Rental Housing Magazine July/Aug 2025

rental

Housing E A S T B AY R E N TA L H O U S I N G A S S O C I AT I O N | J U LY/AU G U S T 2 0 2 5 | $ 9 . 9 5

My Renters, My Friends

Mitigating Risks on Investment Properties

SERVING AL AMEDA AND CONTRA COSTA COUNTIES

Spotlight on Walnut Creek

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Contents J U LY / A U G U S T 2 0 2 5

Features 32 Targeted

Marketing to Attract Your Ideal Renter

38 Tips on Risk

Mitigation for Investment Properties in 2025

2 JULY+AUGUST 2025 / EBRHA.COM

COVER: NOMA APARTMENTS/CHRIS TIPTON. THIS PAGE: CHRIS TIPTON

Shadelands Ranch Historical Museum was built in 1903.

EAST BAY RENTAL HOUSING ASSOCIATION Volume XLIIII Number 37 | July/August 2025 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 TEL 510.893.9873 | FAX 510.893.2906 ebrha.com CHIEF EXECUTIVE OFFICER

Derek Barnes aemail@ebrha.com | 510.893.9873 COMMUNICATIONS AND MEDIA RELATIONS

Chris Tipton communications@ebrha.com | 510.893.9873 ext. 5 ADVERTISING AND MEMBERSHIP SALES

Danielle Baxter sales@ebrha.com | 510.893.9873 ext. 2 MEMBER SERVICES AND SUPPORT

membership@ebrha.com | 510.893.9873 ext. 1 BILLING AND ACCOUNTING

Ken Lam accounting@ebrha.com | 510.893.9873 ext. 3 BUSINESS OPERATIONS & PROGRAM MANAGER

John Takayama EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge TREASURER Chris Moore SECRETARY Fred Morse EBRHA BOARD OF DIRECTORS

Francisco Acosta, Luke Blacklidge, Maya Clark, Jorge Jimenez Carmen Madden, Chris Moore, Courtney Morse, Fred Morse, Joshua Polston, Wayne C. Rowland, Jack Schwartz, Maria Recht, Aaron Young PUBLISHED BY

East Bay Rental Housing Association PUBLISHER Derek Barnes EDITOR Michelle Gamble ART DIRECTOR Bree Montanarello

STAY CONNECTED WITH EBRHA Call: 510.893.9873 Membership Questions: membership@ebrha.com Visit: ebrha.com Share Your Feedback: editor@ebrha.com Advertise: sales@ebrha.com Read: ebrha.com/news Learn: ebrha.com/faq Ask: ebrha.com/submit-your-questions Participate: web.ebrha.com/events GET SOCIAL @ebrha_rentrospect e G facebook.com/EastBayRentalHousingAssociation

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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 bimonthly for $9.95 per issue by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, Oakland, CA 94610.

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 bimonthly, 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 Sundance Press. ©2025 by EBRHA. All rights reserved.

JULY+AUGUST 2025 / EBRHA.COM 3

Contents J U LY / A U G U S T 2 0 2 5

The Rise is a 97-unit apartment building in Downtown Walnut Creek built in 2023.

Departments

6 8

WELCOME MESSAGE Letter from the EBRHA president, Wayne Rowland CALENDAR EBRHA Events and Other Happenings

10 OUT & ABOUT

EBRHA Meetings, Special Events, and Member Mixers

12 LEGISLATION 14 LOCAL SPOTLIGHT Walnut Creek

16 EDUCATE

Emergency Management Books

18 INFORM

Rental Inspection Dos and Don’ts Measure W: Funds Released for Alameda County Essential Services

22 ADVOCATE

Housing Regulations: When Has it Gone Too Far?

26 CONNECT

Risk-Proofing Your Rental Property: Smarter Systems, Safer Buildings Working Together to Protect Our Communities

30 INSPIRE

My Renters, My Friends

42 INDUSTRY PARTNERS 46 LAST LOOK

Outstanding Swim Clubs in the East Bay

47 AD INDEX 4 JULY+AUGUST 2025 / EBRHA.COM

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FROM WAYNE ROWL AND, EBRHA BOARD PRESIDENT HOMEOWNERSHIP IS STILL THE AMERICAN DREAM

H

omeownership has long symbolized the American dream.

From building our credit and saving for a down payment, to searching for just the right home, the path to ownership is rarely easy. It demands determination, careful planning, and often a bit of luck. But for those who reach this milestone, whether it’s a first home or a forever home, it represents more than just a place to live. It’s a major financial achievement, a reflection of hard work, and a foundation for the future.

For many, the dream extends beyond a single home. Purchasing additional properties, whether as long-term investments, retirement supplements, or ways to diversify financial security, is a natural evolution of that dream. There’s deep satisfaction in building something lasting for ourselves, our families and our communities.

These additional properties are often older buildings that require care and vision. As owners, we take on the responsibility of restoring and improving them, making them safe, functional and inviting. This effort strengthens neighborhoods, enhances community safety and beauty, and provides quality housing for others seeking a place to call home. In this way, property ownership becomes an act of community building.

Yet purchasing a property is only the beginning. The greater challenge lies in holding on to it. Today, maintaining property is often harder than acquiring it. Beyond rising interest rates, inflation and shifting markets, owners increasingly face challenges created not by economic forces, but by state and local policy decisions.

Among the most damaging are what we might call dream-killer housing policies — forms of regulatory overreach embedded in certain rent control measures and related ordinances. Though often promoted as renter protections, these policies frequently go far beyond their stated mission.

They impose restrictions and costs that make it harder to

“...property ownership remains one of the most reliable paths to long-term security and generational wealth.”

6 JULY+AUGUST 2025 / EBRHA.COM

sustain investments, maintain housing quality, or even keep properties viable.

These policies take many forms: rent caps that ignore ever-rising costs of maintenance, insurance and repairs; rules that prevent owners from recovering units for legitimate purposes; barriers to improving properties; and processes that entangle responsible owners in costly, time-consuming disputes. Even more concerning is the use of housing policy to exempt large portions of the electorate, especially renters in rent-controlled apartments, from paying any share of parcel taxes that fund local services. This creates an unfair imbalance: those who vote for and help these taxes win passage at the ballot box, often bear none of the cost, while property owners shoulder the entire burden.

When housing policies are crafted without balance or an understanding of the real costs and responsibilities of ownership, they don’t just regulate, they undermine the very foundation of the American dream. They discourage investment, threaten neighborhood stability, and turn what should be a source of security into a source of struggle.

And yet, despite these challenges, property ownership remains one of the most reliable paths to long-term security and generational wealth. It’s perseverance on our part, however, that transforms a house into the cornerstone of a lasting legacy. For many, that legacy means providing for future generations; for others, it means extending that benefit through charitable giving or community support.

But if we want this dream to survive, we can no longer afford to stand on the sidelines. Protecting homeownership requires action. We must: · Stay informed about local and state policies that affect property rights. · Speak out by contacting elected officials and participating in public meetings. · Support organizations, such as EBRHA, that advocate for balanced housing policies. · Join together with other property owners to ensure our voices are heard.

If we fail to act, these dream-killer policies will continue to erode the prosperity that homeownership brings to our cities and towns … and to us as individuals.

Wayne Rowland is the President of EBRHA’s Board of Directors.

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Calendar

F I N D T H E L AT E S T E B R H A E V E N T S & R E G I S T E R AT W E B . E B R H A . C O M / E V E N T S

Lesher Center for the Arts, Walnut Creek.

JULY 8 2-3:30PM The Roundtable Hosted by EBRHA Board President, Wayne Rowland JULY 17 2-3:30PM Risk Management Zoom Call JULY 23 2-3:30PM Intellirent: Traditional Leasing is Broken Presented by Kathleen Castro Virtual Meeting

AUGUST 12 2-3:30PM The Roundtable Hosted by Wayne Rowland, EBRHA Board President AUGUST 13 2-3:30PM Intellirent: The Screening Deep Dive: Detecting Deception In Rental Applications Presented by Kathleen Castro Virtual Meeting AUGUST 21 2-3:30PM The Forum | Zoom Hosted by Dan Lieberman

JULY 30 5:30-7:30PM In-Person Mixer

AUGUST 26 2-3:30PM Filling Vacancies | Zoom Presented by TenantAlert

AUGUST 6 2-3:30PM Kicking off your ADU Project in 2025 Zoom Call

AUGUST 28 2-3:30PM Fraud 101 Presented by Snappt Zoom

* NON-EBRHA EVENTS

If you would like to submit an event, please send an email to editor@ebrha.com.

8 JULY+AUGUST 2025 / EBRHA.COM

CHRIS TIPTON

JULY 4 *Independence Day

GOT RENTALS? Housing Provider

RESOURCE CENTER A County Program Just For Rental Housing Providers

Services

Benefits Improved Housing Quality: Creating safe and compliant rental properties.

Resource Website Access vital information and tools for rental housing providers.

Help-Line Immediate assistance and guidance for housing-related inquiries.

Drop-In Assistance Visit us for in-person support and scheduled appointments.

Contact Us achprc.org support@achprc.org (510) 868-0070

Support for Property Owners: Building a healthier rental market industry with one-onone support for housing providers.

Collaborative Effort: Linking Alameda County and other rental housing organizations to provide resources throughout the county.

Access to Education: Providing a FREE Learning Center for best practices and compliance.

Enhanced Communication: Encouraging relationships between renters and owners.

Stronger Community: Building a network of responsible housing providers committed to maintaining quality living environments.

JULY+AUGUST 2025 / EBRHA.COM 9 Rental Housing Collaborative Partners

Out & About EBRHA MEE TINGS , SPECIAL E VENTS , AND MEMBER MIXERS

L-R EBRHA members discuss proposed changes in OHA's Section 8 process in the focus group event-EBRHA offices, Oakland

L-R Mayor-elect Barbara Lee, BEO Asst. Secy. Kristina Elder, BEO Leadership & Legacy Luncheon -- Scott’s Seafood, Oakland

L-R EBRHA CEO Derek Barnes, Peter Gamez, Patricia Brooks, Cathy Adams – Oakland Metro Chamber of Comm. Installation - Rotunda Building, Oakland

L-R EBRHA Board Members Fred Morse, Chris Moore and Maya Clark with Alameda County Sup. Lena Tam – Re-elect Lena Tam - Peony Seafood, Oakland

L-R Visit Oakland Dir. of PR Renee Roberts with panelists Edreece Arghandiwal(Oakland Roots), Joe Ernst(srmErnst), Mieko Hatano (Oakland Symphony), Kymberly Miller(Children’s Fairyland) - Impact 510 - Oakland Museum, Oakland

L-R EBRHA CEO Derek Barnes, Councilmember & Former Emeryville Mayor Courtney Welsch – Fairyland 75th Anniversary Gala - Fairyland, Oakland

L-R Ebrha Board member Maya Clark chats with rental housing providers at the EBRHA May networking mixer, Castrovalley Marketplace -Castro Valley

L-R Council Aide to Councilmember Jenkins District 6 Meisha McGlothen, EBRHA CEO Derek Barnes – OAAC Juneteenth Heritage Gala,1900 Broadway, Oakland

L-R Dr. Robertson speaking at the Oakland Housing Authority's Section 8 process in the focus group event-EBRHA offices, Oakland

10 JULY+AUGUST 2025 / EBRHA.COM

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Legislation

BY RON KINGSTON

12 JULY+AUGUST 2025 / EBRHA.COM

declared payment interruption.

