March 2020 Issue

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | MARCH 2020

Updating Your Policies to Meet New Federal Guidelines on Support/Service Animals PLUS: HOW TO TELL IF YOU HAVE PROPERTY DAMAGE OR WEAR & TEAR HOW TO IMPROVE CASH FLOW WITH ONLINE RENT PAYMENTS

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Contents

East Bay Rental Housing Association

MARCH 2020

Volume XVII Number 3 | March 2020 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 510.893.9873 | fax 510.893.2906 www.ebrha.com

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How to Tell if You Have Property Damage or Wear & Tear

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EBRHA DIRECTORS Wayne C. Rowland, Luke Blacklidge, Irina Gelfenbeyn, Carmen Madden, Brent Kernan , Arcola Moore, Symon Chang, Taylor Hines, Jacqueline Jacobs, Fred Morse, Conor Murphy, Rick Philips, Joshua Polston, Jack Schwartz, Judy Shaw, Carlon Tanner

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Updating Your Policies to Meet New Federal Guidelines on Support/ Service Animals

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FEATURE

California Criminal Records Under Attack

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14 FEATURE The Differences in Resident and Employment Screening Reports

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21 FEATURE Rain, Rain, Don’t Go Away

BY DANIEL S. SHARABI 24 COMMUNITY OUTREACH Community Advisor Report and Photos

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Events & Directory 20 U PCOMING EVENTS 32 COMMUNITY CALENDAR 34 V ENDOR DIRECTORY 38 A D INDEX

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

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, Oakland, CA 94612.

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2020 by EBRHA. All rights reserved.

contributors BECKY BOWER Becky Bower is a marketer and writer that specializes in legislative trends. As Contemporary Information Corporation (CIC)’s Content Specialist, she authors in-depth guides on how to manage, grow, and scale within the rental housing industry on the CIC Blog.

BRENT KERNAN Brent Kernan has represented property owners in court and administrative venues for over 20 years. He is a graduate of U.C. Berkeley and New College of California School of Law. He has taught law and served as a Judge Pro-Tem for the Alameda Superior Court. He writes on many different legal subjects including Bay Area owner/tenant law.

In addition to his law practice, he is currently general counsel for Story Rentals, Inc., an Oaklandbased property management company, and a member of EBRHA’s Board of Directors.

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RENTAL HOUSING 5

FEATURE

hen it’s time for your current tenant to move out, it’s important to assess any damages that may have occurred during their occupancy. Once you’ve noted what needs repairing, you may have questions regarding which is minor wear-and-tear versus legitimate property damage. Knowing the difference between the two will be beneficial in understanding what you will spend out of pocket versus what the tenant is responsible for, potentially saving more of your profits.

What is normal wear and tear?

Normal “wear and tear” is expected in any rental agreement, but can vary due to the length of the tenant’s lease. Landlords should always consult their state and local laws regarding the legal classifications of wear and tear that apply directly to their properties.

When reviewing the necessary repairs for a property, you should consider the life expectancy of an item and how long that fixture has been in use prior to the current tenant’s lease. For example, carpeting in high traffic areas have a typical life expectancy of three to five years when properly maintained.

More examples of wear and tear are: • • •

HOW TO TELL IF YOU HAVE PROPERTY DAMAGE OR WEAR & TEAR 6 RENTAL HOUSING

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Fading in color almost anywhere due to sun exposure Several small nail holes per wall Small staining on carpets (not due to pets) that can be cleaned with a steamer • A few small dents or scratches on hard flooring • Dust and dirt buildup on surfaces • Loose doorknobs • Dead smoke detector batteries • Broken lightbulbs • Stripped finish on hardware and plumbing fixtures What is property damage?

When you find something that needs to be repaired beyond the normal expectation, it may be considered property damage. If the destruction appears to be intentional or from misuse, this classification likely applies. An example of property damage is a hole in an interior door. This kind of destruction is not common, and not something that occurs from proper use of the door.

More examples of property damage are: • • • • • • • • •

Large holes in drywall Unauthorized painting or remodeling Smashed mirrors or windows Destruction from pets chewing, scratching, or urination and defecation Pest infestations beyond normal expectations for the area High level of dirtiness requiring professional cleaning or replacement Burns in carpeting along with nicotine buildup on walls from unauthorized smoking Broken or malfunctioning appliances due to misuse Any missing items that were in the home at the start of the tenant’s occupancy (i.e.: lightbulbs, doorknobs, blinds, etc.)

What to do when property damage is discovered When there is clear evidence of property damage, you should document it through photographs or video that is time stamped.

You should also document the cost to make the repair through professional estimates, or notate current pricing for a replacement (or closest alternative). Having this information readily available will be helpful in a situation where the tenant disputes the damages, which can lead to small claims court.

How to prevent disputes Before renting to a prospective tenant, always perform a credit and background check. You should get a thorough history from previous landlords, when applicable, to see if the tenants were responsible in maintaining their prior residence. You should also require a security deposit to cover any property damage or lost rental income as part of your move-in conditions, and be clear in your lease agreement about how these funds may be applied. Prior to the move-in you should perform a walkthrough where all conditions of the dwelling are documented in writing and photographed. This move-in inspection form should be signed by both parties. During the term of the lease, perform regular inspections to ensure the tenants are doing their part in maintaining the residence.

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FEATURE ric, intellectual, or other mental disability. Other species of animals, whether wild or domestic, trained or untrained, are not service animals for the purposes of this definition. The work or tasks performed by a service animal must be directly related to the individual's disability.'”

Updating Your Policies to Meet New Federal Guidelines on Support/Service Animals

How does this work in practice? HUD gives the following Q&A series: “As a best practice, housing providers may use the following questions to help them determine if an animal is a service animal under the ADA:17

The federal Fair Housing Act prohibits discrimination in housing against individuals who have disabilities that affect a major life activity. Housing providers may have to make a change or exception to a housing policy in order to provide people with disabilities an equal opportunity to make full use of their rental unit. In most circumstances, a refusal to make a “reasonable accommodation” for a disabled person is a form of discrimination. A common such reasonable accommodation is an exception to a no pet policy. When a disabled person legitimately requires the assistance of an animal that does work, performs tasks, or provides therapeutic emotional support because of the disability, a property owner likely must allow the animal to live in the rental unit. These Housing and Urban Development (“HUD”) guidelines are meant to assist a property owner in determining whether they must provide that reasonable accommodation.

