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EAST BAY
RENTAL HOUSING ASSOCIATION
Volume XLV Number 38 |Sept/Oct 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 |
COMMUNICATIONS AND MEDIA RELATIONS
Chris Tipton communications@ebrha.com |
ADVERTISING AND MEMBERSHIP SALES
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
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.
California’s leaders say they want more housing. In Sacramento, lawmakers have at least begun to act, by forcing cities to set ambitious new housing goals and streamline the approval process. They’ve also carved out exemptions from CEQA, the California Environmental Quality Act, for certain projects.
But while the state pushes to build more new housing, Oakland has gone in the opposite direction. At least as it relates to the preservation of existing housing. Instead of creating an environment where housing can thrive and expand, the city has built a system that steadily erodes the financial viability of the existing housing that gives shelter to almost 60 percent of its residents. I’m referring, of course, to its supply of rental housing. Under the banner of “tenant protection,” Oakland has ignored economic fundamentals and created rules that make providing rental housing a risky proposition with continually diminishing rewards. Rather than preserving affordability, it presides over its slow destruction.
The clearest example is Oakland’s version of rent control. For 2025, the allowable rent increase is just 0.8 percent. So, while Insurance premiums are doubling, utilities continue to rise, and the cost of labor and materials for basic repairs are up 20 to 40 percent, Oakland allows an increase of less than one percent. No other business in California is told they may raise prices by less than one percent while their expenses soar. Yet housing providers in Oakland are expected to do exactly that.
This is not a sustainable formula. It is slow financial strangulation. Owners cannot indefinitely subsidize the gap between capped revenues and real-world costs. They are squeezed harder every year, with no meaningful, timely adjustment mechanism to reflect actual inflation and catastrophic spikes in insurance and other costs. Oakland’s model is not preservation, it's erosion.
And the squeeze doesn’t stop with rent control. Oakland has also leaned heavily on parcel taxes as a go-to funding
tool. Unlike property taxes tied to the assessed value at purchase, parcel taxes are often flat fees, applied per parcel or per unit. Meaning a small rental home in Oakland’s flatlands pays the same tax as a sprawling hillside mansion. Worse still, these taxes are routinely passed at the ballot box by voters who, thanks to rent control, are exempt from paying their proportionate share. The result is a system where everybody enjoys the public services paid for by parcel taxes, but only property owners pay the bill.
The consequences are already playing out. Increasingly, housing providers are doing what other Oakland businesses have already done: cashing in their equity and reinvesting in states that respect them and the service they provide. In other states, rental housing owners find functioning markets, more predictable taxes, and regulatory frameworks that encourage, rather than suffocate investment. The capital leaving Oakland is not disappearing, it is being welcomed elsewhere.
This trend should alarm policymakers well beyond Oakland because local policies rarely remain local. What begins in one city often spreads across a region, as other jurisdictions copy what they see. If Oakland’s approach becomes the model, the exodus of investment will only accelerate, And when housing providers leave, the loss is more than one building or one neighborhood, California loses the reinvestment that sustains communities, the experience of long-time housing providers, and the capital that could have gone into helping our neighborhoods thrive.
The irony could not be sharper. Oakland says it is protecting renters, but by undermining the financial footing of existing housing, it guarantees long-term scarcity and higher rents.
Perhaps even more alarming, even brand-new buildings are being abandoned. Some owners of newly constructed apartment buildings have handed the keys back to lenders rather than try to survive in Oakland’s hostile climate. When new construction itself is no longer viable, that is a flashing red light for the future of housing.
Of course, as frustrated as we may be, moving our business to another state isn’t necessarily a viable option for most owners. We are better off remaining in place and facing the local challenges. And as an aside, it’s not clear that all of
“Increasingly,
housing providers are doing what other Oakland businesses have already done: cashing in their equity and reinvesting in states that respect them and the service they provide.”
Oakland’s regulatory maneuvers that frustrate rental owners so greatly are lawful. We are not powerless to seek legal remedies.
For those of us who don’t intend to be run out of town by Oakland’s regulatory madness, we still need to be realistic about what staying put and thriving in this market entails. To survive and thrive, owners must be ready to marshal significant resources to pursue the legal challenges needed to defend our property rights. This will be necessary as long as Oakland continues to give “tenant protection,” the right of way and owners the stop sign on all things related to housing.
We must also be prepared to engage politically by supporting and electing leaders who recognize the essential role housing providers play. Who understands that we bring value, stability and opportunity to the neighborhoods we serve. Our contributions deserve respect, not disdain or indifference.
Still, the exit warning is unmistakable. Unless Oakland and cities like it change course, they will continue to strangle their own housing supply while sending capital and opportunity elsewhere. If the true goal is affordability, the answer is not arbitrary rent caps, inequitable parcel taxes and punitive rules. The answer is a framework that allows housing to remain a viable, attractive investment, and expand to meet demand.
Unfortunately, thus far Oakland has chosen a different path, one paved with good intentions but destined to collapse. Unless reversed, the result will be more exits, more lost housing, and more reinvestment diverted to states that actually value the services that rental housing owners deliver to communities.
What
providing rental housing?
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FIND THE
* SEPTEMBER 1 Labor Day
SEPTEMBER 9
2-3:30PM
Zoom Call The Roundtable Presented by Board President Wayne Rowland
Zoom Call The Roundtable Presented by Board President Wayne Rowland
OCTOBER 23 2-3:30PM The Forum Presented by Dan Lieberman
OCTOBER 29 2-3:30PM
Zoom Call Fair Housing Compliance: Using Criminal and Eviction Data Presented by Tenant Alert
* OCTOBER 31 Halloween
If you would like to submit an event, please send an email to editor@ebrha.com . * NON-EBRHA EVENTS
W. Burdette Williams Historical Park, Fremont
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Visit us for in-person support and scheduled appointments. Contact Us
Improved Housing Quality: Creating safe and compliant rental properties.
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.
Welcome
A LETTER FROM EBRHA CEO DEREK BARNES
Every so often, a magazine issue lands at exactly the right moment – like a mirror reflecting not only where we are, but where we must go. This September-October edition of Rental Housing Magazine does just that. It tackles the thorny mix of challenges and opportunities confronting East Bay housing providers, while spotlighting the ingenuity and resilience that will determine our future if we stick together as a community.
First, I must be candid. Housing providers across the East Bay are still under siege as the threat of federal housing and HHS programs being cut, state housing initiatives shift, and municipal budget deficits still loom. As I wrote recently, the City of Oakland’s flawed rent control formula is based on the Consumer Price Index (CPI) and only allows a meager 0.8% rent increase in 2025 while building materials, labor, utilities, and repair costs have jumped 20–40%. CPI doesn’t reflect these costs and doesn’t consider owner’s insurance policies being canceled and premiums often doubling or tripling. This isn’t housing preservation, it’s financial strangulation. Business license, property and parcel tax increases pile on, while voters shielded by rent control unwittingly approve them, but not knowing the peril they are creating long term in the housing market.
The result? Owners are forced into subsidizing an unsustainable system. Some smaller rental owners/operators have already pulled out and reinvested elsewhere. About 1/3 of small rental owners in business today are looking to sell and exit the Bay Area market in the next 24 months (most notably owners of color), according to a recent mid-year EBRHA survey. Other larger investors are walking away from new construction projects – literally handing the keys back to lenders because the math doesn’t pencil out. These are not subtle warning signs. That is a flashing red alarm for a more extreme housing crisis and increased homelessness.
And yet — there is optimism here too. Because housing providers, unlike policymakers, know how to adapt. Just like the City of Fremont, featured in this issue, rental housing providers are resilient and know that when the system resists, we innovate and look to the past for practical solutions. A focus on the ADU Boom and shared living space is not just a nice trend piece, but a roadmap and a nod to past solutions that actually worked during earlier eras of housing crisis. Multigenerational housing, creative cooperative financing and smart design aren’t fringe experiments. They are survival strategies and wealth-building opportunities. In fact, ADUs and conversions are proving what many of us already know. When families are empowered to build, shelter and care for one another, homeownership is more than a transaction. It is resilience, liberation and power.
EBRHA Board President Wayne Rowland’s message reminds us that homeownership is still the American Dream. I’ll add this: rental housing is its lifeline. Example: nearly 60% of Oakland residents rely on rental housing for stability, advancement opportunity, and the chance to take the next step toward more economic options and financial freedom. Undermine rental housing, and you don’t just weaken affordability, you erode the very bridge that connects working families to long-term financial security and generational wealth.
Events like the EBRHA 360 Annual Rental Housing Trade Expo at the Oakland Rotunda Building (Saturday September 27) matter so much. This is not just another trade show. It is where ideas, partnerships and solutions come alive. It’s where members can meet industry experts and other members, explore innovations in property management, seismic safety, energy sustainability, and build the networks that make us stronger together. If you attend one event this year, make it this one. Bring your questions, your frustrations and your curiosity. The Expo is where we turn conversation into action.
Let’s also recognize that housing is not simply an economic equation, it’s a community equation. Articles like “Creating a Sense of Community Is a Game-Changer” and “Changing the World with Acts of Kindness” showcase what happens when housing providers go beyond business and lean into human connection. These stories prove what I and other owners have seen firsthand: renters who feel
Derek Barnes
“When families are empowered to build, shelter and care for one another, homeownership is more than a transaction. It is resilience, liberation and power.”
invested in, cared for, and connected are better stewards of the homes they live in. They stay longer. They pay on time. They watch out for their neighbors. That is the definition of win-win.
