks and restrictions.

One of the biggest roadblocks is the city’s height limits, which limits buildings to no more than 40 feet.11 On average, San Francisco is three stories high.12 Compare that to Paris, which averages seven stories, and many Asian cities, which are much taller.13 By density, San Francisco does not even figure on the 50 densest cities in the world.14 NIMBY-ism perpetrated by local governments has spread to cities throughout the Bay Area, particularly in Oakland and Berkeley, and is one of the root causes of the State’s housing shortage. Governments’ prioritization of city character over meeting housing demands has led to the adoption of many anti-development laws which in turn has slowed development. Only recently has the state legislature acknowledged the problem. To combat government sponsored NIMBY-ism, it passed several bills in 2017 to address the issue. One of the bills forces cities to approve projects that comply with existing zoning if not enough housing has been built to keep pace with housing targets, while another bill penalizes governments for rejecting housing projects that comply with zoning requirements.

Attracting Big Business Without Accounting for Big Housing Demand is a Big Problem

For years, local governments have been luring big businesses to their cities and counties through tax breaks and incentives, without equally investing in housing to meet demand.

In San Francisco, for example, city leaders have successfully lured big tech companies like Twitter, Dropbox, Salesforce, Zendesk, Airbnb, Lyft, Uber, Pinter-

MAY LUNCH-N-LEARN: RSVP NOW! Bookkeeping Tips & Tricks for Rental Property Owners Date: Thursday, May 31, 2018 Time: 6:00 p.m. - 7:30 p.m.

Price: Members: $20 (Members only) Presented by: Sue Larsen, EBRHA Accounting & Certified QuickBooks Pro Attend this informative presentation to learn about: • Best Practices to Optimize Your Bookkeeping • Pros and Cons of Popular Software, including QuickBooks and Quicken

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est, Yelp, and even Google to set up shop right in the heart of the City through tax breaks and other development incentives.15 Before that, in the early 2000’s, it was biotech companies.

But while politicians have been successful in luring well-paying jobs in droves, they have failed, and miserably at that, to account for population growth and in creating or facilitating the devel-

opment of housing to accommodate the city’s housing needs. By the numbers, the Bay Area has added half a million more jobs than housing units since 2011.16 Statewide tax break incentives pose similar problems. The State recently approved $91 million in tax breaks as part of the California Competes initiative, which provides incentives for 114 companies to bring jobs to various parts

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of California.17 Sounds great until the statewide job growth exacerbates California’s housing problems.

Then there’s government’s incessant fawning over Amazon. Almost every major city in America is competing for Amazon’s new headquarters (including of all places, the San Francisco Bay Area).

The bids that are being discussed are jaw-dropping. Chula Vista, California, for example, has offered $100 million worth of property and 30 years of property tax breaks, with no plan to develop more housing to accommodate the influx of 50,000 new jobs.18 Fresno, California, however, might be on to something with its controversial yet novel Amazon proposal. It proposed no tax breaks, but promised to funnel 85% of all taxes and fees generated by Amazon into a special fund for housing and other infrastructure.19 The catch was that Amazon got a say in how the taxes were to be spent. Regardless, Fresno’s “build to play”20 proposal was a reasonable one because it required the development of housing to be more or less commensurate with job and population growth. Although Fresno’s proposal was ultimately rejected, the approach was noteworthy because it approached job recruitment and growth with housing in mind. RH Look for part two of this report in the June issue of Rental Housing magazine.

References 1. Mac Taylor. California’s High Housing Costs: Causes and Consequences. CA Legislative Analyst’s Office. An LAO Report. March 2015.

Web Jan. 2018.

2. Id. at 12-13.

3. Id. at 13-14.

4. Id. at 15.

5. Id. at 7-9.

6. Id. at 34-35.

7. Mac Taylor. The 2016-17 Budget: Considering Changes to Streamline Local Housing Approvals. Ca. Legislative Analyst’s Office. May 2016. See Summary at 1. Web January 2018.

8. Gary Kamiya. “How SF’s Housing Authority kept its early projects all white.” San Francisco Chronicle. July 22, 2016. Web January 2018.

9. Id. 10. Gabriel Metcalf, Sarah Karlinsky and Jennifer Warburg. “How to Make San Francisco Affordable Again.” SPUR. The Urbanist. Issue 530. February 2014. Web January 2018.

11. Madeline Stone. “This Is What San Francisco

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MEMBER NETWORKING MIXER

Could Look Like If It Had Enough Housing For Its Growing Population.” Business Insider. May 22, 2014. Web January 2018.