-

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•

If the answer to question (a) is “yes” and work or a task is identified in response to question (b), grant the requested accommodation, if otherwise reasonable, because the animal qualifies as a service animal.

If the answer to either question is “no” or “none,” the animal does not qualify as a service animal under federal law but may be a support animal or other type of assistance animal that needs to be accommodated. HUD offers guidance to housing providers on this in part II.

II. “Support” Animals (i.e. assistance animals that are not service animals)

Example of a service dog: It is readily apparent when the dog is observed: • guiding an individual who is blind or has low vision • pulling a wheelchair • providing assistance with stability or balance to an individual with an observable mobility disability

BY BRENT KERNAN

New guidelines have been published last month which clarify how to analyze what is a 'reasonable accommodation' for a tenant who requests the right to have a service or support animal live with them.

These new guidelines have the dual benefits of giving clear instructions as well as strengthening a property owner's right to have the tenant provide proof of need.

•

Compliance with federal law is important. In California, a tenant can take complaint to either the California Fair Employment and HUD's Housing Discrimination unit. Therefore, compliance with both California law and federal law is required. The update is 19 pages long and can be found at www.hud.gov › dfiles › documents › HUDAsstAnimalNC1-28-2020. It is divided into two sections, 1) Assessing a request for a service/support animal, and 2) How to documents an individual's need for a service/support animal. Unfortunately, it is not easily readable as it is apparently meant for legal professionals and not property owner/managers directly. Most of the first few pages are meant to tell the reader not to take it as anything but “guidance” -- as if no one at HUD wants to be held to any concrete interpretation of existing federal law.

Highlights of the New HUD Guidelines: Assessing a Request for a Service/support Animal I. Service Animals

The HUD guidelines define a “service” animal as follows:

“Under the ADA, 'service animal means any dog that is individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiat-

It is advisable for the housing provider to limit its inquiries to the following next two questions: 1. Is the animal a dog?

➢ If “yes,” proceed to the next question.

➢ If “no,” the animal is not a service animal but may be an

other type of assistance animal for which a reasonable ac

commodation is needed. Proceed to part II below.

2. Is it readily apparent that the dog is trained to do work or perform tasks for the benefit of an individual with a disability?

➢ If “yes,” further inquiries are unnecessary and inappropri

ate because the animal is a service animal.

➢ If “no,” proceed to the part II below.

The housing provider may ask in substance: (a) “Is the animal required because of a disability?” and (b) “What work or task has the animal been trained to perform?” Do not ask about the nature or extent of the person’s disability, and do not ask for documentation. A housing provider, at its discretion, may make the truth and accuracy of information provided during the process part of the representations made by the tenant under a lease or similar housing agreement to the extent that the lease or agreement requires the truth and accuracy of other material information.

What is a reasonable accommodation for an emotional support animal? HUD says:

“A reasonable accommodation is a change, exception, or adjustment to a rule, policy, practice, or service that may be necessary for a person with a disability to have equal opportunity to use and enjoy a dwelling, including public and common use spaces.”

When a tenant or applicant requests an exception to a rental practice or policy, the property owner or manager can then apply the following Q&A series: 1. Has the individual requested a reasonable accommodation — that is, asked to get or keep an animal in connection with a physical or mental impairment or disability?

➢ If “yes,” proceed to next question.

➢ If “no,” the housing provider is not required to grant a

reasonable accommodation that has not been requested.

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RENTAL HOUSING 9

2. Does the person have an observable disability or does the housing provider (or agent making the determination for the housing provider) already have information giving them reason to believe that the person has a disability?

➢ If “yes,” skip to question #4 to determine if there

is a connection between the person’s disability and

the animal.

➢ If “no,” continue to the next question.

3. Has the person requesting the accommodation provided information that reasonably supports that the person seeking the accommodation has a disability?

➢ If “yes,” proceed to the next question. A housing

provider, at its discretion, may make the truth and

accuracy of in formation provided during the pro

cess part of the representations made by the tenant

under a lease or similar housing agreement to the

extent that the lease or agreement requires the truth

and accuracy of other material information.

➢ If “no,” the housing provider is not required

to grant the accommodation unless this information

is provided but may not deny the accommodation on

the grounds that the person requesting the accommo

dation has not provided this infor mation until the

requester has been provided a reasonable

opportunity to do so.

4. Has the person requesting the accommodation provided information which reasonably supports that the animal does work, performs tasks, provides assistance, and/or provides therapeutic emotional support with respect to the individual’s disability?

➢ If “yes,” proceed to the next question. A housing

provider at its discretion, may make the truth and

accuracy of info mation provided during the pro

cess part of the representations made by the tenant

under a lease or similar housing agreement to the

extent that the lease or agreement requires the truth

and accuracy of other material information.

➢ If “no,” the housing provider is not required to

grant the accommodation unless this information

is provided but may not deny the accommodation on

the grounds that the person requesting the accommo-

dation has not provided this information until the

requester has been provided a reasonable opportunity

to do so.

5. Is the animal commonly kept in households?

➢ If “yes,” the reasonable accommodation should

be provided under the FHA unless the general excep-

tions described below exist.

➢ If “no,” a reasonable accommodation need not be

provided (however, there may be rare exceptions).

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The question that HUD will not answer: Every property owner/manager dealing with “support” animals wants to know whether they must accept the so-called Emotional Support Animal (“ESA”) letters issued by the mills on the internet. HUD answers this question as follows: “Some websites sell certificates, registrations, and licensing documents for assistance animals to anyone who answers certain questions or participates in a short interview and pays a fee. Under the Fair Housing Act, a housing provider may request reliable documentation when an individual requesting a reasonable accommodation has a disability and disability-related need for an accommodation that are not obvious or otherwise known.35 In HUD’s experience, such documentation from the internet is not, by itself, sufficient to reliably establish that an individual has a non-observable disability or disability-related need for an assistance animal.

By contrast, many legitimate, licensed health care professionals deliver services remotely, including over the internet. One reliable form of documentation is a note from a person’s health care professional that confirms a person’s disability and/or need for an animal when the provider has personal knowledge of the individual.”

