Rental Housing Magazine December 2020 Issue

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | NOVEMBER 2020

RENTAL PROPERTY OWNERSHIP RULES IN THE ERA OF COVID-19 more on Page 5

Giving Thanks in a World With Covid more on Page 15

Prep Your Property in Time for Winter more on Page 19

E a s t B ay R e n ta l H o u s i n g A s s o c i at i o n Volume XVIII Number 11 | November 2020 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 tel

510.893.9873 |

fax

510.893.2906

www.ebrha.com EBRHA STAFF Derek Barnes | derek.barnes@ebrha.com | 510.318.8305

contents Features & Columns

CHIEF EXECUTIVE OFFICER

NOVEMBER 2020

Shani Brown | shani@ebrha.com | 510.893-9873 ex. 103 OFFICE MANAGER Ash Sukumar | communications@ebrha.com | 510.893-9873 ex. 104 COMUNNICATIONS & EVENTS SPECIALIST Danielle Baxter | sales@ebrha.com | 510.214.3632 SALES & MARKETING MANAGER Helen Bowen | reception@ebrha.com | 510-545-9942 MEMBER SPECIALIST

05

RENTAL PROPERTY EBRHA OFFICERS

OWNERS HIP RUL ES

PRESIDENT Wayne C. Rowland

in an Era of COVID-19

FIRST VICE PRESIDENT Luke Blacklidge

by DANIEL BORNSTEIN

SECOND VICE PRESIDENT Irina Gelfenbeyn SECRETARY Brent Kernan EBRHA BOARD OF DIRECTORS Wayne C. Rowland, Luke Blacklidge, Irina Gelfenbeyn, Mahasty Lebastchi, Carmen Madden, Brent Kernan, Jacqueline Jacobs, Chris Moore, Fred Morse, Rick Philips, Joshua Polston, Jack Schwartz, Judy Shaw, Aaron Young PUBLISHED BY East Bay Rental Housing Association

15 G IVING

THANK S PUBLISHER

in a World

Derek Barnes

with Covid

by becky bower ADVERTISING Shani Brown | 510.893-9873 ex. 103 | shani@ebrha.com

19

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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

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03

11

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CONTRIBUTORS Becky Bower

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

Scott Isacksen

Scott is the founder of Tci Building Services, a company that helps apartment owners protect their properties from costly damage and better care for their investment.

He has over 12 years of experience working with facilities in property management.

Currently he also works at a local management company overseeing the maintenance of a portfolio of over 100 properties throughout Oakland and Berkeley. Scott has also overseen facilities with several large HOA communities that have 100+ condos.

Daniel Bornstein

For over 26 years, rental housing providers have relied on Daniel Bornstein to cauterize risk, realize the full potential of their investment property, and power through unique challenges inherent with owning and operating a real estate business. Using wide-ranging litigation experience, Daniel is adept in the courtroom advocating for property owners and managers in jury and bench trials, and this aggressive representation extends to regular appearances in front of local Rent Boards tasked with adjudicating rent increases and all manner of other landlordtenant disputes.

Ron Kingston

Ron Kingston is the EBRHA state lobbyist and President of the California Political Consulting Group. He has 30 years of lobbying experience and is one of the original writers of the state’s Costa-Hawkins Act. He grew up in South Lake Tahoe and lives in Carmichael with his wife Sherrie, a financial planner. In his spare time, he cycles, skis and takes international scuba diving trips.

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I M PA C T & R E S U LT S

of K E Y R E A L E S TAT E R E L AT E D B A L L O T M E A S U R E S

by

RO N K I N G S TO N

The voters saw more measures than usual on the ballot in 2020

Supporters spent 10 million dollars educating voters because it

General Election affecting commercial, industrial and residential real

projected a revenue exceeding 10 billion dollars (a number that does

estate. The ballot, this year, proved that a fight against a progressive

not sit well with commercial property owners – especially because the

agenda remains relevant and special interest groups have no intent

market value rate continues to increase in California).

on relenting the push for more taxes and higher taxes or further restrictions on the residents in California. An intent that should motivate the residential rental industry to oppose a government stronghold.

This bill ought to be a learning lesson to voters in the state of California because the language of this proposition was masterfully crafted by a myriad of experts to test words and phrases. The supporters of this measure went the extra mile to practice psychological word play on the

The three major real estate related ballot measures in 2020 were

voters to determine how it will more easily bait voters in subsequent

Propositions 15, 19, and 21.

elections with contentions the claims is good for school and teachers.

