Rental Housing - October

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | OCTOBER 2013

It’s Time For Our

7th ANNUAL TRADE EXPO

PLUS: THE EXPO ISSUE: WORKSHOPS, VENDORS AND MORE PREPARING FOR OAKLAND RENT BOARD HEARINGS

Wednesday, Oct. 23 at the Cathedral Event Center in Oakland

925-344-5755 877-264-6964

(Call Now For a Free Estimate)

Presented by the East Bay Rental Housing Association

The Trade Expo for New and Experienced Rental Property Owners and Managers

Wednesday, October 23, 2013 3:00 - 7:00 p.m.

n Meet Top Local Vendors n Attend Industry Workshops n Connect With Elected Officials n Enjoy Complimentary Food and Drink

Cathedral Event Center 2121 Harrison Street, Oakland

Admission — EBRHA Members: Free, Guests: $20 (Entrance fee applicable to new membership)

More Than 50 Industry Suppliers and Free Workshops 2:30 - 6:30 pm: Registration Open 3:00 - 7:00 pm: Expo Hall Open, Oktoberfest Reception (Elected Officials Invited) 4:00 - 4:45 pm: “New Laws for 2014” - by Ron Kingston, EBRHA State Lobbyist 5:30 - 6:15 pm: “Save Money Going Green” - by EBMUD, StopWaste.org and PG&E 7:00 pm: Event Closes

Reception

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Register now at www.ebrha.com/expo

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

Contents

East Bay Rental Housing Association

OCTOBER 2013

Volume X, Number 10 October 2013 EBRHA OFFICE

Special Expo Issue

360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR | Jill Broadhurst

jbroadhurst@ebrha.com DIRECTOR OF OPERATIONS | Cathy Hayden

chayden@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS

Tina Bocheff | tbocheff@ebrha.com PUBLICATIONS & COMMUNICATION PRODUCER

Esteban Cortez | ecortez@ebrha.com MEMBERSHIP AND EDUCATION COORDINATOR

Tori Blanca | ebrhaadmin@ebrha.com EBRHA OFFICERS

12

14

Workshops at a Glance

Expo Schedule of Events

PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy SECRETARY Jack Schwartz EBRHA DIRECTORS

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

Wayne C. Rowland

20

PRODUCED BY

EBRHA Communications Committee Tina Bocheff, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland EDITOR Tina Bocheff

Meet Your Vendors

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

Features & Columns 8

You’re Invited to our 7th Annual Trade Expo!

16

SPEAKER BIOS

26

NEWS

30

ASK A PROPERTY MANAGER

32

38

EXPO WELCOME MESSAGE

42

Meet the Experts

Walnut Creek Smoking Law Security: The Best Defense

BY SAM SOROKIN

FEATURE

Oakland Rent Board: A Lesson in Preparation

BY EBRHA MEMBER 4 RENTAL HOUSING

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ESQ.&A

Verify to Clarify

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.

INSURANCE Q&A

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.

BY VARIOUS AUTHORS

Soft Story Raises Concerns

BY JEFF AZZARELLO

Events & Directory 44 COMMUNITY CALENDAR 46 M EMBER DIRECTORY 50 M EMBERSHIP APPLICATION 50 A D INDEX

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.

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collect a maximum of $44.51 for an application fee.

EXPO

an invitation from the executive director

You’re Invited

Our 7th Annual Trade Expo boasts new venue with top vendors, educational workshops and Oktoberfest reception. BY JILL BROADHURST

E

BRHA’s 7th Annual Trade Expo is set for Wednesday, October 23, and we are again excited with what we have organized for you. Based on member feedback, we have moved the event from a Saturday to a weekday, to preserve precious weekends when leasing takes place. We have also changed the hours to begin at 3 p.m. and end at 7 p.m., which will accommodate many works schedules.

After struggling through one of the most challenging economic recoveries in history, landlords and property managers are experiencing historically low vacancy rates and record high rents. So in the spirit of celebration, we are capitalizing on the timing with an Oktoberfest-themed reception. One of Oakland’s most exciting additions to the culinary scene, Chop Bar, will be serving mouth-watering German-style food, beer and wine. And, we have extended the invitation to our local and state elected officials to meet you and hear first-hand what it means Don’t miss the 7th to be a property owner in Annual EBRHA Trade their city and state.

Expo on Oct. 23 at One of the workshops the Cathedral Event at the trade expo will be

by EBRHA Lobbyist Ron Center in Oakland.

Kingston. He is up in SacRegister now at ramento every day, running ebrha.com/expo. to the Capitol, providing testimony at official hearings, meeting with Senators, Assembly members and staff on all proposed legislation. Don’t miss his “News Laws for 2014” presentation — this information is 8 RENTAL HOUSING

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critical to the health of your investment property business.

Also, with your bottom-line in mind, we are featuring a session called “Save Money Going Green,” where representatives from PG&E, StopWaste.org and EBMUD will discuss rebates and incentive programs specific to multifamily property owners. This will help you reduce water and energy consumption, and provide information for green improvements and renovations.

Of course, top local vendors will be on hand to share their latest product and service offerings, with special discounts for EBRHA members. See a partial list of exhibitors on page 20.

This year, the expo will take place at the Cathedral Event Center on the corner of Harrison and Grand Avenue, overlooking Lake Merritt. On-site parking is available for just $5 per vehicle, and the venue is just a few blocks from 19th Street BART, and accessible from AC Transit lines 11 and 12.

While admission is free for EBRHA members, the $20 guest fee can be applied to a new annual membership. So, non-members have nothing to lose and everything to gain by attending this event to learn about the valuable services we offer, including one-on-one property management advice, forms, education, vendor referrals and more.

The entire Bay Area residential rental owner and property manager community is invited to this event, but space is limited. Be sure to register today at www.ebrha.com/expo so you don’t miss out.

EBRHA Updates We are getting to that time of year when we pack our calendar with informative and critical events that demonstrate the strength of our organization. We have been working with our state lobbyist, Ron Kingston, addressing all the legislative machinations put forth by our State and Assembly members.

You have received an alert or two on how you can make a difference. It truly comes down to a strong finish after a marathon year.

Beginning in October, we are offering a new credit screening service for those who seek an option other than a standard credit report. Please see the information on page 18. This product preempts a site inspection as required by TransUnion compliance. However, it does not pull from credit lines, but

NEW VENDOR EDUCATION SERIES

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Date/Time: Friday, October 18, 12 - 1:30 p.m.

Presenter: Pam May, TechScribe Communications It’s not enough to just jump on board using Social Media or Email Marketing. You have to have great bait content to attract and engage leads and convert them to sales. Attend this workshop and you’ll learn: the Definition and value of Link Bait; How Content Marketing engages leads and converts prospects to customers; Tips to increase brand awareness and grow your business; Top Content Marketing formats and Social Media distribution channels; Best practice tools and techniques to keep content flowing smoothly; Understanding and measuring efforts to improve results

BECOME A QUICKBOOKS PRO

Date/Time: November 20, 2013, 12 - 1:30 p.m.

Presenter: Sue Larsen, CFP, Larsen Capital Management Learn how to manage day to day operations with QuickBooks. This class is designed for the beginner user — no experience necessary. Learn how QuickBooks is organized, how to set up your file efficiently, track your expenses by property and create meaningful reports for the company or each individual property. The class will teach you tips and tricks to save precious time.

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.

SUE LARSEN

Larsen Capital Management, Certified QuickBooks ProAdvisor, Certified in Tax, Registered Investment Advisor Sue Larsen has over 20 years of practical hands-on experience in accounting, bookkeeping and tax experience. As an independent consultant and QuickBooks Pro Advisor, she works in a multitude of business environments and industries. Her main purpose, in every engagement, is to help you achieve your goals.

REGISTER AT EBRHA.COM/EDUCATION

UPCOMING WORKSHOPS Landlord Basics

D ATE & TIME THURSDAY, OCTOBER 3; 2:00 P.M. - 3:00 P.M.

PRICE Members: Free; Non-members: $69

TOPICS • The Application Process

• Tenant Screening • Rent Control • Measure EE • EBRHA Membership Benefits • And More

Managing Bed Bugs and Bad Odors in Your Rental Properties D ATE & TIME

SPEAKER

PRICE TOPICS

WEDNESDAY, OCTOBER 9; 2:00 P.M. - 3:30 P.M.

Clayton Barry, SERVPRO of San Leandro Members: Free; Non-members: $69 • Bed Bugs in the Bay Area • Bed Bug Habits • Eradication Procedures and Post-treatment Clean Up • Smoke, Cooking, Pet and Death Scene Odors

Vendor Education: Use Link Bait to Generate Leads, Build Brand Loyalty and Grow Sales DATE & TIME

SPEAKER

PRICE TOPICS

FRIDAY, OCTOBER 18; 12:00 P.M. - 1:30 P.M. Pam May, TechScribe Communications Free to EBRHA vendor members • The Definition and Value of Link Bait • Engage Leads and Convert them to Sales • Increase Brand Awareness and Grow Your Business • Content Marketing Formats and Social Media Channels • How to Keep Content Flowing Smoothly • And More

Maximize Revenue Through Zero Vacancies D ATE & TIME

SPEAKER

PRICE TOPICS

THURSDAY, OCTOBER 31; 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

rather social security, bad check and criminal records.