This is not really an instruction for housing providers—it is an instruction for ESA letter generators on how to write their letters. If the mill uses a “licensed” health care professional and confirms a “disability or need for the animal” and states that it has “personal knowledge” of the individual, then the letter is probably sufficient. It is readily clear how this is no real standard at all unless HUD further defines what it means by “health care professional” and “need for the animal” and “personal knowledge.”

Although these guidelines are written for legal professionals, there is more information included in the guidelines than what has been highlighted in this article. You are encouraged to read the guidelines themselves. You may gain insights that assist you in your particular situation. But as real practical guidelines for making concrete determinations, it falls far short of what is really needed in the face of the easy to obtain ESA letters that will declare any (paying) tenant a disabled tenant in need of a support animal.

California Criminal Records Under Attack

BY BECKY BOWER

A bill aiming to restrict landlords’ and property managers’ ability to factor in criminal records in their resident screening has surfaced in California. Although still in committee, this assembly bill has the ability to change the Californian resident screening process by allowing criminal records to be reviewed only after a conditional offer has been made.

Update: AB 53 Has Died in Committee AB 53 would revise the California Fair Employment and Housing Act to make it unlawful to inquire about (or require) a rental applicant to disclose any criminal history prior to the “initial application assessment phase.” In addition to incorporating a new screening process, AB 53 would also require rental properties that use criminal records to include a notice within their application. As for the silver lining? If passed, this bill would give the applicant only 2 days to dispute a potential denial with additional evidence of rehabilitation or other factors, rather than 14 days.

Just as scattered as “ban the box” laws are for employment screening, the resident screening laws that have been proposed so far in 2020 are sprinkled across the best-case and worst-case scenario spectrum. In Cook County, Illinois, their recent ordinance similarly requires a conditional offer before screening for criminal history, but only allows property owners and managers to consider convictions made within the past 3 years. In Oakland, the city council has approved an ordinance that would make it illegal for rental property owners to ask about an applicant’s criminal history or deny them because of their criminal record. This could be one of the strictest screening ordinances in the state, and it’s only January.

As we observed in 2019, 9 different states proposed bills that targeted the use of criminal or eviction records (or both) for resident screening. Unfortunately, this is only the beginning. Be sure to keep your eyes peeled.

While bifurcated screening processes are nothing new, this new legislation represents a growing trend that no rental housing professional wants… at best, more red tape and at worst, a criminal screening ban. ebrha.com

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RENTAL HOUSING 11

FEATURE Investing in rental properties is a fantastic and incredibly popular way to bring in passive income. Whether you’re pursuing financial independence and early retirement or just looking to get ahead on your bills, being a landlord is a worthwhile pursuit. You have the unique opportunity to be earning money while you’re sleeping, on vacation, and dedicating time to your passions and hobbies. Luckily, we also happen to be living in a time when technology makes everything easier, so why not take advantage of that?

One of the easiest ways to streamline the process is collecting rent payments online. According to a study of how U.S. consumers pay for goods, it’s anticipated that by 2022 80% of goods will be purchased using some form of digital payment (debit, credit, ewallet).

We rely on technology to help us pay our bills, keep our calendars, stay in touch through social media, and so much more. It only makes sense to use it for rent payments, too.

You can use the life changing magic of online rent payments to improve your monthly cash flow and make your tenant’s lives easier: It’s more convenient for both parties On the landlord side of the equation, receiving online rent payments means less time stalking the mailman, driving to the bank, and waiting for the check to clear. Your rental income will make its way right into your account, without any effort or work from you. Receiving online rent payments also protects you from those rare but painful occasions when checks get lost in the mail, rain-soaked in the mailbox, or can’t be cleared due to a clerical issue.

Equally important is what the option of online rent payments does for tenants. Since most individuals are paying their other bills online anyway, the ability to pay rent online is likely to lead to more on-time payments, especially since most providers offer the option for tenants to enroll in auto-pay. It also eliminates the need for them to buy envelopes, checks, and stamps, which can really add up. Tenants will appreciate your updated approach to a task that used to feel burdensome and outdated.

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When it’s time to re-sign their lease, they’ll remember you as the landlord that offered them an easy and convenient alternative, unlike their previous landlord who had to send rent reminders and charge late fees when the check took a little longer to arrive than usual. Keep in mind: a happy tenant means a longer lease and less turnover; it’s a win-win!

It’s safer and more reliable When tenants choose to make their rent payments online, it adds a level of security and transparency that you don’t have with traditional payments. First, you can see if and when the tenant has scheduled their payment and when it will be processed. This goes back to fostering that tenant-landlord relationship. Rather than having to call, e-mail, or text on the 2nd or 3rd of the month, you can log in and see that they’ve scheduled their payment and it’ll be in your account before your grace period ends.

This method reduces confusion, makes it difficult for tenants to forget paying rent since they’re logging in to pay their other bills already, eliminates the need for manual follow-ups and reminders, and streamlines the entire process of paying and collecting rent.

Since the money is being moving right from their account to yours, it’s also safer. Online banking and bill payments are considered to be safer than other payment methods because they eliminate the risk of bank information going to the wrong place.

Overall, online rent payments are a blessing for both tenants and landlords. They’re easier, faster, more reliable and transparent, safer, and cost-effective. What’s not to love? Now that you’re ready to experience the life changing magic of online rent payments, take that time you’ve saved and use it to read up on other ways to be the best landlord you can be, like this one on managing your time with rental properties or this one on how to promote your rental vacancy online.

It helps you foster tenant-landlord relationships without excessive contact So, now that we’ve established that online rent payments help you get your money faster and tenants make payments that are easier and more convenient, let’s talk about what that does for the relationship you’ve built with your tenant: Online rent payments are easy to establish and offer the ability to setup auto-pay, so the tenant doesn’t have to do anything in order to pay the rent. They don’t have to buy the supplies, remember when to stick the check in the mailbox, or move money from one account to another. You’ve eliminated a huge hassle for them each month and it’ll change how they see you as a landlord. ebrha.com

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RENTAL HOUSING 13

FEATURE The Differences:

The Differences in Resident and Employment Screening Reports

BY BECKY BOWER

I

n the background screening world, there are sizable differences between employment screening and resident screening – yet both are commonly referred to by job applicants and rental applicants alike as background reports. So, what’s really behind your resident and employment reports? We’ve got all the answers on what makes these two consumer reports so different, and the legal penalties of mixing the two up.