Further, the bill requires a plaintiff that files a UD complaint during a declared payment interruption to file a cover sheet that states whether the action seeks possession of residential real property, whether the action is based, in whole or in part, on an alleged default in payment of rent or other charges and whether the defendant is experiencing a loss in income due to a benefit interruption (as if any owner or manager has the ability or can know of a social security payment interruption). The state Judicial Council must create the cover sheet before the bill is effective.

AB 246 also provides that nothing prevents a court from issuing a summon or entering default in any: ·

An action that is not based, in whole or in part, on nonpayment of rent or other charges.

·

An action that is based, in whole or in part, on nonpayment of rent or other charges, but no defendant in the action receives social security payments. Owners and managers would have to know that at any time renter starts receiving social security benefits that the owner and manager would be prohibited from proceeding with a UD.

·

An UD action that had a summons on a complaint issued before the commencement of the declared payment interruption.

Notices to pay rent or quit the premises during the pendency of a declared payment interruption would be required to meet specified requirements and the bill requires dismissal of a UD action if it does not meet these

requirements.

Renters who deliver a declaration to the owner or manager within 15 business days (which works out to more than three weeks) are not deemed to be in default of the rental debt during the

RSCHLIE/ADOBESTOCK

O

f the key bills that continue to move through the legislature affecting residential rental property, we will feature some bills that undoubtedly will catch your immediate attention.

The first bill we continue to oppose is AB 246 (Byran). The measure establishes the Social Security Protection Act of 2025 to prohibit evictions of renters who “​ experience​“ a loss of income due to the social security payment interruption. Bryan’s bill requires the Department of Finance to monitor the status of social security benefit payments and if the Department determines that there is a social security benefit payment interruption for any reason as we will explain then it must deliver notice of its determination to the Joint Legislative Budget Committee, other relevant fiscal and policy committees of the Legislature and the Judicial Council. AB 246 requires the Department to deliver notices in the same manner if it determines that payments have been restored. The measure further provides that the declared payment interruption begins when the Legislative Joint Budget Committee receives notice from the Department and ends when the Joint Legislative Budget Committee receives notice that the payments have been restored or six months after the commencement of the declaration, whichever is earlier.

Remarkably, the bill prohibits any court from issuing a summons on a complaint for an unlawful detainer that is based in whole or in part, on the nonpayment of rent or other charges if the defendant experiences a loss of income during the pendency of a

California State Capitol Building at Dusk

pendency of the payment interruption.

As you scratch your head, why is this bill necessary in the eyes of the author? Simply put: the threat or perceived threat of DOGE. DOGE is terminating thousands of employees

and closing federal offices. The Office of Civil Rights and Equal Opportunity and its Office of Transformation has closed offices and the author argues there is an ever-present threat that social security offices will soon close.

Because of the loss of employees and offices there will be payment interruption. Therefore, renters will not be able to meet financial obligations including the payment of rent. It is noteworthy that no other essential needs of renters such as food and medical will be affected by Byran’s bill.

Another bill of great interest of which we continue to oppose is SB 436 (Wahab). The bill extends the “pay or quit” notice period required to be given by an owner or manager to a renter for the nonpayment of rent before the owner/manager may bring an unlawful detainer action from three to 14 days! And if that was not enough, the bill gives an unconditional right to redeem if they pay the owner/ manager the amount of rent owed in the complaint up to lockout. Further, if the renter submits verification to the court of rental assistance funds to pay for the rent that is owed, the court would be required to continue the case for at least 15 additional court days and stay the execution of any writ of possession. The bill, therefore, would undo every protection that owners have pursuant to the Costa Hawkins Act. While existing law already allows courts discretion to dismiss evictions due to demonstrated hardship, SB 436 eliminates any requirement for the renter to show hardship and opens the door to abuse of the legal process we have in our state. The bill fails to account for renters with repeated histories of nonpayment of rent and allow them to delay rent payments until the final stage of the eviction process and not pay owners legal costs.

Ron Kingston is president of California Strategic Advisors.

JULY+AUGUST 2025 / EBRHA.COM 13

Local Spotlight WA L NU T CR EEK

“Walnut Creek also offers many recreational and community activities.”

View from the height of Walnut Creek.

Average Rent (1-2 Bedroom): $2,712 Rent Control: No Rent Registry: No Just Cause Ordinance: Yes

W

alnut Creek, located in the East Bay just outside of San Francisco, is a generally wealthy and upscale region. It has an affluent population, and its strategic location offers a business-friendly area with a hub of upscale restaurants and retailers. Its cost of living, though, is significantly higher at 63% than the national average. Walnut Creek is also a commercial shipping area for regional agriculture and industrial areas.

Walnut Creek neighborhoods include portions of San Ramon Valley, Ygnacio Valley and the western slopes of Mount Diablo. Considered a bedroom community of the Bay Area, Walnut Creek has charming neighborhoods with many ru14 MAY+JUNE 2025 / EBRHA.COM

ral and natural forested lands. Now all neighborhoods are incorporated; some unincorporated areas are serviced by Contra Costa County.

The climate in the summer is compared to the Mediterranean and high-pressure weather creates plenty of sunshine and little rainfall. Warm days transition into cool evenings, which gives its citizens a nice respite.

Winter time offers many mild temperatures and rarely gets cold even though it does occasionally snow on Mount Diablo.

Walnut Creek also offers many recreational and community activities.

Central transit and Bart give people quick and easy access to many regional areas surrounding the city. Warm spring and summer days invite hiking, biking, running, walking, and park areas to enjoy picnics or playgrounds for families. The city also features the Ruth Bancroft Garden, a gorgeous

HOUSING POLICIES The city of Walnut Creek has a strong focus on affordable housing. The city’s website offers information on eligibility for affordable housing for those renters paying 30% of their total incomes on rent and utilities. You can find out more information by going to www.walnutcreekca.gov. The website also includes a list of Walnut Creek apartments that offer affordable units.

Scroll further into the website to find details on housing programs, laws and regulations. The site includes information on Senate Bill 9: The California Home Act, the Inclusionary Housing Ordinance, Accessible Accommodation, Renter Relocation support, Prohousing Designation, and more. Property owners are encouraged to visit the site to get the most up-to-date information to ensure their properties comply with the rules.

Owners can also go online and sign up for the newsletter, Stakeholder Policy Interest List.

Overall, Walnut Creek appears to be property owner and renter friendly. It’s one of the most beautiful Bay Area communities.

VOLODYMYR/ADOBE STOCK

botanical garden that invites patrons to wander and enjoy the diversity of plants.

Walnut Creek Library

DEMOGRAPHICS 70,127 Population 66.3% Caucasian 2.2% African American .3% Native American

CHRIS TIPTON

16.7% Asian .2% Pacific Islander 10.4% Hispanic/Latino 10.9% Other Races MAY+JUNE 2025 / EBRHA.COM 15

Educate EMERGENCY MANAGEMENT BOOKS

The following books are recommended for property managers to manage natural disaster and emergency planning.

This book stands out because it offers property owners a structured, practical blueprint to develop robust disaster preparedness and business continuity plans. It breaks down complex preparedness processes into manageable steps, ensuring clarity and ease of implementation. Wallace and Webber combine their extensive expertise in disaster management with real-world examples, making the strategies immediately actionable. The handbook addresses scenarios ranging from natural disasters to infrastructure failures, providing comprehensive risk assessment methods, contingency planning guidelines, and clear communication strategies to protect both property and renters. Its thorough yet accessible approach ensures property owners are equipped not only to respond effectively but also to minimize downtime and financial losses.

16 JULY+AUGUST 2025 / EBRHA.COM

LUKESW/ADOBE STOCK

Disaster Recovery Handbook By Michael Wallace and Lawrence Webber Recommended by Rirdaus Syazwani, Founder,Dollar Bureau

The DisasterReady Home

By Creek Stewart Recommended By Charles Whitehead, Director, Pearl Lemon Properties It’s a practical guide that strikes the right balance between urgency and clarity, making it accessible for property owners who may not have a background in emergency planning. What makes this book stand out is its stepby-step approach. It covers everything from assessing risks specific to your region, to creating communication plans with renters to building emergency kits that go beyond just food and water.

Stewart also includes budget-friendly tips and scalable solutions, which are especially helpful for property owners managing multiple properties or working with limited resources.

We’ve found this book valuable because it empowers property managers to take action without feeling overwhelmed. It focuses on readiness without panic and helps you think through both natural and human-made emergencies. For those managing rental properties, it’s a solid foundation for creating safer environments for renters while also protecting business continuity.

The Disaster Playbook Presented by Here Comes the Apocalypse Recommended by Jen Heller, Creator, Here Comes the Apocalypse

As a first responder, I’ve experienced tornados (multiple), hurricanes (multiple), floods (multiple), terrorist attacks, plane crashes and much, much more.

Because of that I’m always working to prepare myself and my family for any possible situation. The Disaster Playbook is definitely the best resource I’ve found to help you prepare for most situations you might face. It’s easy to follow, easy to understand, humorous at times, and gives you the foundation you need to be prepared. Most resources out there are either incomplete, overwhelming or stress inducing. This is not, and it’s made in a way that is easy to understand, follow and engage with whether you have a lot of experience in this world or none at all. I’d give my highest recommendation to get and follow this guide and once you do, you and your loved ones will be prepared, be safer, and have much less to stress about.

Emergency Management for Facility and Property Managers by Richard Payant Recommended

by Ben Mizes, Co-Founder, Clever Offers This all-encompassing guide provides a complete step-by-step detailed program for planning and using emergency management for your building or property. It addresses several events, including natural, electrical and human-caused disasters and other emergencies, and makes recommendations on how a preventive approach

and the use of a Disaster Recovery/ Computer Security Plan (DR/CSP) reports will help ensure the continued operation of a confidential infrastructure and the safety of its renters. The book stresses the significance of proactive planning, routine maintenance and clear lines of communication.

It offers property owners invaluable resources to protect their investments and renters.

The Devil Never Sleeps: Learning to Live in an Age of Disasters

by Juliette Kayyem Recommended by Ben Mizes, Co-Founder, Clever Offers Juliette Kayyem, a former Assistant Secretary for Homeland Security, explores how we’re all likely to face disasters of one kind or another, from severe weather to terrorist attacks to school shootings, and our responsibility to be prepared for them. The book illustrates the idea of “situational awareness” and the “preparedness paradox” and how the proactive can avert disaster. In dissecting several case studies, and by engaging with the people who faced these crises, Kayyem makes clear why we have to be more vigilant about being prepared for menacing disasters. Property owners looking to create more resilient buildings will find this book a good read.

