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Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | JULY 2013

ARE YOU PREPARED?

How soft story retrofits can save lives, protect assets and increase property values

PLUS: SF’S MANDATORY SOFT STORY RETROFIT ORDINANCE: IS THE EAST BAY NEXT? IT’S BETTER TO BE SAFE THAN SORRY IN CASE OF AN EARTHQUAKE


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MEMBERSHIP AND EDUCATION COORDINATOR

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Tori Blanca | ebrhaadmin@ebrha.com | x2 EBRHA OFFICERS PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge

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TREASURER Conor Murphy

Living With Uncertainty I 17

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SECRETARY Jack Schwartz EBRHA DIRECTORS

Bill Bagnell, Link Corkery, Reggie Hairston, Carmen Madden, Fred Morse, Rick Philips, Judy Shaw, Menna Tesfatsion, Mila Zelkha

EX Gilroy LO TE BY M NPUBLISHED PAUL AND BRIAN A TO F C. Rowland PWayne 101 MARC-AURELE R Santa Cruz IE RU TA PT BY WatsonvillePRODUCED Q UR UCommunications EBRHA Committee 1 AK E Monterey Tina Bocheff, E Esteban Cortez, Irina BY BISHWENDU K.

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PUBLICATIONS & COMMUNICATION PRODUCER

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DIRECTOR OF STRATEGIC PARTNERSHIPS

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Features & Columns

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Contents

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San Francisco’s urban areas Soft StoryExpanding Retrofit Ordinance

Bay

Monterey

Gelfenbeyn, Wayne C. Rowland EDITOR Tina Bocheff

Salinas ART DIRECTOR PRODUCTION Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

BY PATRICK OTELLINI

8

10

18

28

NEWS

City of Richmond Prepares for Potential Earthquake Hazards

30

ESQ. & A

A Reasonable Demand? BY VARIOUS AUTHORS

THE EDITOR’S MESSAGE

New is the New Normal BY TINA BOCHEFF

Events & Directory

ASK A PROPERTY MANAGER

34 THE GREEN SHEET 36  COMMUNITY CALENDAR 38  M EMBER DIRECTORY 42  M EMBERSHIP APPLICATION 42  A D INDEX

Following the Trash Trail BY SAM SOROKIN

MAXIMIZING ROI

Protect Your Cash Flow BY AON

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Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2013 by EBRHA. All rights reserved.

COVER PHOTO: HÅKAN DAHLSTRÖM

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PROTECT YOUR BOTTOM LINE

B.K. PAUL, S.E., C.E. B.K. Paul is the founder of ESI and has over 35 years of experience in civil and structural engineering and construction management in the commercial, industrial and residential sectors. B.K. obtained a B.S. in Civil Engineering from the Bangladesh University of Engineering and Technology, in 1973, and a M.S. in Structural Engineering from the University of California, Berkeley in 1980. B.K.’s broad experience includes designing solutions for apartment complexes, residential structures, multi-unit commercial properties and public projects.

BRIAN MARC-AURELE, P.E. Brian obtained a B.S. in Civil Engineering from California Polytechnic State University, San Luis Obispo in 2008, and has been with ESI for four years. Brian has strong experience managing commercial, residential and public retrofit projects, and specializes in designing solutions with steel, concrete, wood and prefab products requiring efficiency and material reuse.

PATRICK OTELLINI Patrick Otellini was appointed by San Francisco Mayor Ed Lee in October of 2012 as the director of the City’s new Earthquake Safety Implementation Program. He is an ICC Certified Building Inspector and a NFPA Certified Fire Protection Specialist. He brings over a decade of private sector experience in the building code and permit consulting field to City Hall. Patrick lives in San Francisco with his wife and two children.

ONLINE TENANT SCREENING

To Schedule an Appointment, Call (510) 893-9873 EBRHA provides members with low-cost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of May 2012, landlords can collect a maximum of $44.51 for an application fee. MEMBER PRICING Basic Report . . . . . . . . . . . . $13 Telecheck. . . . . . . . . . . . . . . . $6 Criminal and DMV checks are available, as well as social security traces.

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Fax Reports . . . . . . . . . Add $22

East Bay Rental Housing Association 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

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SAVE THE DATE

Wednesday, October 23, 2013 3:00 - 7:00 p.m. Christ the Light Cathedral Event Center 2121 Harrison Street, Oakland

Educational Workshops n Vendor Fair n New Venue Hosted Oktoberfest Reception Presented by the East Bay Rental Housing Association

To exhibit, contact Tina Bocheff at (510) 318-8303 or tbocheff@ebrha.com.


COLUMN

news 1, 2014. For more information, visit EBMUD’s website at www.ebmud.com.

The John F. McCarthy Memorial Bridge (also known as the Richmond–San Rafael Bridge) at night

City of Richmond Prepares for Potential Earthquake Hazards THE CITY OF RICHMOND PLANNING AND BUILDING SERVICES DEPART-

MENT is preparing an inventory of potential soft story buildings. The purpose of the inventory is to identify potential soft story buildings and to alert the property owners and tenants of the potential risk of damage and/or loss of life in an earthquake, in addition to assisting owners of soft story buildings in locating funding to retrofit the building. Another goal of the inventory is to promote public safety by identifying those buildings in the city which exhibit structural deficiencies, and by accurately determining the severity and extent of those deficiencies in relation to their potential for causing loss of life or injury.

EBMUD Approves Water Rate Increases Following a public hearing in June, the East Bay Municipal Utility District Board of Directors approved water rate increases necessary to “maintain ciritical infrastructure and to deliver the best drinking water to East Bay customers,” a release on EBMUD’s website stated. According to EBMUD, this action supports a two-year budget geared to protect the public’s $14 billion investment in the district’s massive water and wastewater system. It is expected that the plan will place EBMUD on more 8 RENTAL HOUSING

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stable financial ground on the heels of a drought, declining water sales and the negative impacts of cuts necessitated by years of national economic instability. EBMUD water rates will increase by 9.75% in Fiscal Year (FY) 2014, and 9.5% in FY15. The typical EBMUD water customer who averages 246 gallons daily would see an increase of $3.96 more each month in FY14 and $4.19 more monthly in FY15. Wastewater rates will increase by 9% in FY14 and 8.5% in FY15, representing an increase to the average wastewater customer of a little more than a dollar a month each budget year. The FY14 rates will be effective July 1, 2013 and the FY15 rates will be effective July

Last month, the Legislature acted on two extremely important pieces of legislation. The Senate rejected SB 603 (Leno), a bill that would have allowed tenants to sue landlords that “improperly” deduct any amount of money from security deposits. The bill was rigorously opposed by the EBRHA Political Action Committee (PAC) and members. Even though the bill was amended at the last minute to remove a requirement that all landlords pay tenants interest on security deposits, the bill remained objectionable to EBRHA. The bill would have created a new right of action for tenants to sue landlords who question lawful deductions from a security deposit, and for the actions of a previous landlord who did not transfer the deposit to the new landlord. In addition, the Assembly narrowly approved AB 1229 (Atkins), an inclusionary housing and rent control bill on a 41-28 vote margin (41 votes were required to approve the bill). The bill would allow local governments to mandate inclusionary housing laws (a law that requires developers and then owners to set aside at least 20 percent of all rental housing for low-income tenants for a period of at least 30-years) without allowing owners to set the rental rates when a new tenancy is created. The bill also would set-aside an extremely important court case which allows new rental construction from long-term price controls. Should the bill become law, the Costa Hawkins Act will be seriously adversely affected. AB 1229 will soon be heard in the Senate and EBRHA will continue to oppose the rent control measure.

Berkeley City Manager Proposes Anti-Tobacco Law in Multifamily Berkeley City Manager Christine Daniel has asked the Berkeley mayor and city council to adopt an ordinance that will prohibit tobacco smoking which involuntarily exposes neighbors

PHOTO: H. MICHAEL ARRIGHI, FLICKR.COM/PHOTOS/ARRIGHI/5748814388

EBRHA Helps Defeat Bill SB 603; AB 1229 Narrowly Approved


to secondhand smoke in all multi-unit housing, and to permit any tenant who is involuntarily exposed to tobacco smoke to terminate his or her lease without penalty if the landlord fails to include or enforce the non-smoking clause. If adopted, Berkeley may become the first rent-controlled city in the United States to ban second-hand tobacco smoke in all multi-unit housing. The following text is from a May 7 recommendation to the Berkeley mayor and city council members: “The proposed ordinance satisfies all of these goals by amending the City’s Tobacco Ordinance (BMC 12.70) to prohibit tobacco smoking which involuntarily exposes neighbors to secondhand smoke in all Berkeley multi-unit housing and to require all new leases to include a non-smoking clause. The ordinance applies to all residential units and indoor and outdoor spaces for the private use of the residents including balconies, patios, and storage units. The proposed ordinance exempts the use of medical marijuana from the prohibitions on smoking. Staff believes that if adopted, this would be the first ban on secondhand tobacco smoke in 100% of all multi-unit housing in a rent controlled city in the United States. Santa Monica passed the first smoke-free housing ordinance adopted by a city with rent control in California but it only applies to new vacancies and new buildings resulting in a delay of many years in a total ban in 100% of all multi-unit housing. The proposed ordinance will be enforced solely through private right of action due to the lack of sufficient resources or a viable source to fund more robust enforcement. Private right of action means residents of the same multifamily building who are personally affected by secondhand smoke will be able to take the smoking neighbor to court. Penalties for exposing fellow residents to secondhand smoke will be monetary damages of $100 to $250 for each occurrence. The ordinance also requires all new leases to include a non-smoking clause. A tenant will be able to terminate his or her lease without penalty if the tenant is involuntarily exposed to smoke because the landlord failed to include the clause in a new lease or enforce the clause.” The report can be accessed on the City of Berkeley website, www.ci.berkeley.ca.us/citycouncil. RH