Employment Screening vs. Resident Screening

Aside from the purpose in which each report is pulled for, your employment screening reports are quite different from your resident screening reports. From the use of credit reports and scores to legal restrictions, the similarities are few and far in-between.

The Similarities:

Can Have Criminal History Scans • While not all resident screening reports will include a criminal database scan (some properties only opt for the credit report), both employers and rental property owners are able to access criminal history through resident or employment screening. In fact, many 14 RENTAL HOUSING

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employers typically opt for a criminal history scan, social security trace, and drug testing when screening their job applicants.

Social Security Trace • With CIC, both job applicants’ and rental applicants’ identities are verified using our powerful SSN trace. This searches our database of 1,000,000,000+ records from multiple sources to match your applicants to the right information.

Governed by the Fair Credit Reporting Act (FCRA) • Consumer reporting agencies (your resident or employment screening service) and the consumer reports you depend must adhere to the FCRA. The FCRA is enforced by the Federal Trade Commission.

Consent is Needed • Regardless of which report is being pulled, the applicant must give their consent before an employment screening report or a resident screening report is generated!

Credit Reports • Unless needed for a specific purpose, most employment screening reports do not include a credit report. According to Experian, companies in the defense, chemical, pharmaceutical and financial service industries typically request for credit in their employment screening. Even if a credit report is pulled for employment purposes, these credit reports are different from the ones included in resident screening.

• Credit reports pulled for employment purposes have account numbers, the applicant’s year of birth, and references to their spouse are omitted. The employer will also not see the applicant’s credit score and the inquiry will not affect the applicant’s credit score.

Eviction Scans • While the multifamily housing industry might depend on seeing their applicant’s prior eviction history, H.R. managers processing employment screening reports do not need this information.

• Some resident screening services don’t even offer nationwide eviction search, but CIC does.

Additional Employment Checks • Alongside a job applicant’s background check, employers might also want to screen for additional factors such as: driving records, drug testing, and educational and certification verifications. For example, companies hiring for a position that would frequently drive a company vehicle might want to verify their applicants have a current driver’s license and clean driving record with their employment screening company.

Legal Restrictions • While there are a lot of laws in place that protect job and rental applicants alike, there are also plenty of local and state laws that place specific regulations on employment or resident screening.

For example, “Ban the Box” laws are extremely popular with most states (plus some individual counties) and affect employment screening. Commonly, these laws restrict when you can ask a job applicant about their criminal history. Although similar restrictions have started to surface for resident screening, it’s not quite caught on as it has with employment screening.

Check to see if your State or City has Ban the Box Laws Here!

Don’t Mix Them Up: Permissible Purpose & Legal Penalties When it comes to resident and employment screening, there are more differences than similarities. If you’re lucky enough to be in charge of requesting both resident screening reports and employment screening reports, it’s imperative that you don’t get them mixed up. A mix up will not only confuse the consumer (your job applicant or rental applicant), but it could get you into legal trouble.

Under the FCRA, consumer reporting agencies (CRA) can only provide consumer reports to companies with a specific permissible purpose like employment or for rental housing decisions. Before signing on with your screening service, the CRA will verify that you’re legitimate and will certify you’ll use the reports only for employment or rental purposes (whichever you have permissible purpose for).

That’s why report mix ups are a big no-no. It not only puts your permissible purpose legitimacy into question with your CRA, but it also can put you into tons of legal trouble with your applicant – as they gave consent to pull a report for the opposite of what was pulled (i.e. consent for employment, but a resident screening report was pulled).

While there are huge differences between the two report types, be mindful that there are also differences in screening companies themselves. Although all credit reporting agencies must adhere to the same legal requirements, this does not guarantee that they are providing quality data, have up-to-date technology, or have great customer service.

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RENTAL HOUSING 15

SIERRA CLUB TREE TEAM

The nation’s #1 multifamily lender is lending in your backyard.

An ongoing series

Do you have a public area in front of your home that could be home to a tree? Can you commit to caring for the tree for at least 3 years? Beautify your neighborhood by signing up for a tree with the Tree Request form.

Want to volunteer to plane trees? Sign up to volunteer with us on our activities calander or Meet up page.

13 Unit Apt Bldg Oakland, CA $1,657,000 3-year Hybrid

6 Unit Apt Bldg San Leandro, CA $725,000 5-year Hybrid

21 Unit Apt Bldg Berkeley, CA $3,150,000 5-year Hybrid

If you have an apartment building with 5 or more units to purchase or refinance, call us today to learn how we can put our resources to work for you.

Sierra Club Tree Team W ebsite www.sierraclub.org/san-franciscobay/tree-planting

LOW FE ES | G REAT RATES | STR EAMLI NED PROCESS Volunteer through Meetup www.meetup.com/sanfranciscobay Email us

Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2017 FDIC data. ©2018 JPMorgan Chase Bank, N.A. Member FDIC. All rights reserved. 290286

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Contact Josh Milnes, Client Manager at (510) 891-4545 or josh.milnes@chase.com

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Beacon Properties UPCOMING EVENTS

East Bay Property Management & Brokerage Services Since 1990

• We add value to buildings • Experienced and informed • Fully computerized • Integrity and care

Carlon Tanner, Owner/Broker

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

Rain, Rain, Don’t Go Away

After a supremely stormy January, it can be tempting to wish for an early end to our annual rainy season. But given the relatively dry November and December we saw, the 580 billion gallons of water we got statewide last month was exactly what we needed to bring us back to normal levels, according to a report from the San Jose Mercury News. We’ll need more of the same this month to keep us out of drought conditions this summer, but it’s anyone’s guess what lies ahead.

Expertise and Representation on Rent Board Petitions, Hearings and Appeals Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610

info@rentboardmatters.com

TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 20 RENTAL HOUSING

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ebrha.com

Liz Hart

510-813-5440

Because our rainy season can be so inconsistent, investing in a rain harvesting system can make a lot of sense, both environmentally and financially. As you’ll read below, there are new tax incentives in place to make these systems more affordable and they certainly appear to save money over the long-term. Could funding one of these systems be the right move for your property? Read on to find out more.