Proposition 15

was put on the ballot by petition

signatures and taxes properties based on the current market value, instead of the property’s purchase price; and as of 11.10.20 51.7% of

The saving grace for commercial property owners, this year, has been the impact of COVID-19 on the citizens of California to maintain a sense of financial stability and ability to meet obligations. However,

the vote (7,720,152 votes) against the passing of this bill .

head the warning that a similar measure will undoubtedly be on the

It was not marketed as a massive tax increase by proponents. It

backing of this issue, especially by teachers and their union.

1

was pushed by the sponsors as “Schools and Communities First.”

It was claimed as. . .“Thousands of progressives and leaders across California and the country have said it’s time to close corporate tax

ballot again in the near future based on the shear amount of financial

Proposition 19 was put on the ballot by the Legislature and generally allows homeowners who are 55 years of age, disabled,

loopholes so we can invest in what we all value: strong schools and

or wildfire/disaster victims to transfer primary residence’s tax based

healthy communities.”

to replacement residents and it changes taxation of family-property

It was a strategic approach to put this measure on the ballot due to the political climate in 2020 in that the supporters knew there would

transfers; and as of 11.10.20 51.2% of the vote (7,477,507 votes) for the passing of this bill 2.

be more voter turnout than in the primary election that would favor a

If property is inherited by an heir through testate but does not use

change to Proposition 13, but what the supporters failed to realize is

property as heir’s domicile (primary residence) then the property

that voters are also business owners with commercial properties who

taxes will be based on the fair market value of the property at the

are struggling to even meet their personal financial goals based on the

time of transfer. This was the legislature’s last-ditch effort during the

economic climate.

2020-2021 legislative session to amend a bill, which seeks to modify Proposition 13’s right of inheritance.

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The money raised as a result of the change in state law is alleged to

even bigger voter gap in any subsequent efforts made to increase the

partially assist the government in maintaining wildfire management

government’s control on residential rental units. It is worth noting that

and control.

the City and County of San Francisco voters were the only electoral to

The California Association of REALTORS® sponsored the measure

approve the ballot measure.

and spent over $40 million to ultimately assure passage.

At this juncture, the tenant groups are making the loudest noise – but

Proposition 21 was put on the ballot by petition

we all know what is meant by the old adage, “the squeaky wheel gets

signatures (led by Michael Weinstein) and permits local governments

to establish rental control on residential properties over 15 years old. Proposition 21 was a third attempt by California tenant’s rights’ groups and California’s government in two years to establish statewide rent control.

The first attempt made to establish rent control laws was through Proposition 10, which was also put on the ballot by petition signatures in the November 2018 General Election. Its purpose was to repeal state law that restricted the scope of rent control policies that cities and other local jurisdictions may impose on residential property.

Proposition 10 was defeated with 59.43% of the vote (7,251,443 votes) 3

.

The second attempt made to establish rent control succeeded during the 2019-2020 Legislative Session through the legislature and finally with Governor Newsom’s signature with the passing of AB 1482, which is defined in Civil Code section 1947.12. AB 1482 provides that residential real property in California shall not increase the rental rate for that property in an amount that is greater that 5% more than the lowest rental rate in effect for the preceding 12 months, plus the percentage change in the cost of living – and shall not exceed 10% rate increase within any 12 month period. These restrictions, however, are subject to exceptions and one such exception is the prohibition of

the grease,” meaning the industry does not make a better attempt to fight against the tenants, the rental housing industry is likely to collapse based on the inability to pay its mortgages, or a more deleterious prospect could be on the horizon – state run housing. Let’s take, for example, the passing of AB 3088, which forces a landlord to permit a tenant to live effectively rent free during from March 1, 2020 through January 31,2021, if that tenant was adversely affected

by COVID-19 – with some notable exceptions.

What would happen if this type of measure passes sometime in the future?

There effectively becomes no more incentive to building residential rental units within the state of California – if there is no housing then where are Californians supposed to live? If there is such an impact, will the government attempt to pass subsequent measures permitting the government to slowly take control of the housing market – are the citizens of California going to permit the Legislature and the Governor to completely ignore the 5th Amendment of the United States Constitutes, which prohibits this act (barring scrutinization of

Section 1947.12 on residential rental units over 15 years old.

very specific guidelines, which includes “just compensation”).