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RENTAL HOUSING 9


COLUMN

the editor’s message

New is the New Normal Exciting changes are coming to EBRHA. BY TINA BOCHEFF The 2013 EBRHA Trade Expo will take place at Christ the Light Cathedral Event Center

I

am pleased to announce several exciting new (and improved) services, events and initiatives we are launching this year — all part of our commitment to continually improve your membership experience, increase your return on investment and reduce unnecessary headaches. Vendor Education Series Launched last month, this new series of complimentary workshops is designed for EBRHA vendor members, offering the latest tips to quickly grow your business. For your convenience, the workshops are being held at our office, from noon to 1:30 p.m., and lunch is included. The first workshop held in June — “Benefits and Branding” — was very well received. The next workshop, on July 18, is “Social Media Marketing” — the most popular and powerful marketing tool today, and the August 29 workshop is focused on email marketing. The presenter is marketing expert and content developer Pam May, Principal 10 RENTAL HOUSING

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of TechScribe Communications. Pam has over 15 years of experience in developing content and communication strategies for businesses, nonprofits and public agencies, and advises on how to use digital and offline communication to build rapport, attract prospects and grow business. See page 11 for more details, or simply register at www.ebrha. com/education.

lord/tenant attorneys, along with other timely, mission-critical topics. See page 7 for more details or go to www.ebrha. com/tradeexpo. “How Much Rent Should I Charge?” Starting July 1, members can now access instant, real-time rental market data, updated daily, at their finger-tips. Simply login to www.ebrha.com with your username and password and then click on the “How Much Rent Should I Charge?” icon. Enter your property address, unit size, amenities and you will see all the comparable rents within a specific radius of your building. This new service replaces the Market Rent Survey we published annually with data that is more timely. If you don’t have Internet access, feel free to come into our office and use the new member services computer workstation, or give us a call. Property Management Certification In September, we are launching NAA’s Certified Apartment Manager (CAM) training program. Whether you manage your own property, or are a management company with staff to train, this program is invaluable. The nationally recognized designation is designed for residential rental professionals who have at least one year of experience and want to advance their career in property management. The classes will be held in our office every Tuesday, starting September 10, for five consecutive weeks. See page 16 or register online at www.ebrha.com/education.

Trade Expo Based on feedback we received last year from both attendees and exhibitors, we have developed a new format for our 2013 Trade Expo: an afternoon/evening weekday Trade Expo Mixer on October 23. With an October date, the theme for this event — naturally — is Oktoberfest, and complimentary beer, wine, and food will be served. Along with the new format is a beautiful new venue: Christ Going Green(er) the Light Cathedral Event Center, on the EBRHA has a long history of being corner of Harrison and Grand overlookcommitted to all things Green, with the ing Oakland’s newly revitalized Lake annual Green (April) issue of Rental Merritt. In addition to being one of Housing and the monthly Green Sheet. Oakland’s newest landmark buildings, Putting EBRHA even further at the forethis venue is easy to access by car and front in multifamily real estate sustainpublic transportation. There is plenty of ability, July also marks the launch of low-cost street and onsite parking (and our Green Committee, chaired by new a loading dock for exhibitors). This board member Mila Zelkha, a social new date and time, Wednesday, Octoentrepreneur who combines architectural ber 23, from 3:00 p.m. to 7:00 p.m., design, green building practices, historic preserves precious Saturdays and will preservation and socially accommodate all work “Members can now responsible investing schedules. Of course, we access instant, realto help local communiwill continue to offer free time rental market ties in the Bay Area. See educational workshops, data, updated daily, page 34 for a preview of including Legal Q & A at their finger-tips.” what the committee is with our top-tier land-


NEW VENDOR EDUCATION SERIES

WORKSHOPS SOCIAL MEDIA MARKETING

Date: Thursday, July 18, 12 - 1:30 p.m. Presenter: Pam May Do you know how to use Social Media to amp-up Word of Mouth in getting new business? It’s not as simple as posting to Facebook or LinkedIn. Learn best practice techniques in leveraging social media for the greatest return on your marketing investment. EMAIL MARKETING

Date/Time: Thursday, August 29, 12 - 1:30 p.m. Presenter: Pam May Are you using email marketing to expand your business? If not, come learn how. If so, are you getting the open rate, click-throughs, and — most importantly — sales you expected? Learn how to use email marketing to its full potential and make sure your messages are compelling calls to action.

COMING THIS FALL

This series of complimentary workshops is designed for EBRHA vendor members, offering the latest tips to quickly boost your brand and accelerate your business. Space is limited, advance registration required. Lunch is included. For more information, contact Tina Bocheff at tbocheff@ebrha.com or 510-318-8303. Register at www.ebrha.com/education

ABOUT THE PRESENTERS PAM P. MAY

Principal, TechScribe Communications and Constant Contact Authorized Local Expert and Accredited Solution Provider Content Developer Pam May has over 15 years of experience in developing content and communication strategies for businesses, nonprofits and public agencies. She advises on how to use digital and offline communication to build rapport, attract prospects and grow business.

TRADE EXPO TIPS FOR SUCCESS

Date: September 2013 BECOME A QUICKBOOKS PRO

Date: October 2013 BRANDING INTENSIVE

Date: November 2013

TINA BOCHEFF

Director of Strategic Partnerships and Editor, EBRHA Tina Bocheff has over 10 years of experience in nonprofit fundraising, sales, and marketing communications. She is responsible for industry partner recruitment and development, advertising, exhibit sales, marketing and events. Tina is also the editor of Rental Housing, EBRHA’s monthly magazine.

REGISTER AT EBRHA.COM/EDUCATION


UPCOMING WORKSHOPS Landlord 102 D ATE & TIME SPEAKER PRICE TOPICS

WEDNESDAY, JULY 10; 2:00 P.M. - 3:30 P.M. Cathy Hayden, EBRHA Members: Free; Non-members: $69 • Business Licenses and Rent Board Fees • Lease Agreements • Security Deposits • Rent Increases • Addendums • Notices and more

NEW

Vendor Education Series: Social Media Marketing D ATE & TIME SPEAKER PRICE TOPICS

THURSDAY, JULY 18; 12:00 P.M. - 1:30 P.M. Pam May, TechScribe Free to EBRHA vendor members • Using Social Media to Amp Up Word-of-Mouth • Social Media Best Practices • Leveraging Social Media for the Greatest Return on Your Marketing Investment • Facebook, Twitter, LinkedIn, Yelp and Other Social Media Platforms

IN-DEPTH

Maximize Revenue Through Zero Vacancies D ATE & TIME SPEAKER PRICE TOPICS

THURSDAY, JULY 25; 2:00 P.M. - 3:30 P.M. Sam Sorokin, Premium Properties Members: $39; Non-members: $69 • Timing Your Vacancies: Winter vs. Summer • Strategies for Marketing Your Units • Showing Your Available Units • Tenant Screening and Discrimination • Benefits of Leases vs. Month-to-Month Agreements

Effective July 1, one-on-one phone and in-person consultation services will be available Monday - Friday from 10:00 a.m. to 4:00 p.m. The office will be closed for lunch from noon until 1:00 p.m.

New Online Registration at ebrha.com/education

All classes and workshops are held at the

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 360 22nd St., Suite 240 Oakland

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planning for 2013, and how you can get involved. New Summer Hours Effective July 1, one-on-one phone and in-person consultation services will be available Monday - Friday from 10:00 a.m. to 4:00 p.m., and the office will be closed for lunch from noon until 1:00 p.m. Tenant screening set-up and inperson screening is by appointment only. If you do not have an appointment, there may be a two-hour turnaround for dropin tenant screening services. As we head into August, we are slowing down a bit to prepare for a very busy fall. There will be no membership or political affairs meetings; However, workshops will continue. See page 36 for the events calendar or go to www.ebrha. com/education. We Need You! Finally, just a reminder that EBRHA is always looking for member volunteers for our many committees, including Political Advocacy, Membership, Education, Events and Green. These collaborative committees are driven by the board of directors, staff and members, and offer a wonderful opportunity to grow and shape both EBRHA and the industry at large. To learn more, contact our new Member Services and Education Coordinator, Tori Blanca, at tblanca@ebrha.com. Quick….how many times do you see the word “new” in this message? RH

Tina Bocheff is EBRHA’s Director of Strategic Partnerships and the editor of Rental Housing magazine. She can be reached at (510) 318-8303 or tbocheff@ebrha.com.