-Daniel S. Sharabi Chief Executive Officer, Livable Reining in Irrigation Costs A new statewide incentive program makes installing a rainwater capture system more cost effective than ever. Proposition 72, which passed with a whopping 84 percent of the vote in the June 2018 election, exempts systems installed after January 1, 2019, from triggering a property tax hike. Before this measure’s passage, the addition of a rainwater harvesting system would have been considered “new construction” and thus opened the property to reassessment.

Rainwater capture can be as simple as placing a screened barrel at

the bottom of a gutter downspout. But it can also be significantly more complex and involve a series of underground pipes, multiple downspouts and collection tanks able to hold thousands of gallons of water. Depending on your budget and water-saving goals, installing the system can be a one-day DIY affair or could require considerable time and outside resources to design and build.

Rainwater can most easily be used for irrigation, washing cars and pets, and other non-drinking uses. Rainwater capture systems also reduce flooding and erosion and, when used in landscaping, can flush salt build-up from plants and soils, leading to Smart Saver improved garden growth.

Tip of the Month

With the new tax incentive in Sweeping debris from sidewalks and place and rising water rates driveways instead of bla sting the hose all but certain, rainwater can save 10 gallons of water a minute, according to the Water harvesting is also likely Education Foundation, a Sacrame nto-based nonprofit to promote growth in dedicated to outreach regarding water resou rce another important place: issues. Speaking of dri veways, if you plan to wa sh the car in yours, just fill a your bank account. bucket with soapy water and use a sponge or clo th. Don’t run the hose except for a quick rinse at the end. You could save 8 to 18 gallons a minute, according to the foundation, which est imates the average at-home car wash wa stes about 100 gallons.

-Daniel S. Sharabi Chief Executive Officer, Livable

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Serving the East Bay

APPLIED WATERPROOFING SYSTEMS

Providing Waterproofing Services Since 1985

Commercial & Residential Buildings

On December 6th, the California Legislature returned from its interim recess to begin the 2020 session. Members have be-gun introducing bills and will continue to do so up until the bill introduction deadline on February 21st. Members have also begun to make decisions on bills that were introduced in 2019 because of a deadline requiring all bills introduced last year be passed out of the House in which they originated. Several bills pertaining to housing are subject to this deadline, most notably is SB 50 authored

by San Francisco Senator, Scott Wiener. This bill would permit larger and denser housing near transit hubs, and stalled last year due to significant opposition by local governments. It was amended on the 6th to allow local governments the first attempt at rezoning if they wish to do so. On Tuesday, January 7th, Senator Wiener held a press conference to announce the amendments to SB 50, however, it was interrupted and shut down by protesters. The protestors were led by Moms 4 Housing, which is a housing justice group, and they have voiced concerns that SB 50 will be used to build luxury housing, rather than affordable housing.

Another bill that has carried over from 2019 is AB 22 authored by Assemblymember Autumn Burke. This bill would declare that it is the policy of the state that every child and family have a right to housing which would entail that the state provide public assistance to children and families in danger of homelessness, help with rent evictions, and in some cases find the emergency and permanent housing. Given the logistical difficulty that such an idea possesses, it is unclear how it will fair throughout the legislative process.

The Governor has declined to endorse this idea.

AB 53, authored by Assemblymember Reginald Jones-Sawyer, is another bill that has carried over from 2019. This bill would have made it unlawful for rental property owners to inquire about or require an applicant for housing to disclose a criminal record during the initial application assessment. Fortunately, this bill was pulled from committee and therefore has been rendered dead for this session.

Balconies Walkways Garage Coatings

Decks Patios Driveways

Call Neal Golding

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Bay Area Contract Carpets, Inc.

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Additional Discounts for RHA Members

Providing Hassle-Free Laundry Rooms to the Multifamily Housing Industry Since 1947

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On Friday, January 10th, the Governor presented his $222.2 billion budget for the 2020-2021 fiscal year. During the press conference, Governor Newsom stated that while last year’s Budget Act included $1.75 billion in resources to accelerate housing production, none of those dollars were actually spent in the 2019 calendar year. In light of this fact, the Governor decided that no additional funding would be provided in this year’s budget proposal. In total, the budget includes $6.8 billion across multiple departments to address housing throughout the state.

While no additional funding will be provided this year to accelerate housing production, significant funding was added to the budget to address the homeless crisis plaguing the state, which Governor Newsom has made a top priority this year. He noted that homelessness is no longer a problem restricted to urban corridors, but is moving to rural communities as well. To address this the governor has created the new California Access to Housing and Services Fund through an executive order and will fund it with more than $1 billion to fight homelessness.

As we move through January and into February, the legislature will see a number of proposals introduced. We can expect close to 2,000 bills to be introduced between now and February 21st, the bill introduction deadline. Along with legislative bills, the Senate and Assembly Budget committees and their respective subcommittees, will begin to meet to discuss proposals included in the governor’s budget. Without a doubt, housing will continue to be a dominant topic in Sacramento and it is not unlikely that the Governor’s proposed budget will be amended to address the housing crisis.

CalRHA, 1121 L Street, Suite 105, Sacramento, CA 95814 916.441.4242 | calrha@cal-rha.org | www.cal-rha.org

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UPDATED CURRICULUM!

COMMUNITY OUTREACH

Invest in your career!

THERE IS STRENGTH IN NUMBERS! Efforts over the past year to bridge communication and build relationships among real estate and other associations and organizations has been a success. Historically, the stake holders in the real estate industry have not consistently communicated or worked together towards a common goal. Their common goal is keeping their members informed on real estate related issues and protecting property owner rights. Effective collaboration involves developing trusted relationships with ongoing communication. When faced with a crisis like homelessness, it requires “Strength in Numbers” to get the attention of our local government officials. It also increases the chances of defeating bad legislation. It’s easier to collaborate on a common cause or purpose when a trusted relationship has already been established.

CERTIFIED APARTMENT MANAGER — ONLINE

The time has come to unite and implement a “Strength in Numbers” strategy. The current political climate locally and statewide is charged with tension among government officials, tenants, tenant advocates, rental property owners and their advocates. It appears that the East Bay cities and the State of California are waging a war on property owners in addition to waging a war on homelessness. Even by setting aside older housing stock as affordable units, there is still a huge affordable housing shortage. The rent control related legislation is designed to prevent tenant displacement, but it is being done at the expense of taxpaying homeowners and small rental property owners. Where’s the equity in this strategy? It’s time for property owners to stand up and be heard! Enough is enough!