This issue dives into debates as bold as they are controversial like the call to abolish property taxes altogether. Whether you cheer or cringe at the idea, one thing is certain, there are seismic shifts in how we fund schools, infrastructure and local government today. Housing providers cannot afford to sit this debate out. If property taxes vanish, what replaces them? Sales taxes? Service fees? Land value taxes? Whatever emerges, our collective voice must shape
the outcome to ensure fairness, balance and sustainability. Finally, let’s not ignore the hard truths plaguing cities like Oakland documented in “Time to Take the Garbage Out”. Illegal dumping, graffiti vandalism, high crime, and homelessness are not just city blights. They are symptoms of governance failure. Property owners cannot wait for the government alone to solve these crises. We must engage directly, partner with nonprofits, demand accountability from policymakers and city administrations, and model community responsibility. When rental housing providers and homeowners lead, neighborhoods flourish.
So here is my challenge to every member. Read this issue cover to cover. Circle the pieces that provoke you. Mark the ones that inspire you. Then, bring that energy to our next city and county advocacy campaigns, EBRHA committee meetings, and yes, we need your presence at the September 27 Trade Expo.
We can choose to be strangled and undermined by the current climate, or we can rise as the innovators, investors and community-builders that California desperately needs. Let’s rise with resolve and optimism.
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Appfolio
Out & About
EBRHA MEETINGS, SPECIAL EVENTS, AND MEMBER MIXERS
L-R Sedalia Benton, Deon Sailes, Randall Whitney, Iffy Okechukwu, Derek Barnes— July Networking Mixer, 151 Restaurant Lounge, Walnut Creek
L-R EBRHA Events & Operations Mgr, John Takayama, Community Outreach Coord, Haldun Morgan, Marketing & Comms Mgr, Chris Tipton. Member Specialist Itonya Connor, Mmbr Specialist, Ja Drew at the EBRHA team building event (July)
L-R Oakland Mayor Barbara Lee addresses the Alameda County Board of Supervisors regarding the use of Measure W Funds (July) Oakland
L-R EBRHA Board Member Chris Moore, Oakland Council President Jenkins, EBRHA CEO Derek Barnes— Re-elect Kevin Jenkins event (June), Scott’s Seafood, Oakland
L-R EBRHA CEO Derek Barnes, Visit Oakland CEO Peter Gamez, Market Director Harv Singh—Visit Oakland’s Burger Trail kick off lunch (July), Prescott Market, Oakland
L-R EBRHA Events & Ops Mgr, John Takayama, Trash Scouts, Mikey Stolger, BG Asset Mgmnt, Ryan Ventanilla, Smart Building, Mo Abusaad— EBRHA Networking Mixer (July) EBRHA Office, Oakland
Membership Specialist, Ja Drew, working the ACHPRH table to help rental owners at the Hayward Hall of Justice
L-R EBRHA CEO Derek Barnes, and Board Member, Fred Morse - Oakland Rotary Club welcomes Derek as a new member (August) Cathedral of Light, Oakland
L-R Alameda County DA Ursula Jones Dickson, EBRHA member John Protopappas—Re-elect DA Dickson kick off (August), Connors’ Home, Oakland
Legislation
NUMEROUS BILLS ARE BASED ON ONE EXAMPLE
BY RON KINGSTON
“Anyone owning a property in a HOA clearly knows that the board of directors get a little ahead of their skis.”
Yes, you read it correctly. Take one recent example that was rushed through the legislature this year. Recently Jinah Kim moved to Ventura County for her son to attend a local high school. “Everything was fine until I asked (the homeowner association to approve) the removal of an obvious defect in my home when I was going through the renovation process in November,” the homeowner stated. They discovered a defect in the home that blocked the top of a doorway inside the dwelling. Upon discovery, the homeowner submitted a petition to the homeowner association board and its architectural committee. Those two entities quickly replied, ”No you cannot ... remove it and correct the problem.“ She instructed the contractor to proceed away. The HOA quickly responded and presented her with a $100 fine which she paid. The HOA followed up however and threatened her with a much larger fine of up to $500 per day if she did not restore the doorway back to its original condition.
This issue was widely publicized, and one state legislator amended the bill at the very end of that bill’s legislative course. That new amendment to the legislator’s bill capped HOA fines
to $100 per violation, a reform whose purpose is to temper all HOA penalties. And just in case you were curious about the location of the doorway. Kim reports and documents that the doorway is literally within the interior walls of Kim’s home and “where no one else can see it.”
The HOA message to Kim: “If these issues are not resolved by July 10, 2025. The board reserves the right to consider them as continuing violations, which may incur fines of up to $500 per day per violation in accordance with the association’s fine schedule."
Kim’s response, “A $500 per day fine for removing a block in my doorway is the definition of heavy-handed. The way that they want to just put their (HOA board of directors) foot down and say, ‘We are the HOA, we told you not to do it and you did it, so we’re gonna fine you until you listen to us.’” HOA’s cried out and observed that the caps may weaken enforcement. Proponents on the other hand stated that reform was needed to overreaching HOAs.
Anyone owning a property in a HOA clearly knows that the board of directors get a little ahead of their skis. And now, corrective legislation quickly passed and was signed by the Governor. Again, one bad act can result in remarkable consequences. Slumlands have driven the debate on many bills. One residential property owner that did not properly serve a summons has caused numerous statutory reforms. An owner who did not respond quickly enough to a complaint about a leaky toilet now must (as all other owners must) respond to a renter’s complaint within 48 hours. Property owners that
have “banked” increases in monthly rents now face the reality that they cannot do that any longer or in the case of one new local law, now face limits on banking rents. Limits on banking rents have more adverse consequences to renters than anything. Kind acts of helping renters have disappeared when it comes to rental increases.
Another issue, among hundreds I might add, is SB 658. The bill would require Los Angeles County to develop a process for specified nonprofit and
governmental organizations to notify the county of their interest in purchasing real property by the Eaton and Palisades fires. Once the owner of property impacted by the two fires sends a notice of the owner’s intent to sell the property, the county would be required to maintain a seller’s database and non-profit developers in the state, community land trusts and other governmental agencies would receive notifications whereby those entities would have first right of refusal to purchase. There is no timeline in
which those qualified entities would be required to perform; the entities would not have to be required to show financial ability to purchase and for that matter those entities could be barred from increasing rents of newly built or substantially remodeled dwellings. The list of issues is long and unresolved.
Lastly, AB 380 (Gonzalez) unjustly puts a cap on rental prices following an emergency declared by the President, Governor or local legislative body. The bill makes it unlawful for a
person to evict a residential or commercial renter and rent or offer to rent to another person a price greater than the evicted renter for no longer than 60 days following the declaration.
Violations of the state price gouging laws would expose owners to fines up to $25,000. The bill would double the amount of time an owner would be prohibited from raising rents following the end of the emergency for no explainable reason. Do we need to say more?
Ron Kingston is president of California Strategic Advisors.
Local Spotlight
FREMONT
BY BREA HARPER
Population: 226,208
Total housing units: 69,452
Vacancy rate: 1.7%
Average rent
(1-2 bedrooms): $2,926
Rent control: no
Rent registry: no
Just cause ordinance: no
Fremont is famous for its connection to advanced manufacturing and innovation, as a kind of bedroom community to Silicon Valley located nearby in Santa Clara. It houses the Tesla factory and embraces a group of high-tech, life science and clean technology companies. Fremont has a reputation as a family-friendly community with a diverse, educated population. It also has historical significance with its Mission San Jose District. Further, the freeway system going into the city has been upgraded over the last several years.
The city’s namesake is a man named John C. Fremont, who helped establish the city in 1846. He also played a significant role in mapping a trail through Mission pass. This trail allowed American settlers to find their way and access the southwestern San Francisco Bay Area. In 1853, settlers established the Washington Township area that now encompasses Mission San Jose, Centerville, Niles, Irvington, and Warm Springs. For a few years, Washington Township was the political, social and cultural epicenter of the entire county. An interesting fun fact is surprisingly, Fremont was a part of the earliest motion picture industry. Charlie Chaplin, a screen star from the early 20th century, invented his
Wooden bridge and cabin landscape, Don Edwards San Francisco Bay National Wildlife Refuge, Fremont
character the Little Tramp and filmed in the Niles district.
THE COMMUNITY
Fremont offers a beautiful community set against the coastal foothills. Its roots go all the way back to the native Americans, and it attracted people from Spanish, Mexican, Italian, Portuguese, and Swiss descent. Once a vibrant farming community, high-tech industries transformed it into a thriving, family-friendly area with a diversity of single family homes combined with modern multi-unit complexes. Housing development emerged right after World War II, and newer homes sprung up to accommodate the growing workers required to fill positions in the growing technology industries. Those who have properties in the Centerville area have direct access to the BART line that runs along I-880, which makes commuting into places like San Francisco much easier. The area contains the Brookvale subdivisions, the Quarry Lake Regional
Recreation Area, which is part of Parkmonth. It offers two high schools, Washington School and American High School; two middle schools, Centerville Middle School and Thornton Middle School, which as an interesting piece of history was the old site of the famous Freitas ranch. It has an array of recreational opportunities, with 55,000 trees spread across city parks, streets and landscaped areas. The city also manages and operates the Olive Hyde Art Gallery and Mission San Jose. Fremont has also become known for featuring Bay Area artists like Wendy Yoshimura, the California Society of Printmakers and the Etsy collective. Other landmarks include: Fremont Central Park and Lake Elizabeth, Ardenwood Historic Farm, California Nursery Historical Park, Don Edwards National Wildlife Rescue, and much more.
GOVERNMENT
Fremont elects a mayor every four
years, and the mayor chairs the city council, which has four elected members. In 2018, the council added two more seats, which means they have seven seats. The council runs the city’s budget and decides policies. It also appoints a city manager and city attorney. The manager hires city staff and supervises day-to-day business. The council also appoints advisory body members, and most members serve a four-year term without pay, with the exception of planning commissioners. The city is also charged with providing services for public safety, land use regulation, infrastructure maintenance, parks and recreation, and local social services. To provide these services, the city government is organized into 22 departments, from Animal Services to Transportation Engineering.