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all things property management

Better Safe Than Sorry Do you have an emergency preparedness plan for your property in case of a disaster? BY GEOFF ROBERTS you will also need a solid plan of action for yourself and/or other responsible parties. Know what tasks must be performed and who is responsible for completing them.

W

e all had it drilled into our heads as kids: better safe than sorry! Whether it was through fire drills or being told to wear a helmet when riding my bike, hearing this phrase is amongst my earliest memories. It may sound elementary, but it’s still true. And the same goes for your property. Having property emergency preparedness plans in place will help mitigate damage and protect the safety of your tenants in case of an unexpected event. What Kind of Plan Do I Need? You will need to have a plan on hand in the event of fires, floods, earthquakes and other unforeseen emergencies that may potentially apply to your region. Tenants need to know not only how to evacuate the building, but also what to do in cases where they must remain in the building as a disastrous event occurs. In addition to outlining what residents should do in case of emergency, 14 RENTAL HOUSING

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is critical that landlords have a plan for earthquake safety. The American Red Cross defines an earthquake as a sudden, rapid shaking of the earth caused by the breaking and shifting of rock beneath the earth’s surface. They strike suddenly, without warning, and they can occur at any time of the year, day or night. The American Red Cross advises that you contact your local emergency management office, state geological survey or department of natural resources to determine if you are at increased risk from earthquakes. In general, mobile homes and homes not attached to their foundations are at particular risk during an earthquake, and buildings with foundations resting on landfill and other unstable soils are at increased risk of damage. Soft-story story structures are also at a great disadvantage because of a critical structural flaw. To learn more about soft story structures, see page 20. The American Red Cross has resources available for landlords and tenants, including an earthquake safety checklist that includes tips on what to do before and after an earthquake. For example, landlords and tenants should identify “safe spots” in case of an earthquake and disseminate this information to tenants. According to the American Red Cross, doorways are not always stronger or safer than any other part of building structures. During an earthquake, the American Red Cross advises to get under a sturdy piece of furniture and hold on. This will provide some protection from falling objects that can injure people during an earthquake. Landlords can contact the American Red Cross for more tips on earthquake safety.

Create Emergency Plans for Your Property Your insurance agent, local fire department, local police department, and Red Cross may all have resources that can help you formulate your own emergency preparedness program. Additionally, professional property management associations, networking groups or colleagues may be able to provide guidance. With that in mind, following are some items every emergency preparedness plan should cover: 1) Know how 911 is notified in case of emergency—you may well have detection systems (such as fire alarms) that will trigger this but, if not, know who is responsible for contacting 911 and how to best ensure such calls are placed as quickly as possible 2) Clearly mark all emergency exits and fire-safe stairwells. If your property is large, place diagrams where tenants Preparing for Fires can clearly find them, It is extremely imporsuch as near elevators. “Of course, we all tant to make sure fire hope that none of extinguishers are stratePreparing for these plans will gically placed throughEarthquakes ever have to be out the property and are It is expected that the put into action. But clearly visible. Also, be next Bay Area earthfor your own and sure they are checked quake will be closer to your tenants’ best on at least an annual the magnitude of the interest, it’s vital to basis—your local fire earthquake of 1906 than know exactly what department should 1989. Because of this, it to do…just in case.” be able to help with

PHOTO: FLICKR USER GLOBAL X

COLUMN


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this. All landlords should have explicit, easy-to-read instructions about how a fire extinguisher should be used clearly displayed next to extinguishers. Consider designating a fire warden on the property to account for all tenants and make sure necessary actions are taken. If a landlord does not live on the premises, these duties can potentially be designated to a responsible tenant. Make sure you are aware of any residents who may have difficulty evacuating,

such as the elderly or handicapped. Also, make sure tenants know to close all doors behind them to stop the fire from spreading and not to use elevators. Landlords can suggest that residents with pets place decals indicating they have a pet on unit doors or windows so that emergency services know to look for pets should a rescue be necessary. Such stickers can be found at your local SPCA, fire department, alarm company or online.

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Make sure all tenants have emergency numbers on-hand to reference. This should include the fire department, police department (a general non-emergency number for cases when 911 is not necessary), poison control and a property management company number that can be used during off-business hours. Other Suggestions In addition, landlords should know how to shut off water, gas and electricity and what to do in case of power failure (garage doors, elevators, etc.). Keeping a wrench and other tools handy for that purpose can be extremely helpful. Because local laws differ from city-tocity, landlords should learn about local seismic building standards and land use codes before they begin new construction. Finally, landlords should keep an maintain an emergency supplies kit in an easy-to-access location in case of any emergency or accident. Educating Tenants Provide all tenants with pertinent emergency preparedness information upon move-in when all other paperwork is distributed. Landlords can visit http://www. redcross.org for emergency preparedness resources, checklists and more. In addition to this, you will also want to update them in writing on an as-necessary basis when information changes. It may also be worth re-distributing this information on an annual basis to make sure it doesn’t get lost in the shuffle as time goes on. Of course, we all hope that none of these plans will ever have to be put into action. But for your own and your tenants’ best interest, it’s vital to know exactly what to do … just in case. RH

Geoff Roberts is responsible for marketing at Buildium. He can be reached at geoff@buildium. com. Buildium is a property management software as a service (SaaS) company. Buildium’s online Property Management, Landlord, and Association versions provide managers and owners with full general ledger accounting, budgeting, secure online payments, maintenance request management, Craigslist vacancy listing integration and access for renters, property owners, board members plus more. Article reprinted with permission from Buildium.


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COLUMN

ask a property manager few hauling charges to pay for one.

Q

How do you best evaluate a prospective tenant? Is credit score the most important factor?

Following the Trash Trail

How can a landlord determine who is dumping debris in common areas? BY SAM SOROKIN residents asking them if they put it there. Let them know that you wanted to ask them before asking the neighbors. Let them know what the hauling charge is and to recommend that they contact you in advance before putting it on the street. In addition, they should consider contacting charitable organizations who might pick it up for free. Certainly, if nobody takes responsibility, I would contact the neighbors across the street and ask

Q

One of my tenants is doing some spring cleaning, and residents are complaining about furniture and other items being dumped in common areas and on the sidewalk. No one seems to know — or is willing to tell me — which tenant is responsible. What can I do?

A

You have a responsibility to make sure that your property is not blighted. So, when you see an item on the street, unfortunately, you will need to haul it away. The question is who is responsible. The first thing to do is ask. I would send out a short email to the 18 RENTAL HOUSING

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them. One other way to solve this problem is by installing surveillance cameras. This is great because it makes residents feel a little more secure, which is selling point. But, we have found, that in reality if you catch somebody breaking into a car on camera, you can give the footage to the police, but unless they are a known criminal, it is likely that it won’t solve the crime. However, if you catch a resident placing their sofa on the street, you will know exactly who it was and you have the proof. Basic surveillance cameras are so cheap these days that it only takes a

In order to be assured that you are not violating any fair housing or discrimination laws, it is important that you establish a written policy to approve a prospective resident. Frankly, so long as no criteria violates the law, you can come up with a policy based on your experience. The key is that once you establish your policy or rental standards, you follow it each and every time — no exceptions! But subjective criteria, such as how nice a person was at the showing, can be difficult to document and prove in the event there is a dispute. Did you not rent to them because they were rude or because they have two kids? It’s hard to prove one way or another! There have been huge legal awards in the past, so be careful. We have established a four-page policy that provides a comprehensive list of how a person can be approved depending on their specific situation. You can find a copy of our entire policy on our website at www.premiumpd.com. In addition, EBRHA has sample rental standards you can use. No matter how large or small a property owner you are, you should have a written policy. The basic premise of tenant screening is to assume that a prospective resident won’t meet your rental standards or criteria. You should then do your due diligence to prove that this is not the case and that — in fact — the resident qualifies under your policy. Remember, 100% of residents who were just evicted from their homes are now looking for new places to live. You don’t want to be that property owner who rents to them. So, be thorough and diligent. Certainly, credit is an important data point. But, we find that income and tenancy/eviction history are even more important. Whether it is right or wrong, residents will usually pay their rent before their credit card bills. In addition, there is a crisis in this country when it comes to medical bills, student loans and now

PHOTO: CHRIS WAITS

A


mortgages, which bring credit scores way down. The most important factor is that positive tenancy reference. Certainly, ask references the basics, like did they pay their rent on time or whether there were any complaints. But, also ask whether they would rent to them again. Any negative reference, deny the resident. Though, be wary of current property owners who may be giving a positive reference in order to help get rid of their bad resident. That is why it is important to go back four years, if at all possible.