JULY+AUGUST 2025 / EBRHA.COM 17

Inform RENTAL INSPEC TION DOS AND DON ’ TS

owners a central resource to find out what’s happening in terms of new and best practices.

“Inspections are mainly designed to ensure that the place remains livable for those living there,” said Manish Shrestha, founder and CEO, BiheBazaar.com. “Most of the time, I give my renters 24 to 48 hours to leave, depending on the law in that area.”

R

ental unit inspections are required to keep your properties not only sound but safe. Most lease terms require at least an annual inspection. Short one-year leases should be conducted at the six-month mark.

Regardless of when the inspection is necessary, property owners need to understand and follow rules, regulations and guidelines to protect their properties and ensure all legal requirements are met.

In order to do the inspections and follow current rules and procedures, property owners are advised to stay current on the latest changes in the laws. Joining membership organizations like the East Bay Rental Housing Association (EBRHA) give property

18 JULY+AUGUST 2025 / EBRHA.COM

KEY STRATEGIES FOR EFFECTIVE INSPECTIONS Property owners, regardless of anything else, are responsible for fixing critical infrastructure for the home or rental unit. “Property owners are responsible for repairing crucial parts of the rental such as its structure, plumbing, heating, walling off pests (except if caused by the renter) and the main appliances,” explained Shrestha. “Usually, the renter is liable for small damages they cause such as a broken window or stained carpet.”

Property owners recommend some tried-and-true techniques to conduct successful inspections. These tactics include: Give reasonable notice before the inspection: “It is best to provide reasonable notice to renters, and always remember to inspect during reasonable hours to ensure minimal disruption to renters,” said Deepak Shukla, CEO of Pearl Lemon Properties.

Use professional inspectors: “Always bring in a professional inspector,” said Martin Orefice, CEO, Rent to Own Labs. “I’ve been doing this for more than a decade now, and I’m pretty good at spotting issues with rental properties, but I’m still not a trained expert, especially on things

like appliances that will wear out soon, the difference between annoying foundation issues and serious ones, and subtle signs of pests.”

Ensure you protect the renter’s privacy: “According to the law, you cannot undermine the privacy of renters,” said Shrestha. “You have to announce your visit ahead and never look through someone’s belongings without permission. Sometimes, you’re required to write a letter of notice to approve a legitimate search.

Do not consider using utility services as a way to influence the house policy.

In most places such actions would be against the law.”

Take pictures: “It is definitely not advisable to conduct an inspection of your property without taking pictures of its condition,” said Shukla. “This will provide a clear record and greatly protect both the property owner and the renter. Property owners must follow the law to ensure they do not end up being in a position where entering the property without permission or without proper notice puts the legal rights and privacy of the renters at risk and that it could be fraught with other possible internal problems.”

“Try and take detailed photos or videos of the property to track its condition over time,” added Matt Woodley, founder of InternationalMoneyTransfer.com.

“It’s also crucial to inspect critical areas like plumbing, electrical systems, and any safety features, ensuring they meet local standards.”

Create a checklist: “While there, I take a checklist and go around all the rooms, checking all smoke detectors, plumbing systems, HVAC, and possible problems that might come up

FELIX_BRÖNNIMANN/ADOBE STOCK

B Y LY N N K R E H E R

East Bay Apartment Advisor

later,” said Shrestha. “Besides flaws from accidents, I observe areas where damaged parts or elements are showing wear and need repair. In addition, I carry out these tasks every three or six months and not just at the time of arrival or departure.”

Document and keep thorough records: “Most of the time, a property owner can take damages caused by renters from security deposits or bill the renter; however, it is always best to be reasonable and to document damages that will take place before any interaction, which is the best protection for a property owner,” said Shukla. “Keeping sound records and being upfront about the renters’ responsibility for damages allows for a decrease in misunderstandings between renters and, over the long run, maintains a positive renter-property owner relationship.”

Responsibility is not always the property owners: “If your renters did the damage, they have to pay for it,” said Orefice. “A great example here is water damage. Water damage caused by a leaky roof is your responsibility.

Water damage caused by a clogged toilet is your renter’s responsibility.”

PROTECTION FOR ALL PARTIES In the end, regular property inspections provide protection to both property owners and renters. During inspections renters can point out problem areas and get them resolved.

Meanwhile, owners can confirm their properties are in good shape and address any potential problems. It’s a win-win situation.

As an owner of East Bay multiunit properties for 25 years, John Caronna has the knowledge and 14 years of invaluable experience to assist in anything regarding your property!

IN CONTRACT

328 Forest St. 4 plex in Oakland Representing Seller.

987 Vermont street, Oakland 4 plex in Oakland Sold! Represented Seller.

778 20th Street Oakland. Triplex.

Represented Seller.

2303 Ivy Drive Oakland. 5 units.

Represented Seller.

3410 Yosemite El Cerritto. Triplex.

Represented Buyer for their 1031 Exchange.

16113 Mateo San Leandro. Triplex.

Represented Seller.

John Caronna

415.531.5225 | j.caronna@sbcglobal.net Eastbayapartmentadvisors.com

Lynn Kreher is a Bay Area writer.

JULY+AUGUST 2025 / EBRHA.COM 19

Inform

ME A SURE W: FUNDS RELE A SED FOR AL AMEDA COUNT Y ESSENTIAL SERVICES

A

fter years of dispute and litigation, Measure W, a .5% sales tax approved by Alameda County voters in November 2020 will finally be available to serve its intended purpose.

Measure W generates $150 million annually to fund homelessness, mental health services, job training, and other social safety net programs.

Measure W got brought into legal question, which slowed down its rollout. According to Bloomberg media, “The Alameda County Taxpayers Association filed a lawsuit contesting the validity of Measure W. They argued that the measure was a 'special tax' earmarked for specific purposes, which would require a two-thirds majority vote under California law. However, the measure passed with a simple majority.” It got resolved in January 20 JULY+AUGUST 2025 / EBRHA.COM

2025 when the California Court of Appeals “upheld the measure, ruling that it was a general tax intended for the county’s general fund and did not require a two-thirds vote. The court also dismissed other claims related to ballot information and tax limits.”

Releasing the funds will help resolve a longstanding problem in the county when it comes to homelessness, a statewide issue as well. According to Google AI, “In 2024, Alameda County’s homeless population was reported at 9,450, representing a 3% decrease from the previous year and the first overall decrease since 2013. This figure includes both sheltered and unsheltered individuals. The county’s Point-in Time Count survey indicated that the primary reasons for homelessness were housing loss, job loss, and income-related issues.”

The cited reasons for countywide homelessness helped shape the proposed programs that Measure W will transform. In a county document titled Countywide Snapshot on Homelessness, it specified action items, including funds to address support for encampment resolution, expansion of interim housing options, increases for prevention efforts, and support to build critical infrastructure. Other long-term opportunities to meet these goals will be explored by the Board in the Home Together Plan.

According to the Snapshot, the intention is to provide funds to meet the overall goals of scaling shelter and housing inventory over five years to create 24,000 new housing opportunities. Funds will support the following goals: $430M for additional shelter, $1B for permanent supportive hous-

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BY MICHELLE GAMBLE

“Releasing the funds will help resolve a longstanding problem in the county when it comes to homelessness, a statewide issue as well. ” ing, $814M for dedicated affordable housing and shallow subsidies, and $196M for rapid rehousing. The plan goes much deeper, but this information provides a general overview of the programs and services Measure W supports.

What does this mean for property owners who would like to get involved with these programs? Measure W doesn’t directly go to property owners who want to provide or build shelters.

It does fund general county services and supports a range of programs aimed at helping solve the homeless-

ness problem.

Guided by the county’s Home Together 2026 Community Plan, the funds are expected to support: Permanent Housing Solutions: Developing affordable and supportive housing options.

Temporary Shelter and Emergency Housing: Providing immediate shelter to reduce unsheltered homelessness.

Mental Health and Substance Use Services: Offering behavioral health services to address underlying causes of homelessness.

Job Training and Employment Programs: Facilitating workforce development for economic stability.

As California continues to battle the ongoing homelessness problem and the $24 billion in state funds intended to support related programs seemingly evaporated, Measure W steps in as a local-level, proactive solution to begin the county-wide cleanup. And that's good for everyone in the affected communities.

Michelle Gamble is the editor of Rental Housing Magazine.

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JULY+AUGUST 2025 / EBRHA.COM 21

Advocate

H O U S I N G R E G U L AT I O N S : W H E N H A S I T G O N E T O O FA R ?

BY MICHELLE GAMBLE

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“Navigating the maze of regulations in California’s housing market is like trying to do a jigsaw puzzle with missing pieces... ”

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H

ow much regulations do housing builders need to adhere to before it’s simply gone too far? A great question given that in 2024 alone over 230 housing-related bills were introduced to the California Legislature. Of those 230, around 90 reached the governor’s desk for signature and 32 were adopted. It’s not just 32 alone. You have to add those 32 pieces of regulation on top of pre-existing regulations.

We already have 100 new regulations that have become law since 2017. So, now the real question becomes: how many laws are required when housing itself doesn’t change much from year to year? A house or multi-unit complex, structurally speaking, doesn’t really change over time; so, why so many regulations being proposed annually?

“In my experience, the over-regulation of the housing industry in California has profound implications that many may be overlook,” said David Hunt, COO, Versys Media. “With the three million homes shortfall, it's crucial to understand how the complexity of regulatory measures impacts not only construction timelines but also the overall availability of affordable housing.”

Why this happens in the first place comes down to two things: power over things like land use and municipal control over how structures are built. “California has a long history of local authority, which means cities and counties wield enormous power over land use,” said Eli Pasternak, founder and CEO, Liberty House Buying Group. “This creates a patchwork of contradicting ordinances, with

many localities outright opposing new development to maintain their “small-town feel.” State legislators then intervene, attempting to overturn local opposition, but rather than simplifying rules, they frequently introduce more complexity.”

Pasternak continued, “For example, communities may establish arbitrary height limits or parking regulations, while the state replies with onerous compliance rules. What was the result? Even if a project is approved, red tape makes it slow and costly. Until California unifies its municipal and state housing goals, politicians will continue to fight this regulatory tugof-war, with builders losing.”

“Navigating the maze of regulations in California’s housing market is like trying to do a jigsaw puzzle with missing pieces,” said Liz Hutz, owner, Liz Buys Houses. “One of the central reasons property owners face so many barriers is the intricate web of environmental and safety protections that, while well-intended, create a bottleneck effect. Each layer of regulation is often meant to address specific concerns — like wildfire prevention or seismic safety — but together they create a tangled mess that’s hard to sort out. The sheer volume of permit requirements and the various agencies involved mean that even minor renovations can be delayed for months or years.”

“Engaging local and state lawmakers requires a shift in focus from regulation to collaboration,” continued Hutz. “It might be useful to illustrate the real-world impact of these delays with concrete examples rather than broad statistics. This can include

showing how stalled projects affect families and local economies. Lawmakers often respond to personal stories and data-driven insights that connect policy consequences directly to people’s everyday lives. Encouraging public-private partnerships might also provide a workaround, bringing urgency and efficiency to the projects that need it most.”