A note of significance is Fremont’s city council recently created what is called a Strategic Plan to Address Homelessness in May 2024. The plan takes measures to ban camping on public property or the use of RVs in residential areas. Further, it requires parked vehicles to be moved after 72 hours in a location. In February 2025, the ordinance was expanded to include $1,000 fine and misdemeanor criminal charges with six months of jail time against anyone assisting the homeless in violating the bans. Much controversy surrounds the law; however, given recent steps being taken by the Trump Administration to remove the homeless off the streets and redirect them to resources and assistance programs, it’s likely these rules will remain in place, as they reflect the national sentiments.
Overall, the city is family friendly, but it is a higher priced Bay Area community to rent. Property owners are not encumbered by rent control policies or the need to register their properties through a rent registry program. It appears it’s fairly easy to navigate their property policies without government overreach.
Brea Harper is a Bay Area writer.
DEMOGRAPHICS
62.4% Asian (Non-Hispanic)
17.2% White (Non-Hispanic)
7.02% Other (Hispanic)
2.81% Black or African American (Non-Hispanic)
2.74% Two Races Excluding Other and Three or More Races (Non-Hispanic)
Educate
BEST BOOKS FOR TAX PREPARATION FOR PROPERTY OWNERS
Following
are some of the most recommended books for property owners who want information on taxes.
Tax-Free Wealth: How to Build Massive Wealth by Permanently Lowering Your Taxes by Tom
Wheelwright
Recommended by
Onanma Okeke, Founder of Corvane
It encourage business start-ups and investments by providing incentives for entrepreneurs and investors. Motivated individuals can save on taxes, resulting in economic growth. It inspires citizens to create firms or invest their money to help the economy grow. This book shows you how to reduce taxes and rethink my retirement plan. I found advice on how to select the best legal structure for my business, as well as underutilized tax and legal procedures that can result in significant savings. It explains how individuals and small organizations can safeguard their assets, as well as common legal frauds and deceptions. It discusses the ability to deduct depreciation on my investment property. It taught me how the tax code has recently changed, what forms of income are tax-free, and how to interpret your financial records as an accountant. I gained knowledge on how to reduce taxes, increase personal wealth, make prudent investments, and create passive income streams.
Every Landlord’s Tax Deduction Guide
Recommended by Cynthia Meyer, Founder and Principal, Real Life Planning
One of my favorite books to share with clients is Every Landlord’s Tax Deduction Guide published by Nolo Press. The book is a good companion for understanding the taxation basics of your rental properties, how to set up your books so you’re following Schedule E categories, understanding depreciation and expense rules. Every Landlord’s Tax Deduction Guide is a helpful primer for optimizing your rental property finances and understanding passive loss strategies. If you’ve got a real-estate savvy CPA (and I hope you do), this will help you get the most out of working with your tax advisor.
“The fact that the book explains strategies without making a person feel like he/she must have a law degree is what I like the most.”
Loopholes of Real Estate by Garrett Sutton
Recommended by Dr. Carolyn Kittell, Smile Essentials Cosmetic Dentistry
Being a dental practitioner and simultaneously owning a couple of rental properties, I have discovered the painful fact that real estate taxes can become a nightmare very quickly. I did not want something that would only touch the surface or make things sound simple. I required something real, practical and clear. This is why Loopholes of Real Estate by Garrett Sutton is now my book of choice when preparing taxes – and frankly, it is one that I wish I had been able to find earlier.
The fact that the book explains strategies without making a person feel like he/she must have a law degree is what I like the most. Sutton reviews actual scenarios, such as how to form LLCs, when to think about a 1031 exchange, and why depreciation can become your best friend should you be carrying rental properties. The tone is quite simple, and it even forced me to reconsider my approaches to organizing my business and investments. It made me feel better going into discussions with my CPA and the areas where I can save. This book is a game-changer and can take the stress out of tax prep and make it strategic, especially to any property owner who is also trying to maintain another profession or business.
F. Windfish
Recommended by Austin Rulfs, Founder of Zanda Wealth
To get a better grip on tax preparation, Real Estate Taxation: A Guide to Investors and Developers by David F. Windish is a very good starting point for property owners who want to dive even deeper. The book is unique in the way that it delves into the intricacies of taxes that are particular to the business of investing in real estate and provides a well-rounded guide that includes everything, including how the tax law has changed and how to approach real estate investment tax planning. The best part about it is that it covers the short-term and long-term tax approaches property owners can take, ensuring that the reader will be ready to face any circumstance or scenario.
The book has many examples and case studies illustrating real-life examples of how to use tax strategies, which can be very useful to people who are actively trying to invest or people who are managing more than one property. It assists property owners in spotting any form of tax savings and limiting the exposure of any liabilities. The maximization of deductions, depreciation and capital-gains taxes makes it an essential instrument for any investor who wants to manage his or her portfolio efficiently and reduce tax liabilities.
Real Estate Taxation by David
Inform
FAMILY MATTERS: ADU BOOM REDEFINES MULTIGENERATIONAL LIVING
BY STEVE EDRINGTON
As California’s housing shortage continues, many families are rethinking how they live — especially when it comes to caring for aging loved ones or supporting adult children. Rather than turning to costly senior living facilities or helping pay far-off rentals, a growing number of households are choosing to bring families closer together, while still retaining independence, through the construction of accessory dwelling units (ADUs).
Whether it’s a converted garage, basement unit or a brand new backyard cottage, ADUs offer an innovative way to support loved ones through multigenerational living with comfort,
flexibility and independence.
At Adapt Dwellings, we’re proud to help families stay close by creating thoughtful ADU solutions that keep generations connected, while preserving privacy and independence – and enhancing property value.
WHAT IS AN ADU?
Accessory dwelling units, also known as granny flats, cottages or in-law units, are independent living spaces, built on the same lot as a traditional single-family home.
ADUs come in a variety of forms:
· Detached – standalone backyard homes
· Attached – built onto the main house,
with private entry and kitchen
Conversion – unused space, such as an attic, basement or garage, converted into an independent living space
Junior ADUs – compact spaces converted from existing rooms
Recent changes to California’s housing laws have made it easier than ever to build or convert an ADU, making them excellent choices to facilitate multigenerational living.
At Adapt Dwellings, we specialize in guiding homeowners through the ADU process. From feasibility studies to permitting and design, we give homeowners the tools to make their ADU project a success.
WHY MULTIGENERATIONAL LIVING IS ON THE RISE
Multigeneration living isn’t new – it was once the norm for extended families to live under one roof. But after decades of cultural shifts and urban sprawl, many families are now rediscovering its benefits.
Rising housing prices and the expense of long-term care have brought things full circle. More families are exploring ways to keep aging parents close or to offer transitional housing for adult children.
ADUs offer the perfect avenue to allow aging relatives to maintain their independence, while remaining close to their families.
Beyond the financial benefits, multigenerational living offers families a chance to stay rooted in their communities, build stronger relationships, and take advantage of built-in support systems, regardless of age.
ADUS SUPPORT INDEPENDENT LIVING
ADUs have gained such popularity with families because they offer the perfect balance of independence and connection.
Imagine a retired couple who no longer needs the full space of their primary residence. Building an ADU in their backyard can allow them to downsize, while their adult children and grandchildren move into the main house. The result is a shared property with independent living spaces that allow for support, quality time and privacy.
For older adults, this setup allows them to age in place with dignity. Custom ADUs can be built with features
that allow them to remain independent, such as zero-step entries, wider doorways and accessible bathrooms. And with family nearby, help is always available, without the need for institutional care.
The benefits go both ways. ADUs provide flexibility for adult children to live in an ADU while saving for their own home, or while offering care to aging parents in the primary residence.
The key is that ADUs provide flexible solutions for any form of multigenerational living.
THE FINANCIAL UPSIDE OF BUILDING AN ADU
When compared to the cost of a senior living community or assisted care, an ADU is often a far more sustainable investment. Not only do ADUs offer flexible living for your extended family now, they can generate significant rental income in the future.
ADUs also add significant value to your property. Industry estimates from builders such as TRX Builders and DYM Builders suggest that adding a well-designed ADU can boost property value by an average of 20% to 30%. In high-demand markets like the California Bay Area, that translates into significant equity growth.
HOW ADAPT DWELLINGS CAN HELP YOU THROUGH THE ADU PROCESS
Building an ADU in California is now more accessible than ever – but it still requires careful planning, permitting and design. That’s where Adapt Dwellings comes in.
We offer a full-service, tailored approach to our clients, with distinct
advantages such as:
· Custom Feasibility Studies: We evaluate your property and local regulations to determine the best ADU options available.
Custom Design: Our state-licensed architects create custom designs that blend with your existing structures, and meet local code requirements.
Permit Management: We handle the paperwork, submittals, and communication with local agencies.
Building Support: We stay involved through the construction phase, assisting with inspections and keeping the project on track.
With specialized experience in both single-family and multi-family ADU projects, we ensure a smooth process, aligned with your family’s goals, and in compliance with local regulations.
BRINGING FAMILIES CLOSER – BY DESIGN
An ADU is more than just a structure – it’s an investment in your family’s future. Whether you’re looking to care for aging parents or grandparents, housing adult children, or simply looking to increase your property value and generate rental income, an ADU can meet your family’s needs now and into the future.
Adapt Dwellings is here to help you unlock your property’s potential. From first steps, to completed unit, our team offers expertise and guidance to make your vision a reality and bring your family closer — by design.
Steve Edrington is an EBRHA member from Adapt Dwellings.