The third attempt made to further rent control restrictions through

Based on this measure’s failure almost back to back failures with

Proposition 21 defined an intent to “plug” for “hole” left in the language of AB 1482 as it pertains to residential rental units over 15 years old; it sought to end vacancy decontrol, which is extremely important in residential rental housing; and the language of the measure imposed severe caps and permits market rate rental rates, while remaining empathetic to the low-income tenant, which does not raise rent.

As of 11.10.20 59.6% of the vote (8,77,627 votes) 4 against this passing of Proposition 21, but if the rental housing industry focused on this issue, it could have a major impact on the industry and create an

Proposition 10 – there is a hope that this issue will not be headed to the ballots in the near future. However, if the pendulum does not begin to swing the other way to rebalance equality between tenants and landlords, at what point does statewide rent control run amuck.

“If you don’t stand for something then you will stand for anything.”

According to the California Secretary of State’s Office’s website: https://electionresults.sos.ca.gov/returns/ballot-measures.

According to the California Secretary of State’s Office’s website: https://electionresults.sos.ca.gov/returns/ballot-measures.

3 https://ballotpedia.org/California_Proposition_10,_Local_Rent_Control_Initiative_(2018).

4 According to the California Secretary of State’s Office’s website: https://electionresults.sos.ca.gov/returns/ballot-measures.

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FEATURE

RENTAL PROPERTY OWNERSHIP RULES IN THE ERA OF COVID-19 and recovering rent debt accrued during the pandemic

by

DANIEL BORNSTEIN

Rental property owners are facing threats on multiple fronts. A loss of income has placed enormous strain on housing providers, and small, mom and pop rental property owners have been especially decimated. Fearing a tsunami of evictions, lawmakers have asked housing providers to inordinately absorb the costs of the pandemic by requiring the deferral of rent payments.

All residential units, including mobile home parks, boarding houses, and even short-term rentals are covered by the COVID-19 Tenant Act of 2020 (AB 3088). To avoid an eviction wave on the other side of the pandemic, lawmakers have reasoned that that tenants financially impacted by the novel virus should not risk displacement because of missed rent and tenants’ claims of financial hardships.

The uncertainty of collecting rent debts in a post-COVID world, coupled with downward pressures on rents and the prospect of finding new tenants to fill vacant units are all weighty factors property owners and managers must consider. Bornstein Law wants you to think smartly and strategically about your relationships with tenants during these most challenging times.

Instead, COVID-related rent debt will be classified as consumer debt recoverable through civil courts. The law contains no provisions for rent forgiveness or cancellation. That is to say, the property owner is still entitled to the rent money owed.

Collecting that rent money is still a story that will unfold, however.

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Diplomacy, empathy, and concessions remain the order of the day, but vacancies can still be legally effectuated with proper counsel. When the property owner endeavors to evict a tenant for nonpayment of rent, it is important to keep a finger on the dates when rent was missed.

RENT DEBT ACCRUED BETWEEN MARCH 1, 2020, THROUGH AUGUST 31, 2020: If the tenant signs and timely returns a declaration of hardship stating their finances have been impacted by COVID-19, he or she cannot be evicted. Rent debt accrued during this period, however, is recoverable in civil courts.

RENT DEBT ACCRUED BETWEEN SEPTEMBER 1, 2020, THROUGH JANUARY 31, 2021: If the tenant signs and timely returns a declaration of hardship, he or she has until January 31, 2021, to pay at least 25% of the

total rent debt. Failure to make this partial payment constitutes grounds for eviction. Housing providers certainly are also entitled to pursue this debt in civil courts.

Declaration of COVID-19 Related Financial Distress Code of Civil Procedure §117.02(d). The law places limitations on the property owner’s ability to evict a tenant for failure to pay rent during the pandemic. Yet, to make use of this protection, the tenant must assert a COVID-19 related hardship. When the property owner provides a 15-day notice to pay rent or quit, tenants must declare under penalty of perjury that they experienced a financial impact as a result of the public health crisis

WHAT IS A HARDSHIP ANYWAY?

In the middle of the deepest recession in memory, just about everyone has been adversely impacted by the coronavirus outbreak. For the vast majority of tenants claiming a financial jolt from COVID-19, then, it takes little effort.