The next layer of challenge touches on the social factors influencing the perception of what needs to be done to presumable help renters, often at the builders’ and property owners’ expense. While renter protection does matter, tipping one side too far to give the other side too much consideration never bodes well for anyone. A balancing act needs to exist.

“I would assert that certain legislators regulate housing in the interest of equity, with the objective of safeguarding renters, maintaining affordable units, and guaranteeing environmental justice,” said Joe Montanti, founder and CEO, MD Repairs. “Although these values are significant, they are frequently enforced through intricate regulations that have the opposite effect. Despite the fact that rent control laws, inclusionary zoning mandates, and protracted approval processes are intended to level the playing field, they frequently serve to discourage new development. The individuals whom the regulations are intended to assist are harmed by the increased costs that result from a decrease in the number of housing beginnings.

“Lawmakers may be compelled to present themselves as progressive by promoting symbolic legislation that JULY+AUGUST 2025 / EBRHA.COM 23

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quality, they often fail to address the root issues of housing shortages.

Innovative solutions that maintain necessary protections without stifling development are critical. For example, some of our projects leverage modular construction techniques which can expedite building processes while complying with existing regulations.”

SOLUTIONS As we face a significant housing shortage, problems with affordability, and figuring out how to mitigate environmental impacts, solutions need to be identified to alleviate these problems.

Continuing to push against nonstop resistance and obstruction at the state and local levels doesn’t resolve the problems. We need objective, collaborative, reasonable proposals to move forward.

“Efforts to sway lawmakers away from over-regulation involve creating a narrative that isn’t just about opposing current policies but showcasing successful models from other regions or countries where streamlined regu-

Michelle Gamble is the editor of Rental Housing Magazine.

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generates media attention but complicates the reality on the ground,” he continued. “For instance, the delay or cancellation of critical projects can result from the association of housing approvals with excessively broad environmental or labor standards. Rather than resolving the housing crisis, these policies impose an additional burden on private developers and small property owners, who are illequipped to navigate an interminable amount of red tape.”

“Recently, I worked with a client who was navigating California’s regulatory environment to launch a new multi-unit residential project,” said Hunt. “They faced an overwhelming number of compliance requirements, which stalled their timeline significantly. The proposed bills contribute to a landscape where developers must allocate substantial resources just to ensure adherence, which in turn inflates construction costs.”

Hunt added, “Additionally, I believe that while regulations are meant to protect communities and ensure

lations coexist with safety and environmental responsibility,” said Andy Kolodgie, founder, Sell My House Fast.

“Building coalitions of stakeholders — developers, community leaders, environmentalists — can present a unified message emphasizing the need for reform.”

“One angle is the potential of innovative building technologies, like prefabricated homes or 3D printing, which could circumvent some traditional regulatory hurdles,” said Hutz. “These technologies often face fewer initial restrictions and can be a game-changer in accelerating construction timelines.

Advocate for laws that recognize these innovations and make the permitting process simpler for these advanced methods could turn the tide in the current regulatory environment.

This approach not only cuts down on bureaucracy, but also embraces evolving construction methods that could redefine industry standards.”

“In my experience, I’ve worked with homeowners whose roofing projects have been delayed due to extended permit approval processes,” said Ali Hassan, roofing specialist, Rabbit Roofing. “It’s frustrating for both the property owners and the contractors, as it leads to increased costs and lost time. A possible solution is pushing for streamlined regulations that expedite permitting and allow more flexibility for property owners while ensuring safety. Simplifying these processes can help speed up recovery and address the housing shortage more efficiently.”

The sheer economic impact of over-regulations makes it imperative for property owners to become active in creating solutions by working with lawmakers. Understanding of each side’s concerns, engendering understanding of impacts on the community, and collaborating on positive solutions offers the best strategies for solutions.

We have much to solve in the East Bay, so let’s do it together.

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Connect R I S K- P R O O F I N G Y O U R R E N TA L P R O P E R T Y : S M A R T E R S Y S T E M S , S A F E R B U I L D I N G S

RETHINK YOUR INSPECTIONS Rather than doing “Annual Building Inspections” that most residents find intrusive, consider implementing “Comfort and Safety Checks” that emphasize prevention and resident benefits rather than reaction. These inspections should focus on common problem areas such as: · Bubbling paint or soft areas near tubs and showers (this can be a sign of hidden leaks). · Loose toilets or soft floors near wet · areas. Again, these are signs of leaks and much cheaper to fix if caught early. Replacing a $2 wax ring on a toilet can save you hundreds of dollars in dry rot repairs.

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· Gaps at the top of door frames or cracks where walls meet ceilings.

These can indicate subtle foundation shifting. Sticky doors and widening gaps are early warning signals. · Water stains on window sills or on drywall below windows. These are signs of leaks, usually from rain. · Insect wings or small piles of sawdust near baseboards or under sinks. This is a possible sign of termite activity.

In addition, check the condition of appliances, make sure your HVAC is working properly, and focus on common problems so you can catch them early.

Prior to the inspections, we request our residents let us know if they are having any problems. Many times, these provide clues to bigger issues at the property.

SMART UPGRADES FOR WATER AND MOLD PREVENTION IN BATHROOMS Bathrooms are a common area of property damage and for mold claims.

Here are a few ways to get ahead of the most common issues: · Humidity-sensing exhaust fans. You never need to rely on renters turning on the bath fan. These units kick on automatically when humidity hits a certain level, ensuring proper ventilation. I’d recommend installing one even if you have a window in the bathroom, as most residents do not open their window in the winter, negating the benefit. · Apply grout sealant. Every two years or so, applying a coat of sealant can extend the life of tiled showers and floors and reduce the risk of mold build up.

· Install flexible braided supply lines.

These are less likely to crack or burst than older, rigid or plastic lines. Also, they can absorb minor movement (like a renter bumping them under the vanity). At only $6-$10 each, they

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s an owner of a small or midsized rental property, you already know that you are subject to a myriad of risks. Unfortunately, most do not come with flashing warning lights.

They usually creep up on you: some moisture build-up in your bathrooms from renters not opening a window or turning on the vent fan, or perhaps a dark area you’re unaware of until an incident occurs.

Most of these issues start small but can easily be prevented just by taking some proactive steps. This article explores some smart, low-cost risk-mitigation strategies that go beyond insurance policies. From preventing water damage and mold to improving lighting and renter safety, these economical ideas will help you run a safer, more efficient rental operation while decreasing your liability exposure.

BY DAN LIEBERMAN

“The best protection is good renter communication.” for 15-20 minutes after they’ve showered to reduce moisture buildup.

LIGHT IT RIGHT Poor lighting isn’t just uninviting, it’s a potential liability. Lighting is one of the most underrated tools for both risk reduction and renter experience.

Many owners simply switch to LED bulbs and feel they’ve done an upgrade, but there are deeper, smarter lighting enhancements to consider: · Motion activated lighting in potential problem zones: There are many areas that are not used that frequently and may not require lighting to be on all of the time. Side yards, rear entrances, trash enclosures, and storage areas are just some examples. Motion activated lights not only improve visibility, but also deter loitering, illegal dumping, and trespassers. · Glow-in-the-dark tape or strips.

These are especially useful for areas with slight step-ups or elevation changes or on exterior wood stairs.

Essentially, they charge during the day and remain visible for hours after dark. Also, they act as a good safety net if a bulb burns out or power is lost.

are a cheap upgrade with a major payoff in leak prevention.

· Solar path lights. These are great for buildings with no existing conduit or access to outdoor power near walkways, garden paths, or detached garages. No wiring necessary. Use the higher end models, as the cheap plastic ones tend to fade and fail quickly.

And don’t overlook simple items like providing a flyer to your residents on simple healthy home tips they may not know, like placing the shower curtain inside the tub or running the bath fan

And remember to do a “night walk” at your property several times per year to check for bulb outages, sensor malfunctions and dark zones. A well-lit property is not only safer, it feels better

maintained and helps retain residents.

PERFORM WATER WALK Similar to doing a ‘night walk’, the best way to catch potential water issues is to walk your property while it’s raining. Instead of just a visual roof check, you’ll catch: · Gutter overflows · Where water pools near the foundation · Where water runs across or ponds at walkways Do this once a year and you’ll likely catch small grading or gutter issues before they become potential foundation problems or trip hazards.

FINAL THOUGHTS The best protection is good renter communication. You want your residents to contact you when they see something off (such as a burned-out light bulb). You can’t be at the property all the time, so building good relations with your residents is essential.

Too many owners rely on insurance as their risk mitigation strategy. But, with insurance so hard to get these days and the cost skyrocketing, you only want to use your insurance when there’s potentially a large claim.

Strategic upgrades, regular inspections, and a simple flyer that encourages residents to do the right thing will not only reduce repair costs and potential claims, they can also increase resident satisfaction and retention.

Dan Lieberman is an EBRHA member who actively contributes to the association.

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Connect WO RK IN G TO GE T HER TO PR OT EC T O UR CO MMUNI T IES

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“It helps reduce criminal activity, protects residents, and improves the reputation and value of the property,” said Luke Ward, a real estate investor and owner of Sell My House Fast OKC. “When renters feel secure, they are more likely to renew leases and treat the property with care. It also shows the surrounding community that the property owner is invested in the safety of the area.”

HOW TO START It’s critical to become proactive and not just wait until something happens to provoke action and call in law enforcement. Property owners can be assertive and not wait for it to occur, because it’s likely to happen to almost anyone. Crime has been a longstanding problem for decades, so one can easily assume it’s not a matter of if, it’s when it happens.

How can property owners get out ahead of it? Many experts recommend the first step of relationship building with law enforcement involves communication. “If you communicate openly and frequently, it speeds up response times and helps prevent crime before it happens,” said Adam Dayan, founder, Consumer Law Group. “All of that hinges on building a relationship with your local police, talking to them, listening to what’s going on in your area, and sharing what you see.”

“Maintain open lines of communication with the local department,” said Ward. “Share surveillance footage when needed. Keep properties well-lit, install security cameras, and eliminate overgrown landscaping that can provide cover for criminal behavior.

We also make vacant units available

for walkthroughs or visibility patrols when appropriate.”

Seamus Nally, CEO, TurboTenant, added, “Reporting issues to law enforcement sooner and asking them for advice on how to keep your renters safer can help them perform their jobs more efficiently, and it can help keep your property safer. If you or your renters notice any safety risks, report those. If there has been an attempted break-in, report that as well. The better informed the local law enforcement is, the better they can protect your renters and properties.”

One way to take communication further can be to collaborate on public safety plans with local leaders. Many property owners will join law enforcement committees to develop a

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ublic safety impacts every facet of life. When it comes to property ownership and renters, it’s critical that people not only feel safe in their homes, but also for businesses to serve customers without fear of crime. Property owners want to first and foremost protect renters, but also their investments and businesses. They can install their own security, but that barrier alone doesn’t necessarily stop it, especially in cities like Oakland where it has been rated as one of the top 10 most crime-ridden cities in California. So, property owners interested in getting involved in making changes to enhance public safety might consider going to the community level to work with both local leadership and law enforcement for the security of everyone.