As you all know, we assist landlords in Alameda and Contra Costa counties, but we hear most from owners in Berkeley and Oakland due to the more active and pervasive rent control ordinances. In this issue, we feature a member’s testimony as they share their hearing experience with the Oakland Rent Board. This article is packed with useful information so you can become better prepared for this timeconsuming and often stressful feat, and come out victorious.

Lastly, I’d like to invite you to our first ever Holiday Awards Ceremony and Reception, honoring the leaders in our community. We are thrilled to offer a social event to wrap up the year with our members and Board, right here at downtown Oakland’s newest jazz club, The Sound Room. This reception takes place on Wednesday, December 4th and includes fabulous Spanish-style cuisine and a live Flamenco performance — all for just $40 per person. Seating is limited to 100 people, so register in advance.

Find more information on page 29.

We look forward to seeing you at our many events, and as always, please contact us with your feedback. RH

Jill Broadhurst is the Executive Director of EBRHA and is responsible for its strategic goals including increasing membership, education curriculum and the Contra Costa County expansion. She works with the public affairs committee, the EBRHA-PAC and the EBRHA state lobbyist to ensure that the association’s interests are clearly heard and seriously considered locally and in Sacramento. She can be reached at (510) 893-9873 or jbroadhurst@ebrha.com.

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

510-532-2043

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Certified Apartment Manager Training DATES TUESDAYS; CONTINUES FROM OCTOBER TO NOVEMBER

TIME 9:00 A.M. - 5:00 P.M. LOCATION EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND I NSTRUCTOR JILL BROADHURST, EBRHA, CCRM REGISTER WWW.EBRHA.COM/CAM

Political Affairs Meeting DATE/TIME

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Women’s Auxiliary Luncheon DATE/TIME LOCATION

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7th Annual Trade Expo DATE/TIME WEDNESDAY, OCTOBER 23, 3:00 P.M. - 7:00 P.M. LOCATION CATHEDRAL EVENT CENTER 2121 HARRISON ST., OAKLAND ON-SITE PARKING PROVIDED; GARAGE ENTRANCE OFF GRAND AVENUE PRICE EBRHA MEMBERS — FREE; GUESTS — $20 W ORKSHOPS New Laws for 2014:

Presented by Ron Kingston, EBRHA State Lobbyist

Save Money Going Green:

EBMUD, PG&E and StopWaste.Org REGISTER WWW.EBRHA.COM/EXPO

Note: One-on-one phone and in-person consultation services are available Monday - Friday from 10:00 a.m. to 4:00 p.m. The EBRHA office is closed for lunch from 12:30 p.m. until 1:30 p.m.

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RENTAL HOUSING 11

EXPO

schedule of events

The East Bay Rental Housing Association presents

2:30 p.m.

Expo Registration Opens Cathedral Event Center 2121 Harrison Street, Oakland

3:00 p.m. - 7:00 p.m.

Expo Hall Opens with Concurrent Oktoberfest Reception

Meet more than 50 industry suppliers and enjoy complimentary food and drink;

Elected officials invited

4:00 p.m. - 4:45 p.m.

“New Laws for 2014” Workshop Presented by Ron Kingston, EBRHA State Lobbyist Parish Hall

5:30 p.m. - 6:15 p.m.

“Save Money Going Green” Workshop Presented by Miya Kitahara, StopWaste.Org; Karen Contreras, PG&E; and Mike Hazinski, EBMUD Parish Hall

7:00 p.m.

Expo Hall and Event Closes

12 RENTAL HOUSING

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A THANK YOU TO OUR SPONSORS Platinum Sponsors

Gold Sponsors

THE EBRHA 2013 EXPO COMMITTEE

Luke Blacklidge

Tina Bocheff

Jill Broadhust

Irina Gelfenbeyn

Rick Philips

Call for Nominees to EBRHA Board of Directors EBRHA is looking for nominees to join our Board of Directors.

Are you energetic and interested in building a stronger association? Do you have marketing skills or experience with outreach to members? If so, we’d like you to join our Board of Directors.

Terms are three years, and members elected this year will serve on the Board from January 1, 2014 to December 31, 2016. Elections take place at the November 16 Membership Meeting. Go to www.ebrha.com/board for an EBRHA Board Application Form, due No vember 1. Keep in mind that your application will be posted on the website and sent by e -news to all members.

For further information, go to ebrha.com/board ebrha.com

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EXPO

workshop descriptions

Workshops at a Glance Learn about important new rental housing laws and ways to reduce energy and water consumption.

New Laws for 2014

Save Money Going Green

Time: 4:00 p.m. to 4:45 p.m.

Location: Parish Hall Presenters: Ron Kingston, EBRHA State Lobbyist

Time: 5:30 p.m. to 6:15 p.m.

Location: Parish Hall Attorney: Karen Contreras, PG&E; Mike Hazinsky, EBMUD; and Miya Kitahara, StopWaste.org

EACH YEAR, more than 90 residential rental housing bills are introduced in Sacramento. Our political advocacy team works tirelessly to oppose or amend the bills that would be most financially detrimental to you. In this workshop, EBRHA’s lobbyist, Ron Kingston, will discuss the bills that were signed into law this year, and will give you a road map on how to comply with the new laws that will take effect in 2014. Topics that he will address include price control of new rental property, to new reasons to terminate lease agreements. He will also talk about 2014 bills that are expected to be considered by the Legislature. Don’t miss this session, where attendees will not only learn of the new laws, but have the opportunity to ask questions and get clarification.

GREEN IS QUICKLY BECOMING THE NORM. Property owners

are improving their bottom line by installing the latest efficient technologies and marketing their modernized, eco-friendly units.

Get up to speed during this session with three organizations that offer tips and rebates.

EBMUD, PG&E and StopWaste.Org will give you the highlights of how to save money by going green, and introduce their rebates and free services. Update your building’s curb appeal with today’s water-efficient landscaping look. Save energy by getting an expert to advise you on your building’s specific conditions and opportunities. Evaluate your potential to improve windows, lighting, appliances, heating systems and more. Water saving measures, such as consumption monitoring, leak detection, and improved irrigation scheduling bring immediate pay backs. And, financial incentives are available for improvements, including submetering, indoor fixture replacement, lawn conversion, and landscape irrigation equipment upgrades. Learn about the new recycling laws, and other green operations, including different maintenance products to consider. RH

To learn about the speakers, see page 16.

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EXPO

speaker bios

Meet the Experts Industry professionals share information on new laws for 2014 and how to save money going green.

KAREN CONTRERAS

RON KINGSTON

Program Manager to the Multifamily Rebate Program, PG&E

EBRHA State Lobbyist, and President of the California Political Consulting Group

Karen Contreras has been working in energy efficiency since 2008. She has been a program manager to the PG&E Multifamily Rebate Program since 2010. Her on-going experience with energy efficiency programs at PG&E has transitioned her role as the designated “single point of contact” to multifamilyrelated projects. In this role, Karen is able to help multifamily property managers and owners, tenants, and trade professionals navigate through the various different PG&E program offerings available.

MICHAEL HAZINSKY

Supervisor of Water Conservation, East Bay Municipal Utility District (EBMUD)

Ron is the President of the California Political Consulting Group (CPCG) and EBRHA’s state lobbyist. Ron’s accomplishments are well-recognized in the state of California as a result of a deep knowledge of historical, political, functional and technical aspects of the law. Ron has worked as a lobbyist for almost 30 years, during which he has represented clients before Democratic and Republican Legislatures.

He has carefully cultivated excellent relationships with the members of the Legislature. He is a personable, highly respected, and very knowledgeable lobbyist who has written 89 bills, with an enactment success rate of 94%. All but a handful of bills, including credit access and disclosure legislation, ultimately became law both at the state and federal level.

MIYA KITAHARA

Michael is a Supervisor of Water Conservation for the East Bay Municipal Utility District. He has 22 years of experience planning, developing, and implementing water conservation programs. He serves as liaison to resource conservation organizations, coordinates conservation research, and conducts outreach to community stakeholders. Michael’s education includes studies in ornamental horticulture and landscape architecture and he holds a Bachelor of Arts degree in Design and Industry from San Francisco State University.

StopWaste.org Miya Kitahara provides outreach for StopWaste.Org’s Green Building in Alameda County multifamily programs. StopWaste.Org is a public agency that designs and implements environmental programs on behalf of Alameda County and its 14 cities, including administering the Energy Upgrade California local program. She has a background in green management practices in local governments and small businesses, and holds an MBA in Sustainable Enterprise. RH

For workshop information, see page 14.

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EAST BAY RENTAL HOUSING ASSOCIATION

About EBRHA East Bay Rental Housing Association (EBRHA) is a nonprofit organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing.

EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units.

Our membership consists of more than 1,200 rental housing owners, property managers, attorneys and other service contractors.

Altogether, EBRHA represents over 18,500 rental units.

EBRHA serves over 25 cities throughout Alameda and Contra Costa counties.

EBRHA is an affiliate of the National Apartment Association (NAA).

East Bay Rental Housing Association provides a diverse range of products and services to our members. n n n n n

n n n n n n

MEMBER

n

n

New and updated legal forms in easy to use rental agreement kits as well as free forms online 24/7 Tenant screening service (separate application; per report fees) Property management advice by EBRHA’s trained staff—over the phone or in person.