In fact, the mere assertion of hardship will suffice. Tenants will have 15 business days to respond to the property owner’s demand to pay rent by returning a declaration signed under penalty of perjury, indicating that the tenant cannot pay the amount at issue because of “COVID-19 related financial distress” which includes: 1. Loss of income caused by the COVID-19 pandemic; 2. Increased out-of-pocket expenses directly related to performing essential work during the COVID-19 pandemic or directly related to the health impact of the COVID-19 pandemic; 3. Responsibilities to care of children, an elderly, disabled, or sick family member directly related to the COVID-19 pandemic that limit a tenant’s ability to earn income; or 4. Other circumstances related to the COVID-19 pandemic that have reduced a tenant’s income or increased a tenant’s expenses.

The law applies a means test. Making concessions to housing provider groups, politicians agreed that tenants who are able to pay rent should do so and not “game the system.” If property owners have a hunch that the tenant can afford the rent and can substantiate it with pre-existing documentation, the tenant can be probed further as to what hardship he or she has experienced.

The majority of tenants will not be required to produce financial documents as part of claiming a hardship, except for well-to-do tenants, and then only when asked by the property owner to do so. Affluent tenants may be required to furnish proof that the pandemic has caused financial distress if they fall EB R H A.CO M

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into this category: •

Households making more than $100,000 annually OR

•

Households with more than 130 percent of the county’s median income, as defined by HUD (whichever is higher)

Importantly, we need to consider the household composition when asking for supporting documentation of a COVID-related hardship. We can’t just focus on the income of an individual breadwinner — we have to consider the household size, including minor children, when calculating if the rental unit is deemed to be occupied by a high-income tenant.

ANTICIPATING RETALIATORY EVICTIONS, LAWMAKERS

EXTENDED “JUST CAUSE” PROTECTIONS TO ALL RESIDENTS IN CALIFORNIA THROUGH JANUARY 1, 2021.

CAN A PROPERTY OWNER ASK FOR SUPPORTING DOCUMENTS IF THE TENANT DRIVES A TESLA? NO.

The permissible reasons to evict can be found in the Tenant Protection Act of 2019 (AB-1482). Keep in mind, there are several jurisdictions that have enacted stronger eviction controls - if local rules are more protective, they apply. To use an example, San Francisco has temporarily banned “no fault” evictions (excluding Ellis Act evictions) through March 31, 2021.

The mere suspicion that the tenant is affluent is not reason enough to request proof of financial distress. The housing provider must already have independently verifiable information in hand like tax returns, W-2s, written employer statements, paystubs, and the like. This is no time to go on a fishing expedition.

For any rental property owners who want to tear down a building or do a substantial remodel, these types of evictions are limited only to circumstances where it’s necessary to comply with health and safety laws. This qualifier to the just cause eviction protections of AB-1482 was added in response to the pandemic.

As of September 2020, evictions for reasons other than nonpayment of rent like nuisance have been allowed to resume. But they have been slowed to a crawl. When unruly, troublesome tenants interfere with the quiet enjoyment of neighboring residents, it is loosely defined as a “nuisance,” and this is a theory for eviction.

Recognizing that housing providers at their wits’ end might use illegal lockouts and other self-help eviction measures during the public health crisis, the new law enhances penalties for illegal evictions. The tenant can sue property owners for six or even seven figures for improperly being displaced. This is true in every season, but the optics of heavy-handed tactics by property owners and managers look especially bad during the pandemic.

With a backlog of cases, however, only the most egregious of acts that have imminent threats to public health and safety have been bumped to the front of the line. Instances of arson, violence, prostitution, drug dealing and the like have taken precedence.

Barking dogs, playing loud music at night, and other acts have been less of a priority for an inundated court system. Subletting and other lease violations have also taken a backseat.

COVID-related debt is recoverable through civil courts. As we stated earlier, lawmakers attempted to strike a balance between cash-strapped property owners and renters staring at eviction. The goal of tenants’ advocates was not to forestall rent to be repaid later, but rent forgiveness for renters who have lost their income due to the coronavirus recession. This created the popularized slogan, “no income, no rent.”

Instead of erasing rent debt that accrues during COVID-19, this IOU will come due in the future. Although rent deferment is a more moderate solution than waiving the rent, it is of little consolation for many struggling housing providers who have their own bills to pay, with little guarantee of collecting back rent when it becomes due. We feel your pain, and we can only say that the capability to recover COVID-related debt through civil courts is better than nothing, and we can offer a good strategy for capturing all the debt.

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You can elect to commence a lawsuit through either small claims court or through the Superior Court.

Two options, explained.