Q

With mandatory recycling laws in place (for 5+ buildings), I have developed what I thought was a good recycling program, but I’m still having trouble getting the tenants on board. Suggestions?

A

Trash has always been a struggle. Just getting every resident to put the trash inside the receptacle can be a challenge, let alone recycling it. But it is really

important that we all do our part. Really, the key to this is communication. It is important for residents to understand why they should recycle and how it helps the environment. In addition, it is important that they understand how to recycle. Each city has different policies as to what can be recycled and how. For example, Oakland has comingled recycling, where by you put everything in one can. In Berkeley, you have to sort your recyclables. With plastic, it’s important to know which type can be recycled. You may want to consider putting some signs above the cans to clarify what goes where. If it is too confusing, it is just faster and easier to put it in the trash. For smaller buildings, you may want to consider incentivizing your residents. In most cities, recycling is free, which is subsidized by the trash fees. So, reducing the amount of trash can increase the bottom line. You may want to figure out how much the next size down in dumpster will save you each month. You can then have

a contest whereby if the building meets the goal, there could be some sort of prize, like free movie tickets. Try to make it fun. In larger buildings, it is harder to get everyone on board. Though, if your building has a surveillance system, consider putting a camera facing the trash area. Then put a sign that says under surveillance. This is certainly good for security, but it also lets residents know that the management is watching the trash area. If you go to the dumpster and see a sofa taking up all the space, you can go to your camera and find out who did it and charge them a hauling fee. RH The information contained in this article is general in nature. Consult the assistance of an attorney or professional for any specific problem. Sam Sorokin is the founder and managing partner of Premium Properties (www. premiumpd.com), a local real estate property management, leasing and investment company founded in 2002. The firm’s management and investment portfolio includes over 600 units, all in Berkeley and Oakland. Sam can be reached at sam@premiumpd.com or 510-594-0794.

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East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

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Living With Uncertainty Investing in soft-story building retrofits now can prevent serious injury and loss of life in the case of a major earthquake. BY B.K. PAUL AND BRIAN MARC-AURELE

SOURCE: UNITED STATES GEOLOGICAL SURVEY

T

here are many potential natural disasters that could strike the Bay Area. Among all the potential disasters, arguably the one that people lose the most sleep over is the next big earthquake. The U.S. Geological Survey (USGS) in 2008 calculated the chance of a Bay Area earthquake, magnitude 6.7 or greater, in the next 30 years to be 63%. While a large earthquake would threaten every structure’s soundness, soft-story story structures are at a disadvantage because of a critical structural flaw. As a result, soft-story structures are more susceptible to significant property damage in the event of a large magnitude earthquake, resulting in rental income loss and possible loss of life. The question of a large magnitude earthquake is not “if” but “when,” and given this, building owners need to ask themselves if they are ready and what their acceptable amount of risk is.

irregularity is defined to exist where there is a story in which the lateral stiffness is less than 70% of that in the story above or less than 80% of the average stiffness of the three stories above.” This typically means a residential multi-family low-rise building, usually constructed with wood, with five or more units, built before 1990 with large openings on the ground floor. Large ground floor openings usually take the form of tuck-under parking and occasionally large windows in retail space. Soft-story construction was very popular in the 1950s and 1960s due to its cheap and efficient land use and cheap construction cost, as excavation was typically not required to create parking under a building. While these buildings are typically structurally sound when supporting loads from gravity, they become unstable when large lateral loads from earthquakes affect the structure. Due to the lack of solid walls or other lateral load resisting systems such as shear walls or steel frames on the ground floor, earthquake forces generated from the weight of the roof and upper levels are unable to be safely transferred to the foundation. The lack of stiffness in the soft-story can lead to catastrophic failure in the ground floor walls, causing the building to collapse. The critical structural flaw with soft-story structures was highlighted after the 1994 Northridge earthquake, San Jose’s “The Apartment Owner’s Guild to Earthquake Safety” handbook states that 2,700 multi-family dwellings were vacated

UNDER CALIFORNIA LAW, BUILDING OWNERS MAY BE RESPONSIBLE AND HELD LIABLE FOR TENANT SAFETY, EVEN IF THE OWNER IS UNAWARE OF DEFICIENCIES IN THE STRUCTURE.

What is “Soft-Story”?

According to Earthquake Engineering Research Institute’s (EERI) Quake ’06 Soft Story Fact Sheet, one in every six multi-family residential buildings in the Bay Area is a softstory building. The Association of Bay Area Governments (ABAG) estimates the number of soft-story buildings in Oakland, Berkeley, and Alameda to be 1479, 400 and 300 respectively. What exactly is a soft-story structure and does your building meet the description? Referencing the California Building Code, a “soft-story

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Retrofitting Your Building

If a building owner chooses to retrofit their building, the International Existing Building Code only requires a retrofit of the soft-story level, typically only the ground floor. While it is possible to retrofit the entire building, the work would be much more expensive and there would be significant disturbance to tenants—with the expectation that some tenants may need to be relocated. It is important to stress that if a building owner retrofits their building to the current standards, their building should not collapse in a major earthquake. It does not mean that the building would necessarily be habitable after a major earthquake. The objective of soft-story retrofits is to strengthen, at minimum, the ground level structural systems so the building will in theory resist minor level earthquakes without damage, resist moderate level earthquakes without structural damage but possibly some non-structural damage to finishes, and resist high level earthquakes without collapse, but with possibly some structural damage and non-structural damage to finishes. A typical retrofit scheme involves bracing the existing ground floor wood walls with plywood shear walls, or prefab steel panels if space is limited. In areas where tuck-under parking or large openings are located, steel frames can be built around a number of the openings to preserve the original structure’s parking, store front or other amenities. Steel frames can be either a moment frame — 22 RENTAL HOUSING

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which looks like an inverted ”U” made from steel beams, or a braced frame — which can look like an “X” or tilted “K” made from steel members.

Consulting an Expert

To go about retrofitting a building, it is important to consult an engineer with relevant experience in soft-story retrofit design and construction. The first step for the engineer is to review any available construction plans for the building and previous upgrades or retrofits. However, in most cases, this information is not available. In addition to reviewing existing documents, the engineer would make a site visit to assess the existing lateral force resisting system, and develop a detailed building layout plan showing the location of walls, posts, openings, parking spaces, storefront windows and other physical constraints that may impact the implementation of various possible retrofits on the ground floor. However, it is also important to note the location of walls above the soft-story level to see if there are any offsets in the bearing walls that would impact how the earthquake induced loads from the roof and upper levels are transferred to the ground floor. In some situations sampling and testing of existing concrete structures may be necessary to help assess the strength and condition of existing structural components. Based on the site information, the engineer would try to develop a conceptual structural retrofit that would not compromise the existing building configuration and meet the strength and stiffness requirements of the building code. This would involve choosing from several possible structural systems that may or may not be appropriate for a given structure. Choosing an inappropriate or inefficient retrofit system could cost the owner thousands of dollars. With a preliminary retrofit scheme in place, the engineer would design each retrofit component based on the equivalent earthquake force. The equivalent earthquake force is based on the approximate building weight multiplied by the ground pseudo-acceleration. The pseudo-acceleration is based on the site location and statistical data compiled by the USGS National Seismic Hazard Maps. Computer models or hand calculations would be used to calculate and distribute forces to each roof and floor level. Keep in mind that the forces are cumulative from top down. Therefore, the force at ground level is the total force of the entire building. Heavier building materials such as concrete and stucco generate greater forces than a similar size building with wood floors and sidings. Retrofit elements that an engineer may prescribe include: plywood shear walls, metal hardware, steel moment or braced frames, and new concrete foundations as deemed required. In some cases there may be minor changes to the building appearance due to the retrofit. In addition to checking that the retrofit scheme has enough strength, it is also importing to check that the building does not drift too much in the event of an earthquake. The retrofit structural systems must have enough stiffness to limit story drift, which is the displacement of one story relative to the story above or below. Excessive story drift can lead to structural instability in the event of an earthquake.

PHOTO: UNITED STATES GEOLOGICAL SURVEY

or had significant structural damage. As a result, several Bay Area cities have taken action to quantify and assess soft-story risk in their jurisdiction. Cities like Berkeley, Oakland, Fremont, and Alameda have taken an invenDamage to a soft-store building after the Loma Prieta earthquake. tory of their softstory buildings. Notices have been sent to building owners and in-depth engineering reports have been required by soft-story building owners in Fremont and Berkeley. At this moment none of the cities with a soft-story ordinance are requiring building owners to retrofit their buildings. However, in Berkeley, 10% of the building owners on the soft-story list elected to retrofit their building. Following a retrofit, the build is removed from the soft-story list and the building owner and tenants can have more peace-of-mind. The City of Richmond is preparing an inventory of potential soft story buildings in the city to identify potential soft story buildings and to alert the property owners and tenants of the potential risk of damage and/or loss of life in an earthquake.


following a major earthquake.