12. Christian Nicholson. “Nostalgia and NIMBYism: Rebecca Solnit’s San Francisco — The Bold Italic — San Francisco.” The Bold Italic.

February 18, 2014. Web January 2018.

13. Id. 14. Id. 15. Marissa Lang. “Companies avoid $34M in city taxes thanks to ‘Twitter tax break.’” SFGate. Oct. 19, 2015. Web January 2018.

16. Liam Dillon. “California lawmakers have tried for 50 years to fix the state’s housing crisis.

Here’s why they’ve failed.” Los Angeles Times.

June 17, 2017. Web January 2018; see also Dillon.

“What you want to know about California’s failed housing affordability law.” LA Times. July 5, 2017. Web January 2018.

17. Riley McDermid. “Here’s what California paid to lure General Motors jobs to downtown San Francisco.” San Francisco Business Times.

April 14, 2017. Web January 2018; see also Scott Olson. “Salesforce poised to receive city tax break on tower expansion.” Indianapolis Business Journal. August 2, 2016. Web January 2018.

18. Anna Hensel. “How 12 cities are trying to woo Amazon’s $5 billion.” Venture Beat. Heartland Tech Analysis. November 24, 2017. Web January 2018.

19. Id. 20. “Build to play” is hereby coined.

Mix and mingle with other EBRHA members, board, and staff at Oakland’s Aisle 5. Enjoy hosted appetizers and nohost happy hour drink specials.

Date: Wednesday, May 30 Location: Aisle 5 — 3320 Grand Avenue, Oakland Time: 5:00 pm - 7:00 pm Details: Enjoy hosted appetizers and no-host drinks

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EBRHA.COM/EVENTS OR CALL 510-893-9873 24 RENTAL HOUSING

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Copyright © 2018 by the California Political Consulting Group (CalPCG). Article may not be copied without permission. Ron Kingston is EBRHA’s state lobbyist and President of the California Political Consulting Group. He can be reached at ron@CALPCG.com or 916-447-7229.

GET INVOLVED!

Volunteer to Attend Rent Board & Council Meetings CONTACT TINA AT TBOCHEFF@EBRHA.COM FOR MORE INFORMATION

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RENTAL HOUSING 25

COLUMN

health & safety

shows that renovation contractors like carpenters, plumbers, electricians, painters and window replacement experts can inadvertently expose children to harmful levels of lead from invisible dust disturbed during jobs they perform every day.

“The greatest risk is for young children living in homes during renovations,” said Jones. “One study found that they were 30% more likely to have unsafe levels of lead in their blood than kids in homes where renovations were not occurring. So it’s very important that renovation contractors learn how to work lead-safe and that families hire lead-safe The importance of EPA’s lead certification rule in certified contractors.” rental housing units. BY ENVIRONMENTAL PROTECTION AGENCY A pregnant woman exposed to lead can transfer lead to her fetus. The irreversible damages of lead poisoning can lead to a range of effects from memory loss and diminished motor skills to behavioral and learning disabilities.

Renovation contractors that work on pre-1978 homes, apartments, schools, day care centers and other places where children spend time, from large and small contractors to building services professionals, have to take the required steps to become lead-safe certified. Renovation contracting firms must register with the EPA and pay a fee to become an “EPA Lead-Safe Certified” firm. In addition, individual renovation contractors who will be doing the work or repairs must take a one-day training course from an EPA-accredited training provider to become a certified renovator. Certified n Environmental Protection a simple reason for the rule: protecting renovation contractors are then responAgency (EPA) rule to protect people’s health, especially children. sible for providing on-the-job training children from lead exposure “Childhood lead poisoning still in lead-safe work practices to their staff. mandates that all renovation and repair occurs and is a preventable disease, and Certified renovation contractor traincontractors working in pre-1978 homes, our goal is to eliminate it,” said Jones. ing is also available via e-learning (go to schools, and day care centers who Many renovation contractors think www.epa.gov for more information). This disrupt more than six square feet of the issue of lead poisoning went away option allows renovation contractors to lead paint are required to become EPA years ago, or that they are doing all take most of the course online, making it Certified in lead-safe work practices. that needs to be done to more convenient. EPA Renovation contractors are required to avoid it. But lead paint “The irreversible certification for both take a one-day training course and firms poisoning isn’t just about damages of lead firms and individuals is must send a short application to the the familiar vision of poisoning can lead good for five years.