SMALL CLAIMS COURT

New legislation has removed limitations on the type and number of cases that can be heard. Small claims actions can now air out disputes over $10,000, and plaintiffs can file an unlimited number of cases, whereas, before AB 3088, property owners could file no more than two actions in a calendar year. One drawback is that the plaintiff property owner cannot be represented by an attorney unless the defendant appeals the decision. This is a simple process that can be commenced with a one-page document.

SUPERIOR COURT

Nothing prohibits property owners from seeking recovery of rent debt through the Superior Court, where, unlike a small claims action, the plaintiff can be represented by an attorney.

Housing providers can use a bit of leverage because attorneys’ fees can be recovered if the defendant tenant loses the case. This can be a powerful motivator for tenants to pay the outstanding debt because if the property owner prevails, it will be of greater expense to a conscientious tenant who does not want a judgment appearing on his or her credit report.

SOME IMPORTANT DATES TO KEEP IN MIND

Small claims courts will begin hearing cases involving COVID-related rent debt beginning March 1, 2021. If rent payments are missed (in whole or in part) between March 1, 2020 and January 31, 2021, housing providers can commence a small claims action against the tenant.

Increase your chances of prevailing in court Document, document, document! Meticulous bookkeeping has always been critically important in property ownership and management and are all the more vital now. You want to be very clear with a tenant paying partial rent that the payment is deferred, not waived.

For example, if the rent is $1,000 and the tenant is paying $750, we don’t want you to lower the base rent. Instead, take the $750 and in no uncertain terms inform the tenant that you are carrying a debt that will be pursued later on if it goes unpaid. Put this in writing.

What to expect when filing in small claims court Many property owners and managers are already familiar with small claims court from disputes over security deposits, and it’s not all that cumbersome of a process - a simple document (SC-100) starts the action. Come springtime,

we predict that these courts will be inundated with cases and we can only hope that personnel and processes can accommodate the demand. As a time-saving tip, we recommend that if there are multiple defendants with an outstanding rent balance, file all of the actions on the same day and get one court date, rather than running back and forth to the courthouse multiple times.

OUR TWO-PRONGED, HYBRID APPROACH TO RECOVERING RENT DEBT ACCRUED DURING AND AFTER THE PANDEMIC: •

For COVID-related rent debt, file a small claims action come March 21, 2021.

•

For post-COVID rent debt, issue a three-day notice to pay rent or quit at the same time.

Assuming Sacramento politicians do not extend the state of emergency by March, we will revert back to the standard three-day notice and the unlawful detainer process will return to normal. If the tenant fails to pay rent in a postCOVID world, our offices can simultaneously file both a small claims lawsuit and a three-day notice to pay rent or quit and properly serve the tenant with both. By serving both at the same time, property owners have the most leverage and the best opportunity to capture all of the rent debt.

This whole process can be avoided through a tenant surrender of possession agreement, also known as a tenant buyout agreement, a vehicle we cover next.

Tenant buyout agreements are one of the few vehicles property owners can use to transition tenants out a rental unit during the pandemic. Under an ethical, legal and enforceable tenant buyout agreement, the tenant agrees to voluntarily vacate the unit in exchange for compensation, a rent waiver, or both.

Not merely “cash for keys,” a tenant buyout agreement cauterizes risk because the tenant agrees not to sue the property owners. All legal claims that could arise out of the tenancy are removed. There is no edict from state or local governments that prohibit housing providers and tenants from entering discussions about leaving the premises at the tenant’s own volition.

It may be emotionally painful for property owners to pay tenants who are not paying rent, but this may be a wise investment. We know that, traditionally, rents can be raised when there is a voluntary vacancy. We also know that when properly staged, a vacant building will sell for more than a tenant-occupied building. As a general of thumb, for each EB R H A.CO M

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$1,000 in additional rent that can be commanded for a unit, the seller can expect an added $100,000 in equity.

Some locales like San Francisco, Oakland and Berkeley require disclosures before discussions begin. Bornstein Law can properly prepare these disclosures and coach housing providers on how to have a structured, leveraged conversation with tenants who are engaged in a negotiation. Having brokered hundreds of tenant buyout agreements, we know of no other firm in the Bay Area so well-versed in the local nuances and successful strategies to employ to arrive at a mutual understanding.

8 Items we will need to draft a surrender of possession agreement within 48 hours of receipt of the following information: •

Names of Owner(s)

•

Names of Tenants and/or Occupants

•

Address of Rental Unit

•

When are the tenants vacating the unit?