Real-time market rent data Monthly landlord workshops on new laws, rental agreements, security deposits, legal notices, proper move-ins and move-outs, rent increases, fair housing, rent and eviction control, and more Vendor directory of local businesses that offer exclusive member discounts Annual trade expo and networking mixers Monthly educational membership meetings Community outreach and education Local and state lobbying Opportunity to contribute to industry legal fund and Political Action Committee Subscription to Rental Housing and units magazine with articles and columns on current events, industry information, management tips, current rebate programs and member discounts Membership with the National Apartment Association (NAA), America’s leading advocate for quality rental housing

Join Today!

Call (510) 893-9873 or go to www.ebrha.com/join EAST BAY RENTAL HOUSING ASSOCIATION 360 22nd St., Suite 240, Oakland, CA 94612

Information

Networking

Advocacy

Community Improvement

EXPO

about the exhibitors

Meet Your Vendors Our Expo features more than 50 suppliers that offer the products and services you need.

A-Plus Tree Service is a California, greater bay, tree company that is redefining the tree care industry. While tree pruning and removal remain the hub of tree care, our trained and certified consultants recognize that there are more components that create healthy, beautiful trees. We create solutions that protect and enhance the environment instead of working against it.

Advent Properties, Inc. was established to offer a comprehensive, responsive, and customer-friendly professional real estate experience in Monterey, Santa Clara, San Mateo, Contra Costa, Alameda and San Francisco Counties. We are experts in Real Estate Sales, Commercial and Residential Property Management, and offer On-Site and Traveling Notary Public Services.

Alameda County Environmental Health Department exists to protect the health, safety, and well being of the public through promotion of environmental quality.

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The Alameda County Healthy Homes Department’s unique multidisciplinary approach serves the community in order to eliminate environmental lead contamination, prevent childhood lead poisoning and improve health outcomes by addressing housing problems.

The American Lung Association in California saves lives and improves the health of Californians and their lungs.

Through research, education and advocacy, we fight to reduce smoking, keep the air we breathe clean, prevent and treat lung diseases such as asthma and COPD, and eliminate lung cancer.

Located in Northern California, Arc Water Damage services the complete San Francisco Bay Area and vicinity.

We offer top service in water damage restoration and reconstruction. We are a fully licensed construction company that offers a broad spectrum of services.

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APT Maintenance Inc. is a General Contractor (license #975959) specializing in apartment turnover and maintenance and is based in Oakland, Calif. We have seen remarkable growth over the past three years, as clients have come to appreciate an affordable alternative with the horsepower to complete jobs as small as kitchen sink clogs, and as complicated as full bathroom and kitchen remodels.

Bay Area Contract Carpets is a familyowned business with more than 100 years experience in residential and commercial carpet installations and sales.

Visit our 15,000 square foot warehouse and showroom to see our extensive stock of carpet and linoleum, and for free estimates and competitive pricing.

Bay Property Group is the Bay Area’s premier commercial real estate, professional property management and residential leasing company. We serve the entire Bay Area, including San Francisco, Oakland, Berkeley, Alameda, Fremont, Newark, Union City, South Bay and beyond.

Bornstein and Bornstein is a San Francisco law firm providing an array of real estate and civil litigation legal services throughout San Francisco, Oakland, Berkeley, San Jose, Marin, and throughout the entire Bay Area.

Our attorneys are committed to providing aggressive representation for a reasonable fee.

John Caronna - Coldwell Banker®.

Coldwell Banker® is the oldest and most established residential real estate franchise system in North America, and it is known as one of the most innovative, forward-thinking real estate brands today.

Chase provides owners and investors of apartment buildings with the right financing solutions to meet their needs.

Whether you are looking to refinance an existing apartment building or purchase a new building, we have the loan programs to help get your deal done, with no hassles and no surprises.

Coinmach delivers complete laundry solutions, not just coin operated equipment. Through design, installation and maintenance of common area laundry rooms, Coinmach delivers industryleading laundry solutions to multifamily owners, managers and residents nationwide.

Commercial Coverage provides competitive commercial insurance programs on a national basis. We are based on a simple concept that is too often overlooked: We work for YOU!

Since 1986, CIC has provided quality tenant screening solutions which are backed by the most complete eviction, criminal and credit information available nationwide.

Detect All Security & Fire is a familyowned business and a local leader in the Northern California and Southern Oregon regions. Our comprehensive security solutions are custom engineered to meet your unique needs. We recognize that security means more than just a burglar alarm; it is providing peace of mind that your home, your family, your business and your livelihood are well-protected.

Founded in 1984, Earthquake and Structures, Inc. is a consulting A/E firm that provides professional services in construction management, structural, civil engineering, and architectural design to public and private sector clients.

Eden I&R is a nonprofit agency based in Hayward that maintains a database of over 74,500 housing units in Alameda County, and provides free information on housing-related services for property managers and for people seeking housing.

Across the Southwest, landmark after landmark is painted with one brand: Dunn-Edwards. Why? Because it’s the highest-quality paint available. With more than 100 stores, Dunn-Edwards is the foremost manufacturer and supplier of premium architectural and industrial coatings in the region, for one reason: It’s the best.

The East Bay Municipal Utility District provides high-quality drinking water to 1.3 million customers in Alameda and Contra Costa counties. The District’s award-winning wastewater treatment protects and serves 650,000 customers.

With over 60 years of experience serving commercial and residential buildings, Fidelity Roof Company has the experience and knowledge to solve a broad range of roofing and waterproofing problems with time proven, practical, cost-effective solutions.

Frank Fiala Roofing, Inc. is a professional roofing contractor specializing in commercial and industrial buildings, single and multifamily residential, and Homeowners Associations (H.O.A.).

We provide a quality job at a fair price, and the best warranty available in today’s market.

The East Bay Rental Housing Association is a nonprofit organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. ebrha.com

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Fried & Williams LLP is a law firm with expertise in landlord-tenant law, eviction and rent control matters in Oakland and the Bay Area. We provide cost effective litigation and transactional representation for owners of real property.

Luther Burbank Savings was founded in 1983 as a privately owned bank. For 29 years we have emphasized operational excellence and a high standard of business ethics. Our business plan focuses on traditional mortgage loans and conventional savings accounts.

OREXCO, incorporated in California in 1993, is a wholly owned subsidiary of Old Republic International (NYSE: ORI), a $16 billion dollar multi-line insurance holding company. When you choose OREXCO, you assure yourself that your exchange funds are secure.

MEMBER

General Roofing Company has been installing quality roofs in the East Bay for over 80 years and is considered to be one of the top firms in the Bay Area.

We are committed to doing quality, custom work to which our referrals will attest.We work closely with our customers and custom-tailor any work performed to their specific needs.

The National Apartment Association is America’s leading advocate for quality rental housing. NAA’s mission is to serve the interests of multifamily housing owners, managers, developers and suppliers and maintain a high level of professionalism in the multifamily housing industry to better serve the rental housing needs of the public.

Pacific Gas and Electric Company (PG&E) offers energy efficiency rebates to property owners and managers of multifamily dwellings that contain two or more units. The program encourages owners of existing properties to upgrade to qualifying energy-efficient products in individual tenant units and in the common areas of residential apartment buildings, mobile home parks and condominium complexes.

Commercial Real Estate Services, Worldwide.

Great Escape Fire Escape Service, Inc. was the first fire escape service business in the Bay Area, founded in 1988 by Eli Giaquinto, a retired New York City fire fighter. With 22 years experience with the NYFD, Eli’s knowledge and experience with fire escapes is unmatched by anyone servicing ladders in the Bay Area today.

NAI Northern California is a progressive, full service commercial real estate firm serving the Northern California Bay Area. NAI Northern California’s commitment to the Bay Area is longterm and dedicated to delivering the best results for our clients.

Established in 1987, INTERVEST Mortgage Investment Company was formed as an independent commercial and income property mortgage banking subsidiary of Sterling Bank. From this solid foundation, INTERVEST has grown dramatically to become its own successful, independent operation throughout the West.

Old Republic Title Company provides real estate transfer products and services for individuals, businesses and governments. Our services are highly comprehensive and flexible to respond to changing market environments and to ensure your transaction is settled according to the most current industry standards.

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P.W. Stephens can take the worry and confusion out of your abatement needs.

From beginning to end, we ensure that your environmental remediation project is handled efficiently and expertly. You will have the confidence in knowing the job will be done right.

R&S is one of the largest networks of residential and commercial garage door and automatic gate dealers in California. With over 30 locations in Northern California alone, our goal of providing top notch sales and service has kept us on top within the garage door industry for over 40 years.

RentMethod is the fastest growing residential leasing brokerage in the Bay Area. We handle the entire leasing process from start to finish. On average, RentMethod increases rents by 5% and reduces vacancy downtime by 50% on its clients’ properties. Property managers, owners, and investors trust RentMethod for all their apartment leasing needs.

Jain Williams — My experienced and friendly staff is available to help you develop an insurance plan that provides you the protection you need. We will also work with you to set up college and retirement plans. We are committed to being available and accessible with convenient hours.