EPA. If not, they could face thousands children eating paint to a range of effects “Getting lead-safe of dollars in fines, and even worse, be chips, and even contracfrom memory certified is the right responsible for harming their customers. tors who think they are loss and diminthing to do for renovaJim Jones, Assistant Administrator doing a good job may not ished motor skills tion contractors, their of the EPA’s Office of Chemical Safety be working in a lead-safe to behavioral and customers, and their and Pollution Prevention, said there is manner. In fact, research learning disabilities.” employees, and espe-

Protect Yourself and the Health of Tenants

A

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cially for children who spend time in or near spaces that are being renovated,” said Jones.

The rule is designed to provide significant benefits, in particular to children’s health and learning potential, yet the EPA is mindful of the relatively small added costs that may result from complying with this important rule. The EPA maintains its consumer campaign designed to raise awareness of the dangers of lead paint poisoning, and to encourage consumers to choose to hire only renovation contractors who are trained and possess the Lead-Safe Certified logo, which contains a firm-specific number. RH

For additional information including how your firm can get Lead-Safe Certified and where to find an EPA-accredited trainer in your area, visit epa.gov/getleadsafe or call 800-424-LEAD today.

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Lights Out

What is an owner’s responsibility when a tenant fails to pay their utility bills? BY STEVEN C. WILLIAMS

cially assist qualifying households with obtaining and paying for utilities. If this is unsuccessful, then you may consider taking steps to enforce the terms of her tenancy. When seeking to enforce a term of the tenancy, you must first give a written warning notice to her to cease violating the terms of the tenancy. Thereafter, Oakland’s Just Cause for Eviction Ordinance permits you to recover possession from a tenant who is substantially violating a material term of the tenancy.

An eviction on this basis may be difficult, so it would be wise to try to resolve the issue without resorting to legal action, if possible.

Q

One of my Oakland tenants is harassing my on-site manager, management staff and maintenance team. So far, he’s been calling them names and he records them any time they set foot on the property.

We’ve been following all ordinances and local rules. We don’t understand why he’s doing this. What can I do and what are my rights?

A

Q

My tenant is responsible for water and electricity in her unit.

However, she stopped paying her bills and both services have been shut off. What is my responsibility?

A

At first blush, you might think this is not your problem because the utilities are her obligation. But this may actually be problematic for several reasons. First, she is violating a term of her tenancy, and it is typically not advisable to knowingly permit a tenant to breach the terms of tenancy. Second, she is depriving herself of basic services needed for a livable unit, including light, water, heat, cooking facilities, 28 RENTAL HOUSING

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Your recourse depends on the specific conduct and harassment by your tenant. For instance, name calling (depending on the language and names) may be conduct that is protected by free speech rights. And the tenant is likely permitted to video record your staff so long as he is recording them in areas where they don’t have a reasonable expectation of privacy. While this type etc. And third, she may be exposing of conduct is annoying, you may not you to potential liability. For instance, have recourse to prevent it. without electricity, she may be burning On the other hand, if his conduct candles throughout the house at night, or speech is physically threatening, or which increases the risk of a fire – and obstructs your ability to maintain the then she doesn’t have any water to put property, or violates a provision of the it out. lease, then you may So, it may be a good have legal recourse. You “For instance, withidea to reach out to her should always call the out electricity, your and ascertain why she tenant may be burn- police anytime you feel is not paying her utiliing candles through- threatened. You may ties and then attempt to also consider seeking a out the house work with her toward court order to legally at night, which a resolution to get them restrain him from increases the risk turned back on. There engaging is such harassof a fire — and then are government services she doesn’t have any ing and threatening and agencies that financonduct. And, you may water to put it out.”

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have cause to evict him if the conduct continues following a written notice to cease. Oakland’s Just Cause for Eviction Ordinance permits you to recover possession from a tenant who is creating a nuisance or who is substantially violating a material term of the tenancy.

Before escalating the dispute, it might be worthwhile to approach the tenant and try to ascertain why he is engaging in this conduct. Sometimes conflicts are founded on a misunderstanding, which can be solved through communication.

Doing this may result in tenant cooperation and prevent a costly dispute and litigation. —STEVEN C. WILLIAMS The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steven C. Williams is a real-estate attorney with Fried & Williams LLP and can be reached at 510-6250100.