Inform
TIME TO TAKE THE GARBAGE OUT
BY LYNN KREHER
Garbage – no one likes to see garbage on their city streets. Garbage creates unsightly, unsanitary and unsafe conditions. Communities, businesses, homeowners and renters all get affected by it. The city of Oakland faces a terrible garbage problem with illegal dumping, even though city officials have tried to resolve the issue.
The city recently confronted a rise in the amount of illegal dumping. Problems with general litter, dumping and homeless encampments where there is no sanitation or garbage disposal has escalated the difficulty. Even though Oakland began using pickup services, surveillance cameras, and citations, certain areas still resemble third world countries – and property owners do not appreciate the negative impact on their businesses.
It’s not that the city isn’t trying. Officials have instigated programs such as increased trash pickup, yet the problem persists and continues to grow. The question becomes: Why is illegal dumping continuing despite the communities’ growing discontent over the situation? Experts suggest it is being caused by things like lack of access to trash bins and the growing elderly population that don’t have the resources to properly dispose of waste. However, a major factor involves homeless encampments.
The homeless population, especially during the pandemic, began to grow. Without proper homes and usage of tents and no sanitation, these encampments have become a blight on the communities impacted by it.
In a recent article in the Oaklandside titled “Homelessness Grew by
9% in Oakland,” it said, “Oakland’s unhoused population keeps growing. The 2024 count found 5,490 people living without permanent housing in Oakland ... This reflects a 9% increase over the previous point-in-time count in 2022, which found 5,055.”
Homeless people wandering the streets, dumping garbage often not in garbage cans, creating unrelenting waste, and in some cases, illegal drug use, make communities not only unsightly, but also unsafe, unsanitary and non-inviting for people who live and shop in the areas. Piles of ugly waste and unsightly tent encampments do not automatically get cleaned up. It has deterred business growth and repelled renters from wanting to live in these areas. Just the lack of safety and cleanliness makes impoverished communities seem inhabitable. Prop-
“Releasing the funds will help resolve a longstanding problem in the county when it comes to homelessness, a statewide issue as well. ”
erty owners then don’t want to invest in an area where their investments are insecure.
SOLUTIONS
First, it’s important to recognize that policies are being developed to alleviate the homelessness problem not just in Oakland but also across the United States. The good news on the homeless front is that the Trump Administration recently issued an Executive Order to end homelessness.
The White House issued this statement, “Endemic vagrancy, disorderly behavior, sudden confrontations, and violent attacks have made our cities unsafe. The number of individuals living on the streets in the United States on a single night during the last year of the previous administration — 274,224 — was the highest ever recorded. The overwhelming majority of these individuals are addicted to drugs, have a mental health condition, or both.
Nearly two-thirds of homeless individuals report having regularly used hard drugs like methamphetamines, cocaine or opioids in their lifetimes. An equally large share of homeless individuals reported suffering from mental health conditions. The Federal Government and the States have spent tens of billions of dollars on failed programs that address homelessness but not its root causes, leaving other citizens vulnerable to public safety threats.
“Shifting homeless individuals into long-term institutional settings for humane treatment through the appropriate use of civil commitment will restore public order. Surrendering our cities and citizens to disorder and
fear is neither compassionate to the homeless nor other citizens. My Administration will take a new approach focused on protecting public safety.”
How this translates to the public streets will mean cleanup begins at the ground level. Federal, state and local governments will be initiating programs to relieve Oakland’s streets of vagrancy and illegal dumping by moving this vulnerable population into programs designed to get them integrated back into society. This move alone will begin to transform these areas back into attractive, safe and sustainable urban areas.
In the meantime, other efforts need to get under way to address the community needs. “There are many great initiatives to keep items out of landfills, like the Buy Nothing groups on Facebook and many more, but sometimes items just have reached the end of their life cycles and unfortunately need to be discarded,” explained Dagmar Spichale, a local resident. “Rather than hiring a hauling business, many people are turning to help on platforms like Lugg, trusting that items will get responsibly discarded. Unfortunately, people have recently become aware of the fact that increasingly their items are picked up and then dumped. This conduct has become rampant in Oakland and is spreading to surrounding areas like Orinda, Lafayette and Walnut Creek. Residents are discussing solutions in neighborhood groups, like insisting on a dump receipt, however Oakland officials might not even be aware yet of these actions.”
Innovative ideas and different gar-
bage-related programs need to be employed to alleviate the dumping problems. Property owners and businesses can step up to do what is in the best interests of everyone to ensure their own properties are properly picked up. Property owners can create programs designed to encourage their residents to pick up and dispose of garbage properly in the cans, bins and dumpsters. Relying exclusively on Recology services obviously hasn’t worked. So, combined efforts between property owners, renters and community businesses determined to collect and properly dispose of items can make a big difference. Waiting for government to exclusively solve the problem won’t necessarily get it done. Citizens need to take charge of the solutions and attend city council meetings, have a voice, but also proactively do what they can to beautify the places where they often also work and play. If everyone steps up, the problem will get solved.
Lynn Kreher is a Bay Area writer.
Advocate
ABOLISHING PROPERTY TAX
BY MICHELLE GAMBLE
On July 22, 2025, President Donald Trump called to eliminate property taxes for homeowners nationwide, arguing it would bring financial relief to middle-class families and stimulate home ownership. It is part of his overall agenda to reduce long-term cost of living and promote generational wealth, especially in states where property tax burdens impact property owners, and in reality create a situation where the owners never really own their properties. Annual taxes, if not paid, mean the government can take the property, so it’s never truly
paid off.
For owners and operators, what does this mean? Does it change paying taxes on rental properties in the same way it would impact individuals and families who own their homes? Research suggests that yes, property owners would also enjoy the benefit of the elimination of property taxes. Some experts even suggest that owners would be able to pass the abolishment of what are normally considered “pass-through” costs onto the renters through reduced rents. On the surface, this sounds like a win-win situation, but is it? It depends upon your perspective.
Early proposals initially suggested that property taxes would be eliminated for seniors over the age of 65 who own their homes. True homeownership without ongoing additional taxes would put more money into their pockets. Ongoing property taxes mean that seniors, who often live on fixed incomes and social security payments, would be unburdened by these never-ending costs. Their homes would be securely owned and maintained by themselves. The government could no longer take homes for unpaid taxes. Then announcements started coming out about Trump’s proposal
to eliminate property taxes for all citizens. Translated, it would apply to the property owners who provide housing. However, the real question becomes, what would this mean to those who receive these funds? What impacts could it potentially make in a ripple effect to the communities impacted?
PROPERTY TAX FACTS
Here are some facts about what property taxes do and what it covers sourced from the California Legislative Analyst’s Office in a report titled Understanding California’s Property Tax. “A typical California property tax bill consists of many taxes and charges including the one percent rate, voter–approved debt rates, parcel taxes, Mello–Roos taxes, and assessments. This report focuses primarily on the one percent rate, which is the largest tax on the property tax bill and the only rate that applies uniformly across every locality. The taxes due from the one percent rate and voter–approved debt rates are based on a property’s assessed value. The California Constitution sets the process for determining a property’s taxable value. Although there are some exceptions, a property’s assessed value typically is equal to its purchase price adjusted upward each year by 2 percent. Under the Constitution, other taxes and charges may not be based on the property’s value.
“Property tax is one of the largest taxes Californians pay. In some years, Californians pay more in property taxes and charges than they do in state personal income taxes, the largest state General Fund revenue source. Local governments collected about $43 billion in 2010–11 from the one percent rate. The other taxes and charges on the property tax bill generated an additional $12 billion.”
So, this information outlines details from 2011 and the numbers have likely changed and increased. Many leaders consider it important what the taxes fund, which is predominantly education, and express concern that these programs will no longer be financially
supported without property taxes available to pay for it. The report explains what the tax covers, “All revenue from property taxes is allocated to local governments.. Property tax revenue remains within the county in which it is collected and is used exclusively by local governments. State laws control the allocation of property tax revenue from the one percent rate to more than 4,000 local governments, with K–14 districts and counties receiving the largest amounts. The distribution of property tax revenue, however, varies significantly by locality.”
ELIMINATION OF PROPERTY TAXES TRANSLATED
Critics of Trump’s proposal suggest that education would suffer. Money would not be available for the students and programs. Years ago when Prop 13 passed, many leaders worried about the fixed tax rates would be detrimental as well. In the big picture, those concerns never came to pass and the system adjusted. Now, the discussion has turned to completely abolishing it.
Property owners though would have more money to pass savings onto renters, which is a good thing. Homeownership would become true property ownership where the government cannot take your home away should you fail to pay taxes. Property owners will indeed outright own their properties. Vulnerable populations like senior citizens will no longer need to be afraid they could lose their homes for payment failure.
On the flip side, what happens to those organizations impacted by its elimination? Like anything else when
society changes its governance policies and laws, things shift. Education and other associated recipients of the funds will have to be funded differently and not through this entrenched system. Organic change occurs when society decides it wants the laws to be different. Thus, the question becomes: what if we do eliminate property taxes? How would we fund the programs it once provided money to support? Some ideas include: Consumption taxes that increase state and local sales tax. State-level redistribution to enable the state to collect income and wealth taxes to redistribute to localities. Land value tax that taxes the land’s unimproved value. Local service fees for garbage, fire, schools, etc. It can work; countries like Iceland and New Zealand do not charge property taxes.
CHANGE CAN BE CHALLENGING BUT REWARDING
While some people thrive on change, others dislike it and panic. However, like it or not, life if nothing else is guaranteed to change. Other funding strategies will emerge. It’s the logical progression of life. Education isn’t going to stop. It will simply be supported and funded differently – in a way that benefits the whole system.
Many property owners applaud this change. Homeowners applaud the financial relief and true homeownership. And renters will see the reduction in rents, too. It sounds pretty beneficial for everyone, so why not see it through?