The economic and business environments of California’s diverse communities all offer their own unique challenges and opportunities. As a part of many of those communities, Torrey Pines Bank knows firsthand what it takes to grow and maintain a thriving business here.

Vidrio Enterprises Roto-Rooter is the #1 name in plumbing and drain services. You can rely on Roto-Rooter plumbers for fast, expert service.

SERVPRO of San Leandro understands the stress and worry that comes with fire or water damage and the disruption it causes in your life and home or business. Our goal is to help minimize the interruption to your life and quickly make it “Like it never even happened.”

At Signature Painting and Construction, Inc. we specialize in providing professional painting and construction services for homeowners associations, apartment communities, commercial, and residential clients. We provide a wide range of services, from exterior repaints to full reconstruction services.

Vidrio Enterprises is a full service welding company, capable of performing structural and ornamental welding. Services include: structural re-inforcement, window bars, emergency kick-releases, railing code upgrades, security doors, wrought iron fences and gates, as well as general construction.

StopWaste.org (the Waste Management Authority and the Source Reduction and Recycling Board combined) form an integrated agency dedicated to achieving the most environmentally sound solid waste management and resource conservation program for the people of Alameda County.

The Law Offices of Marc L. TerBeek is an experienced firm and multi-disciplinary practice with particular focus in the areas of Business and Business Development; Real Estate (including Landlord/ Tenant matters) and Land Use (including Cannabis Law); Civil Litigation and Injury Law.

West Coast Premier Construction Inc. (WCPC) is a San Francisco Bay Areabased company located in Oakland, California. We provide engineering, construction and technical services to a variety of building types and occupancy use throughout the Bay Area. WCPC specializes in seismic retrofit design and construction of soft-story apartment buildings as well as seismic retrofit of unreinforced brick masonry, concrete buildings and historic landmark buildings. RH

When it comes to protecting homes, Terminix has satisfied more customers than any other insect and pest control company in the industry. The dedicated associates of Terminix deliver more than 15 million service visits annually. ebrha.com

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ELECTRICIAN. TUTOR. SALSA DANCER. RENTER.

APARTMENTS. WE LIVE HERE. Everybody talks about how the population is

and skilled trades, as well as all the local businesses

changing. Baby Boomers downsizing. Echo Boomers

that attract the 35 million electricians, school teachers,

emerging.

veterinarians, textile designers, salsa dancers, data

Stay-at-home dads. Work-at-home jobs.

Couples with – or without – children.

It makes you realize how well apartment homes fit

into today’s communities.

After all, apartments and residents contribute

processors, and cello players who call apartments home.

For a fresh take on today’s housing market – state by state – and an interactive picture of how, with your help, we can develop 300,000 new

$1.1 trillion annually to the economy. That’s a ton of

apartments a year to meet this exciting demand, visit

jobs in construction, operations, leasing, management,

WeAreApartments.org.

WeAreApartments.org

news

East Bay apartment buildings

Walnut Creek Passes Strict Second-hand Smoking Law

BY FEBRUARY 2014, those who live in Walnut Creek apartments, condos and townhomes will no longer be allowed to smoke tobacco inside or outside of their homes. And there will be no place to smoke downtown by Christmas.

The City Council passed a strict secondhand-smoking ordinance Tuesday night that bans smoking in all multiunit residences, all of downtown, all recreational areas and all commercially zoned properties where there are outdoor dining areas or outdoor service areas, anyplace within 25 feet of entryways and operable windows, and in all public places. The council made an exemption, however, that does not require public or private golf courses to be smoke-free. And it doesn’t outlaw smoke from medical marijuana. Signs will pop up around Walnut Creek warning smokers not to light up, and will also provide a phone

number for people to call to report someone smoking. Violators would be cited with fines starting at $100 for the first infraction, $300 for the second and $500 thereafter. After that, the new law gives the city attorney power to bring a civil suit against an offender. The final reading of the ordinance is scheduled for the council’s Oct. 1 meeting.

Digested From “Walnut Creek passes toughest secondhand smoking law in Contra Costa County”, Contra Costa Times (09/18/13), Nardi, Elisabeth, www.contracostatimes.com 26 RENTAL HOUSING

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Calif. Governor Signs Law Expanding Early Termination Protections for Domestic Violence Victims On August 19, Gov. Jerry Brown signed

Senate Bill 612 into law. Existing state law allows victims of domestic violence, sexual assault, stalking, elder abuse or abuse of a dependent adult to terminate their lease prior to the end of the lease term with written notice and docu-

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mentation that verifies the incident(s) of abuse giving rise to the termination. SB 612 expands the protections to victims of human trafficking and allows any victim seeking relief to use verification by a qualified third party as an alternative form of documentation. According to the new law, the victim seeking relief may submit a written statement verified by a health practitioner, domestic violence counselor, a sexual assault counselor, or a human trafficking case worker as documentation to qualify for relief under the law. Prior to the 2013 law’s enactment, documentation was limited to protective orders or police reports. The bill becomes effective January 1, 2014.

(Source: San Diego County Apartment Association)

Oakland Rent Board Stops Program to Assist Low-income and Senior Landlords The Alameda Bar Association Volunteer Legal Services program

withdrew its servicing of the Oakland senior and low-income property owner assistance program through the Oakland Rent Adjustment Program (RAP) in August.

EBRHA was unaware of this loss of service, nor were we notified as the only property owner association serving Oakland. The Oakland RAP has not officially disclosed any details of the program and how it is expected to continue despite the withdrawal of its awarded provider. As per the Oakland RAP annual budget, a certain amount of funds are to be allocated to owners and tenants for qualifying legal services.

A Message from an EBRHA Member The following is a message from EBRHA member Pam Hadley, who had a recent bout with crime in her rental property. All opinions and experiences expressed in this article are that of the author and do not necessarily reflect the opinions of EBRHA. “We had a showing of an apartment for

rent in early July. A threesome showed

PHOTO: ESTEBAN CORTEZ

COLUMN

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Near Piedmont Ave., 18-units, Oakland

• 12+ years experience as owner/hands-on manager of residential rental and commercial buildings • Market rent analysis by neighborhood maximizes property value • Strategies for successful multi-unit property ownership • Identify and advise 1031 exchange opportunities Your East Bay Investment Real Estate Advisor

JOHN CARONNA (925) 253-4648 www.eastbayIREA.com DRE# 0189437 ©2011 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker® is a registered trademark licensed to Coldwell Banker Real Estate LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each Coldwell Banker Residential Brokerage Office Is Owned And Operated by NRTLLC. DRE License # 00313415

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up when I was showing the apartment to another group. A couple of quick questions revealed that they were totally unqualified. A few weeks later, we started having break-ins in our laundry room. We have never had a problem before with the laundry room. They used a screwdriver to gain entry (by prying), and to damage the coin box locks to empty the boxes. This went on every night for over a week. Each day we’d respond, and the next night they would try again, and were successful about half the time. It ended with the theft of an expensive bicycle that was locked with a U-lock to a bicycle rack in the laundry room. They appeared to have used a portable power saw. None of our tenants saw or heard anything. We have since installed a security door. Our tenants must now put up with a double-keyed deadbolt on the laundry door, but the thefts seem to have stopped. This means that they are targeting your unit that is being advertised on Craigslist. And if you have any security weaknesses, you can be the next one to have your building or tenants robbed. Our new procedures for showing vacant units are: 1) No open houses; 2) No multiple showings. We will space viewers at least 30 minutes apart from now on; 3) We are requiring viewers to bring picture ID and paycheck stubs or other proof of income with them when they come to look at the apartment. We take photos of that information with our phones, and email them to me. Then I save them in my Dropbox folder. We put this requirement in our Craigslist ad, and remind them when they call or email for an appointment; 4) If they are not qualified on the basis of the financial information they bring, we do not show them the unit. We try to pre-qualify them on the phone, but they sometimes have difficulty with this; 5) We keep a log with names, phone numbers, dates and times of anyone who called. I will scan this and put it in my Dropbox when we finally rent the unit. I want to share this story to remind landlords to be careful out there! The more of us that follow similar procedures, the less problems we will have with good tenant prospects, and the more likely that the criminals will find some other outlet. I identified this as a Craigslist problem, which is largely because Craigslist is so widely known and used. However, as other listing services become better known, it will likely impact them, although probably to a lesser extent.” RH

EAST BAY RENTAL HOUSING ASSOCIATION CORDIALLY INVITES YOU TO

FIRST ANNUAL AWARDS CEREMONY AND HOLIDAY RECEPTION WEDNESDAY, DECEMBER 4TH, 2013 6:00 P.M. THE SOUND ROOM

2147 BROADWAY AT 22ND STREET, OAKLAND

Join your fellow EBRHA members, board and staff to honor leaders in the East Bay rental housing community. Enjoy extraordinary Spanish cuisine and passionate Flamenco music, song and dance by Grupo Flamenco.

6:00 - 7:00 pm No-host wine and beer 7:00 - 9:00 pm Flamenco, Dinner and Awards Presentation

“BEST OF THE YEAR” AWARD CATEGORIES Landlord Member Award Vendor Member Award Property Management Company Member Award Goodwill Ambassador Award For awards criteria and to nominate your favorites, go to ebrha.com/events or call (510) 893-9873.