Property owners need to understand the value of working with local law enforcement and not bucking the system.

“As a rental property owner, collaborating with local law enforcement can help better protect your renters and your properties, and it can establish a good relationship, which may come in handy at some point,” said Adam Hamilton, CEO, REI Hub. “Local law enforcement may have tips and important information relating to how to make your property more secure and what kind of crime to look out for most. That can then allow you to upgrade your properties as effectively as possible, as well as inform your renters on how to be as safe as possible. And, when you establish a good relationship with your local law enforcement, that could potentially lead to faster response times or better care if something does happen.”

BY BREA HARPER

strategic plan on best practices when it comes to community safety efforts.

“I helped coordinate a Community Watch Network in a multi-unit rental area in Broward County,” explained Juan Cava, Real Estate expert. “By partnering with the local precinct, we launched monthly renter meetings, created a communication channel between renters and officers, and set up a shared alert group for real-time updates. We also provided support for the installation of better lighting and cameras. As a result, incidents of theft and vandalism declined significantly over the following six months.”

“I have helped develop public safety programs such as neighborhood watch and security patrols,” said Luke Babich, founder and CEO, List with Clever.

“I worked with local police to educate renters on crime prevention and facilitated regular meetings to ensure everyone was informed and involved in keeping the community safe.”

“We’ve focused on building relationships with local police departments and encouraging renters to get involved in neighborhood watch programs,” said Austin Rulfs, founder, SME Business Investor, Property and Finance Specialist. “We’ve also held community meetings where law enforcement officers are invited to speak about how renters can play an active role in their own safety. These programs help foster a sense of shared responsibility, and they’ve been particularly effective in neighborhoods that have faced rising crime rates.”

“In our office building, we’ve partnered with local authorities to ensure security measures are always up to date,” said Matt Woodley, founder and editor-in-chief, International Money Transfer. “Regular safety audits, surveillance system upgrades, and clear evacuation plans have reduced security issues significantly. By actively participating in crime prevention programs and encouraging renters to report concerns, property owners can play a proactive role in keeping their community safe.”

BENEFITS OF COLLABORATION These activities often produce excellent results that end up reducing crime. “One of the most striking instances was when we teamed with local police enforcement to develop a community patrol program,” said Rulfs. “This approach reduced incidences of break-ins by roughly

18% within the first six months. The general safety of the region was significantly improved by the combination of heightened police presence and renter involvement in reporting suspicious activity. Stronger ties between law enforcement and the community resulted from the cooperation, which enhanced locals’ quality of life in general.”

Babich added, “One success story involved a property where crime rates significantly dropped after we implemented increased security measures and worked closely with law enforcement to monitor suspicious activity.

This partnership made a noticeable difference in the safety of both the property and the neighborhood.”

“One property we managed in North Miami was notorious for frequent break-ins and renter complaints,” said Cava. “We partnered with the local police department, implemented a new lighting and camera system, and arranged for regular police patrols. In addition, we connected with a nonprofit to bring in youth activities and mentorship programs to the neighborhood. Within a year, renter satisfaction rose, we saw a 40% boost in occupancy, and crime reports in the area fell dramatically.”

These success stories reflect the significance of property owners working with their renters and law enforcement to protect their communities – places they not only call home, but also neighbors and neighborhoods they live in. Everyone wants to feel safe where they live, work and play.

Brea Harper is a local Bay Area writer.

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Inspire

R

enting out your properties can lead to unexpected friendships with people you may never have otherwise crossed paths with. Here are some lovely stories about property owners who formed lasting friendships with their renters.

Ben Mizes, Co-Founder, Clever Real Estate We connected over both of our interests in entrepreneurship and real estate. As the years passed, chats that had begun as maintenance check-ins grew into discussions about business strategy and career growth. We would meet for coffee to talk shop once in a while, and I even wound up mentoring

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him on his first property buy.

Becoming friends with a renter opened my eyes to a completely different way of looking at property management — it reminded me that this business comes down to basics and that is people. That relationship influenced how I developed Clever, with a higher focus on trust and transparency.

Andrew Lokenauth, Founder, TheFinanceNewsletter.com So with my NYC renter (let’s call her Sarah), our friendship started when I was fixing her dishwasher. Instead of just doing the repair and leaving, we got to talking about our shared background in finance. One conversation led to another, and before I knew it,

we were grabbing coffee and sharing industry tips.

I’ve noticed the best friendships develop when there’s some common ground beyond just the the property owner-renter relationship. Like this other renter in Tampa – we both rescue dogs, and now we help each other with pet sitting when either of us travels. It has saved us both a ton of money on boarding costs.

And here’s something interesting – I’ve found that being friends actually makes them better renters. They take better care of the property and always pay on time cause they don’t want to let down a friend. My maintenance costs dropped about 25% with properties where I’m friends with the renters.

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MY RENTERS , MY FRIENDS

“Becoming friends with a renter opened my eyes to a completely different way of looking at property management.”

The best part is how these friendships have enriched my life beyond just business. Last month, my Tampa renters helped me move some furniture when I was remodeling my personal place – something they had never been obligated to do as just renters.

But I have to be honest — it’s not always smooth sailing. There was this one time I had to have a tough conversation about late rent with someone I’d gotten close to. It was super awkward, and I learned to always keep clear boundaries about business matters, even with friends.

From my experience managing properties, I’ve found that the key is to let these friendships develop naturally. Don’t force it. Some renters prefer keeping things strictly professional – and that’s totally fine too. Just be genuine, respectful, and let relationships evolve organically.

The most valuable thing I’ve learned is that while being friends with renters can be great, the property owner-renter relationship always comes first. I keep all the proper documentation, maintain professional boundaries when it comes to business matters, and never let friendship interfere with making necessary business decisions.

I personally think it has made me a better property owner overall. These friendships have given me deeper insights into what renters really need and value in a rental property. Plus, having friends living in my properties gives me peace of mind – I know they’ll treat the

place like their own home.

Isheeta Borkar, Travelicious Couple When my husband and I decided to travel full-time, we knew we didn’t want our home sitting empty for months at a time. We have a cozy two-level house in Canada, and we started renting out the lower level while we were away. What we didn’t expect was to meet someone who would become part of our extended family.

We met our renter through a rental listing, and from our very first conversation, there was an easy, warm energy.

She was thoughtful, kind and genuinely excited about making the space her own. We appreciated how respectful and communicative she was during the rental process, and soon, that formality melted into casual chats, shared Indian tea, and long conversations.

What really brought us closer was trust. Something that’s not easy to come by when you’re handing over part of your home (we’ve had our share of horrible experiences). Not only did she treat the space like it was her own, she even started helping us out while we were abroad! Watering plants, checking mail, and sending us little updates.

It gave us such peace of mind knowing someone so dependable (and caring) was in the house.

Slowly, we didn’t just talk about rent or repairs, but we starting talking about life. She tells me about her work and family, I share updates

from whichever country we’re in. We trade book recommendations, recipes and birthday wishes. She’s seen our journey as travelers evolve, and we’ve watched her grow into her space and her own new routines.

This friendship has reminded me that home is more than just walls.

Renting out our space was a logistical decision, but what we gained was a sense of community and connection that made coming home even sweeter.

Brett Johnson, ERA Home Buyers As a professional real estate investor and licensed agent, I have rented investment properties to friends and even become friends with renters, which came with upsides and downsides.

I had rented an investment property to an old friend when this person was going through a divorce. That built-in trust made everything smoother initially, but it’s a double-edged sword. When a friend is behind in rent, it’s no longer just a business conversation – it’s personal, which gets complicated quickly.

The advantage of renting to a friend is that you know they won’t destroy the house or ignore your calls, but the downside is they can use your relationship to bend the rules. I have learned to be clear on expectations from the start, even if we are close friends.

You can be a good friend and a good property owner, but only if you’re not afraid to have uncomfortable conversations when the lines get crossed.

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Member Spotlight 9 5 0 CREDIT INC .

Please describe your services. · We offer flexible rent reporting services: · Ongoing Reporting ($6.95/month renter-paid; as low as $2.50/month per unit for property owner-paid) · Past Rent Reporting (12 or 24 months history for a one-time fee) · Combined past and ongoing reporting · We also support renter-initiated enrollment, work with roommates/ spouses, and include free credit score and report with ongoing rent reporting.

Greggory Watkins

CREDIT RENT BOOST Credit Rent Boost, a subsidiary of 950 Credit Inc., is a fintech company dedicated to helping customers manage and improve their credit profiles. We offer credit score and monitoring tools, as well as rent reporting services that include the option to report up to 24 months of past rent and ongoing monthly payments to all three major credit bureaus – TransUnion, Equifax and Experian. Credit Rent Boost works directly with both renters and property owners, making it easy and flexible to report rent payments in a way that benefits all parties.

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· 950 Credit also offers premium credit monitoring and ID theft tools and business loan products.

What motivated you to create your credit reporting services targeted toward property owners and renters?

The founder – himself a property owner and active in the real estate space – recognized that many of his renters, as well as thousands of his potential homebuyers, could benefit from rent reporting. When he reached out to the few rent reporting agencies that existed at the time, he either received no response or encountered poor customer service. Believing the market deserved better, he founded Credit Rent Boost in 2016 to offer a more responsive, reliable and customerfocused solution.

Why are these services so important to property owners?

Rent reporting is no longer just a value-added perk – the service avail-

ability is required in California per AB 2747, and it’s becoming an essential part of responsible and forward-thinking property management. In addition to the benefits outlined in item #4, here are some reasons these services are important to property owners: · Legal Compliance (e.g., AB 2747): In jurisdictions like California, laws such as AB 2747 require property owners to offer rent reporting or notify renters of their right to it.

Staying compliant not only avoids penalties but also demonstrates good-faith engagement with renter rights. · Promotes Reliable Cash Flow: Consistent rent payments are the foundation of any successful rental business. When renters know their rent is reported to credit bureaus, they’re more motivated to pay on time, helping property owners maintain steady, predictable income. · Attracts Credit-Conscious Renters: Renters today – especially younger renters and first-time renters – are increasingly aware of the importance of credit. Offering rent reporting attracts renters who value financial responsibility and long-term stability. · Modernizes Property Management Practices: As credit building becomes more accessible and integrated into consumer finance, property owners who offer rent reporting are seen as modern, progressive and renter-focused. · Fosters Trust and Transparency: Rent reporting aligns the interests of property owners and renters.

It shows renters that their largest monthly expense can work in their favor, creating goodwill and encouraging longer tenancy.

Describe the benefits of these services for property owners.