•

How much are you paying them?

•

When are you going to pay them (upon signing settlement agreement or upon giving the keys to

•

day notice period. For rent debt accrued between September 1, 2020 - January 31, 2021, tenants cannot be evicted for nonpayment of rent if the tenant timely returns a declaration of hardship AND pays 25% of missed rent payments for that time period by January 31, 2021.

•

household income or over 130% of median household income must produce documentation of financial distress.

•

declaration to the property owner. Eviction for nuisance and other just causes other than nonpayment of rent can commence September 2, 2020 (subject to local “eviction moratorium” constraints – contact an attorney for an evaluation).

•

Extends just cause protections under AB-1482 to all tenants until February 1, 2021. In like fashion,

Are the tenants going to continue to pay rent for

let’s provide some bulleted points about recovering

the duration of their time in the rental unit or is the

COVID-related debt.

Are you returning the security deposit according

•

We have to have all of the I’s dotted and the T’s crossed.

If there is improper documentation, it will be invalid. The contract itself isn’t rocket science. Our main concern is how to arrive at an agreement, and you will find our tutelage to be most helpful. Whenever possible, we prefer to oversee the negotiations “behind the scenes,” so as to not spook a tenant and prompt them to call a tenant attorney who will assuredly make unreasonable demands. If clients cannot have a productive conversation with the tenant because of acrimony and the property owner is a “bull in a china shop,” we can gladly interact with the tenant, although this will be on an hourly basis and not a flat fee.

In a nutshell, let’s summarize the new property ownership rules codified under the new law, beginning with evictions.

Provided that the tenant returns the declaration of hardship within 15 days, rent debt accrued between March 1, 2020 - January 31, 2021 is not a ground for

deposit?

eviction, but will be converted into consumer debt recoverable through civil courts.

•

The jurisdiction of small claims courts is expanded to allow housing providers to bring actions when rent debt exceeds $10,000 and removes restrictions on the number of small claims actions a property owner can file.

•

This debt can be pursued in small claims court beginning March 1, 2021. Debt can also be pursued in civil limited/unlimited jurisdiction courts, as well, with the added advantage of recouping attorneys’ fees. Reading the fine print, there are additional protections for tenants.

•

Rental property owners must provide hardship

Tenants have 15 days (excluding weekends or

declaration forms in the tenant’s native tongue if

holidays) to pay rent demanded or return a

a rental agreement was negotiated in the tenant’s

declaration of hardship in response to a property

preferred language.

owner’s notice to pay rent or quit.

•

Beginning October 5, 2020, tenants can be evicted if they fail to return a COVID-19 related hardship

to law or are the tenants forfeiting the security

•

“High-income” tenants earning over $100K

you)?

rent waived?

•

is returned to the property owner within the 15-

•

Tenants may claim in an eviction hearing that

For rent debt accrued between March 1, 2020 -

they have a good reason for failing to return the

August 31, 2020, tenants cannot be evicted for

hardship declaration to the housing provider in the

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prescribed 15-day period.

•

Housing Providers must provide a notice that details the rights of the tenant under the Act.

•

Eviction judgements in nonpayment of rent cases filed between March 4, 2020 - January 31, 2021, may be concealed and not publicly available, irrespective of the outcome.

•

The law imposes new penalties of between $1,000 and $2,500 against housing providers who resort to “self-help” eviction measures without following the required court process. Sunsets February 1, 2021.

RECONCILING STATE LAW WITH A PATCHWORK OF LOCAL RULES CAN BE TRICKY, BUT WE CAN HELP YOU BRIDGE THE GAP. •

Existing local ordinances have full effect until they expire, but local actions that occur after August 19, 2020 cannot take effect before February 1, 2021.

•

Clarifies that nothing in the Act interferes with a city or county’s ability to adopt an ordinance that requires just cause for eviction, consistent with state law, provided it does not affect payments due between March 1, 2020 and January 31, 2021.

PARTING THOUGHTS 2020 has marked the most complicated era in property ownertenant law, and it has been difficult to make sense of all the new, ever-changing rules for sophisticated investors, much less mom and pop property owners. Even as housing provider attorneys, we have at times reached fatigue digesting it all.

At over 20,000 words long, new legislation has left a lot of question marks and grey areas that are best journeyed with a law firm that practices housing provider-tenant law on a daily basis. We don’t profess to have all the answers, but we are best equipped to take on these perplexities as a continuation of 26+ years of representing housing providers in a time when laws and political rhetoric often falls squarely on the sides of tenants.