Winners will be featured on the cover of the January issue of Rental Housing magazine with member profiles published inside. A panel of EBRHA Board and staff will select the winners.

Tickets on sale now! $40 per person

Includes entertainment, 4-course dinner, dessert and coffee. Purchase your tickets at ebrha.com/events or call (510) 893-9873. Last day to purchase tickets is Friday, Nov. 22. Space is limited.

The Sound Room is the home of Bay Area Jazz and Arts, Inc (BAJA). BAJA is a nonprofit organization that nurtures music, art, and creative ventures through live performance and educational programs.

ask a property manager

Security: The Best Defense

Should a landlord stay quiet when asked about neighborhood safety? BY SAM SOROKIN statistics online.

I would let the renter determine whether a neighborhood is safe. They probably already know more about it then you do.

Q

I’d like to make my outstanding tenants feels appreciated. Do you have any suggestions for unique rewards I can give them?

Q

My building is in a “rough” neighborhood. What am I required to do when a prospective resident asks me if the neighborhood is safe? I want to be honest, but I don’t want to scare them away.

A

First and foremost, if your property is in a rough neighborhood, you should ask yourself whether you have done what you can to make your property safer. This may include fences and gates, intercom systems, dusk to dawn lighting, cameras, tenant screening and, most importantly, attention to your curb appeal. Well-maintained buildings don’t typically get hit by crime as much as run-down properties.

It is certainly possible that you may have some duty to disclose if you have had recent crime within your building.

But if not, I would try to avoid the subject, say that safety is relative, that crime is rampant everywhere and then refer them to the city’s police department.

Most cities have street by street crime 30 RENTAL HOUSING

| OCTOBER 2013 |

A

First and foremost, congratulations about thinking about this. It is always important to recognize that your resident is your customer. Without them paying your rent, your investment becomes a failure.

The best way to appreciate your residents is by making sure that you go above and beyond to fulfill your responsibilities as a landlord. Most importantly, you should respond quickly to all maintenance requests and respect their privacy.

As far as rewards go, you may want to make periodic upgrades to the apartment for those tenants who are exceptional. Often times there are things that you plan to do to a unit when the resident moves. If they are a great tenant paying a fair rent, then you certainly want to do whatever you can to keep them. So why not, for example, install the new vinyl floor in the bathroom or granite countertop in the kitchen while they are there instead of waiting for them to move. This will reduce the amount of lost rent during turnovers and will get your residents to like their

ebrha.com

unit even more.

You could also each year have their carpets steam cleaned. I have heard of one owner who would have an incentive for tenants paying their rent on time.

While he had a late fee for being late, he also had a reward for paying consistently on time for twelve consecutive months.

He would then give $25 per month to those residents who met the goal.

I personally have a stack of movie tickets I give away. When you buy them in bulk they only cost around $7 each.

When a resident has been hassled or went out of their way to be nice, we will send a couple of tickets out.

Q

What are some ways that you stay informed about new laws and changes to the rental housing industry?

A

This is a very important item that is often times overlooked. Each year there are many new laws that can affect how you are supposed to manage your property. These changes could be a result from local, state and even federal laws.

Most recently, landlords and contractors have had to understand the new federal EPA Lead Certification requirements. Hiring a contractor who is not lead certified or disturbing lots of lead paint can result in major fines. Also, do you have your carbon monoxide detector in each unit? It is the law! Ignorance is no excuse.

Certainly, the best way is to be a member of EBRHA and read your magazine cover to cover. You should also attend meetings and network with your fellow property owners. You should also consider taking some property management classes. Finally, ask the various vendors, consultants and lawyers that you periodically work with as to whether there have been any changes. You’d be surprised by what you find out. 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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FEATURE

OAKLAND RENT BOARD:

A LESSON IN

PREPARATION The keys to success when going before the Oakland Rent Board

BY EBRHA MEMBER

This article was written by a long-time EBRHA member who owns multiple properties in the East Bay, and has extensive industry and Oakland Rent Board experience.

O

ne day you may find yourself in downtown Oakland at the Rent Adjustment Program’s (RAP) office sitting before a hearing officer in a small conference room. At the head of the table, a RAP hearing officer. Across from you, your tenant(s), and perhaps the tenant’s lawyer.

You may be asking yourself, “What happened and how did I get here?” Good question, but a common question of income property owners is also, “What can I expect at a RAP hearing?”

The short answer is, “It depends.” But there are certain aspects of the hearing which are repeatable and not unique to your particular case. The goal of this article is to help remove some of the mystery surrounding a RAP hearing so one can have a better understanding of what to expect prior to the hearing.

Your Property is Your Business The best solution to a tenant/landlord dispute is to resolve the matter privately. You never wants find yourself in a situation where the fate of your business (yes, being an income property owner is a business!) is in the hands of the RAP. As a landlord you should care for your property, have an understanding of Oakland’s rent control ordinance, and have a cordial and professional relationship with your tenants.

If, as a landlord, you do not care for your property, you are 32 RENTAL HOUSING

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negligent with your tenants and have little to no understanding of Oakland’s rent control ordinance, then you are not treating your business as a business. If you are violating the ordinance through ignorance, then you need to educate yourself. The East Bay Rental Housing Association (EBRHA) is a fantastic organization to assist and guide you as a member. However, it is always advisable to gain some of the knowledge firsthand. To the right are helpful tips and links to gain familiarity with the RAP and Oakland Rent Ordinance and Regulations.

RAP Petitions A RAP petition can be filed by a landlord or tenant(s). Generally, it is the tenant who files a petition which the landlord must file a response to. If multiple tenants file separate petitions contesting related issues, the RAP may consolidate them to a single petition.

Here are the types of claims a tenant can contest on a petition: rent increases which exceed the annual allowable CPI index limit; banking (deferred annual rent increases); increased housing service costs pass-through; capital improvement costs pass-through; debt service costs pass-through; claim of decreased housing service(s); failure of landlord to provide a RAP notice to the tenant.

What a tenant can contest is not limited to the list above. A tenant may contest one item or several on a single petition. An explanation of all the items listed above is a great topic, but fall outside the purpose of this article, the primary focus of which is

what one should expect at a RAP hearing.

Two important items to note: be sure you are current with your Oakland Business License and Rent Program Service Fee ($30 per unit annually) payments.

The RAP petition process can be viewed as 3 distinct phases: 1) Phase I: RAP Administration; 2) Phase II: RAP Hearing; 3) Phase III: RAP Board (appealing a hearing officer’s decision). This article is primarily focused on Phase II, the RAP Hearing.

Fair and Balanced?

My opinion of the Administrative portion of the RAP is not that high.

In theory, the RAP is supposed to be a neutral organization representing both tenants and landlords equally. Their goal is to assist tenants and landlords with their questions and help govern and guide us equally. In practice, the RAP office provides little support for landlords and their customer service is unpredictable. In short, they encourage tenants to file petitions against landlords, the merit of the tenants’ complaint is immaterial. This is clearly indicated in the RAP’s marketing material which states that the RAP “limits rent increases for many residential tenants. Tenants can file a petition to contest a rent increase or to ask for their rent to be lowered because of very bad housing conditions. There is no charge for filing a petition, and no penalty if you lose.”

The RAP Hearing Phase II, the RAP Hearing, is a different story.

After negotiations between you and your tenant have failed, what happens if the tenant files a petition with the RAP? A few days after the filing of the Tenant Petition, the RAP office will mail you a copy of the tenants filing along with the tenants claims.

In this package there will be sets of instructions, as well as a Landlord Response Packet. You have 35 days to complete the Landlord Response Packet and return to the RAP. It is recommended to submit it in person with a stamp of receipt.

It is important to take this seriously. Be timely, polite and organized in your response. If you fail to respond to the RAP you may still ‘win’ at the hearing, but this is not an advisable path. Some tenant claims are simple, some are complex. Complete the Landlord Response Packet and it is recommended to enclose a polite letter to the hearing officer with a summary of your position. Put yourself in the hearing officer’s position and make it as clear as possible for them to understand your position for the case before them. Be as brief as possible. One page should suffice.

The Landlord Response Packet also includes the date of the hearing (it’s about 2-3 months after the initial filing of the RAP petition). All evidence you wish to submit (pictures, receipts, payments, communications, etc.) need to be submitted to the RAP office no later than 7 days prior to the hearing date. Evidence can be submitted with the Landlord Response Packet or after.

It is greatly advised that you make an appointment with RAP to review the evidence submitted by the tenant prior to

Quick and Easy Pointers about the Oakland RAP

An Oakland Rent Board meeting video screenshot

Oakland RAP home page: http://www2.oaklandnet.com/Government/o/hcd/o/ RentAdjustment/index.htm Oakland RAP notice URL: http://www2.oaklandnet.com/oakca1/groups/ceda/ documents/webcontent/dowd009116.pdf Oakland Rent Ordinance and Regulations URL: http://www2.oaklandnet.com/Government/o/hcd/o/RentAdjustment/DOWD008793 1. Include Oakland’s RAP Notice with all ‘Change of Terms of Tenancy’ notices. EBRHA provides the notice to all members.

2. A tenant has 60 days to file a petition with the RAP to contest a ‘Change of Terms of Tenancy’ (e.g. rent increase, parking, etc.). After 60 days, even if the tenant is correct on merit, their claim will more than likely be denied. This assumes the tenant has received the RAP Notice.