Michelle Gamble is the editor of Rental Housing Magazine.
Connect
CREATING A SENSE OF COMMUNITY IS A GAME-CHANGER
BY MICHELLE GAMBLE
Why should property owners care about creating a sense of community among renters? Property owners rent their homes or rental units and collect rent as a form of income. In most cases, it’s a business. However, property owners who merely consider their rentals as transactions fail to recognize the most basic fundamental of renting; it’s someone’s home and often their sanctuaries.
Renters anchor their lives in these places. They store their most treasured belongings and mementos. They have neighbors. They often form relationships and friendships. When someone cares about their home and fellow neighbors, they personally invest in it – and those attachments benefit property owners, which is why it’s important to be less clinical about the business and more personal in how the business is conducted.
Thus, never a more profound statement could be made about property owners investing in their own renter communities than this quote: “I discovered based on my experience that the feeling of belongingness amongst the renters is not a nice-to-have, but a game-changer,” said Ryan McCallister, president and founder of F5 Mortgage. “Caring for renters and facilitating connections among them offers high-value results.
“I have seen it happen time and again: when there is some form of relationship between the renters, they will be more interested in the property,” McCallister continued. “They will be less prone to destroying their space, they will be more prone to reporting
issues, and more likely to stick around. The community of renters do not think of the property as another rented house, where they are just renters; they are the owner of that property, and they are proud to maintain it. It reduces the rate of changes in renters who can end up providing a headache to the property owners. As an individual, I would state that creates the climate, in which retention is increased, and turnover is reduced. The more predictable your rental income will be, the better the renter, the longer he/she stays. It has nothing to do with mere filling of vacancies but retaining good renters who want to stay, and which community contributes much toward.”
McCallister’s endorsement of community-building activities to not only increase the quality of renters but also enjoy the benefits of rentals cared for by the renters demonstrates the value of property owners dedicated to their own communities. Some property owners might not feel like community-building efforts matter. They might treat their rental units and the people who occupy them as transactions versus human beings. However, in the property business, renters, if nothing else, are humans with needs for connection and unity. And, these connections not only to their fellow neighbors matters, but also these feelings engender renter satisfaction and a desire to maintain rentals as their own. When people feel pride of ownership over the place they live, then property owners benefit from their commitment to their homes. Rents are paid on time. Property maintenance isn’t neglected. Yards are better tended. Renters watch out for other renters,
which enhances safety and security. Why? Because when someone cares they want to be great renters – and that benefits everyone.
COMMUNITY-BUILDING TIPS
When it comes to tactics to create a strong sense of community, property owners don’t have to invest a huge sum of money or spend a lot of time on it. They can start out by simply designing a strategic plan for a year of activities to create and promote.
“First and foremost, I discovered that the key things in terms of coming up with a good renter community are consistency and interaction,” said McCallister. “I do not just rely on one-time events, but it is all about establishing regular points where renters can learn to know each other.
I have experienced BBQs, game nights and holiday parties and have seen the power of these little things when it comes to relationship building. Besides the events, I have also created an online community where the renters can give recommendations, inquire about things, and even help each other. It is not a socializing thing but a means of creating a support system where renters can be able to seek anything without fear. I have realized that the more you advertise such connections the more your renters will feel belonging, and this will keep them in the long run to be happy and active.”
So, what can a property owner do to create community connections?
Monthly activities organized in common areas of multi-unit complexes. Why not hold monthly or
“...the feeling of belongingness amongst the renters is not a nice-to-have, but a game-changer.”
weekly gaming nights? Old school games like Bunco or poker offer pure entertainment. Renters can challenge each other, make idle small talk while they play, and get to know each other. Make sure you attend these events, too. Get to know who lives in the units. Laugh and play with them. It humanizes everyone and can create lasting friendships that might go on long past a renter moving out.
Host major events in local parks and invite the whole community, not just renters. If you own single family homes, not all of the homes sit with your other rentals. These homes can be blended in with home owners. In rental situations, renters can be more transient and come and go, which in some cases can aggravate the home owners. Different families coming and going makes the neighborhood feel unstable and transient. However, if you facilitate things like block parties or BBQs that allow people to meet and form friendships, then those renters, who might have otherwise vacated the property, could be more inclined to stay due to those connections. Renter retention means fewer vacancies, which can be costly. So, invest some money and time into paying event/park fees to host local events like volleyball tournaments, BBQs, softball, running, and others. Anything that brings community members together. It also builds loyalty among renters who feel like you care about them, and therefore, they care about your property.
Welcoming parties and introduc-
tions: A beautiful idea is to have a welcome-to-the-neighborhood gathering. You can host a potluck or meet and greet to introduce new renters to the community. Formalize it with invitations that ask established renters to come meet their new renter. Send out notices with the person’s name and invite everyone. Always feed people and they will show up. Food is the magic connector among everyone.
Community gardens: This idea has become popular over the years. On the grounds of your property, if you own a multi-unit complex, designate an area for a community garden. Send out notices to the renters and invite them to plant their favorites flowers or vegetables. Sustainability and organic foods have become increasingly popular. Renters can tend to certain sections of the garden and share their bounty with other renters. They can interact and form bonds while they cultivate plants.
Those ideas are the tip of opportunities. You can be as creative as you want to be. Try new things. Host offbeat classes like cooking, art or even sewing circles. You can have multiple events going on in parallel. Some will appeal to certain renters and others will appeal to different demographics. Either way, you can join in and attend them all. By the time you’re done, it will be an enjoyable experience for you, too –and that’s a total win-win.
Michelle Gamble is the editor of Rental Housing Magazine.
Inspire
CHANGING THE WORLD WITH ACTS OF KINDNESS
We asked property owners to contribute stories about their acts of kindness toward their renters. Here are those stories.
PAT VOSBURGH
LICENSED REAL ESTATE AGENT
Six years ago, my husband Chuck and I were going to rent out our personal home. This home was his grandparents and he purchased it from them when he was about 25. He is now 60. We never lived in it together but had other renters living there whom we had known personally but had moved out. We helped them out too by at first not charging rent and then charging extremely little.
We were looking for a new renter and we found one. Elaine stayed for six years and was a great renter. She was a single mom with a 12-year-old. The home is a single family home in a great neighborhood close to the school that she wanted her son to attend. We could have gotten way more rent for the property, but Elaine kept it like it was her own. We only charged her initially $1,350 per month and then we raised the rent just in the last year to $1,550 per month, which was still way under market value. We always felt like it was ministry work for us by helping her to keep her son at Keswick Christian School and assisting her with her situation. She was always pleasant and kind. She kept the place beautiful. The only reason she left
was to take care of her dying dad, but the day she moved he had passed. It was very sad and we will be going to the funeral this Friday. It is going to be challenging to find renters who are this wonderful.
DR. NIMA AZARBEHI
OWNER OF MELT LIPO AZ
A few years back, I came across a man who had been in a poor financial state despite having two jobs. He was overwhelmed by the working hours and still failing to get the basic living costs such as rent. One day he told me that he was getting anxious, and he could not keep up in spite of trying. I was not obligated to assist in any way, but I could not feel comfortable about someone working so hard and still having the feeling that they were hardly making it. I decided to do something to help him out with his burden. I helped him temporarily by paying his monthly rent. I was opposed to giving him money, so I established a
flexible repayment schedule so that he would pay me back little by little, when he was on his feet again. I also introduced him to a community resource in the area to provide financial counseling to him so he can manage his money better. It would not only provide a short-term solution, but also provide future assistance that would help him recover and prevent stress.
He was very thankful to the point that I lost track of how many times he said it. He described that he felt as though he was drowning. He felt surprised that someone who was not particularly close to him would reach out to him. He was not only grateful to me because of the financial help, but also because he felt good that somebody thought that he could do something. His response made me realize how effective simple acts of kindness can be, particularly when they can make someone feel sure that they will be able to overcome what they face. It reminded me that kindness is usually
the best investment that we can make in others.
DOUG
CRAWFORD FOUNDER OF BEST-TRADESCHOOLS.NET
One of my old neighbors and friends had lost his job a few years back and was having some financial problems already, as he was not that young anymore. He told me that he was struggling to pay his rent and other needs. I did not have to, but I knew he was so stressed out. He was the kind of person who worked hard. I felt troubled by the sight of him in this state. I was not going to sit and watch this as the situation. It was too difficult. I decided to give him a hand as much as possible.
I gave him some cash because at that point, I was not doing much, and I was a regular person back then. I even gave him the opportunity to use my tools and some of my time to enable him to repair his house. He was also experiencing some maintenance and repairs that he had neglected and they were causing stress. I also went through a weekend of repair work such as plumbing and yard work. I then got him a couple of job opportunities so he could get up on his feet.
My friend was very grateful. He explained that it was a great feeling because he no longer needed to worry that his house would collapse before he could sort out his finances. It was a big deal that I did not want anything in exchange, and it made our friendship stronger. Within several months, he found another job and recovered back, coming to thank me regularly and expressing gratitude that he received the help when he needed it the most.
East Bay Apartment Advisor
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!
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John Caronna 415.531.5225 | j.caronna@sbcglobal.net
Inspire
CREATIVE PREFAB HOUSES THAT DEFY OLD CONCEPTS
BY LYNN KREHER
Some of today’s prefabricated housing designs look nothing like those old box-like structures that more closely resemble a home on a box foundation than a unique house. In fact, many current concepts have taken surprising design twists that one wouldn’t expect to see incorporated into a home. Many designs more closely resemble futuristic ideas one might have seen described in a science fiction book.
Prefabricated homes used to be considered units like mobile homes. These homes once filled gaps in housing shortages or offered alternative, often low-income housing opportunities. Now prefabs aka modular homes
feature components transported to the site and built back together. Build times are greatly reduced and an individual, couple or family can be living in one within weeks.