THE ASSOCIATION OF BAY AREA GOVERNMENTS ESTIMATES THE NUMBER OF SOFT-STORY BUILDINGS IN OAKLAND, BERKELEY AND ALAMEDA TO BE 1479, 400 AND 300 RESPECTIVELY. Funding a Retrofit

While there are some similarities among soft-story buildings, most soft-story structures are unique in their configuration and therefore require a custom designed retrofit. EERI’s Quake ’06 Soft Story Fact Sheet lists that the typical cost for a soft-story retrofit to meet current code requirements is around $3,000 to $9,000 per unit, or $4 to $10 per square foot. The wide fluctuation of soft-story buildings in term of size and complexity is the reason for the wide spread in typical construction costs. However, according to ABAG, researchers at Caltech have determined that for every dollar spent on retrofitting now, owners could expect to save up to $7 in property and income loss

The Plain Truth

The next major earthquake is an inevitable consequence of living in the Bay Area, and owning a soft-story building increases the risk of losing property and life. East Bay cities, at the moment, are not mandating retrofits of multi-family soft-story buildings. However, it is in a building owner’s best interest to protect their investment and the lives of the people inside. In addition, under California law, building owners may be responsible and held liable for tenant safety, even if the owner is unaware of deficiencies in the structure. Investing in a soft-story retrofit now significantly increases the chance of preventing serious injury and loss of life for building occupants, and may preserve property investments and income in the event of a major earthquake. When living with uncertainty, the sooner we, as a community, take action to mitigate risk from a large earthquake, the more resilient the community will be. RH BK (founder) and Brian are with Earthquake and Structures, Inc. (ESI), an Oakland-based civil/structural engineering company. ESI has been in business doing retrofit and new construction designs for over 25 years. They can be reached at brian@esiengineers.com and bk@esiengineers.com.

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(510) 601-1065

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bk@esiengineers.com

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FEATURE

SAN FRANCISCO’S

SOFT STORY RETROFIT ORDINANCE

The City of San Francisco leads the way in implementing an ordinance that will increase the safety of 58,000 residents. BY PATRICK OTELLINI

O

n April 18, 2013, the 107th anniversary of San Francisco’s largest disaster, the 1906 earthquake, Mayor Ed Lee signed into law the Mandatory Soft Story Retrofit Ordinance. This groundbreaking legislation greatly moves the City forward on its goal of becoming more resilient, allowing the City to recover more quickly and easily when the next earthquake occurs. This ordinance amends the San Francisco Building Code adding Chapter 34B, requiring the retrofit of all wood-frame buildings with two or more stories over a soft story. Additionally, these buildings must contain five or more residential dwelling units where the construction permit was applied for prior to January 1, 1978. According to the Community Action Plan for Seismic Safety (CAPSS) analysis, there are believed to be approximately 4,300 wood-frame buildings in San Francisco. The analysis also determined that over 2,800 of these buildings will require retrofit all over San Francisco including the Mission, Western Addition, Richmond, North Beach and the Marina. Many of the City’s neighborhoods witnessed the widespread damage of soft story buildings during the 1989 Loma Prieta earthquake. Soft story residential building collapses were the source of 7,000 of the 16,000 housing units rendered uninhabitable. Alarmingly, the Association of Bay Area Governments estimates that soft-story residential buildings will be responsible for 66% of uninhabitable housing following a seismic event on the Hayward fault. As they now stand, 43 to 85 percent of these ordinance-targeted buildings would be red-tagged after a strong earthquake. The CAPSS study estimates that upon retrofit, collapses should be reduced to less than one percent of these buildings. It is critical to remember that the 1906 quake recorded 16 times the energy released of Loma Prieta and the next event could be closer to the magnitude of 1906 than 1989. Acting quickly is essential to increase chances of the survival of San Francisco’s infrastructure and the human lives that inhabit it. San Francisco’s Mandatory Soft Story Retrofit Ordinance 26 RENTAL HOUSING

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is part of the larger City effort to protect the City against the impacts of these likely seismic events. The Earthquake Safety Implementation Program (ESIP) began in 2012 to implement the recommendations of the CAPSS study, a 10-year study that determined the likely impacts of earthquakes to strike San Francisco and their associated risks. To help draft and implement this ordinance, as well as carry out the ESIP objectives, the Earthquake Safety Working Group was created. The working group is open to the public and meets regularly to discuss progress and identify potential problems. The San Francisco Apartment Association (SFAA) played a critical role in assisting with expediting this process by actively participating in all the meetings and offering suggestions and insights on issues surrounding this ordinance and its implementation. Ordinance Timeframe Starting in late fall to early winter of 2013 a screening form, notice, and instructions will be sent to all buildings that are within the scope of the ordinance, according to Department of Building Inspection records. These forms, which will be sent to the same address as the annual property tax bill, will be completed by a licensed design professional. The screening form allows an owner to opt out because their property is out of the scope of the ordinance, or previous work has been completed under the City’s voluntary soft story retrofit program. If the building is within the scope of the ordinance, the owner will work with a structural engineer to determine the steps necessary to comply with the ordinance using the tiered compliance timeframe. The City will be working closely with SFAA and other partners to ensure this process is cost effective and simple to navigate. See the table with the required timeframes to the right. As the table indicates, each subsequent tier will have one additional year to complete the mandated work and in seven years the process should be completed. Largely this work will be contained within the first story, not displacing residents. The City is working to develop procedures that will


ease the impacts of this ordinance. Funding Retrofits The Earthquake Safety Working Group’s Finance Subcommittee is working with lenders around the city and helping to make financing this work as painless as possible. While our private banking partners have answered the Mayor’s call to provide a menu of comprehensive financing options, the city will also create a “Soft Story Financing Program” to assist in the process. On average, the retrofits will cost between $60,000 and $130,000. Because this structural work is required by law, the cost will be allowed 100% passthrough from landowners to tenants under existing rent control laws. Supervisor Jane Kim has made an amendment to the ordinance mandating the distribution of hardship application procedures in the form of a notice to each affected unit. The hardship process itself will be amended within a year of the effective date of this ordinance to help tenants navigate this process. Moreover, a recent study titled “Soft Story Risk Reduction: Lessons from the Berkeley Data” has shown that after retrofitting a soft story building, the value on the building actually increases and can end up paying for the retrofit over time. Ultimately, though, the investment of time, energy and money before an earthquake is a fraction of the cost of repairing or replacing damaged buildings after an earthquake. This preemptive work will provide safety for the 2,000 businesses employing 7,000 people occupying these buildings, contribute to sustainability through conservation of resources and speed up the City’s recovery time after an earthquake. Most importantly, this work will allow the 58,000 San Franciscans who live in these dangerous buildings to survive the coming disaster and remain in their homes during the City’s recovery. RH

Required Compliance Timeframes The table below highlights the required ordinance compliance timeframes. As the table indicates, each subsequent tier will have one additional year to complete the mandated work, and in seven years, the process should be completed. Largely, this work will be contained within the first story, not displacing residents.

Compliance Tier

Tier I

Tier II

Tier III

For more information, go to www. sfcapss.org/softstory. See page 20 for an update on soft-story retrofit status in the East Bay. Tier IV Patrick Otellini is the Director of Earthquake Safety of the Earthquake Safety Implementation Program in San Francisco. He can be reached at (415) 554-5404 or patrick.otellini@sfgov.org.

Building Type

Assembly and educational occupancies and assisted living facilities Buildings with 15 or more Dwelling Units Buildings not falling within the definition of another tier Ground floor commercial and retail occupancies and buildings in mapped liquefaction zones

Photo: Earthquake and Structures, Inc.

Submission of Screening Form And Optional Evaluation Form

Submittal of Permit Application with Plans for Seismic Retrofit Work

Completion of Work And Issuance of CFC (Total Years)

Year 1

Year 2

Year 4

Year 1

Year 3

Year 5

Year 1

Year 4

Year 6

Year 1

Year 5

Year 7

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RENTAL HOUSING 27


COLUMN

maximizing roi

Protect Your Cash Flow

Risk scoring, screening and insurance can help landlords secure their investments. BY AON

I

f you’re a landlord, whether you have one rental unit or 500, you probably perform some type of tenant screening in an effort to protect your finances and your property. Some landlords perform credit checks, and some simply “go with their gut” when choosing a tenant. However, statistical information suggests that landlords aren’t doing enough to prevent rent default action, nor are they taking the steps to help protect them in the event a default does occur. Landlords who aren’t performing adequate tenant screenings are likely unaware of the sheer number of default actions that take place every year. Landlords frequently enter into transactions while doing little to no due diligence. Know Your Risk A recent My REI Advisor webcast discussion with industry experts illustrated how rent default actions can impact a landlord’s time, resources and finances. According to Bagrat Bayburtian, Vice President of Product Solutions for CoreLogic, there are approximately 2.2 million landlord-tenant court cases filed every year. This does not include those disputes that were negotiated by the landlord and tenant outside of court. With an estimated 40 million rental units across the United States, it’s apparent that at least 5.5% of all rental units in the U.S. go through a landlord-tenant 28 RENTAL HOUSING

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court action every year. Landlords should know how much risk they are assuming with their tenants, and they can by using screening technologies that utilize statistical models that measure applicants on a scale predicting their likelihood to default on their rent. Information collected on an individual applicant’s alternative credit record, sub-prime history, collection records and court records gives landlords a “risk-score.” This risk score provides landlords with information on the likelihood a tenant will default.

to several months, reasonable risk can quickly evolve into a financial disaster, leaving a landlord having to pay for mortgage, legal expenses, and in some cases, damage to their rental property. Along with performing adequate screenings on potential tenants, insurance is another key tool landlords can utilize to help protect against financial loss as a result of default. According to Bryan Kinsey, Account Executive with Aon Rent Protect, default situations may occur regardless of how stringent your screening policies are. In an unpredictable economy, even reliable tenants lose their jobs and struggle with financial hardships, leaving the landlord to pick up the pieces after a rent default occurs. Residential rental default insurance has been used overseas by landlords for many years to help protect them against the risks associated with tenant rent default and related court costs, and operates as a cash flow safety net if the worst should happen. The insurance offers reimbursement to landlords for unpaid rent in the event of a default, as well as up to $1,000 in certain legal costs reimbursement if eviction becomes necessary. Learn more about rent protection insurance at www.aonrentprotect.com/ EBRHA.