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community calendar EVENTS & CLASSES

may

june

WEDNESDAY, MAY 2 Rental Property Management (RPM) 103 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

TUESDAY, MAY 8 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Wayne Rowland, EBRHA President Free to members only 4:00 p.m. - 5:00 p.m.

LUNCH-N-LEARN THURSDAY, MAY 10 2018 Estate Planning & Your Investment Property Presented by Brad Barth, Barth Calderon Members: $20 (Includes lunch); RSVP required by May 9 12:00 p.m. - 1:30 p.m.

SATURDAY, MAY 19 EBRHA Member Meeting • Understanding Renters: What Gen Y & Z Want in a Home: Presented by Serenity Thompson, Better Homes & Gardens • Legal Q&A: Presented by Alan Horwitz, Law Offices of Alan J. Horwitz Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon EVENING EVENT TUESDAY, MAY 22 Preparing for Oakland Rent Board Hearings Presented by Liz Hart, Rent Board Matters Members: Free; Non-Members: $69 6:00 p.m. - 7:30 p.m.

THURSDAY, MAY 24 Rental Property Management (RPM) 101 Presented by Esteban Cortez, EBRHA Staff & Carlon Tanner, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

EVENING EVENT WEDNESDAY, MAY 30 EBRHA Member Networking Mixer Aisle 5 — 3320 Grand Ave, Oakland 5:00 p.m. - 7:00 p.m.

TUESDAY, JUNE 5 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Wayne Rowland, EBRHA President Free to members only 4:00 p.m. - 5:00 p.m.

WEDNESDAY, JUNE 6 Rental Property Management (RPM) 103 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

THURSDAY, JUNE 14 When & How to Use Notices Presented by Brent Kernan, Attorney & EBRHA Board Member Members: $39; Non-Members $69 2:00 p.m. - 3:30 p.m.

SATURDAY, JUNE 16 Member Meeting • Code Compliance & Habitability: Avoiding Sticky Situations — Presented by Susan Spott, SpottCheck Consulting • Legal Q&A — Charles Alfonzo, Burnham Brown Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon TUESDAY, JUNE 19 Rental Property Management (RPM) 101 Presented by Esteban Cortez, EBRHA Staff & Carlon Tanner, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.

EVENING EVENT WEDNESDAY, JUNE 27 EBRHA Member Networking Mixer Grand Tavern, 3601 Grand Ave, Oakland 5:00 p.m. - 7:00 p.m.

LUNCH-N-LEARN THURSDAY, JUNE 28 Medicare Planning Presented by Terry Allen, CFP, AWMA, Enhance Wealth Advisors Members: $20 (Includes lunch); RSVP required by June 27 12:00 p.m. - 1:30 p.m.

LUNCH-N-LEARN THURSDAY, MAY 31 Bookkeeping Tips & Tricks for Rental Property Owners Presented by Sue Larsen, EBRHA Accounting & Certified QuickBooks ProAdvisor Members: $20 (Includes lunch); RSVP required by May 30 6:00 p.m. - 7:30 p.m.

No Refunds on no shows; Online advanced registration required! To register, visit ebrha.com/events or call (510) 893-9873.

Unless noted, all classes and events are held at the EBRHA Education Center, 3664 Grand Ave., Suite B in Oakland.

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ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2018-19 (3.4%) A CPI increase of 3.4% becomes effective on July 1, 2018. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date.

In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required.

Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

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

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

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

DEC. 2017. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2016. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2015. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% FEDERAL RESERVE RATES

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

ANNUAL ALLOWABLE RENT INCREASE

2018 (2.3%) 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.

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

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

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MAY 2018

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vendor directory — CONTACTS, PRODUCTS & SERVICES 24 HOUR LIVE ANSWERING SERVICE

Direct Line Tele Response Beth Devine | 510-843-3900 www.directlineanswers.com ACCOUNTING & TAX

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

The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com

Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com

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

Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com

ATTORNEYS — LAND USE/CONDO CONVERSION

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

APPLIANCE SALES & PARTS

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

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

APPRAISERS

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

Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com

ARCHITECTURE

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

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

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

Burnham Brown Charles Alfonzo | 510-835-6825 Oakland/Berkeley Association of Realtors www.burnhambrown.com Davina Lara | 510-836-3000 Ericksen Arbuthnot oaklandberkeleyaor.com Jason Mauck | 510-832-7770 Oakland Chamber of Commerce www.ericksenarbuthnot.com Barbara Leslie | 510-874-4808 Fried & Williams LLP www.oaklandchamber.com Clifford Fried | 510-625-0100 ATTORNEYS — EVICTIONS/PROPERTY www.friedwilliams.com OWNER DEFENSE