“As demand for sustainable living continues to gather steam, prefabricated homes are proving to be a practical and innovative solution,” said Deepak Shukla, Pearl Lemon Properties. “Prefabricated homes are built for efficiency and sustainability, with modern and sleek exteriors that blend into the surroundings with ease. I think the interiors are no less striking, with open floor plans, superior finishes, and cutting-edge technology for sustainable and comfortable living.
“What I think distinguishes prefabricated houses is their construction speed, affordability, and potential to completely customize according to individual requirements,” continued Shukla. “From small, minimalist designs to large family houses, these buildings can be adapted to any specification. Their energy efficiency also makes them a perfect option for individuals dedicated to minimizing their carbon footprint.”
So, what do some of these houses look like and what features do they include? Following are some hot, new designs. These structures can be approved to add to a piece of property or to use as a rental unit much like
an ADU where rules and regulations permit its use.
DELTEC HOMES
Recently, cutting-edge prefabricated homes have literally begun to break traditional home design in general. Many octagon and round-home designs have emerged on the market as options. Deltec Homes offer what they call 360 Signature Homes, and many of their designs don’t follow standard designs or even consumer expectations. Prices for base models start at around $46,000. This type of home designs resemble structures you might find in the high mountains that appear like cabins and hideaways. These homes range from one to four bedrooms, depending on what you want in square footage. For property owners who have structures they want to tear down and replace with something newer and more sophisticated for renters, take a look at these models from companies like Deltec. For property owners who have bigger lots in regions without heavy rules and regulations on installing ADUs or outside quarters for long-term or even short-term rentals, this option might be an appealing choice.
MASAYA HOMES
In the market for some unique and interesting ADU add-ons that don’t look manufactured, but rather like little cabins and houses to add to your property to rent? Consider Masaya Homes Designs modular houses, which only recently began selling to California. They offer what they call “all-in-one” backyard homes. Each of their models, which range from stu-
dios to one bedroom, are constructed in “reforested teak,” which is a rustic kind of wooden structure. It really resembles a cabin in the woods, which makes these home designs perfect for short-term rentals if your property is located in a more woodsy part of the East Bay Area. These homes are shipped “flat-packed” and delivered right to the property for assembly.
DVELE MODERN NET-ZERO MODULAR HOMES
DVELE offers multi-unit or single family homes focused on using advanced design and engineering to produce energy efficient and climate resilient homes. DEVELE designs and produces a repeatable process to build these homes on available lots or add to existing properties a fully functional, sustainable home within 16 weeks. Here in California where we
have a significant home shortage and an affordability problem, these homes are not only beautifully designed but quick-fixes for problems that need to be resolved at a reasonable cost.
STUDIO HOME BY STUDIO SHED
Not your grandmother’s shed, these prefabs resemble high-class homes more than sheds. This company offers small modular structures that can even be added like a carriage house over a garage. Chic, sophisticated designs offer small studio to one- and two-bedroom designs. Naturalistic designs using wood materials and unique and sophisticated glass-enclosed structures make this company’s designs stand out. They focus on Bay Area housing needs.
Lynn Kreher is a Bay Area writer.
Member Spotlight
BAY AREA BIN SUPPORT
Oakland, in particular, has a challenge with dumping garbage and debris, what are your thoughts on the issue?
It’s a huge issue plaguing our community and invokes a sense of frustration and hopelessness when you drive around and see garbage and debris on our streets. So many of us want to help and be hands-on with the cleanup efforts. It would be great to see the local government partner with local businesses (such as BABS) and organizations much more to assist in the cleanup efforts. We are here and want to help.
I also see an underutilization of available resources, such as free bulky pickups and drop-offs for residents. We have observed that many residents in apartment buildings tend to assume that bulky pickups don’t apply to them or still believe that they must be coordinated through their property manager, when, in fact, they can order a bulky
Bay Area Bin Support delivers comprehensive waste management solutions to multifamily and commercial properties throughout the San Francisco Bay Area. As a dedicated waste concierge service, we provide seamless support through a single point of contact, addressing the complex challenges faced by residents, businesses, property managers, and housing providers.
Our proactive, hands-on approach tackles critical waste management issues including illegal dumping, cost optimization, and operational logistics. We are committed to implementing sustainable solutions that enhance environmental cleanliness, improve property curb appeal, and optimize waste program efficiency while prioritizing eco-friendly practices.
Proudly serving our Bay Area communities, we are dedicated to elevating waste management standards and contributing to cleaner, more sustainable neighborhoods through exceptional service and innovative solutions.
pickup directly. In addition, there are creative ways to tackle free bulky pickups for apartment buildings, such as combining the available volume for the building and ordering a debris box all at once. For example, our company facilitated the ordering of a debris box on a quarterly basis for a very large apartment community in West Oakland for their allotment of free bulky pickups. The property manager was thrilled, and so were the residents.
What is some of the worst dumping going on?
In my opinion, the worst is happening by small junk-hauling operations and contractors looking to cut corners and avoid disposal fees.
I would encourage the community to research any junk hauling companies they are considering using and to be wary of any company willing to work for an extremely low price.
Chances are those items are being illegally dumped, and unfortunately, a lot of that illegal dumping is happening in Oakland. A legitimate junk hauler will be able to provide disposal receipts so you can be confident that items are ending up at a proper disposal facility and not on the street. Some junk hauling companies, such as Bay Area Bin Support, will even take items back to our facility to sort them prior to disposal and divert items to recycling facilities in an effort to conduct their operations in the most environmentally responsible way possible.
Many of our clients have signed up for automatic junk hauling. Whenever our company arrives for service, we automatically remove any illegally dumped items found onsite. We have found that this proactive approach discourages additional dumping, and over time, the sites become less of a dumping ground. What solutions does your compa-
ny offer to property owners and the city(ies) you serve?
You name the waste problem, we have seen it.
We work with our clients to understand the nuanced challenges they are facing at their properties regarding their waste programs – whether it is getting their trash areas cleaned up and maintained on a regular basis, discouraging illegal dumping, working with finicky compactor bins, ensuring their bins are getting to the curb and back on time from hard-to-reach locations, decontaminating recycle bins, auditing their garbage bills, providing onsite waste maintenance support, or taking over communication with the hauler – we work to take all of it off their plates. We follow up with photos, emails and phone calls. We have invested in our team to have live client services representatives available to our clients whom they can quickly and easily reach. We absolutely love a good before-and-after trash cleanup photo to send our clients. We love even more a great before-and-after garbage bill once the contamination and overage fees have been eliminated.
The most recent issue we see our clients struggling with is contamination fines and how to keep their bins sorted correctly. Waste sorting and Zero Waste Facilitation have become a big part of our operations now. We still see a lot of confusion from people when it comes to what goes where. There is still so much education that needs to happen. I am very happy to see that, thanks to SB1383 – among many other great changes – the color of bins is being standardized. Recyclables will always go in blue bins, compost in
green bins, and trash in black or grey bins. This may seem like a small thing, but having standardization across the board will only help with sorting things correctly. Signage helps too.
When Bay Area Bin Support was founded 10-years ago, the major issue making headlines at the time was the newly introduced push-pull fees that were sending rental housing providers’ waste cost skyrocketing. BABS was formed to provide a more cost-effective option for rental housing providers, and our business model originally focused specifically on push-pull service. Between the pandemic, SB1383, technology enhancements, and so many other things, the waste industry has changed dramatically in the past 10 years. We are excited to be a part of it and are always adjusting and reworking our services to adapt to the changing needs of our clients.
What innovations in clean-up services do you see being adopted? I am very excited to see the community rallying around city-wide cleanups in recent times. Oakland has been hosting volunteer cleanups at different sites across the city, and it’s exciting to see local community members, organizations and businesses come together to clean up our community. Bay Area Bin Support has already participated in two events this year –the MLK Day of Service, in which we planted mulch and did a trash cleanup along San Leandro Street near Coliseum BART, and another volunteer trash cleanup along Lake Merritt on Earth Day. These volunteer events were heavily promoted on social media bringing more awareness and allowing
people the opportunity to participate. I look forward to participating in more volunteer cleanup days in the future.
I am seeing a lot of increased activity in terms of organizations, non-profits, and local neighborhood groups taking matters into their own hands and proactively doing major neighborhood cleanups on their own. This is not something we were seeing so regularly a few years ago, and it makes me very hopeful for the future.
I am aware that cameras are up in illegal dumping hot spots to help catch individuals illegally dumping, and now with increased AI technology, it will be interesting to see how it’s used to further deter illegal dumping.
Why did you join EBRHA?
Bay Area Bin Support has been a proud member of EBRHA since 2015 and considers the organization to be a very valuable resource for the rental housing provider community. We originally joined as a way to connect with the rental housing provider community and share ways that we can support and serve multifamily properties. We have since found a sense of community in EBRHA. They always demonstrate a proactive approach to education, legislation advocacy and resource development. The organization regularly creates networking opportunities through events, meetings and forums that allow members and industry partners to connect, share ideas, and exchange best practices and innovations. EBRHA has created a strong sense of community and collaboration for all its members.
* BABS will be receiving the “2025 Industry Partner Award” at the upcoming EBRHA 360 Housing Trade Expo.
Problems and Solutions for
PROPERTY OWNERS
COMPILED BY MICHELLE GAMBLE
When I was a newly minted supervisor, I learned a trick to getting solutions versus problems. I asked my team not to come to me with a problem but rather a solution. This request accomplished two important things: one, it gave the team a sense of pride and ownership in their jobs, as it gives them responsibility to figure it out; and two, it helps the supervisor uncover in-the-trenches ideas from the ground level to help solve it. Thus, this article was compiled to give property owners fresh ideas on how to solve perhaps ongoing challenges or issues that haven’t seem to get resolved. The following are case studies written to inspire property owners.