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· Supports AB 2747 and Similar Laws: In states like California, rent reporting laws (e.g., AB 2747) require or encourage property owners to offer this option. Rent reporting helps property owners comply and show good faith in supporting renter financial wellness. Credit Rent Boost makes it very easy for property owners to comply with AB 2747. · Improved On-Time Rent Payments: Renters are more likely to pay on time when they know their rent is being reported to credit bureaus, which reduces delinquencies and improves cash flow. · Stronger Renter Accountability: When rent affects a renter’s credit, they tend to take the financial commitment more seriously, leading to fewer missed payments and less need for costly collection efforts. · Reduced Evictions and Turnover: With increased payment responsibility, renters are more likely to stay

current and in place, reducing eviction risks and the cost of turnover (vacancy, cleaning, marketing, etc.). · Enhanced Property Value and NOI: Consistent rent collection improves net operating income (NOI), which can positively affect a property’s valuation, especially for multi-unit properties. · Competitive Edge for Leasing: Offering rent reporting makes your property more attractive to renters who are looking to build or rebuild their credit – especially first-time renters or young adults. · No Additional Workload (With Right Partner): With a streamlined partner like Credit Rent Boost, property owners can offer rent reporting without added admin burden. Renters can enroll directly, or property owners can batch enroll – either way, it’s turnkey.

Why wasn’t rent reported as part of credit scores in the past? · Property owners weren’t considered traditional creditors as are banks and credit cards, etc. · Lack of a standardized reporting mechanism, and therefore property

owners could not easily report rent payments. · Traditional credit scoring models had a focus on debt and were developed to assess the risk of defaulting on debt. Rent wasn’t considered debt in the same way a credit card or loan balance was factored into the score.

With the combination of social, business and legal pressures, the credit bureaus have fairly recently incorporated rent payment data into credit reports and some popular scoring models (FICO 9 or newer and Vantage 3.0) now have rent payment data included in the scoring algorithms.

What value do you get as a member of EBRHA? Although we are not a property owner in California, we get value from our East Bay Rental Housing Association (EBRHA) membership by EBRHA providing a platform for property owners to work with 950 Credit in order to comply with AB 2747 and to provide rent reporting services to their renters. Additionally, EBRHA provides excellent educational and news content that enables 950 Credit to stay informed regarding the rental housing market in California.

JULY+AUGUST 2025 / EBRHA.COM 33

Targeted Marketing to Attract Your

IDEAL RENTER W

hen it comes to marketing your rental properties, you may want to develop campaigns to identify and target your ideal renter. Here in California where we have a housing shortage, many property owners may not concern themselves with the renter being someone they want to invite into their precious properties. They may see the demand as the driver of filling vacancies versus the reality that not all renters behave with the same responsible, dependable attitudes they want to attract. It only takes one bad renter to destroy your property, and it can sometimes cost thousands of dollars to make the repairs that arise in the aftermath of an irresponsible renter. So, how do you safeguard your investment by attracting reliable renters?

The answer: targeted marketing campaigns aimed at attracting responsible renters.

“When I think about the ideal renter, I look for individuals who appreciate the lifestyle,” said Mark Sanchez, founder of Tropic Residential. “These are people who want easy access to outdoor activities, good schools, and a relaxed, yet vibrant community. Renters typically value location and amenities, so my ideal renter is someone who seeks not only a home 34 JULY+AUGUST 2025 / EBRHA.COM

but also a lifestyle that complements their needs. I also tend to look for renters who are long-term, reliable, and ready to take good care of the property.”

“My ideal renter is someone who is reliable and who plans to stick around for a long time,” said Adam Hamilton, CEO, REI Hub. “The first part of that is pretty obvious as to why that would be important – a reliable renter makes all their payments on time, respects the lease terms, communicates well, treats the property well, etc. The second part of that is something that I also find invaluable because as a property owner, you want to minimize renter turnover as much as possible. You want to avoid gaps between renters, because you have to foot the bill during that time. It’s also helpful to avoid having to market the property when you know your current renter isn’t going to renew their lease since that costs money.”

In a nutshell, Marissa Almeida, head of marketing for Roomies.com, put it this way, “An ideal renter on Roomies. com is a responsible, respectful individual seeking a safe, affordable, and community-oriented shared living experience.”

DEVELOPING MARKETING CAMPAIGNS Property owners must then go about developing a marketing campaign and strategies and tactics aimed at appealing

JENKOATAMAN/ADOBE STOCK.

BY BREA HARPER

to these ideal renters. A key strategy should be designed using specific tactics to do outreach into these communities of interest. “I’ve seen firsthand how targeted marketing can help find the perfect renters,” said Tracie Crites, chief marketing officer of HEAVY Equipment Appraisal. “My best kind of renter tends to be a young professional or a small family, typically in the range of 25- to 40-years old, and are value-conscious and convenient. They are generally tech-savvy, considerate, responsible, and seeking homes that have a great balance that marries amenities and prices, particularly in the urban or suburban areas. They find such things useful, such as access to public transport, availability of local eating points, and the existence of green areas.

“To achieve these renters, I intend to use digital media that allows accuracy,” continued Crites. “Facebook and Instagram are a very good choice for advertising on social media for this group. I also use Google Ads with the keywords which indicate their interests and lifestyle. In addition, we employ local SEO and email marketing so that we can definitely touch base with the renters that are actually looking for the respective properties in the targeted neighborhoods.

One solution that I have discovered is to create specified ads which are not only supposed to interest the student in the

apartment but also in the neighborhood facilities, the local attractions, as well as convenient transports.”

“In order to attract renters, I rely on demographic-specific marketing to emphasize the benefits of the neighborhood,” said Sanchez. “I try to get renters within a family with school-aged children, retirees seeking a slower pace, or a newly hired professional who will be relocating for their new job, or perhaps vacant government-supported apartments. By promoting the specific advantages for those renter families trying to determine the school district for parks, for example, and so forth. The product I am selling has the trade’s advantages and not the great product on its own.”

Many property owners now focus on data-driven decision-making techniques. “I sell through a primarily online platform, such as Zillow or social media advertisements based on interest and age, along with Zillow user locations,” explained Sanchez. “Google Ads utilizes targeted keywords that potential renters would be searching for within multiple channels (some organized, and some unorganized), which supplements both the demographic targeting and online interface use. It’s been a miracle on rent, especially when I have been able to add the neighborhood bonus to consider the positives of the property.”

JULY+AUGUST 2025 / EBRHA.COM 35

OUTCOMES Targeted marketing shows successful results. “In 2023, we sold Sefton Park duplex for $600/week while $520 was the median,” said Rulfs. “Eighteen applications were received from Facebook ads targeting 25- to 35-year-olds and staged virtual tours on domain mainly from professionals. A couple leased a place for $620/week for two years, providing a 6.1% return on investment for our client.”

“One major success I’ve had using these tactics was filling a vacancy in just 12 days after running a targeted Facebook campaign” said Daniel Roberts, CEO, Lavaroofing.com. “The property went from sitting empty for weeks to being fully rented with qualified renters. By tailoring the messaging and focusing on the features that resonate with my demographic, I saw a 24% improvement in lead conversion.”

“I’ve seen a significant reduction in vacancy time by using this targeted approach” added Sanchez. “By aligning the property’s messaging with the renter’s lifestyle, I’ve filled vacancies quicker and with renters who tend to stay longer.”

Brea Harper is a Bay Area Writer.

36 JULY+AUGUST 2025 / EBRHA.COM

HOW TO AVOID FAIR HOUSING LAW ISSUES B Y T O D D C H R I S T E N S E N , A U T H O R O F E V E R Y D AY M O N E Y F O R E V E R Y D AY P E O P L E A F C P E A C C R E D I T E D F I N A N C I A L C O U N S E L O R ®, AND HUD-CERTIFIED HOUSING COUNSELOR

,

As a HUD-certified housing counselor, here are my ideas to avoid fair housing law issues when trying to attract the ideal renter: · The protected classes in federal Fair Housing laws include race, color, religion, national origin, sex, disability, familial status. State and local laws often add sexual orientation, gender identity, age, military, or veteran status, and even immigration status. · If you ask about immigration status, apply it equally to all applicants, but check local laws first, since some states or cities prohibit discrimination based on immigration or citizenship. · Avoid advertising that directly or indirectly suggests a preference, limitation or discrimination based on the protected classes. · Don’t even hint at favorites that touch on the protected classes. Instead of focusing on the personal, social behaviors, personal habits, or marital status of the ideal renter, focus on the rental history, income stability, and credit checks. · Skip the personal questions that don’t belong.

Asking about religion, family plans or disabilities is like poking a sleeping bear. · Don’t set different rules for different renters.

Have clear policies in place and apply them to all applicants equally. · Words matter, so keep your ads and screening fair and square. Clear violations include: “No children allowed,” “Christians preferred,” “Ideal for single professionals only,” and “Englishspeakers only.”

Make it easy for applicants to show you they have the potential to be responsible and easy renters. Set up your application process to accept completed applications only, with references, and proof of income upfront. It saves time and weeds out the tire-kickers. Just be ready to offer reasonable accommodation in case of a disability.

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Crites drills down deep into the data to analyze and figure out how to attract the right renters. She said, “In terms of instruments, one of the systems of CRM (HubSpot), real estate listings (Zillow and Apartments.com) are used for monitoring the leads, and the processing of the marketing material (designing and scheduling) is supported by such platforms as Canva and Hootsuite. We have, through our change of marketing to be more targeted and locally focused, been able to add 22% more high-quality inquiries and 16% more conversion rates, when we have incorporated our content to the needs and tastes of the target renters. It is all about things that are about them and what they want/need in their rental experience on making ads and content that reflects that.”

“So when we’re looking for renters, we don’t just throw up a listing and hope for the best,” said Sergio Aguinaga, owner and founder of Michigan Houses For Cash. “We try to go where they are. We use Facebook and Instagram to target people by zip code, lifestyle, and even what kind of pages they follow. For example, we’ll run ads for properties near hospitals aimed at traveling nurses or post in groups for local young families who might be looking to move. One campaign we ran targeting new grads moving to Detroit actually boosted our inquiries by over 30% in just a few weeks.”

Many other marketing tools now integrate technologies to have more impact. “We use premium listings, paid listings with drone shots and floor plans, and Instagram ads to local renters looking for ‘family living,’” said Austin Rulfs, director of Vanda Wealth. “Google Ads target searches such as ‘rental homes Adelaide,’ and the letterbox drops in the suburb increase the local interest. High-end properties have seen thousands of viewers through short TikTok clips of the layout of the house.”

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38 MAY+JUNE 2025 / EBRHA.COM

Tips on Risk Mitigation for Investment Properties in

2025

BY GRANT CHAPPELL

VADYM/ADOBE STOCK

M

y grandfather once told me, “Chap, only invest in areas you understand.” Sage advice coming from a retired rice farmer, but something I never forgot as my career evolved and I started investing in properties. Investing in real estate often mirrors a broker’s expertise in a niche market. Our company president, James Kilpatrick, taught me that 20-years ago. He said, “Become an expert in a couple small pockets of the East Bay and grow from there.” This entailed driving around on the weekend taking pics of the properties I was going to cold call the next week. Yes, this was before Google Earth and Maps.