Have a Safety Net Measuring tenant risk differs from measuring financial risk. While it’s apparent Rent Insurance that tenant screening is vital to both small While 5.5% may sound like a reasonand large landlords, so is protecting your able risk to assume, until you consider cash flow. Rent protection insurance is a that a typical residential lease represents valuable, inexpensive (premiums average anywhere from $10,000 to $20,000 $21 a month*) tool to help you achieve in financial transactions. The national this safety net. In conjunction with risk average monthly rent is $800, totaling scoring and other screening methods, $10,000 per year. The metropolitan landlords can not only protect their finanaverage monthly rent is $1,600, totaling cial investment, but can also utilize these a $20,000 annual commitment, a sizetools to grow a more able financial transaction “Along with perprofitable business. RH to say the least. forming adequate Furthermore, consider screenings on potenthat many landlords tial tenants, insur*Aon Rent Protect premiums are actively paying a vary based on monthly rent. ance is another key mortgage on their rental Aon is a leading provider tool landlords can properties, exposing them of innovative insurance and utilize to help prorisk management solutions to increased financial individuals and corporatect against financial to hazards. With eviction tions around the world.. loss as a result of processes taking anyThey can be reached at default.” 1-888-722-2172 where from a few weeks


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DO YOU KNOW IF YOUR INSURANCE POLICY HAS THESE IMPORTANT COVERAGES? R Wrongful Eviction R Loss of Rent R Building Code Upgrade R Loss of Value If you are not sure, come in or call for a free review and a free quote. It may be time to upgrade your policy. Call or email today for an appointment.

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3011 Sacramento St., Berkeley, CA 94702 (510) 527-8700 www.acrebayarea.com ebrha.com

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RENTAL HOUSING 29


esq. & a

A Reasonable Demand?

Are landlords required to install metal bars outside of windows on the second floor? BY VARIOUS AUTHORS

Q

Two of my tenants recently had their separate units broken into and some of their property was stolen. Now, several tenants in my building are asking me to install metal bars outside of their windows for protection, including tenants who live upstairs. Is this reasonable? What are my obligations as a landlord?

A

One of the primary duties of a landlord is to maintain rental property in a safe and habitable condition. Having adequate security measures in place helps reduce potential liability for injury claims and makes good business sense. California Civil Code Section 1941.3 states that a landlord must “install and maintain an operable dead bolt lock on each main swinging entry door of a dwelling unit and “install and maintain 30 RENTAL HOUSING

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operable window security or locking devices for windows that are designed to be opened.” These rules may be expanded by other codes such as local building codes. However, a landlord does not have a specific statutory duty to install window bars. Even though you may not have such a statutory duty, there is a general duty to implement reasonable security measures to protect tenants from foreseeable crimes. To determine if window bars should be installed, you’ll need to look at all of the circumstances. This will give you a clear picture of the situation and help you decide whether the likelihood of future similar crimes warrants moving forward with the installation. First, conduct a thorough investigation to determine how the burglaries occurred. Inspect the property and make sure that it meets or exceeds the basic security standards imposed by state and local codes with regard to deadbolt locks, window locks and proper lighting. Consult with the police, neighbors and security vendors for solutions and information about crime in the neighborhood. Next, consider the following factors: your property inspection results, how the two prior burglaries occurred, the crime rate in the neighborhood, your knowledge of similar incidents in the area, any complaints about security from tenants or others, security mea-

sures already in place, recommendations from police and others, etc.. Once you have considered these factors, honestly ask yourself whether it is likely that more burglaries or similar incidents will occur on the property in the future. If so, then it might be time to call a local vendor of window bars. Of course, you will have to balance any need to provide a solution with the cost of providing it. It may be too costly to provide window bars for all or most of the tenants. However, you may be able to install the bars for tenants who have been burglarized and those on the lower level who may be at higher risk. Realize that the solution may not be that costly at all if implementing it allows you the retain good paying tenants for long periods of time. Finally, remember that if you do install window bars, make sure that they comply with state and local codes as well. For example, California Health and Safety Code 13113.9 requires that the bars have a safety release for opening in case of emergency. —LEON ROUNTREE III

Q

I was told that it is illegal to use Megan’s Law to check if an applicant is a sex offender. If that’s true, is there any other way to get this type of information on an applicant? If there is, can I reject them if they are in fact a sex offender?

A

Megan’s Law is the controversial nexus of issues which our society holds dear: free speech, freedom to contract, discrimination, sexual offenses and protecting potential victims. Penal Code §290.46 requires the department of justice to maintain a website including information about persons convicted of specific defenses, such as the offender’s name, address, aliases, photograph, physical description, date of birth, criminal history and other relevant information. The URL is www.meganslaw.ca.gov. A person is only authorized to use the information disclosed on this website to protect a person at-risk. Except in those cases, it is unlawful to use of that information for purposes related to — among other things — housing and accommodations. Liability for violations is up to three times actual damages caused,

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RENTAL HOUSING 31


MAISEL PROPERTY MANAGEMENT, Inc. Serving Oakland • Level of service and fees tailored to your needs. • We can locate qualified tenants for your vacancies. 5942 MacArthur Blvd. • Experienced with Section 8 tenants. Oakland, CA 94605 • Over 35 years of experience. • Residential-Property Management in Oakland.

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UPCOMING MEETINGS & EVENTS

EBRHA Office Closed DATE/TIME

THURSDAY, JULY 4

Political Affairs Meeting DATE/TIME LOCATION

TUESDAY, JULY 9, 10:00 A.M. EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND

Membership Meeting DATE/TIME LOCATION TOPICS

SATURDAY, JULY 20, 10:00 A.M. - NOON EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND PARKING PROVIDED

• Legal Q & A: John (JR) Richards, Richards Law • Retrofits­—Process, Time Frames and Cost Implications: BK Paul, Founder and President, Earthquake & Structures Inc. • Funding Seismic Retrofits: Shannon Levenson, California Mortgage Advisors, Inc.

attorney’s fees and possible other civil damages. After April 1, 2006, all residential leases must contain the following language: Notice: Pursuant to Section 290.46 of the Penal Code, information about specified registered sex offenders is made available to the public via an Internet Web site maintained by the Department of Justice at www.meganslaw.ca.gov. Depending on an offender’s criminal history, this information will include either the address at which the offender resides or the community of residence and ZIP Code in which he or she resides. Also, it has been determined that individuals listed on the Megan’s Law website are not a “protected class” for the purposes of housing discrimination under the Fair Employment and Housing Act and the Unruh Act (California’s unlawful discrimination law). According to the judicial decisions, the use of the information boils down to how did the user of the information intend it to be used, i.e., was there a clear intent to protect a person at-risk? At least one court has rejected the notion that the “user” had to point to one identifiable person at-risk. I encourage the following action: 1) make sure your lease has the Megan’s Law provision; 2) ascertain whether any existing tenants or neighbors are personsat-risk; 3) if there are persons-at-risk, review the Megan’s Law website for each applicant and encourage applicants and tenants verbally to review the website; 4) unless there is a clear person-at-risk, do not deny the applicant housing based on the information found on the Megan’s Law website. Megan’s Law issues are complicated and the law is still not clear as to how these issues affect your liability, so it is best to consult an attorney to review the facts of your particular case. —JOHN (JR) RICHARDS RH

Effective July 1, one-on-one phone and in-person consultation services will be available Monday - Friday from 10:00 a.m. to 4:00 p.m., and the office will be closed for lunch from noon until 1:00 p.m.

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The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Leon H. Rountree III is an attorney with The Law Offices of Leon H. Rountree III and can be reached at (510) 343-6299 or www.leonrountree.com. John (JR) Richards is an attorney with Richards Law and can be reached at (925) 231-8104 or www. richards-legal.com.