POSITIVE CASH FLOW
AUSTIN RULFS, FOUNDER, ZANDA WEALTH
I was approached last winter by a Ballarat couple in their late 50s whose three property portfolios overnight changed from positive to negative cash flow. In such cases where interest-only loans became principal and interest, their monthly payments doubled to $6,900, whereas gross rent was $6,200. In the same month, the oldest house required $9,000 worth of plumbing to be carried out, and the couple was having to use savings and possibly forced sale.
We started by going line by line on every loan, rental
agreement and outflow line item. Then we re-financed the two newer loans as a single loan of $1.1 million on a split facility, three-year fixed rate of 5.35 percent with an offset account. Then we renegotiated the management agreement of the property where we have reduced the fees by 1.1 percent to 6.6 percent and inserted a clause on annual rent review. When a depreciation schedule was prepared along with a quantity surveyor, an extra $11,400 in tax deductions were provided, and which returned $3,430 in cash refunds per year. Lastly, we had repairs that were non-urgent done in more than 18 months instead of six months and had bulk
pricing on materials done with our builder network.
In a period of six weeks, monthly repayments dropped to $6,250 and net rental income increased to $6,540 to convert a $700 deficit into a $290 surplus. After nine months, the balance in the offset account was at $40,000 and the interest was being shaved by another $178 every month. The couple retained all assets, regained confidence, and intended to develop a duplex on the foundation of the equity that swelled as valuations increased an average of 7 percent or $92,000 throughout the portfolio.
ESTATE CHALLENGES
OLIVER MORRISEY, PROPERTY LAWYER
This was one of my clients. The case was about two siblings who were in disagreement over ownership of a family house worth $1.2 million. Their deceased father had left rather ambiguous guidelines in his will, and both of them thought that they could get the property directly.
The initial precaution I made was to compare each of the clauses in the will with the adjacent financial documents such as bank records, land title documents and previous conveyancing agreements. After I noticed discrepancies, I began official negotiations and at the same time prepared for the possible litigation so that the client would not lose his bargaining power in negotiations.
The second one was to order an independent property valuation to back up our claims with solid evidence. This provided me with a justifiable number at the mediation table and also avoided the claims of inflated values.
I then brought the issue to the Supreme Court of New South Wales by combining the valuation with evidence of the financial input that each of the siblings had made toward the property. The case was finally resolved through mediation, and my client was awarded a 75 percent share, which was equivalent to $900,000 in equity. I believe this saved the long legal expenses and saved some part of the family relationship.
FENCE ENCROACHMENT
OREN SOFRIN, REAL ESTATE INVESTOR AND FOUNDER, EAGLE CASH BUYERS LLC
A homeowner finds that their neighbor has built a fence that encroaches 10 feet into their property line on their land. The neighbors claim they’re in the right and quote an outdated land survey and unclear deed descriptions. The homeowner wants to reclaim their land but faced stiff resistance from neighbor, who insisted the boundary was correct. The conflict escalates quickly.
To resolve the issue, the owners have to first review property documents. The homeowner gathered up their deed, past surveys and county records to verify the legal property lines. Then, the homeowner identified discrepancies between the written description and the physical markers.
A professional surveyor conducted a new boundary survey, using GPS and historical data to mark the accurate
“The sweet spot in terms of what’s politically possible and actually effective in our current system is probably making changes to zoning laws. ”
line. The survey confirmed Party B’s fence encroached by 9.3 feet onto Party A’s land.
The owner shared the survey results with Party B and proposed a calm discussion. They suggested mediation to avoid court costs, emphasizing a neighborly resolution. Both parties eventually agreed to split the cost of relocating the fence to the correct boundary. They signed a written agreement, filed with the county, to prevent future disputes.
An updated record was submitted to the local land registry to clarify the boundary for future sales.
The conflict was eventually resolved amicably. The fence was moved without litigation, saving the neighbors relationship from further strain. The updated survey became the official record, preventing future boundary issues. Also, both parties agreed that mediation and shared expenses were far cheaper than a court battle.
FURNISHING PROPERTIES
ERIN RUOFF, DIGITAL MEDIA MANAGER, CORT, A BERKSHIRE HATHAWAY COMPANY
Rental property owners face a variety of challenges, including the need to furnish properties quickly, cost-effectively, and in a way that appeals to prospective renters. Whether it’s a short-term rental, corporate housing, or a property that needs staging to attract renters, furnishing can be time-consuming and expensive.
Common problems include:
· Difficulty sourcing furniture that matches the aesthetic of the property.
High upfront costs for buying furniture outright.
· Managing logistics, such as delivery, assembly, and disposal of furniture.
· Handling renter turnover, where furniture must be replaced or adjusted to meet new renters’ needs.
For property owners or property managers juggling multiple properties, these issues can compound, leading to delays in listing properties, reduced renter satisfaction, or higher operating costs.
CORT Furniture Rental and Furniture Outlet offer tailored solutions to these challenges. Here’s how the problem was addressed step-by-step:
CORT works with property owners or property managers to understand the specific needs of the rental property. This includes assessing the size of the property, its style, renter demographics, and the budget constraints.
· For rental properties that need immediate furnishing, property owners can choose from a wide range of high-quality furniture made differently so they are able to
withstand multiple rental cycles through CORT Furniture Rental. Furniture packages are customizable to match the aesthetic of the property, ensuring an appealing look for potential renters. Alternatively, CORT Furniture Outlet offers gently used furniture at discounted rates for owners who prefer to purchase outright.
· CORT handles the logistics, including delivery, assembly, and installation of the furniture. This eliminates the hassle for property owners and ensures the property is movein ready without unnecessary delays.
CORT’s rental model allows property owners to return or exchange furniture as renter needs change or as properties are vacated. This flexibility is especially beneficial for short-term rentals or furnished corporate housing. By renting furniture instead of purchasing, property owners avoid significant upfront costs. For those purchasing from the Outlet, CORT provides affordable options that save money while maintaining quality. Additionally, CORT’s streamlined processes save time and reduce labor costs associated with furnishing properties.
RESULTS
The solutions provided by CORT Furniture Rental and CORT Furniture Outlet yielded several benefits for rental property owners:
Faster Property Turnaround
Improved Renter Appeal
· Cost Savings
· Convenience
Sustainability
ECONOMIC GROWTH
MARTIN OREFICE, CEO, RENT TO OWN LABS
The core of the issue is really economic growth. In San Francisco, it was tech companies, but they’re not the only culprits. They bring in lots of high paying jobs, which drives up real estate prices and encourages suburban sprawl, since everyone wants to be a homeowner. Those same homeowners then oppose new developments, especially denser developments, that may infringe on their single-family neighborhoods, stifling housing development.
The sweet spot in terms of what’s politically possible and actually effective in our current system is probably making changes to zoning laws. Upzoning to allow more multifamily developments, including smaller stuff like duplexes, 4-plexes and ADUs, could help a lot.
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Exclusions
Doing Well by Doing Good: BUILDING COMMUNITY
BY GRANT CHAPPELL
As the fall season and holidays approach, this essay will dive less into market conditions, finance, insurance, and political themes and pivot to reflect on our role in the community as housing providers and vendors who provide services in the industry. As brokers, we constantly reach out to property owners to prospects for new business, but also hear about their challenges in operating their properties. Aside from tradeshows and EBRHA member meetings, we hear many tough stories when cold calling. Consequently, owners are often surprised to hear that anyone would be crazy enough to buy in today’s market with high interest rates, increasing insurance and operating costs and increased taxes/fees.
On a positive note, San Francisco has reached the highest rent level since May 2020, just short of its pre-COVID peak. The emergence of AI and Return to Office (RTO) policies shows the resilience of the Bay Area. While rents are flat/ declining depending on where you are in Alameda County, it feels like we are navigating through a tough stretch toward greener pastures. The improving market conditions bode well for sellers, but curing property issues prior to going to market can take months of heavy lifting.
HOUSING IS AN ESSENTIAL SERVICE
Housing providers of rent controlled housing, by definition, are involved in an indirect form of social welfare. From a property rights perspective, rent control is taking from one private party and giving to another. The eviction moratoriums during COVID, also served as a forced subsidy from one party to another. A rent controlled unit with a substantially below market rent does not cover all operating costs. It’s an
objection we hear from investors in rent controlled markets with severely low rents: “I am done doing social welfare,” as the cost to maintain older units exceeds the yearly rent.
In the residential housing business, seldom do we hear stories in the media for all the good things property owners do throughout the year. Yes, I understand that it is the nature of the media to report on negative stories. Years ago, a property owner found the media outside of the home when renters from one of their properties went on a “rent strike” and the local news stations reported on it. The owners were essentially forced to sell to a local Land Trust with a goal to keep rents from increasing in the property.
Early in my career, a colleague relayed an old saying, “No good deed goes unpunished.” It was more a time management message to stay on task and focus on high-priority projects. That comment comes to mind when I hear about property owners who play by the rules, don’t raise rent for a few years, or commit some minor delay or mistake that ends up costing dearly.
PROPERTY RESTORATION
While a pain for developers, I’ve always admired Landmarks and Historical Property regulations in efforts to preserve neighborhood character. The zoning and environmental laws, although California recently clawed back many of the annoyances in CEQA, tend to be more problematic for builders. The home flippers and small investors take risks in assessing the viability of older, rundown properties. We’ve all lived near that “eye sore” of a house that remains vacant, neglected and hazardous to the area. The city can cite the owner and push for repairs to be made, but they do not take the risks to bring a property up to full, rentable condition.
“It’s challenging to detail all the ways property owners provide value in the community, often more than they receive credit for.”