As property owners, we are ultimately small business owners operating on thin margins. Rich Dad, Poor Dad, a 1997 book written by Robert Kiyosaki about real estate investing for cash flow, caught the public’s attention for income property purchasing. Kiyosaki’s main message emphasized “buying for cashflow, not appreciation.” The timing of the release of his book, 11 years before the 2008 subprime crisis, may have had an impact in getting the country interested in residential property investing. Other books and seminars on real estate investing continue to draw investors with the entrepreneurial spirit to build a portfolio or diversify out of other investments, though they often stress finding seller financing so the buyer can purchase with little money down.

As we approach the middle of 2025, whatever post-election optimism for interest rate relief and a more active real estate market have fizzled. A recent home sales report shows another 5% drop in sales compared to 2024, one of the slowest years on record. With elevated interest rates and potential for a recession this year, 2025 may turn out to be one of the slowest years on record. According to a recent Business JULY+AUGUST 2025 / EBRHA.COM 39

40 JULY+AUGUST 2025 / EBRHA.COM

ed an online marketplace to buy and sell homes around the country based on the current or potential income. In spring of 2024, Roofstock and Mynd, another Oakland startup geared toward property management technology and efficiency, merged to create a platform for real estate investors to acquire SFRs with management in place.

ALTERNATIVE REAL ESTATE OPTIONS While buying your own property offers more control as the sole investor, other assets/product types offer diversification to reduce your risks in focusing on one geographic area.

In a recent interview on CNBC, a CEO and investor involved in CRE, Energy and Community Banking commented that: “Why go to TX to drill for oil when you can buy energy stocks and receive dividends?” His bigger point was he felt REITs were underpriced and a way to buy into CRE without buying a large apartment building or shopping center. REIT’s usually own millions of Sq Ft of Class A properties and pay dividends, along with offering capital appreciation if the company performs well. REIT’s do not qualify for 1031, though some DST’s can have a path to convert to a REIT. DSTs (Delaware Statutory Trust) are becoming a more popular 1031 option as they offer an investor the ability to acquire a percentage ownership interest in one larger property or several properties under one sponsor. At times these properties are located in Economic Opportunity Zones (Opp Zones), providing various levels of relief from capital gains if held for up to 10 years. They offer a different path for diversification, but varying levels of risks depending on how much yield is offered and the demographics of the area.

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Time article, luxury home sales fell more than 30%, to their lowest market in a decade. Secondary markets are also taking a hit as return-to-office policies force workers to relocate back to larger cities and suburbs. While we should be in a strong buyers’ market, sellers with sub 5% debt can hang on and ride the market out until interest rates and rents improve.

Despite the challenges, we are starting to see more investment properties trade at larger discounts. We’ve detailed numerous foreclosure sales on institutional-sized office, hotel, retail, and multifamily properties in the Bay Area. The fixed-financing period for commercial and five-plus unit multifamily properties typically ranges from five to 10 years, unlike one- to four-unit properties that qualify for 30-year fixed debt. As debt costs remain high compared to the last 15-plus years of historically low rates, I doubt we will see a sellers’ market until rates ease up or a major recession both damages the economy and forces the Federal Reserve to lower short-term interest rates. Operating costs, most notably insurance, taxes/fees and utilities continue to increase each year, squeezing operating margins.

Various websites including Zillow, Redfin, Trulia, and others are a terrific source to aggregate data on sales comparable properties and trends, especially for new investors. While Zillow offers a “Zestimate” to approximate a home’s value, it’s a terrible barometer for income properties, especially in rent-controlled markets. These sites allow properties to go viral instantly and alert buyers about pricing, open-house tours and upgrades/improvements to the property.

Another website and Oakland startup, Roofstock, creat-

LOCAL EMPHASIS In my market update articles, we often reference Zumper or Rent Cafe for rental data. Oakland was in the top five most expensive rental markets pre-COVID, but has since fallen to #14. Oakland’s office vacancy rate in the downtown business district is also hovering around 35%.

Office vacancy trends are a good way to anticipate rental demand as residents desire to live closer to the office. In Oakland’s case, they added nearly 8,000 new units in less than 10 years, pushing supply well in excess of demand.

We see more 1031 buyers electing to trade back into the Bay Area as they found it too challenging to manage from afar. The most disciplined investors I’ve seen stick to a criteria for location, price/foot and other metrics before considering a purchase. They also tend to not be too spread out geographically with their investments. While property management helps, the owner is ultimately still the asset manager and has to visit the property to make decisions on any major capital improvement project.

INVESTMENT STRATEGY When entering a market, make sure you have funds and if possible, a pre-approval letter when approaching brokers.

If you have an agent searching on your behalf, make sure they have this info to relay to the other broker and relay high confidence on your ability to close on the sale. The most successful investors typically work with several agents to make sure they are getting calls and access to upcoming and off -market deals.

A long-term client told me years ago that he rarely looks at a property when it first comes to market. They will wait until it has sat for 30 to 60 days, or fallen out of contract a couple of times, before diving into and seeing if the market misses an opportunity or angle that they can take advantage and negotiate a lower price.

If you find a listing that seems underpriced and may receive multiple bids, we still advise to throw your hat in the ring with an offer. Oftentimes when the first deal the seller accepts falls apart, you’re more likely to get a call from the listing agent to see how much room you can come up. Some of the best deals we’ve made for clients are when we were in second or third position in the first round and got a call a few weeks later when other groups could not perform.

INCOME VS. TAX SHELTER ADVANTAGES As we alluded earlier with Rich Dad, Poor Dad, cash flow is the key to owning real estate. The tax code various changes since the late 1990s offer some advantages for cost segregation and other methods to shelter more income from taxes.

“As property owners, we are ultimately small business owners operating on thin margins.”

With rent-controlled markets, it’s a crap shoot as to when you will get turnover to fix up units and lease at market rents. With such dramatic supply/demand issues plaguing the East Bay, as evidenced by the numerous foreclosures we’ve seen this year, it’s really challenging to pinpoint the bottom of the market. In working with buyers, we relay that it’s rare to see multiple offers on our listings with most selling within 5% to 10% or so below asking.

We try to share encouraging stories of buyers who are able secure fairly decent deals, well below replacement cost. In the past year, we competed for a listing and lost to another firm, but at a higher price than our valuation for the owner. Three months later we were able to secure the property for a 1031 client at approximately 10% off their asking price as we were able to make our case based on recent sales and other market factors.

2025 AND BEYOND As fewer predictions come true (interest rates will ease in 2025), along with past statements that were false (inflation was transitory), it makes investing in this environment so challenging as it does not feel like we’re out of the woods yet.

The benefits of investing in real estate should outweigh the opportunity costs of keeping your cash in money markets, equities or bonds. There’s a strong emphasis on intrinsic value (low price/foot and low price/unit) with investors buying right now as we do not know if the East Bay rental market will dramatically improve in the next 12 to 18 months.

I am confident we will look back on this period of time and marvel at the lower price points where properties traded hands. The SF office leasing market is showing signs of recovery after a wave of foreclosures on office buildings, with other buildings facing loan maturity deadlines, has helped bring companies back, lured by much lower office rates. A San Francisco recovery historically entails a spillover effect to the East Bay. For investors focused on the East Bay, maintaining a focus on a lower entry price/basis should mitigate risks/losses if the sales market continues to slide before rents recover. I’m willing to wager there’s at least another two to three years of good buying opportunities, but we may have seen the larger glut of distressed assets already sold.

Grant Chappell is principal with NAI Norcal.

JULY+AUGUST 2025 / EBRHA.COM 41

Industry Partners PA R T N E R S T H AT A R E O F F E R I N G S P E C I A L O F F E R S T O E B R H A M E M B E R S V I S I T: E B R H A . C O M / I N D U S T R Y - P A R T N E R S T O L E A R N M O R E COMMUNITY PARTNERS A-1 Community Housing Services 510.674.9227 a1chs.org

Abode Services 510.657.7409 abode.org Alameda County Housing Provider Resource Center 510.868.0070 achprc.org Berkeley Housing Authority 510.981.5470 bha.berkeleyca.gov Bay Area Community Services (BACS) 510.759.5534 bayareacs.org TRiOPlus 510.517.5127

SYMBIHOM LLC 510.930.8900 symbihom.com ACCOUNTING & TAX Balanced Asset Solutions 805.284.1950 balancedassetsolutions.com

Hunter Tax Associates 925.362.1350 huntertaxassociates.com AFFILIATIONS ALN Apartment Data 800.643.6416 alndata.com

Concord Chamber of Commerce 925.658.1181 ASSOCIATIONS Berkeley Property Owners Association 510.525.3666

ATTORNEYS Burnham Brown 510.444.6800 burnhambrown.com

Barth Calderon LLP 714.704.4828 barthattorneys.com Bornstein Law 415.409.7611 daniel@bornstein.law California Strategic Advisors 916.447.7229 calstrategic.com Law Office of John Gutierrez 510.647.0600 jgutierrezlaw.com Shepherd Law Group 510.531.0129 theshepherdlawgroup.co The Law Offices of Alan J. Horwitz alanhorwitzlaw.com BANKING & LENDING JP Morgan Chase chase.com

BRAND PROMOTION MATERIALS Ohana Brand Promos 949.463.0605 ohanabrandpromos.com BUILDING SUPPLIES & REMODELING FARO Hardwood Floors, Inc. 510.461.2627 farohardwoodfloorsinc@ gmail.com

Gatco 800.227.5640 US Superior Stone & Tile 510.895.8182 info@ussuperiorstonetile.com CLEANING & MAINTENANCE Alameda Enterprises 510.504.0822 alamedaenterprises.com

Greentree Property Maintenance 415.854.9495 greentreemaintenance.com

CONSTRUCTION & RESTORATION BluSky Restoration Contractors 415.678.7800 goblusky.com

C&A Painting 669.287.2206 Ox Construction Inc 510.290.4429 info@oxconstruct.com West Coast Premier Construction, Inc 510.271.0950 wcpc-inc.com DOORS & GATES R & S Overhead Garage Door 510.755.2717 rsdoors.com GOVERNMENT AGENCIES BayRen / StopWaste 510.891.6558

City of Oakland Housing and Community Development 510.788.0462 oaklandca.gov/rap Continued on page 44

42 JULY+AUGUST 2025 / EBRHA.COM

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ACCESSORY DWELLING UNITS Adapt Dwellings, Inc. 510.749.4880 adaptdwellings.com

JULY+AUGUST 2025 / EBRHA.COM 43

SUPPL IER D IREC TO RY Beekin 312.320.0110 beekin.co/solutions/ebby RentRedi 917.730.0703 shaye@rentredi.com Snappt 310.383.5465 snappt.com Yardi Systems 800.866.1124 yardi.com REAL ESTATE BROKERS & AGENTS Keller Williams David Weglarz 510.398.1027 theprescottcompany.com

NAI Northern California – Grant Chappell 510.336.4721 nainnorcal.com Pacific Coast Real Estate pacificcoastre.com Winkler Real Estate Group 510.528.2200