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

Presented by:

You’ll learn about: • Occupancy rates

• Contractors and vendors

• Comprehensive marketing plans

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

• Sales team management and product readiness

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

• Consistent and ongoing resident communication

• Enforcement of company policy in compliance with laws and regulations Supervisor Nate Miley Fundraiser WCR-ARPB, 2020 President Ria Cotton and Officers

• Employment regulations and record keeping

• Resident retention and the maintenance of a positive company image

• Positive resident service and issue resolution

Rotary #3, Black History Month Committee

• Systematic employee evaluation

• Equitable treatment of current and potential residents

• Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance honestly and accurately

• Service request process • Apartment turnover process

Women's Council of Realtist Installation Attendees

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

Asian Real Estate Area East Bay, 2020 President, Paul Wong 24 RENTAL HOUSING

AREAEB Installlation Scholarship Recipient and members Ramona Chang & Georgia Richardson

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ebrha.com

For more information, visit naahq.org/CAM

*Member price Asian Real Estate Association Installation, EBRHA Members Fred Morse and Community Relations Advisor Georgia Richardson

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Renter FICO Scores Dropped, but it’s Not the Time To Worry

BY NICOLE SEIDNER

CREDIT CARD

‘Unscorables’ per quarter ranged between 11-12%.’ Unscorable’ applicants oftentimes have limited credit scoring data.

CIC has released credit, criminal and eviction data trends from 2019’s final quarter, October through December. The quarterly data analysis highlights the number of rental applicants that have criminal and eviction records on their tenant background checks, as well as the average FICO credit score. The analysis showed that, for the most part, many tenants had quite the holiday shopping trip.

This year, the amount of those scoring in the excellent range and very poor switched places as the year progressed, each one having around a quarter of the population on opposite ends of the year.

2019 was a wild ride!

THE YEAR AS A WHOLE Quarter 2 seems to be the best time of the year to rent out. That’s when the amount of people scoring excellent was at its highest point, almost at 30%.

That number is quickly cut in half by Q3. Excellent was the largest percentile for both Q1 and Q2, but in Q3 and Q4, Very Poor had the largest number of people with the downturn of the holiday season, making the snowy part of the year the worst time to rent out a vacancy.

It does give landlord’s some clarity.

If you have to fill a vacancy in July through December, adjust your expectations accordingly. Most likely, your applicants will have a lower score than desired.

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ALL ABOUT LAST QUARTER Last quarter, thirty-eight percent of applicants had a good or excellent credit score. While this section of rental applicants (those with a score of 701-850) still represents the largest pool of applicants, the number has dropped to just over a quarter. The number of those with very poor scores (those with a score of 300-540) increased, but by less than a percentile.

There is no way to say with confidence why someone’s score dropped.

A stranger can’t specifically state what happened to another person, but we can make plenty of educated guesses. Quarter 4 of the fiscal year is filled with massive holidays. Each holiday demands decorations. October demands an eerie vibe and lends itself to house parties,

costumes, trips to haunted houses or fright fests. People go all out with creating a creepy vibe. November needs mostly new decorations, several grocery store trips, its own hotline, more house fires than one could want, the best sales of the year for major purchases, and trips to family members.

purchases, many will find that their scores will return to what they normally are. It’s important to keep that in mind as you review your property’s rental criteria and potential renters. Right now may be a low period, but that’s is likely to change.

Both of these festive seasons all lead up to the Ultimate Festivity. Even though everyone just visited their family, they need to do it again, or use a new vacation as an excuse. The two weeks in winter that many schools have off give parents an excuse to splurge. And splurge they do, because December is the season of ‘giving.’ Many people use December holiday sales as an excuse to buy something that they wouldn’t during the rest of the year.

Aside from ski trips to Aspen, they buy that TV being advertised as ‘lower than ever’ or new kitchen gadgets. Because December is the time of giving, they make large financial decisions or a series of small ones that lead to mounting credit debt.

It’s not all bad news. While many dropped out of their score of Excellent and Very Good, their FICO rating will probably bounce back. CIC has seen this before – as they pay off their holiday

Upgrade Your Bathrooms with a New Acrylic Bath or Shower Enclosure System in One Day!*

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Installation of Acrylic enclosure (61.5" high), standard steel/porcelain bathtub, new drywall, ABS p-trap, ABS waste & overflow, dump off-site and sales tax at $2,109 Installation of Acrylic enclosure (71.25" high), center drain shower pan, new drywall, ABS p-trap, dump off-site and sales tax at $2,159

TUB ENCLOSURE

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Available options: Corner shelves, glass doors, valves & trims and window kits. We can also convert your existing bathtub into a shower, or ADA-Compliant barrier-free shower.

Prices are subject to change without notice

‘Unscorables’ per quarter ranged between 11-12%.’ Unscorable’ applicants oftentimes have limited credit scoring data.

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Bright White Enclosure No grout to trap mold & mildew Integrated soap dish Interlocking leak proof corner seams Reinforced, molded acrylic panels, 3/4” thick, that look like 4” ceramic tile with simulated grout lines

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American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installations work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises.

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The One-Stop Shop for Your Property’s Maintenance, Turnover, and Construction Needs

FRANK FIALA ROOFING, INC. All Types of Roofing & Repairs 15, 20, 25 Year Manufacturer’s Guarantee

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

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RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements *Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters

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TYPES OF INSURANCE: 1. Commercial & Residential Property - Office buildings - Multi-family dwellings - Duplex, Triplex - Rental homes - Apartments - HOA’s (Homeowners Associations) 2. General Liability - Bodily injury - Personal injury - Negligence

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Fast, Competent and Quality Work at Reasonable Rates • • • • • • •

Apartment Cleaning and Janitorial Services Apartment Turnover Cabinet and Countertop Replacement Code Enforcement Compliance Complete Property Renovations Deck & Walkway Repair/Replacement Earthquake Retrofitting

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Electrical Full Bathroom Remodel Full Kitchen Remodel Interior & Exterior Stair Replacement Plumbing Preventative Maintenance Rekeying–Locksmith Services

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ACTIVATE YOUR VOICE 1. EBRHA On Your Side Have you experienced a situation or ruling that you feel infringed on due process as a property owner?