3. Ensure you are current in your annual Oakland Business license tax.

4. Ensure you have paid your annual Rent Program Service fee.

5. Rent increases less than 10% require at least a 30-day notice (allow an additional 5 days for mail).

6. Rent increases greater than 10% require at least a 60-day notice (allow an additional 5 days for mail).

7. The above are general guidelines, some exceptions exist.

8. Once again, make sure to Include Oakland’s RAP notice with all ‘Change of Terms of Tenancy’ notices! ebrha.com

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The hearing begins with the hearing officer introducing themselves and presenting the guidelines of the hearing. Again, be polite to all, listen and do not interrupt. The hearing starts by establishing facts which are not in dispute; i.e., the start of tenancy, initial rent, number of units at the property, etc. The hearing officer will proceed to ask questions of the tenant about the tenant’s claim.

Your instinct at this point may be to speak when you hear statements from the tenant which you believe to be inaccurate or false.

Resist your instincts. You will be gently ‘smacked down’ by the hearing officer if you interrupt. You will receive your opportunity to respond. Be patient.

When your turn arrives, listen to the question being asked.

Answer that question. If the hearing officer asks a ‘yes’ or ‘no’ question, begin your answer with ‘yes’ or ‘no’ and add following commentary if necessary. Do not get emotional by the tenants comments or responses. Do not repeat the same arguments and points over and over again. This does not make your argument stronger and can frustrate the hearing officer. The hearing officer is intelligent and does not need to hear the same argument repeatedly.

“YOU SHOULD HAVE GAINED SOMETHING THROUGH THE RAP HEARING PROCESS, AND IT IS IMPORTANT TO TAKE A MOMENT TO REFLECT ABOUT WHAT IT IS YOU LEARNED. EVEN IF YOU ‘LOST’ THE HEARING, YOU SHOULD BE WISER AT ITS CONCLUSION.” the hearing. This will help ensure you are not surprised by the evidence presented by the tenant, and allow you an opportunity to formulate your response ahead of time.

The Day of the Hearing Treat the hearing like you would a job interview: arrive early, dress neatly, be organized and polite.

I have read dozens of hearing decisions and, with few exceptions, the hearing officers tend to rule fairly and follow the ordinance.

Although it appears that the RAP office will allow frivolous tenant petitions to be filed, which is a problem, once at the hearing, these tenant petitions are often denied. I found the hearing officer assigned to my case both polite and professional. The hearing officer did an excellent job of guiding the two parties, who were unfamiliar with the hearing format, through the process.

Before you arrive at the hearing, here are some items to consider: 1) arrive at least 15 minutes early; 2) dress neatly; 3) be polite to tenants, attorney and the hearing officer; 4) do not lecture the hearing officer regarding your opinions of rent control or the petition process; 5) bring copies of all your evidence, petitions and petition response for your reference; 6) bring a laptop/tablet if that is helpful (Wi-Fi access is not available); 7) bring paper and pen; 8) bring an audio recorder or download a free one to your smartphone.

When you arrive for your hearing you’ll wait in the lobby until your case is called, at which point all parties will relocate to a conference room with the hearing officer. The hearings generally begin at 10 and usually concludes in a couple of hours.

However, be prepared, if your case has many tenant claims to resolve, the hearing may last all day.

Once in the conference room, you will be seated with your tenant(s) and the tenant’s lawyer or representative. Do not be intimated. There’s no need to be. Greet your tenants (and their lawyer) warmly. Conduct some small talk and remember this is a business, and try not to take it personally. It is best to view the hearing as an experience — nothing more, nothing less. No matter what the conclusion, you will have had an experience that should serve you well. You’ll be more educated in the business of your business — income property management.

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ebrha.com

Testimonies, Evidence and Cross-examinations After gathering agreed upon facts, the hearing officer moves towards testimony and evidence. All evidence submitted by the tenant and landlord needs to be reviewed and agreed upon in order to be entered into record. Every picture, receipt, communication submitted by each party is reviewed and entered into the record as evidence.

If a piece of evidence is disputed, the hearing officer will rule on whether to enter it into record. Depending upon the amount of evidence submitted this can be quite time consuming and dull. Remember, all evidence needs to be submitted no later than 7 days prior to your hearing.

Once testimony and evidence review is completed, both sides will be allowed to argue their points on each of the matters in dispute. This will be guided by the hearing officer who will probably want to go in chronological order to gain a better understanding and background of each dispute.

After arguments, each party is allowed to cross-examine the other. At this point, the tenant or representative is allowed to ask you clarifying questions. Then you are permitted to ask the tenant questions of your own. If you feel there is no need to cross-examine the tenant, simply state you have no questions.

Remember to remain polite if you decide to cross-examine.

This is followed by the hearing officer asking specific questions to the tenant and landlord. The hearing officer may present their questions and then allow a short break, giving you time to consider your answers prior to the resumption of the hearing.

Other items to note about the hearing: all testimony is given under oath and ‘on the record’ (audio recorded); the hearing is an informal proceeding, not a court of law, so the formal rules

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Legal Excellence and Dedication to Clients Fighting for Property Owners’ Rights

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RENTAL HOUSING 35

of evidence do not apply; dependent upon what is being contested, the hearing officer will determine which party holds the burden of proof.

The Hearing Conclusion The hearing concludes with closing arguments. Briefly restate your positions and how you believe the hearing officer should rule. Ask the hearing officer if they have any clarifying questions of you or require additional information. Thank the hearing officer for their time and assistance in helping resolve the dispute presented before them.

The hearing officer formally closes out the hearing and informs both parties that they should receive the hearing decision in about 30 days.

After the Hearing No matter what the result of the hearing decision, you should take some time afterwards to review all that transpired from your tenant’s first complaint (or yours) to the hearing officer’s decision. What did you do correctly? What action or step would you have changed? Did you learn anything?

You should have gained something through the process and it is important to take a moment to reflect about what it is you learned. Even if you ‘lost’ the hearing, you should be wiser at its conclusion. If the ruling was in your favor, it’s important to reflect on what steps you took along the way and where you could improve as a result of your experience.

Once a RAP petition is filed, it is a time consuming process, so keep that in mind as you try to negotiate an acceptable resolution with your tenant. The petition process, from first filing to a hearing decision, can be 4 to 6 months or more. And that doesn’t include whether you or your tenant decide to appeal the hearing decision to the RAP Board.

A tenant may use the threat of filing a RAP petition against you as an intimidation tactic during negotiations. Remember, the petition process requires a great deal of effort for the tenant as well. Do not be intimidated by the RAP petition process, just educate yourself on the process. Become knowledgeable of the Oakland’s Rent Ordinance. It is also important to take advantage of the services and classes offered to you through your membership with EBRHA. The goal of every income property owner is to have professional and courteous relationships with ones’ tenants, they are your customers. Disputes between you and your tenants will arise, some small, some big. Most will get resolved privately between both parties.

But if compromise fails, and the tenant files a petition with the RAP, you now have a little more knowledge of what that means to your business. RH The information contained in this article is general in nature. Consult the advice of a professional for any specific problem. All opinions and experiences expressed in this article are that of the author and do not necessarily reflect the opinions of EBRHA, other organizations or individuals.

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ebrha.com

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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RENTAL HOUSING 37

esq. & a

Verify to Clarify How should a landlord respond when a tenant requests a comfort animal in a “no pets” building?

BY VARIOUS AUTHORS

Q

The original rental agreement with my tenant specifically prohibits pets, but the tenant has requested a comfort cat. Can I increase the rent because of this cat? What are my options?

A

A landlord must make a reasonable accommodation when necessary to allow a disabled tenant an equal opportunity to enjoy a rental unit.

A reasonable accommodation is defined to include changes in the landlord’s rules, policies or practices. This may include changing a policy to allow a disabled tenant to keep a comfort animal. And yes, even a cat may be considered a comfort animal. The landlord cannot raise the rent because the tenant has a comfort animal. A rent increase under these circumstances violates fair housing laws and the Rent Ordinance.

The landlord may, however, ensure that the tenant has a disability and needs the comfort animal to accommodate his or her disability. For instance, the landlord may request the tenant to verify that he or she has a disability.

A disability under fair housing laws is 38 RENTAL HOUSING

| OCTOBER 2013 |

defined as a physical or mental impairment that substantially limits one or more major life activities.

The landlord may also request the tenant to verify that having a comfort animal is needed to accommodate his or her disability. The requested accommodation should affirmatively enhance the tenant’s quality of life by ameliorating the effects of the disability. In other words, having a comfort animal must directly benefit the affected major life activity.

Comfort animals aren’t limited to just dogs. If having a cat directly relieves the effects of a disability, then the cat may be considered a comfort animal.

Once the tenant shows that he or she has a disability and that having a cat as a comfort animal is a reasonable accommodation for that disability, then the landlord should generally allow the tenant to keep the comfort animal but should not raise the rent.

Because of complex fair housing laws, a landlord should consult with an attorney when responding to a tenant disability claim and request for accommodation. —STEVE WILLIAMS

Q

rent or terminate the tenancy. But in either case, the answer is the same. In Oakland, San Francisco and Berkeley, you start over.