Multi-family property owners in Alameda County with five or more units are now required to have recycling service and inform their tenants. Learn the details and what it takes to follow the rules

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DP Heating and Air Heating and A/C Repairs 7 Days a Week

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Contact Gina O’Leary goleary@coopfcu.org (510) 845-6428

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Serving the East Bay

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RENTAL HOUSING 33


the green sheet

Going Green(er) DID YOU KNOW THAT EBRHA HAS A GREEN

We do! With renewed interest and support from our members, our green committee convened at the beginning of June to reaffirm its mission, short and long term goals, and brainstorm potential projects and initiatives for the upcoming months. Green building is not a passing trend but a defining characteristic of good building design practices and efficient building operation. It is in our members’ interest as property owners and/or property managers to have the knowledge, strategies and tools to create and maintain well performing investments – a performance that goes beyond a stable cash flow in the short term and makes steps to encompass return on investment for the duration of the building ownership or operation. COMMITTEE?

EBRHA’s Green Committee exists to help inform our members about green building and relevant trends in the green building industry through the sharing of information, strategies and tools which address the big picture of operating and maintaining property in this day and age. The Green Committee does this by providing resources and information in our print and digital publications (including this magazine), as well as through our educational programming and promotions with vendors and partner organizations. 34 RENTAL HOUSING

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We have several exciting initiatives in the early planning stages and encourage our members to come participate as the scope takes form. Please contact green@ebrha.com for more information. RH

Mila Zelkha is an EBRHA Board Member and Chair of EBRHA’s Green Committee. She is a social entrepreneur, and her recent ventures include Wrecking Belle Inc., a residential construction company, and Mint Condition Homes, a design and real estate development company.

information & resources RECYCLING & DISCARDS MANAGEMENT

City of Alameda 510.749.5840 Albany 510.528.5766 Berkeley 1 - 9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html Emeryville 510.613.8710 Oakland 510.238.SAVE (7283) www.oaklandrecycles.com Household Hazardous Waste 800.606.6606 www.household-hazwaste.org REBATE PROGRAMS

EBMUD 866.403.2683 | www.ebmud.com PG&E 800.933.9555 | www.pge.com/res/rebates LOCAL GREEN ORGANIZATIONS

B.A. Green Business Program 510.567.6770 | www.greenbiz.ca.gov Build It Green 510.845.0472 | www.builditgreen.org Recology 415.875.1000 | www.recology.com StopWaste.Org 877.786.7927 | www.stopwaste.org FREE WEATHERIZATION PROGRAMS

Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921 BO - Enterprises 408.354.1900

EBRHA.COM | 510.893.9873

PHOTO: STOCKMONKEYS.COM/ WWW.STOCKMONKEYS.COM

COLUMN


License No. 797467

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community calendar EVENTS & CLASSES

july S

august M

T

W

T

F

S

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

S

M

T

W

T

F

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

THURSDAY, JULY 4

NO POLITICAL AFFAIRS, WOMEN’S AUXILIARY LUNCHEON OR

EBRHA Office Closed

MEMBER MEETINGS IN AUGUST

TUESDAY, JULY 9

S

WEDNESDAY, AUGUST 7*

Political Affairs Meeting

Fair Housing Best Practices and Your Rental Business

10:00 a.m.

Angie Watson-Hajjem, Fair Housing Specialist at ECHO Housing

WEDNESDAY, JULY 10

Members: $39; Non-Members: $69; Registration Required

Landlord 102 Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

2:00 p.m. – 3:30 p.m. TUESDAY, AUGUST 13

WEDNESDAY, JULY 16

Landlord 101

Landlord Basics Free to Members & Non-Members 2:00 p.m. – 3:00 p.m.

Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

THURSDAY, JULY 18

Landlord 102

THURSDAY, AUGUST 15

Vendor Education Series: “Social Media Marketing” Pam May, TechScribe and Constant Contact Authorized Local Expert and Accredited Solution Provider Free to EBRHA vendor members; Register at ebrha.com/education 12:00 p.m. – 1:30 p.m. SATURDAY, JULY 20

EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • Legal Q & A: John Richards, Richards Law • Retrofits: Process, Time frames and Cost Implications: BK Paul, Earthquake & Structures Inc. • Funding Seismic Retrofits: Shannon Levenson, California Mortgage Advisors, Inc.

Members: Free; Non-Members: $49 2:00 p.m. – 3:30 p.m. TUESDAY, AUGUST 27

How to Raise Rents in Oakland Jill Broadhurst, EBRHA, CCRM Members: $89; Non-Members: $139; Registration Required 2:00 p.m. – 4:00 p.m. THURSDAY, AUGUST 29

Vendor Education Series: “Email Marketing” Pam May, TechScribe and Constant Contact Authorized Local Expert and Accredited Solution Provider Free to EBRHA vendor members; Register at ebrha.com/education 12:00 p.m. – 1:30 p.m.

THURSDAY, JULY 25*

Maximize Revenue Though Zero Vacancies Sam Sorokin, Premium Properties Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

*Members: $39; Non-members: $69. Mandatory prepayment required; 72 hour cancellation; No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com/education or call (510) 893-9873. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

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Oakland 2012-13 (3.0%) ANNUAL ALLOWABLE RENT INCREASE

A CPI increase of 3% became

PER I O D

A MOUN T ( %)

PERI OD . . . . . . . . . . . . . . . . AM O U N T ( % )

effective on July 1, 2012. Tenants may

JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1

JULY 1 ‘02 - MAY 31 ‘03. . . . . . . . . . 0.6

only receive one increase in any

JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0

JAN. 1 ‘02 - JUN. 30 ‘02 . . . . . . . . . . . . 3

12-month period, and the rent increase

JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0

JAN. 1 ‘01 - DEC. 31 ‘01 . . . . . . . . . . . . 3

JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7

JAN. 1 ‘00 - DEC. 31 ‘00 . . . . . . . . . . . . 3

California law requires that for tenancies

JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7

JAN. 1 ‘99 - DEC. 31 ‘99 . . . . . . . . . . . . 3

receiving greater than a 10% increase,

JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2

JAN. 1 ‘98 - DEC. 31 ‘98 . . . . . . . . . . . . 3

a 60-day notice is required; if the

JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3

JAN. 1 ‘97 - DEC. 31 ‘97 . . . . . . . . . . . . 3

increase is 10% or less, a 30-day

MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3

JAN. 1 ‘96 - DEC. 31 ‘96 . . . . . . . . . . . . 3

MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9

MAR. 1 ‘95 - DEC. 31 ‘95 . . . . . . . . . . . 3

to three times the current annual

JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7

JAN. 1 ‘95 - FEB. 28 ‘95. . . . . . . . . . . . . 6

allowable rent increase rate.

JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6

JAN. 1 ‘94 - DEC. 31 ‘94 . . . . . . . . . . . . 6

cannot take effect earlier than the tenant’s anniversary date. In addition,

notice is required. Owners can only impose “banked” rent increases equal

FOR FURTHER INFORMATION CONTACT:

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

Berkeley 2013 (1.7%) ANNUAL ALLOWABLE RENT INCREASE

P E R IOD A MO UNT

PER I O D A MOUN T

PERI OD AM O U N T

2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7%

2001* $10

1990. . . . . . . . . . . . . . . . . . . . . . . . . $16

2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6%

2000. . . . . . . . . . . . . . . . . . . . . . . . . . $6

1989*. . . . . . . . . . . . . . . . . . . . . . . . 3%

1999. . . . . . . . . . . . 1% (NOT TO EXCEED $8)

1988. . . . . . . . . . . . . . . . . . . . . . . . . $25

1998. . . . . . . . . . . . . . . . . . . . . . . . 0.8%

1987. . . . . . . . . . . . . . . . . . . . . . . . 3.5%

2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2%

1997. . . . . . . . . . . . . . . . . . . . . . . 1.15%

1986. . . . . . . . . . . . . . . . . . 3%, + $2.50

2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6%

1996. . . . . . . . . . . . . . . . . . . . . . . . . 1%

1985. . . . . . . . . . . . . . . . . . . . . . . . . 2%

2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7%

1995. . . . . . . . . . . . . . . . . . . . . . . . 1.5%

1984. . . . . . . . . . . . . . . . . . . . . . . . . 0%

2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9%

1994. . . . . . . . . . . . . . . . . . . . . . . . . $18

1983*. . . . . . . . . . . . . . . . . . . . . . 4.75%

2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3

1993. . . . . . . . . . . . . . . . . . . . . . . . . $20

1981*. . . . . . . . . . . . . . . . . . . . . . . . 5%

1992. . . . . . . . . . . . . . . . . . . . . . . . . $26

*ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7%

(1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . 3.5% (NOT TO EXCEED $30)

1991. . . . 4% OR $17 (WHICHEVER IS HIGHER)

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.