We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www.ebrha.com 2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org.

3. Attorney Complaints The Office of Chief Trial Counsel reviews complaints of unethical conduct by attorneys licensed to practice in California (this includes Rent Board hearing officers and tenant attorneys engaged in suspicious misconduct).

To file a complaint, go to www.calbar.ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.

EBRHA IS HERE FOR YOU. KEEP US INFORMED ON ANY COMPLAINTS FILED WITH THESE AGENCIES.

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License No. 797467

Seismic & General Contractors

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

Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

• construction—all under one company.

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

• Screening, evaluation, engineering, construction, city sign-off • 20 plus years of experience with over 400 seismic retrofits completed.

A design-build company.

For inquiries, please contact Homy Sikaroudi, PhD, PE

EAST BAY RENTAL HOUSING ASSOCIATION COVID-19 COMMUNICATION – 3.18.20 The health and safety of our members, employees, and guests is always our top priority. While we already take many measures to ensure the East Bay Rental Housing Association (EBRHA) office is clean and safe for all, we are taking extra precautionary steps amid this flu season and growing concerns of COVID-19 (the “Coronavirus”).

1) We are asking all members, employees & guests to stay home if you are feeling sick with a cold or flu symptoms and allow at least 24 hours after you are fever-free before going out.

2) All classes and events are currently cancelled until further notice. We will send out notifi cations when classes and events will resume.

COMPLETE ELECTRIC Exit signs and Emergency back-up fixtures, Emergency calls, Expert trouble-shooting, Main service upgrades, Fuse boxes changed to breakers, GFCI plugs installed, Plugs grounded, Circuits added, Security lighting, Ambiance lighting, Garden/pathway lighting, Home and office remodels.

3) If you or someone you have close contact with are diagnosed with COVID-19 & you have been at the EBRHA office or an event, please inform the us immediately. We will not disclose your identity. But it will help us know how to inform others who may be at risk.

4) At this time, the EBRHA office is closed. The leadership will continue to monitor the CDC and Alameda County Public Health websites to determine appropriate next steps over the coming weeks/months.

What else can you do?

Lic. # 966283 Clay Bartley • (510) 325-7462 cmpltelctrc@gmail.com www.complete-electric.org

A) NO HAND SHAKING! Use a fist bump, slight bow, elbow bump, etc.

B) Use ONLY your knuckle to touch light switches, elevator buttons, etc. Lift the gasoline dispenser with a paper towel or use a disposable glove.

C) Open doors with your closed fist or hip – do not grasp the handle with your hand, unless there is no other way to open the door. This is especially important on bathroom and post office/commercial doors.

D) Use disinfectant wipes at the stores when they are available, including wiping the handles on grocery carts.

E) Avoid close contact with people who are sick.

F) Of course, wash your hands with soap for 10-20 seconds and/or use a greater than 60% alcohol-based hand sanitizer whenever you return home from ANY activity that involves locations where other people have been.

G) If possible, cough or sneeze into a disposable tissue and discard. Use your elbow only if you have to. The clothing on your elbow will contain infectious virus that can be passed on for up to a week or more!

H) Visit The Centers for Disease Control website for information about the Coronavirus.

WE WILL SEND OUT FURTHER COMMUNICATIONS AS WE LEARN MORE. BE WELL! ebrha.com

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community calendar

EVENTS & CLASSES

March

April

TUESDAY, MARCH 3RD Small Property Owner Roundtable Presented by: Wayne Rowland, EBRHA Board President Topic: The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common - or perhaps not so common - problems many of you may be facing.

EBRHA Members Only 4 p.m. - 5:00 p.m.

TUESDAY, APRIL 7TH Small Property Owner Roundtable Presented by: Wayne Rowland, EBRHA Board President Topic: The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common - or perhaps not so common - problems many of you may be facing.

EBRHA Members Only 4 p.m. - 5:00 p.m.

TUESDAY, MARCH 11TH Complying with Statewide Rent Control for 2020 Presented by: Attorney Brent Kernan, EBRHA Board Member Topic: This new class will focus on new housing laws in the new year. Such as AB 1482.

EBRHA Members Only 2 p.m. - 3 p.m.

WEDNESDAY, APRIL 16TH Rental Property Management (RPM) 103 Presented by: Aaron Young, EBRHA Board Member Topic: Rental Agreements & Addenda, Rent Control vs. Rent Regulation, Habitability Issues, Managing the Tenancy Free to EBRHA Members, Non-Members: $69 2 p.m. - 3 p.m.

WEDNESDAY, MARCH 18TH Rental Property Management (RPM) 102 Presented by: Aaron Young, EBRHA Board Member Topic: Rental Agreements & Addenda, Rent Control vs. Rent Regulation, Habitability Issues, Managing the Tenancy.

Free to EBRHA Members, Non-Members: $69 2 p.m. - 3 p.m.

SATURDAY, APRIL 18TH EBRHA Member Meeting Presenttations: Frank Pare – PF Wealth Management Group, LLC Topic: Frank will discuss retirement and savings strategies.

Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10 a.m. - Noon

SATURDAY, MARCH 21ST EBRHA Member Meeting Presenttations: Frank Pare – PF Wealth Management Group, LLC Topic: Frank will discuss retirement and savings strategies.

Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10 a.m. - Noon

WEDNESDAY, APRIL 22TH Property Management Q & A Presented by: Judy Shaw, EBRHA Board Member Come and get answers to property management questions from expert Judy Shaw.

EBRHA Members Only 2 p.m. - 3:30 p.m.

WEDNESDAY, MARCH 25TH Property Management Q & A Presented by: Judy Shaw, EBRHA Board Member Come and get answers to property management questions from expert Judy Shaw.

EBRHA Members Only 2 p.m. - 3:30 p.m.

THURSDAY, APRIL 30TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

THURSDAY, MARCH 26TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

Oakland RENT ADJUSTMENT PROGRAM FEE

Annual fees are $68 per unit and are due March 1. However, this fee has just been increased to $101. Owners are currently allowed to pass through $50.50 to tenants.

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

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2019-20 (3.5%) A CPI increase of 3.5% becomes effective on July 1, 2019. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date.