Harding Legal Elva Harding | 415-967-7570 www.edhlegal.com

Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bkjf.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com

Legally Mine Tyson Rollins | 801-770-1430 tyson@legallymineusa.com

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

Miller Property Law Inga Miller | 925-402-2192 www.millerpropertylaw.com

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

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

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

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

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

BANKING/LENDING

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

| MAY 2018 |

Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com

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

34 RENTAL HOUSING

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

Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com ebrha.com

First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com

Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

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

Northern Contours Charlene Hall | 866-344-8132 www.northerncontours.com CLEANING

Lintz Cleaning Joshua Lintz | 415-264-8780 www.lintzcleaningsf.com The Sisters Home Services Cinara Neukirchen | 925-876-4286 www.thesistershomeservices.com CONSTRUCTION

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com All Buildings Contracting & Development Rick Quinn | 510-545-9016 rickquinn55@gmail.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

vendor directory D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com Silicon Valley Builders Group Chris Maune | 408-627-4177 www.svbuildersgroup.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com Zacan Inc. Hector Ortiz | 510-589-3626 zacaninc@gmail.com CONTRACTORS/ RESTORATION

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com SES Restoration Inc. Paul Watts | 415-413-0939 paul@sesrestoration.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net DOORS & GATES

ELEVATOR REPAIRS

Paramount Elevator Corp.

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

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

All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com Detect All Security & Fire Amy Roither | 510-835-4100 www.detectall.com FLOOR COVERINGS

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

BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com GOVERNMENT AGENCIES

Oakland Housing Authority Leased Housing | 510-874-1500 www.oakha.org HANDYMAN SERVICES

APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Christopher Simmons 510-776-2697 c2thejay44@gmail.com Halcyon Properties Roger Shane | 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net HAULING SERVICES

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

Bay to Bay Garage Doors Robert Bruce | 925-872-5324 www.baytobaygaragedoors.com

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

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

San Francisco Heating and Cooling Pablo Richards | 415-286-2540 sfheatingandcooling@yahoo.com

ELECTRICIANS

HOUSING SERVICES

HUMAN RESOURCES MANAGEMENT

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

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net Green Home Solutions—East Bay Howard Oliver | 510-666-6711 www.ghsnorcal.com INSPECTIONS

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

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

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

Sonic Leah Gulley | 707-237-2459 www.sonic.com INTERCOMS & ACCESS CONTROLS

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

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

Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com

Hamilton Family Center – First Avenues Mayo Lunt | 510-763-8540 www.hamiltonfamilycenter.org

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

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

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

Innovative Coin Cheri Guffey | 510-259-1494 www.innovativelaundry.com ebrha.com

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RENTAL HOUSING 35

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

POWER WASHING

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

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

Golden Gate Locksmith Co Ralph Scott | 510-654-2677 kgglocksmith@yahoo.com PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

Golden Gate Pressure Wash Gustave W. Link | 415-935-3160 www.ggpw-6c.com PRIVATE INVESTIGATIONS

Sam Brown Investigations Sam Brown | 415-621-5918 www.sambrowninvestigations.com PRIVATE PROFESSIONAL FIDUCIARY

Noel Parker, Fiduciary Noel Parker | 510-260-3520 www.noelparkerfiduciary.com PROPERTY LEAK DETECTION

AquaTrip brought to you by GSFM Jeff Maloney | 916-933-9554 www.buyaquatrip.com PROPERTY MAINTENANCE

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

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

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

PEST & VECTOR CONTROL

Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org Burge Pest Control Rich Crawford | 888-292-7378 www.burgepest.com

PROPERTY MAINTENANCE SOFTWARE

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

California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com

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

Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com

ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com Mynd Stacy Winship | 510-455-2667 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin | 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com Vision Property Management Michael Margado | 510-926-4104 www.vpmpropertymanagement.com Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

On-Site Janis Rossi | 408-795-4167 www.on-site.com REAL ESTATE BROKERS & AGENTS

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

Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com

Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com

Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com

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

Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com

L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com

Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com

Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net

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

Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net

Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com

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

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

CBRE Keith Manson | 510-874-1919 www.cbre.com

PLUMBING/WATER HEATERS

36 RENTAL HOUSING

| MAY 2018 |

ebrha.com

vendor directory Coldwell Banker — Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com

Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com

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

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

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

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

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

St. John & Associates Michael St. John | 510-845-8928 www.stjohnandassociates.net

Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.naikilpatrick.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net

RENTAL SERVICES

Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com ROOFERS

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE

All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com Sentry Alarm Systems 800-424-7773 www.sentryalarm.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com SEISMIC CONSTRUCTION

Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com

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

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

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

RECYCLING/REUSE

Urban Ore Marylou Van | 510-841-7283 www.urbanore.com RENT & MARKET RESEARCH

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

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

SEISMIC ENGINEERING

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

Sequoia Signs & Graphics Tom Schnurr | 925-300-1066 www.sequoiasigns.com SOLAR ENERGY

Sunvalley Solar Keith Loebbecke | 510-294-0308 www.sunvalleysolarinc.com SUSTAINABLE ENERGY

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

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

PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net TREE SERVICE

Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com VETERANS SERVICE ORGANIZATION

Swords to Plowshares Norman Thomas | 510-844-7500 www.swords-to-plowshares.org WASTE & COMPOST COLLECTION

Junk King Contra Costa Krishna Vepa | 925-954-5420 krishna.vepa@junk-king.com Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com WASTE & RECYCLING MAINTENANCE

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

Urban Ore Marylou Van | 510-841-7283 www.urbanore.com WINDOWS & SIDING

IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com ebrha.com

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MAY 2018

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RENTAL HOUSING 37

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 5

Local Knowledge,

ATTORNEYS

The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23

Local Support When You Need It

The Shepherd Law Group . . . . . . . . . . . . . . 30 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 CARPETING & FLOORING

EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units.

Our membership consists of more than 1,400 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 20,000 rental units, and serves over 25 cities throughout Alameda and Contra Costa counties.

Bay Area Contract Carpets, Inc.. . . . . . . . . 27 CONSTRUCTION

West Coast Premier Construction. . . . . . . 35 APT Maintenance. . . . . . . . . . . . . . . . . . . . . . 23 ENGINEERS

Earthquake and Structures, Inc.. . . . . . . . . 29 West Coast Premier Construction. . . . . . . 31 HOUSING SERVICES

Abode Services. . . . . . . . . . . . . . . . . . . . . . . 15 LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35 LENDERS

n Property management advice by phone or in person n Tenant screening service (application/report fees apply) n Annually updated legal forms, including forms online 24/7 n Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control, and more n Vendor directory of local businesses that offer exclusive member discounts n Annual trade expo and networking mixers n Monthly educational membership meetings n Community outreach and education n Local and state lobbying n An active and growing Legal Action Fund and Political Action Committee n Subscription to Rental Housing and units n Membership with the National Apartment Association and CalRHA

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 14

3664 Grand Avenue • Suite B Oakland, CA 94610

WASTE & RECYCLING MAINTENANCE

PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 29 PROPERTY MANAGEMENT

Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 27 REAL ESTATE BROKERS

CBRE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 RENT CONTROL CONSULTANTS

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 RESTORATION

SES Restoration Inc.. . . . . . . . . . . . . . . . . . . 22 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 29 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27

Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 3 WATERPROOFING

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

| MAY 2018 |

ebrha.com

Applied Waterproofing Systems . . . . . . . . 31 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.

UPDATED CURRICULUM!

Invest in your career!

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

Presented by:

You’ll learn about: • Occupancy rates

• Contractors and vendors

• Comprehensive marketing plans

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

• Sales team management and product readiness

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

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

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

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance honestly and accurately

• Service request process • Apartment turnover process

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

For more information, visit naahq.org/CAM

INFORMATION n NETWORKING n ADVOCACY n COMMUNITY IMPROVEMENT

12TH ANNUAL

Trade Expo & Symposium

DON’T MISS THIS SPOOK-TACULAR EVENT! All Bay Area rental housing vendors are invited to EBRHA’s 12th Annual Trade Expo. Share best practices and meet face-to-face with hundreds of rental owners who seek assistance with maintenance, management, legal and financial issues.

This year, our Expo will feature a Halloween theme and costume contest. Everyone is encouraged to participate for a chance to win fabulous prizes. Space is limited, so claim your space in advance!

VENDORS: RESERVE YOUR SPACE TODAY! THURSDAY, OCTOBER 25 GREEK ORTHODOX CATHEDRAL 4700 LINCOLN AVE, OAKLAND, CA

TO CLAIM YOUR SPOT EMAIL ERICA AT EYARBROUGH@EBRHA.COM OR CALL 510-893-9873