FOR FURTHER INFORMATION CONTACT:

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

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RENTAL HOUSING 37


member directory

CONTACTS, PRODUCTS & SERVICES 1031 EXCHANGE INTERMEDIARIES

ATTORNEYS - EVICTIONS

BANKING/LENDING

Chicago Deferred Exchange Co. Teresa Moss Fluegel 877-448-1031 www.cdec1031.com

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Cooperative Center Federal Credit Union Fadhila Holman 510-845-6428 fholman@coopfcu.org Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Torrey Pines Bank Jeff Becker 510-899-7569 www.torreypinesbank.com

ABATEMENT SERVICES

P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com APPRAISERS

Access Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal. com ARCHITECTURE

Cassandra Adams Architect Cassandra Adams 510-215-5050 cassadams7@gmail.com InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com American Asphalt & Concrete Joe McSweeney 510-723-0280, x28 www.americanasphalt.com ASSOCIATIONS

BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Patricia Bouie Hinds 510-836-3000 www.oar.org Oakland Builders Alliance Beverly Rivas 510-735-8849, x101 www.oaklandbuilders.net Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

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Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Ann Rankin Ann Rankin 510-653-8886 www.annrankin.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/ CORPORATION

ASPHALT/CONCRETE

38 RENTAL HOUSING

ATTORNEYS - LAND USE/CONDO CONVERSION

ebrha.com

Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com

BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com Bathfitter Justin Starnino 510-969-3905 www.bathfitter.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com BUILDING MATERIALS/ HARDWARE

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restore

AUTOMOTIVE

CARPET CLEANING

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

Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com


CODE COMPLIANCE

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES

Rent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.com CONDO CONVERSION

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net CONSTRUCTION

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/ RESTORATION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com DEVELOPMENT

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net DOORS & GATES

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ELECTRICAL SUPPLIES

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com

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

ELECTRICIANS

HANDYMAN SERVICES

City Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.com Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net

Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net

ELEVATOR REPAIRS

Paramount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.com EMERGENCY RESPONSE

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com ENVIRONMENTAL TESTING SERVICES

Essel Environmental Consulting Nik Lahiri 925-413-5511 www.esseltek.com FINANCIAL PLANNING

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com FIRE PROTECTION

Battalion One Fire Protection Mike Herbert 510-653-8075 www.battaliononefire.com Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com FLOOR COVERINGS

Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com

HAULING SERVICES

Junk King Paul Bains 510-982-9650 paulb@junk-king.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com HAZMAT, CRIME SCENE, BIO CLEAN-UP

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com HEATING & AIR CONDITIONING

88HVAC Matt Jung 855-884-8228 www.88hvac.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Atlas Heating & Air Conditioning Lisa Tuck 510-893-1343 www.atlasheating.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com DP Heating & AC Daryl Price 510-532-2043 dpheatingandair@sbcglobal.net HEATING & AIR CONDITIONING SUPPLIES

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com

GARAGE DOORS

INSPECTIONS

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

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

GOVERNMENT AGENCIES

INSURANCE

Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org

Aon Rent Protect Bryan Kinsey 801-559-9594 www.aonrentprotect.com ebrha.com

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RENTAL HOUSING 39


Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com NorthStar Risk Management & Insurance Services Pat Lowther 925-975-4686 www.northstar-ins.com PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com INTERCOMS & ACCESS CONTROLS

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com INVESTMENT OPPORTUNITIES

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

Coinmach Greg Blednyh 510-429-0900, x54435 www.coinmach.com LEAD PREVENTION

A.C. Lead Poisoning Prevention Program Julie Twichell 510-567-8252 www.aclppp.org LIGHTING SUPPLIES

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com 40 RENTAL HOUSING

| JULY 2013 |

ebrha.com

LISTING SERVICE

PLUMBING SUPPLIES

Rental Roost, Inc. Nitin Shingate 925-357-8783 www.rentalroost.com

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com

LITIGATION SUPPORT SERVICES

PROMOTIONAL PRODUCTS

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

Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com

LOCKSMITH EVICTION SERVICES

PROPERTY MAINTENANCE

Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com The Garza Company, Inc. Manuel Garza 510-763-9500 garza@garzaco.com

PAINT SUPPLIERS

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PAINTERS

JB Painting Josue Landa 510-282-1431 jbpainting001@yahoo.com RDM Painting & Decorating Roberto Diaz 510-421-1908 rdmpainting1@yahoo.com Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net Universe Painting, Inc. William McKenzie 866-666-6761 www.universepainting.com PEST & VECTOR CONTROL

Alameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com PLUMBING - WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

PROPERTY MAINTENANCE SUPPLIES

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com PROPERTY MANAGEMENT

ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net East Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.org The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com


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

Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com

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

Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com

Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com

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

Shaw Properties Liz Hart 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com RAIN GUTTERS

R.C. Gutter Services Ramiro Cornejo 510-331-4425 Sunshine Gutters Tammar Hadiri 510-525-0880 www.sunshinegutters.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Davide Pio 510-815-2000 info@iliveinthebayarea.com

Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us RENT CONTROL CONSULTANTS

Alan K. Beales 510-339-9776 Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org ROOFERS

Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com

Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION

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

Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com SIDING

James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com SOLAR POWER

Belenus Renewable Energy David Nolan 415-244-6383 www.belenussolar.com TENANT SCREENING SERVICE

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

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com TREE SERVICE

Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com WASTE & WASTE HANDLING EQUIPMENT

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us Junk King Paul Bains 510-982-9650 paulb@junk-king.com Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WINDOWS

SECURITY/ SURVEILLANCE

SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com

The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

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JULY 2013

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RENTAL HOUSING 41


ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

FREE RENTAL FORMS

APPLIANCE PARTS & SALES

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

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 43 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 13 The Shepherd Law Group . . . . . . . . . . . . . . 29 BATHTUB & SHOWER ENCLOSURES

MONTHLY MEMBERSHIP MEETINGS

Bathfitter. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

LEGAL REFERRALS

BUILDING MATERIALS/HARDWARE

EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

Markus Supply. . . . . . . . . . . . . . . . . . . . . . . . 25 Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 CARPETING & FLOORING

RENTAL SURVEYS

Bay Area Contract Carpets, Inc.. . . . . . . . . 31

MANAGEMENT ASSISTANCE

CONSTRUCTION

SEMINARS & WORKSHOPS

West Coast Premier Construction. . . . . . . 35

TENANT SCREENING SERVICE

ENGINEERS

Earthquake and Structures, Inc.. . . . . . . . . 24 West Coast Premier Construction. . . . . . . 39 HAZMAT, CRIME SCENE, BIO CLEAN-UP

Morgan Environmental Services, Inc.. . . . . 33

NAME

HEATING & AIR CONDITIONING

DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 33 88 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

COMPANY

INSURANCE COMPANIES ADDRESS

CITY

STATE ZIP

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . 23 Jain Williams - State Farm. . . . . . . . . . . . . . 29 Ruth Stroup Insurance. . . . . . . . . . . . . . . . . 25 LANDLORD RESOURCES

Alameda Co. Bar Assoc. VLSC. . . . . . . . . . 31 American Lung Association . . . . . . . . . . . . 15 StopWaste.Org. . . . . . . . . . . . . . . . . . . . . . . . 33

PHONE EMAIL

RENTAL PROPERTY LOCATION

LENDERS

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

1-2 UNITS = $249.00

Cooperative Center FCU.. . . . . . . . . . . . . . . 33 JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 9

3-4 UNITS = $269.00

LOCKSMITH EVICTION SERVICES

5-8 UNITS = $289.00

Golden Gate Locksmith Co. . . . . . . . . . . . . 33

9-16 UNITS = $299.00

17+ UNITS = $299.00 + $5.00 PER UNIT

CHECK (PAYABLE TO EBRHA)

PEST CONTROL

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

TOTAL DUE:

$

MASTERCARD

VISA

PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 35 AMERICAN EXPRESS

PROPERTY MAINTENANCE SUPPLIES

Ferguson. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 CARD NUMBER

EXPIRATION DATE

NAME ON CARD

ACRE Property Management . . . . . . . . . . . 29 Maisel Property Management. . . . . . . . . . . 32 PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 43 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 39

SIGNATURE

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW

ebrha.com

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 35 General Roofing Co. . . . . . . . . . . . . . . . . . . . 35 WATERPROOFING

360 22nd Street, Suite 240

Applied Waterproofing Systems . . . . . . . . 33

Oakland, CA 94612

WINDOWS, DOORS & SIDING

510.893.9873 | FAX 510.893.2906

ebrha.com

| JULY 2013 |

ROOFING SERVICES

East Bay Rental Housing Association

TEL

42 RENTAL HOUSING

PROPERTY MANAGEMENT

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 44 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.


Non Payment of Rent Evictions Nuisance Evictions Owner Move-In Evictions Rent Board Petitions General Landlord-Tenant Litigation

With Offices in San Francisco and Oakland

CALL US: 510-836-0110

www.baypropertygroup.com


925-344-5755 877-264-6964

(Call Now For a Free Estimate)

Rental Housing - July  

July 2013