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

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

PERIOD

AMOUNT (%)

JULY 1 ‘19 - JUNE 30 ‘20. . . . . . . . . 3.5 JULY 1 ‘18 - JUNE 30 ‘19. . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18. . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17. . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16. . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15. . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14. . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13. . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12. . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11. . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10. . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09. . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08. . . . . . . . . 3.3 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE

FOR FURTHER INFORMATION CONTACT:

FORMULA

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

(70 % of Improvement Costs ÷ Number of Units) Useful Life of Improvement* *REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS. SEE USEFUL LIFE CHART ON CITY OF OAKLAND WEBSITE.

Berkeley RENT STABILIZATION BOARD FEES

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

RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST PERIOD AMOUNT BERKELEY RATES

DEC. 2018. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2016. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2015. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% FEDERAL RESERVE RATES

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

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

ANNUAL ALLOWABLE RENT INCREASE

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

ANNUAL ALLOWABLE RENT INCREASE

2020 (2.1%) PERIOD AMOUNT

Beginning in 1998, adjustments are not allowed for the year following a tenant’s initial occupancy. To obtain the maximum amount for a specific address, please use the “Rent Ceiling Database” calculator on Berkeley’s Rent Board website.

Visit www.ebrha.com/members to see previous adjustments.

2020. . . . . . . . . . . . . . . . . . . . . . . . 2.1% 2019. . . . . . . . . . . . . . . . . . . . . . . . 2.5% 2018. . . . . . . . . . . . . . . . . . . . . . . . 2.3% 2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:

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

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vendor directory — CONTACTS, PRODUCTS & SERVICES Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com

ACCOUNTING & TAX

The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com

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

Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com

Richards Law John Richards | 925-231-8104 www.richards-legal.com The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com

APPLIANCE SALES & PARTS

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

The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com

APPRAISERS

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

Zacks, Freedman & Patterson, PC Scott Freedman | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION

ARCHITECTURE

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

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

ASSOCIATIONS

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

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

Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com

Bridges Association of Realtors Davina Lara | 510-836-3000 oaklandberkeleyaor.com

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

Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 www.oaklandchamber.com

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

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

Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com Chase Bank Neil O’Callaghan | 415-315-8901 neil.ocallaghan@chase.net First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

ATTORNEYS — REAL ESTATE/CORP.

Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com

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

Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com

D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com

Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com

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

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

Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com

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

Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com

Dennis Phillips 510-816-4306 www.dapesq.com

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

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

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

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

Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com

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

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

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ebrha.com

vendor directory BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

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

FINANCIAL PLANNING

Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com

FIRE PROTECTION

INDOOR AIR QUALITY/MOLD & ODOR REMOVAL

All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com FLOOR COVERINGS

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

Zuo Serena Martin | 510-877-4087 www.zuomod.com GOVERNMENT AGENCIES

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

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

Tiffany Yang | 415-688-9869 hmak@sgdmllc.com

Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net

DOORS & GATES

HAULING SERVICES

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

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

CONSTRUCTION

Complete Electric Clay Bartley | 510-325-7462 www.complete-electric.org

A-One Construction Ginny Graydon | 510-347-5400 www.a-oneconstruction.com

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

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

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

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

ELEVATOR REPAIRS

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

APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

Paramount Elevator Corp.

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

HUMAN RESOURCES MANAGEMENT

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

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

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net East Bay Indoors Howard Oliver | 510-666-6711 www.ebindoors.com INSPECTIONS

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

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

Rich Hallock | 866-331-4790 www.greenspan-ai.com PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.com Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com Kelly Lux — State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com Pacific Diversified Insurance Richard Callaway | 925-788-5558 rcallaway@pdins.com INTERNET & PHONE SERVICE PROVIDERS

Common Networks Allan Ng | 510-480-6732 www.commonnetworks.com

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vendor directory Sonic Leah Gulley | 707-237-2459 www.sonic.com

PEST & VECTOR CONTROL

California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com

INTERCOMS & ACCESS CONTROLS

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

Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com

INVESTMENT OPPORTUNITIES

PLUMBING/WATER HEATERS

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

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

LAUNDRY EQUIPMENT

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

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

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

Innovative Coin K.P. Forrest | 510-259-1494 www.innovativelaundry.com

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

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

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

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

PROPERTY MAINTENANCE

ShinePay George Melcer | 732-763-6780 www.getshinepay.com

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

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

ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com

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

PROPERTY MAINTENANCE SOFTWARE

PACKAGE LOCKERS & DELIVERY MANAGEMENT

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

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

PROPERTY MANAGEMENT

PAINTERS

Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com

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

Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com

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

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| MARCH 2020 |

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

ebrha.com

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

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

4Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net

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

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

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

ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com

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

Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com

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

Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com

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

Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com

Lee & Associates Commercial Real Estate Michael Lopus | 925-239-1424 mlopus@lee-associates.com

Mynd Stacy Winship | 510-455-2667 www.mynd.co

Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com

OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com

Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com

PTLA Real Estate Group Page Roberson | 925-937-7400 www.ptlareg.com

Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com

Seville Real Estate and Management Maya Clark | 510-244-1289 www.sevillepropertymanagment.com

NAI Northern California - VP John Caronna | (415) 531-5225 jcaronna@nainorcal.com

Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com

NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com

Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com

NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com

Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.com

The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com

Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com

Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com

Western Management Property, Inc Leslie Penglis | 510-451-7194 www.westernmp.com

Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com

Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com

Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com

REAL ESTATE BROKERS & AGENTS

ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com

Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net5 Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com

RENT & MARKET RESEARCH

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

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com St. John & Associates Michael St. John | 510-845-8928 www.stjohnandassociates.net RENTAL SERVICES

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

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com

SGDM, LLC. Tiffany Yang | 415-688-9869 hmak@sgdmllc.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING

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

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

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

Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com

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

Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com

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

General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com

TREE SERVICE

SECURITY/SURVEILLANCE

Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com Nor-Cal Private Security Services Jimar Richardson | 209-534-6118 www.ncpsecurity.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com Stealth Monitoring Alex Godwin-Austen | 925-200-0823 aausten@stealthmonitoring.com SEISMIC CONSTRUCTION

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

Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com WASTE & RECYCLING MAINTENANCE

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com TrashScouts Peter Gella | 510-788-0462 www.trashscouts.com www.bawaste.com

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

| MARCH 2020 |

ebrha.com

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.

Effective. Efficient. Economical.

510-839-2067 TheEvictors.com

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