As building codes change and insurers require that roof, plumbing and electrical be updated, the cost and scope to take on home projects has increased. Unlike Corp Developers, small investors hire local labor and trades to handle residential rehab projects, essentially giving back to the community. When a project is completed and resold for a higher price, the city and county collect transfer taxes from sale, along with higher property taxes with a new/higher sales price.
SAFE, SECURE HOUSING
The role of housing providers has evolved as we experience changes in technology, along with political impacts affecting quality of life. Rental housing policy seems to experience more radical changes during both booms in population and monetary inflation. Adapting to these changes, while continuing to provide quality and affordable housing, remains challenging. Property owners also continue to enhance security, install energy and water-efficient upgrades, including EV charging, and other long-term capital projects needed on the East Bay’s aging housing stock.
Throughout COVID, offices and other “non-essential”
businesses and churches were forced to close in many states. Housing providers continued to maintain services and cater to residents’ needs, while balancing virus fear. The added stress of coordinating vendors for maintenance, with a renter likely working from home, added a layer of stress never experienced in property management. First responders were rightly celebrated while most of us sheltered in place, but property owners and their staff received little recognition in navigating new rules and regulations.
Real estate brokerage also had to adapt. In 2020, we sold a property in Berkeley in which the only third party to enter the units was the BESO Vendor to complete their energy savings report. Neither the buyer, inspectors nor appraiser set foot in any units as banks did not want any risk/exposure to the virus. The shelter-in-place and work-from-home policies added another layer to navigate during a sale, not to mention always carrying an extra N95 mask to showings.
Property crime, especially mailbox break-ins, spiked during COVID and still persist to this day. Whether thieves were seeking stimulus checks or other ways to steal identity, the residents turned to the property owners for a solution. I’ve seen metal gates heavily fortified with additional welding surrounding the lock and key entry, almost like a high-security prison, to keep criminals from breaking the lock and gaining access. We had a client finally give up and pay for a P.O. box for a few months to try and work with USPS to move the mailboxes to a more secure location. It’s unprecedented how property crimes continue to plague buildings with little fear of punishment.
SOCIAL COHESION/COMMUNITIES
One disruptive renter can make life miserable for the rest of the residents. Part of life is learning to adapt and get along, but property owners often play the role of intermediary, like a parent dealing with two children. On a basic level, keeping an in-person dialog with residents pays dividends. I have a client who buys Amazon gift cards for everyone immediately after purchase and once a year to keep the peace.
We see monthly events for residents in some student housing properties hosted by the property owner to keep that community feel and provide more social outlets for students. Some owners rely heavily on referrals from other residents for renters. I know another property owner who gives gifts to all his residents during the holidays.
SUSTAINABILITY, STEWARDSHIP
The EBRHA Annual Trade Show provides an opportunity to showcase all the players in the community involved in providing and maintaining quality housing. It’s one of my favorite events of the year, as it allows the members and industry players to showcase their products and services, along with speaking panels throughout the day on legal and political issues facing the industry. Learning to adapt in a changing environment, both from a compliance/legal perspective, as well as profitability with high interest rates and increasing operating costs, leaves little room for error.
While corporations, small businesses and other institutions tend to give back publicly to a non-profit or organization near their heart, housing providers play a different role in supplying adequate shelter. Non-profit housing providers often receive many forms of government assistance, where the mom and
pop operators survive on thin margins. Nonprofits in Oakland provide housing for various income levels, along with seniors. The manager or property owner with an aging resident is often the first line of defense when no immediate family is local.
As the housing stock ages, the level of capital improvements required to sustain safe buildings continues to grow. Berkeley was the first city in the state to pass both Soft Story Retrofit requirements and Deck/Balcony upgrades (now state law AB-721). With insurance costs skyrocketing, property owners are left in an uncomfortable position to upgrade electrical and plumbing to secure lower premiums. With more owners electing to make upgrades, the increased demand has resulted in sky-high material and labor costs. It’s an unfortunate reality housing operators face.
LOOKING AHEAD
As we survey the 2026 landscape, an election year, housing providers, like any small business owner, know too well that more red tape and regulations are on the horizon. The challenge to adapt, while also providing and maintaining high-quality, affordable housing intensifies. Remarkably, most owners find ways to operate profitably, while others exit the market and invest out of state.
It’s challenging to detail all the ways property owners provide value in the community, often more than they receive credit for. Like the holidays, we reflect on the year and give back, but for housing providers it’s a year-round profession. For many, it’s a passion and they enjoy the work. Often it’s the unsung heroes who are happy to remain anonymous.
Grant Chappell is the principal at NAINorCal.
Industry Partners
PARTNERS THAT ARE OFFERING SPECIAL OFFERS TO EBRHA MEMBERS VISIT: EBRHA.COM/INDUSTRY-PARTNERS TO LEARN MORE
Kastle Systems 415.524.3623 timothy.norkol@kastle.com
Signal Security - Berkeley/ Oakland/Hayward 510.941.0500 eastbay@teamsignal.com
SEISMIC ENGINEERING & RETROFITTING
Quake Brace
Manufacturing Company 510.495.1575
info@quakebracing.com
West Coast Premier Construction 510.271.0950 homeysika@sbcglobal.net
WASTE & RECYCLING Bay Area Bin Support 888.920.2467
bayareabinsupport.com
California Waste Solutions 510.836.6200
City of Oakland Rent Adjustment Program
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
Effective August 1, 2025 to July 31, 2026, the CPI is 0.8%.
Banking
Owners may bank up to ten (10) years of rent increases. Banking capped at 2.4%, effective August 1, 2025.
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
Recent Change to Just Cause
Certain No-Fault Evictions for property owners who are delinquent on their business taxes are now prohibited.
RAP FEE Increase
Council has approved an increase to the Rent Adjustment Program Fee from $101/unit to $137/unit. Collection at the new rate begins January 1, 2026.
Upcoming Workshops
Rent Control & Evictions (Mandarin) September 10, 2025, 5:30 pm- 7:00 pm
Security Deposits Workshop October 8, 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.
Last Look
PREPARING YOUR PROPERTIES FOR FALL AND WINTER
Fall and winter weather are fast coming upon us. Now is the time to prepare your properties for the changes in the weather to ensure you protect them. Here are some tips to help guide you to batten down the hatches for rain or snow, dampness, or wind storms.
Irrigation and sprinklers system need to be drained. Pipes can freeze or burst during cold weather, which can cost a lot of money to repair. Hire an experienced professional to drain the systems on your properties.
Trim the trees and bushes. High winds and rain can damage the landscaping and worse the housing structure. Overhanging branches or encroaching shrubs can break off and crash into the structure or the renter’s vehicles. Make sure you prune the trees and eliminate anything that could be
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BUILDING SUPPLIES & REMODELING
struck by lightning or power lines. Clear out rain gutters to prevent clogs that can create roof leaks
Gutters can fill with leaves and debris that can either freeze, sag or fall off. Clogged downspouts can spill and flood that can create cracks in the foundation and flood basements.
Caulk windows, doors, cracks in foundations, and spots where cables and pipes enter the structure. Close up gaps by using weather stripping. Caulk also works well for smaller and odd-shaped gaps. Your renters will appreciate the reduction in their energy bills.
Maintain the heating system. Replace filters, clean pipes, ducts and motors. Give the system a tune-up so it runs efficiently and doesn’t require an emergency repair in the middle of the winter, which is more costly.
Consider programmable thermo-
Faro Hardwood Floors, Inc. p. 14
US Superior Stone & Tile p. 41
CLEANING & MAINTENANCE
Greentree Property Maintenance p. 29
Alameda Enterprises p. 47
COMMUNITY PARTNERS
Alameda County Housing Provider Resource Center p. 11
CONSTRUCTION & RESTORATION
West Coast Premier Construction p. 5
CLEANING & MAINTENANCE
Alameda Enterprises p. 27
GOVERNMENT AGENCIES
Oakland Rent Adjustment Program (RAP) p. 49
PLUMBING
stats to save money on heating costs Keeping homes no lower than 65 degrees ensures pipes don’t freeze and expand, which can disconnect pipes that then break. Smart thermostats or temperature monitors alert the renter or property owner to low temperatures in the home.
Invest in a backup generator. Dual-use generators work for natural gas and propane or gasoline. You want your renters to have the generator to ensure your pipes and infrastructure don’t get damaged. It also preserves renters’ systems and refrigeration. Perform chimney inspections to prevent damage and prevent water entry into the structure. Remove leftover ash from previous fires. Test dampers for opening and closing. A proactive approach protects your rental properties from heat or fire damage. So, hire a legit chimney sweep.
Central Boilers & Heating p. 14
PROPERTY MANAGEMENT SOFTWARE
Yardi Breeze ............................ Inside Front Cover
REAL ESTATE BROKERS & AGENTS
NAI Northern California ................................. p. 1 East Bay Apartment Advisor (John Caronna) p. 33
LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Department p. 47
WASTE MANAGEMENT
Bay Area Bin Support Back Cover
Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.
EAST BAY
LOCAL KNOWLEDGE, LOCAL SUPPORT, LOCAL ADVOCACY, WHEN YOU NEED IT.
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.
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, industr y 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
WHY SHOULD YOU RENEW YOUR EBRHA MEMBERSHIP? ASK YOURSELF:
Has managing rental property expectations/ relationships been a challenge in recent months? Are there unit vacancies you need to fill right now?
Is it difficult to constantly navigate all the housing legislative changes?
Are you worried about the protection of your property rights?
Do you have at-risk renters who have been paying rent reliably this year? Have any of your renters not paid rent OR are they paying reduced rent?
Are you unsure who’s defending your business interests?
Are you concerned about the health of your rental housing business in 2025?
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!