An eviction action in court is a special proceeding with special rules. The time frames for responding to an unlawful detainer complaint, for responding to discovery and for proceeding to trial are all expedited. In exchange for this speedy proceeding, the landlord is required to strictly comply with the unlawful detainer laws.

What this really means is that notices for things like nonpayment of rent, breach of a covenant and the like, must be perfect. No mistakes. Most judges in rent control jurisdictions strictly construe the unlawful detainer statutes — especially when a strict construction will benefit the tenant.

But many judges have taken things too far. It is understandable how a mistake in calculating rent due would render the notice defective. But if you have a tenant’s name on the notice, what does it matter if the apartment number is incorrect? If the notice is properly served, it should be valid and enforceable. After all, it is the tenant and not the apartment number that is served with the notice.

A colleague of mine just had a case thrown out of court because he misspelled “December” on a three day notice to pay rent or quit. He spelled it “Decmber.” The judge, not the tenant’s attorney, spotted the typo and claimed the notice was defective. Bad decision!

After paying the other side’s legal fees, the landlord will have to start over by serving a new notice on the deadbeat tenant.

So long as we have judges with rent control mentalities, landlords and their attorneys will have to be extra careful with proof-reading all notices. And please, use that spellcheck button at the top of the screen! —CLIFFORD FRIED RH

When filling out a 60-Day Notice, I used an incorrect apartment number. Do I need to reissue a fresh 60-Day Notice with new dates “Because of complex or can I issue a corfair housing laws, a rected notice and use landlord should conthe original dates? sult with an attorney

A

Your question doesn’t say if the notice is to increase the

ebrha.com

when responding to a tenant disability claim and request for accommodation.”

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Clifford Fried and Steve Williams are attorneys with Fried & Williams LLP and can be reached at (510) 625-0100 or www. friedwilliams.com.

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EBRHA Member Testimonials ST E WA R T BOL INGER , MEMBER SIN C E 2013 “ EBR H A’s s up p ort and t rai ni ng sa v e d me thousand s of d ol l ars i n unc ol l e c te d r e n ts a n d h e l p ed me avoi d and co rre c t maj or l e g al p rob l e ms wi thi n two mon t h s o f jo inin g. Two at t orneys used i n the p ast mi sse d maj or c omp l i anc e re q ui re m e n t s o per a ting to m y ad vant ag e t hat E B R HA note d f or me . My p rop e rty manag e r missed even m ore. N eed t he f orms to g e t thi ng s ri g ht? E B R HA sup p l i e s the m f or th w ith. My mem b ershi p has p rov i d e d a g ol d e n p ay b ac k.”

NI COLA S MITH, MEMBER SINCE 2001 “ I lo ve pa ying my EBRHA d ues! T hat ’ s b e c ause the E B R HA te am has sav e d m e so muc h more t han I have ever p a i d to b e a me mb e r. N ot onl y are E B R HA st a ff ex tr emely hel p f ul and resp onsi ve , the i r knowl e d g e has “ sav e d my b ac on” c o u n tles s times . Whet her i t was on noti c e s, se c uri ty d e p osi ts or te nant re l ati ons , t h e i r gu ida n c e h as g i ven me l ot s of p e ac e of mi nd and he l p e d me b ui l d g ood re l a t i o nships w ith my resi d ent s. Thi s i s the re ason I am hap p y to sup p ort E B R HA w i t h my membershi p .”

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insurance q&a

Soft Story Raises Concerns

San Francisco’s soft story ordinance has East Bay landlords asking questions. BY JEFF AZZARELLO

Q A

How can I make my soft story building safer?

The most common way to do this is to have a professionally licensed engineer retrofit your building. Retrofitting your building can be costly but required. Another more cost-efficient way is to install a safety shut-off valve.

By installing these in your building, you can minimize the risk of fire from gas leaks. These valves will shut off the gas when earthquake movement is detected, methane is detected or if a pipe breaks depending on the device you install.

These devices can cost you anywhere from $50 to over $500 to install depending on which device you choose to install. Most property insurance carriers will also offer discounts when proof of a safety shut-off valve is shown.

Q

What is a way that I can combat future building ordinance costs for my buildings or even my own home?

A

Almost all types of homeowners and commercial residential insurance policies allow you to add building ordinance or law coverage for minimal cost. By having this coverage, you can avoid having to pay large future costs if your building were to have a loss where reconstruction was required.

Building ordinance coverage will typically pay between 10% and 100% of your coverage A for your building towards these new laws that may not have been in place when your build42 RENTAL HOUSING

| OCTOBER 2013 |

ing was originally built, such as San Francisco’s Retrofit Ordinance. This is an extremely valuable coverage that can save you thousands of dollars and ensure your building is reconstructed to all the current year’s laws and ordinances if a covered loss occurs.

Q

My building is soft story and now I am worried about future damage from an earthquake. Can I get any type of coverage to protect my investment?

A

Yes, you can always purchase residential or commercial earthquake coverage. There are many insurance carriers out there that will offer earthquake coverage for almost any property. Whether the property was built in 1930 or 1990, there is usually a carrier willing to offer you coverage for a premium. Typical premiums for earthquake insurance can range from $300 to $1200 per year depending on the zip code of your home, as well as the size of the home. Please contact your agent or insurance broker for more detailed explanations of this coverage.

Q

ible ranging from 10%-25% of the total coverage. This can add up to hundreds of thousands of dollars out of your pocket before coverage will be provided. There are, however, earthquake deductible buyback policies that companion your typical earthquake insurance policy. This can lower your deductible from 20% to as low as 5%. The premium is quite reasonable as well for the thousands in saving you can knock off your current policies deductible. The way you purchase a buyback policy is first to get your standard earthquake policy in place with your broker or agent.

Once that policy is in force you can add the companion buy-back policy.

The earthquake buy-back policy can also be added midterm of your existing earthquake policy. You will need to provide your broker with your existing earthquake policy and then he or she will be able to tailor the buy-back policy to your exact needs regarding coverage and deductible. Please contact your agent or insurance broker for more detailed explanations of this coverage.

Q

Is earthquake coverage really a viable option? I hear it is so expensive, and does it cover loss of life or injury of tenants?

A

Earthquake coverage is an extremely viable option. It will protect your investment in the event of earthquake and can also protect your personal property depending on the policy you purchase.

Most earthquake policies will be around 50-75% of the your typical homeowner’s premium. Earthquake insurance will not cover loss of life or injury to tenants.

Earthquake insurance is specifically to provide you coverage for your property, and in some cases, money to rent a home while your home or rental property is being rebuilt. RH

I have earthquake insurance but my deductible “Most types of is extremely high. Is homeowner and there any way to get a commercial resideductible that is mandential insurance ageable in case I suffer policies allow you a loss to my property?

A

Yes, most earthquake insurance policies have a deduct-

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The information contained in this article is general in nature. Consult the advice of a professional for any specific problem. Jeff Azzarello is a broker with Stone Creek Insurance and can be reached at 925-402-4382 or www. stonecreekinsurance.com.

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RENTAL HOUSING 43

community calendar EVENTS & CLASSES

october

november

TUESDAY, OCTOBER 1

TUESDAY, NOVEMBER 10

CAM Session 4: Fair Housing | Presented by Jill Broadhurst Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 31 for full schedule and more info)

CAM Session 9: Research, Analysis and Evaluation Presented by Jill Broadhurst Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 31 for full schedule and more info)

THURSDAY, OCTOBER 3

Landlord Basics | Members: Free; Non-Members: $69 Presented by Tori Blanca, EBRHA | 2:00 p.m. – 3:00 p.m.

TUESDAY, OCTOBER 8

CAM Session 5: Financial Management Presented by Jill Broadhurst Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 31 for full schedule and more info) WEDNESDAY, OCTOBER 9

Political Affairs Meeting | 10 a.m.

THURSDAY, NOVEMBER 7

Estate Planning Allen Ratcliffe, David White & Associates Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

TUESDAY, NOVEMBER 12

Landlord 101 Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

WEDNESDAY, NOVEMBER 11*

WEDNESDAY, OCTOBER 9*

Managing Bed Bugs and Bad Odors in Your Rental Properties Presented by Clayton Barry, SERVPRO of San Leandro Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

TUESDAY, OCTOBER 15

CAM Session 6: Marketing | Presented by Jill Broadhurst Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 31 for full schedule and more info) TUESDAY, OCTOBER 15

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Pat Smith for more info: (510) 653-5388

Hoarding and Your Rental Unit Steve Williams, Fried & Williams LLP Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

SATURDAY, NOVEMBER 16

EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • EBRHA Board Election

• Legislative Update: Ron Kingston, EBRHA State Lobbyist

• Protect Yourself from Health and Safety Liability:

Amy Roither, Detect All Security & Fire

• Topic TBD: Rudi Schafer, Schafer Construction/Times Up Termite TUESDAY, NOVEMBER 19

FRIDAY, OCTOBER 18

Women’s Auxiliary Luncheon

Vendor Education: “Use Link Bait to Generate Leads, Build Brand Loyalty and Grow Sales” | Pam May, TechScribe Communications Free to EBRHA vendor members; Register at ebrha.com/education 12:00 p.m. – 1:30 p.m.

Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Pat Smith for more info: (510) 653-5388

TUESDAY, OCTOBER 22

CAM Session 7: Legal Responsibilities Presented by Jill Broadhurst Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 31 for full schedule and more info) WEDNESDAY, OCTOBER 23

7th Annual Trade Expo Cathedral Event Center, 2121 Harrison Street, Oakland Free to EBRHA Members; Non-members: $20 3:00 p.m. – 7:00 p.m.

TUESDAY, OCTOBER 29

CAM Session 8: Property Management for Managers Presented by Jill Broadhurst Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 31 for full schedule and more info) THURSDAY, OCTOBER 31*

Maximize Revenue Through Zero Vacancies Presented by 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 44 RENTAL HOUSING

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Oakland RENT ADJUSTMENT PROGRAM FEE

Annual fees are $30 per unit and are due March 1. Owners are allowed to pass through $15 to tenants.

BUSINESS TAXES & REGISTRATION

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

LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2013-14 (2.1%) A CPI increase of 2.1% became effective on July 1, 2013. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

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

(Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR QUALIFICATIONS AND AMORTIZATION PERIODS.

Berkeley

ANNUAL ALLOWABLE RENT INCREASE

2013 (1.7%) PERI OD AM O U N T

RENT STABILIZATION BOARD FEES

Annual fees are $194 per unit and are due July 1. Owners are allowed to pass through $4 to tenants.

RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST

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.

P E R I OD A MO UN T FEDERAL RESERVE RATES

DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2004. . . . . . . . . . . . . . . . . . . 1.6% BERKELEY RATES

DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4%

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

2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . . . . 3.5% (NOT TO EXCEED $30) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

FOR FURTHER INFORMATION CONTACT:

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

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member directory

CONTACTS, PRODUCTS & SERVICES 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 Matthew Quiring Attorney at Law 510-225-1345 mpquiring@gmail.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

1031 EXCHANGE INTERMEDIARIES

Chicago Deferred Exchange Co. Teresa Moss Fluegel 877-448-1031 www.cdec1031.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. Jermane Griffin 916-752-7608 jermane.griffin@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 ASPHALT/CONCRETE

American Asphalt & Concrete Joe McSweeney 510-723-0280, x28 www.americanasphalt.com

ATTORNEYS - LAND USE/CONDO CONVERSION

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

BANKING/LENDING

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 Chris Perez 510-647-2127 cperez@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 Mike Popovich 510-899-7569 mpopovich@torreypinesbank.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 Joe Nanneti 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

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 Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.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

ATTORNEYS - EVICTIONS

AUTOMOTIVE

CODE COMPLIANCE

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

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

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

ASSOCIATIONS

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BUILDING MATERIALS/HARDWARE

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com ReStore/Habitat for Humanity Jeff Goodwin 510-251-6304 www.habitateb.org/restore jgoodwin@habitat.ebsv.org CARPET CLEANING

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

COLLECTION AGENCIES

ELECTRICIANS

HANDYMAN SERVICES

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

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

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

ELEVATOR REPAIRS

Paramount Elevator Corp.

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

ENVIRONMENTAL TESTING SERVICES

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

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

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

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

HEATING & AIR CONDITIONING

FIRE PROTECTION

FLOOR COVERINGS

ELECTRICAL SUPPLIES

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

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

DEVELOPMENT

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

HAZMAT, CRIME SCENE, BIO CLEAN-UP

FINANCIAL PLANNING

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

DOORS & GATES

Junk King Paul Bains 510-982-9650 paulb@junk-king.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

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

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

CONTRACTORS/ RESTORATION

HAULING SERVICES

EMERGENCY RESPONSE

88HVAC Matt Jung 855-884-8228 www.88hvac.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.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. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com INSPECTIONS

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

GARAGE DOORS

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

INSURANCE

GOVERNMENT AGENCIES

Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org

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

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Kelly Lux – State Farm Insurance Kelly Lux 510-521-1222 Kelly.lux.gjcg@statefarm.com Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.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

LITIGATION SUPPORT SERVICES

PROPERTY MAINTENANCE

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

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

LOCKSMITH EVICTION SERVICES

PROPERTY MAINTENANCE SUPPLIES

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

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

PAINT SUPPLIERS

PROPERTY MANAGEMENT

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 PEST & VECTOR CONTROL

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

Martinez Real Estate Investment Jose Martinez 510-769-0436

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

LAUNDRY EQUIPMENT

PLUMBING - WATER HEATERS

Coinmach Kelly Carrillo 510-429-0900, x54435 www.coinmach.com

RentMethod Greg Sirotek 415-335-6814 www.rentmethod.com

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

LIGHTING SUPPLIES

PLUMBING SUPPLIES

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

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

LISTING SERVICE

PROMOTIONAL PRODUCTS

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

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

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

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

INVESTMENT OPPORTUNITIES

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

Julie Twichell 510-567-8252 www.aclppp.org LEASING

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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 Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com

Shaw Properties Liz Hart 510-665-4350 www.shawprop.com

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

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

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

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

NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.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 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

PROPERTY MANAGEMENT SOFTWARE

RECYCLING/REUSE

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

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

RAIN GUTTERS

RENT CONTROL CONSULTANTS

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

Alan K. Beales 510-339-9776

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 Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com

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 SECURITY/ SURVEILLANCE

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.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 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 WELDING - STRUCTURAL & ORNAMENTAL

Vidrio Enterprises Jessie James Vidrio 510-453-8052 jvidrio@msn.com WINDOWS

SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

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RENTAL HOUSING 49

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. . . . . . . . . . . . . . . . . . 51 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 43 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 15 The Shepherd Law Group . . . . . . . . . . . . . . 41 BATHTUB & SHOWER ENCLOSURES

MONTHLY MEMBERSHIP MEETINGS

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 17

LEGAL REFERRALS

BUILDING MATERIALS/HARDWARE

EDUCATIONAL CLASSES

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

CARPETING & FLOORING

RENTAL SURVEYS

Bay Area Contract Carpets, Inc.. . . . . . . . . 39

MANAGEMENT ASSISTANCE

CONSTRUCTION

West Coast Premier Construction. . . . . . . 43

SEMINARS & WORKSHOPS

ENGINEERS

TENANT SCREENING SERVICE

Earthquake and Structures, Inc.. . . . . . . . . 35 West Coast Premier Construction. . . . . . . 43 HEATING & AIR CONDITIONING

DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 10 88 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

NAME

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CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . 27 Jain Williams - State Farm. . . . . . . . . . . . . . 37 Ruth Stroup Insurance. . . . . . . . . . . . . . . . . . 11

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LAUNDRY CITY

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PHONE

EMAIL

Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 31 LEASING

RentMethod.. . . . . . . . . . . . . . . . . . . . . . . . . . 15 LENDERS

Cooperative Center FCU.. . . . . . . . . . . . . . . 41 JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 6

RENTAL PROPERTY LOCATION

LOCKSMITH EVICTION SERVICES

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

1-2 UNITS = $249.00

3-4 UNITS = $269.00

Golden Gate Locksmith Co. . . . . . . . . . . . . 43 MAILBOXES

Salsbury Industries . . . . . . . . . . . . . . . . . . . 40

5-8 UNITS = $289.00

9-16 UNITS = $299.00

PEST CONTROL

17+ UNITS = $299.00 + $5.00 PER UNIT

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

CHECK (PAYABLE TO EBRHA)

TOTAL DUE:

$

MASTERCARD

VISA

PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 31 AMERICAN EXPRESS

PROPERTY MANAGEMENT

Crane Management. . . . . . . . . . . . . . . . . . . . 39 Maisel Property Management. . . . . . . . . . . 41 CARD NUMBER

EXPIRATION DATE

PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 51 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 43

NAME ON CARD

REALTORS

John Caronna. . . . . . . . . . . . . . . . . . . . . . . . . 28

SIGNATURE

ROOFING SERVICES

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association

WATERPROOFING

360 22nd Street, Suite 240

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

Oakland, CA 94612

WINDOWS, DOORS & SIDING

TEL

510.893.9873 | FAX 510.893.2906

ebrha.com

50 RENTAL HOUSING

| OCTOBER 2013 |

ebrha.com

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 39 General Roofing Co. . . . . . . . . . . . . . . . . . . . 37

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . . 2 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

The East Bay Rental Housing Association presents

The Trade Expo for New and Experienced Rental Property Owners and Managers n Meet Top Local Vendors n Attend Industry Workshops n Connect With Elected Officials n Enjoy Complimentary Food and Drink

Wednesday, October 23, 2013 3:00 - 7:00 p.m.

Cathedral Event Center

2121 Harrison Street, Oakland EBRHA Members: Free, Guests: $20

(Entrance fee applicable to new membership)

More Than 50 Industry Suppliers and Free Workshops 2:30 - 6:30 pm: Registration Open 3:00 - 7:00 pm: Expo Hall Open, Oktoberfest Reception (Elected Officials Invited) 4:00 - 4:45 pm: “New Laws for 2014” - by Ron Kingston, EBRHA State Lobbyist 5:30 - 6:15 pm: “Save Money Going Green” - by EBMUD, StopWaste.org and PG&E 7:00 pm: Event Closes

Reception

PLATINUM SPONSORS

GOLD SPONSORS

Register now at www.ebrha.com/expo

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