City of Oakland The Malonga Center 510.238.7219

Walt Anderson Insurance 140.878.1575 walt@wandersoninsurance.com

Oakland Housing Authority 510.587.2110 oakha.org

LEAD & MOLD Alameda County Healthy Homes Department 510.567.8282 achhd.org

Oakland Rent Adjustment Program (RAP) 510.238.6246 oaklandca.gov/boardscommissions/housing-residentialrent-and-relocation-board

NON-PROFIT ORGANIZATIONS Home Match 510.424.1411

INSPECTIONS Borne Consulting 415.319.4789

Michelson Found Animals Foundation 503.407.6689 r.barker@foundanimals.org

INSURANCE Acrisure 925.788.5558 pdins.com

PESTS & TERMITES Marichals Pest Control 510.388.3644 marichalgilbert7@gmail.com

Commercial Coverage 415.436.9800 comcov.com

PLUMBING Central Boilers & Heating centralboilersandheating@ gmail.com | 510.381.8705 centralboilersandheating.com

ePremium Insurance Agency 800.319.1390 sales@epremium.com Kern Insurance Associates 661.304.2647 Peter Kohly Insurance Agency, Inc. 310.641.3467 State Farm Insurance – Kelly Lux 510.521.1222 kellylux.com

44 JULY+AUGUST 2025 / EBRHA.COM

PROPERTY MANAGEMENT Aventis Property Management 925.319.4600 aventismanagement.com

Bay Property Group 415.409.7611 Beacon Properties 510.428.1864 beaconprop.com

Lapham Company 510.594.7600 Openworld Properties 510.681.7771 openworldproperties.com

RENTER SCREENING Intellirent 844.755.4059 support@myintellirent.com

TenantAlert 866.272.8400

Premium Properties & Concierge Services 510.594.0794 premiumpd.com

ROOFERS Fidelity Roof Company 510.547.6330 fidelityroof.com

ReLISTO 415.237.1819 relisto.com

General Roofing Company 510.536.3356 generalroof.com

Seville Property Management 510.244.1289 sevillepropertymanagement.com

SAFETY & SECURITY Gatewise 714.277.2586 joseph@gatewise.com

SKM Property Management 925.820.3921 PROPERTY MANAGEMENT AMENITIES WithMe 714.476.6059 PROPERTY MANAGEMENT RESOURCES RentSFNow 415.621.9140 rentsfnow.com

Kastle Systems 415.524.3623 timothy.norkol@kastle.com WASTE & RECYCLING Bay Area Bin Support 888.920.2467 bayareabinsupport.com

California Waste Solutions 510.836.6200

Zillow Rentals 206.757.4473 zillow.com

Thermostat Care 510.224.5086 thermostatcare.org

PROPERTY MANAGEMENT SOFTWARE Azibo 408.890.1094 azibo.com

WEALTH MANAGEMENT Wilkinson Wealth Management 510.625.1400

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Continued from page 42

City of Oakland Rent Adjustment Program

Rent Adjustment Program Housing & Community Development 250 Frank H. Ogawa Plaza Suite 5313 Oakland, CA 94612 oaklandca.gov/RAP rap@oaklandca.gov (510) 238-3721

*Announcements*

Recent Changes to Rent Increases For banked rent increases, property owners must provide a copy of their current Business Tax Certificate. For CPI only increases, property owners must provide a copy of their current Business Tax Certificate or a copy of a payment plan with the City for delinquent business taxes.

Contact a RAP Housing Counselor at 510-238-3721 or rap@oaklandca.gov.

CPI Announcement

Recent Change to Just Cause

Effective August 1, 2025 to July 31, 2026, the As of December 24, 2024, No-fault evictions (owner move-in or substantial repairs) for CPI is .8%. property owners who are delinquent on their business taxes are now prohibited.

Banking Owners may bank up to ten (10) years of rent increases. Banking capped at 2.4%, effective Aug. 1.

The RAP Notice Every rent increase notice must include the Notice to Tenants of the Residential Rent Adjustment Program form (known as the "RAP Notice").

Appointment Request Portal To request an appointment with a RAP Housing Counselor or Rent Registry Staff, visit http://apps.oaklandca.gov

RAP FEE Increase

Council has approved an increase to the Rent Adjustment Program Fee from $101/unit to $137/unit. Collection begins January 1, 2026.

Upcoming Workshops Security Deposits Workshop July 9, 2025, 5:30 pm- 7:00 pm

Small Property Owner Workshop August 20, 2025, 5:30 pm- 7:00 pm To register or view the 2025 Workshop Calendar, visit our website at www.oaklandca.gov/RAP. For RAP updates, join the our listserv at tinyurl.com/rapsignup.

JULY+AUGUST 2025 / EBRHA.COM 45

Last Look O U T S TA N D I N G S W I M C L U B S I N T H E E A S T B AY

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​I

t’s summer time, and nothing speaks more to summer than swimming. When trying to attract renters to your community, one thing that might appeal to them are the local swim clubs. Even if you’re not renting but don’t have access to a pool, a swim club not only solves the problem, but also presents an opportunity for other amenities like BBQs and tennis courts. Some favorite regional swim clubs are as follows: OAKLAND HILLS TENNIS CLUB (OHTC) Located on Redwood Road near Skyline Blvd, OHTC features an amazing lap and swim lessons pool. It’s family friendly with kiddy pools for parents to safely play with their little ones. It offers swimming, tennis or workout facilities. It even provides babysitting services.

HARBOR BAY CLUB (ALAMEDA) The Harbor Bay Club, located right on the water in Alameda, offers a year-round heated pool, fitness center and tennis courts. For busy parents who want to keep their kids occupied, it has afterschool programs, swim and tennis lessons, and even summer camps.

OAKWOOD ATHLETIC CLUB (LAFAYETTE) Another family friendly club is called Oakwood Athletic Club. A great location and place for adults and children alike to enjoy a year-round heated pool. Swim lessons and a junior swim team are also available.

OAK SPRINGS POOL (ORINDA) Oak Springs, located near a housing community, offers pool features, wading pools for small children, lap lanes, and a diving board. It’s family friendly and makes a great recreational facility to enjoy during the warm weather.

MONTCLAIR SWIM CLUB (OAKLAND) Montclair Swim Club features a lap pool, recreation pool, and baby pool. This club keeps their membership roster small so it is never crowded. Kids can also be enrolled in swim lessons.

YMCAS (OAKLAND AND BERKELEY) The YMCA, a staple of affordable recreational facilities, provides full-service gyms with indoor pools, group fitness classes, and some programming for kids. Membership gives you access to all the East Bay YMCAs. On-site childcare is only available at Pleasant Hill. Swimming lessons are available, but be sure to get on the waiting list.

ad index BUILDING SUPPLIES & REMODELING Faro Hardwood Floors, Inc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . p. 11 US Superior Stone & Tile. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . p. 37

ABDUL/ADOBE STOCK

CLEANING & MAINTENANCE Greentree Property Maintenance. . . . . . . . . . . . . . . . . . . . . . . p. 25

PLUMBING Central Boilers & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . p. 11 PROPERTY MANAGEMENT SOFTWARE Yardi Breeze. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Inside Front Cover

COMMUNITY PARTNERS

Alameda County Housing Provider Resource Center. . . . . . . . . . . p. 9

REAL ESTATE BROKERS & AGENTS NAI Northern California. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . p. 1 East Bay Apartment Advisor (John Caronna). . . . . . . . . . . . p. 19

CONSTRUCTION & RESTORATION West Coast Premier Construction . . . . . . . . . . . . . . . . . . . . . . . . p. 5

LEAD, MOLD & PEST MANAGEMENT Alameda County Healthy Homes Department. . . . . . . . . p. 43

CLEANING & MAINTENANCE Alameda Enterprises. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . p. 43

WASTE MANAGEMENT Bay Area Bin Support. . . . . . . . . . . . . . . . . . . . . . . . . . . . Back Cover

GOVERNMENT AGENCIES Oakland Rent Adjustment Program (RAP). . . . . . . . . . . . . p. 45 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.

JULY+AUGUST 2025 / EBRHA.COM 47

LOCAL KNOWLEDGE, LOCAL SUPPORT, LOCAL ADVOCACY, WHEN YOU NEED IT. EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing rental owners and managers of apartment buildings and communities, small multi-unit properties (2-4 homes), condominiums, and single family homes.

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 1,500 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 43,000 rental units and serves over 25 cities throughout Alameda and Contra Costa counties.

Industry Partner Companies who provide products , services, and/or industry expertise for rental housing providers

Property Management Co. Businesses who manage/own 21+ rental housing units/homes in Alameda and/or Contra Costa counties

Rental Community Individual multifamily properties who typically have 10+ units and staff in Alameda and/or Contra Costa counties.

Independent Rental Owner An individual who owns/ manages 20 units or fewer in Alameda and/or Contra Costa counties.

EDUCATION, NETWORKING, & EVENTS: • Monthly Mixers to meet other housing providers in our community • Annual in-person events to learn about industry resources and trends • Open Q+A sessions with board members, industry experts, and other seasoned providers • Weekly Webinars featuring new services, products, laws, forms, and more!

INDUSTRY UPDATES: • Subscription to bi-monthly Rental Housing magazine, monthly Rentrospect newsletter, and weekly digest.

• Newsflash, Red Alerts, and more virtual message updates from EBRHA

COMPLIANCE • EBRHA RPM Certification Courses included with membership • 1:1 support to help you navigate current laws • The latest Rental Forms with optional 1:1 consultations (available 24/7 through our digital library) • Reliable renter screening services through Intellirent ADVOCACY • Committees organized around our efforts and mission • Legal & Political Action Funds • Rallies, designated lobbyist efforts, and active bill tracking

3664 GRAND AVENUE • SUITE B • OAKLAND, CA 94610

WHY SHOULD YOU RENEW YOUR EBRHA MEMBERSHIP? ASK YOURSELF: 1. Has managing rental property expectations/ relationships been a challenge in recent months?

4. Are you worried about the protection of your property rights?

7. Are you unsure who’s defending your business interests?

2. Are there unit vacancies you need to fill right now?

5. Do you have at-risk renters who have been paying rent reliably this year?

8. Are you concerned about the health of your rental housing business in 2025?

3. Is it difficult to constantly navigate all the housing legislative changes?

6. Have any of your renters not paid rent OR are they paying reduced rent?

Why not join EBRHA?

If you answered “YES” to any of the questions above, then EBRHA is a partner that you can’t afford to be without. Membership provides endless benefits!

DID YOU KNOW? EBRHA SERVES ALAMEDA AND CONTRA COSTA COUNTIES California: Alameda County

California: Contra Costa County

Founded: March 25, 1853 Population: 1,510,000

Founded: February 18, 1850 Population: 1,050,000

Area: 821 Seat: Oakland

Area: 804 Seat: Martinez

EBRHA IS RIGHT BY YOUR SIDE. RENEW YOUR MEMBERSHIP ONLINE AT EBRHA.COM -> MEMBER PORTAL OR CONTACT MEMBERSHIP@EBRHA.COM

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BAY AREA BIN SUPPORT helps rental property owners, property managers, businesses, and HOA boards with trash management services from start to finish!