This article is extracted from a white paper by Bornstein Law, a boutique law firm specializing in the advocacy of property owners and resolving complex real estate litigation throughout the Bay Area.

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FEATURE

How to Measure ADU Rental Income

Potential and Returns

by Habitat Staff For Californians, building an ADU as an additional income stream comes with a lot of perks right now. Interest rates are low, and because of the new regulations that came into effect January 1, 2020, homeowners no longer need to occupy the primary residence to be able to construct and rent out an additional accessory dwelling unit on their property. That means you can be generating rental income from both your main dwelling and your new ADU.

Habitat’s Flat Rates Mean Forecasting is Easy When you build with Habitat, costs are controlled and guaranteed, so it’s easy for you to assess your payback period, without risk of overruns. Habitat’s total cost includes everything from permitting to utility connections, so you can accurately compare development costs to monthly income potential based on where you live and the average monthly rent in your area.

The ratio between annual gross income and cost to construct is favorable

when you opt for one of Habitat’s nine prefab models. Habitat’s two-bedroom ADUs start at $179,000. With average rents for two-bedroom apartments in Oakland coming in at $2,500 per month, you can ’d break even in under 6.5 years. And in cities like San Francisco, where the monthly average rent is higher, your break-even point is closer to 4.5 years. Ready to assess your ADU’s rental potential? Here’s an example analysis we’ve created for a

ASSUMPTION Cost to build % Down Payment Capital Required Loan Length (years) Interest Rate Monthly Rent Vacancy per Year (months)

NOTES $250,000 50% $125,000 30 3.8% $3,000 5.0%

I M M E D I AT E R E T U R N Monthly Rental Income Less: Mortgage Less:Vacancy + Other Expenses

$250,000 50% $125,000

M O N T H LY N E T C A S H G E N E R AT E D Annual Cash Flow Gross Annual Rent CASH ON CASH RETURN

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three-bedroom ADU in Oakland. This investor leveraged expensive land they already owned, effectively for free, and out of area construction costs for geographic arbitrage, to build a 3bd unit in a high rent area, for a far lower cost than buying a comparable condo with the same rents. When calculating your rental income potential, the most important data points to include are cost to build and average rental income in your area.

$19,753 $36,000

•

Typical all-in ADU build cost for Habitat 950 (3bd 2ba)

•

Cash-out refi from existing equity funds half of project

•

How much money you will need to start

•

This depends on how fast you want to pay off your loan

•

Interest rates are very low right now

•

Oakland average rent is $3,450 per Zumper (June 2020)

•

Adjust as needed based on expected outcomes

More

sophisticated

models also show great returns 16% CoC

Thanks to the expedited timeline that comes with Habitat’s prefab homes, which are built off-site and installed on your property in a couple of weeks, you can start collecting rental income far faster than if you went with stick build construction. With weather delays, noise, and mess to consider, prefab offers a less intrusive

and more efficient option for entering the ADU market.

Something to keep in mind: the new owner-occupancy regulations are only in effect until 2025. Consider building now to have your ADU grandfathered into these regulations for the long haul.

Want to know if your property qualifies for an ADU? Sign up for a quick property assessment at www.habitatadu.com or contact Erik Preston at erik@habitatadu.com.

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UPDATED CURRICULUM!

Invest in your career!

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

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You’ll learn about: • Occupancy rates

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

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

• Equitable treatment of current and potential residents • Resident retention and the maintenance of a positive company image • Consistent and ongoing resident communication • Positive resident service and issue resolution • Enforcement of company policy in compliance with laws and regulations

• Systematic employee evaluation • Employment regulations and record keeping • Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices

• Property inspections

• Maximizing net operating income

• Preventive maintenance programs

• Reporting property performance honestly and accurately

• Service request process • Apartment turnover process

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

For more information, visit naahq.org/CAM

*Member price EB R H A.CO M

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FEATURE

Giving Thanks in a World with COVID

By Becky Bower

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all has officially arrived! Some of us have already begun the process of changing over our seasonal wardrobes, switching out our tank tops and tees for cozy sweaters and fuzzy scarves. Others have purchased their obligatory pumpkins, spice-infused broomsticks and fall-leaf wreaths. Even if the only evidence of autumn in your neighborhood is the date on your calendar, it is unequivocally, undeniably fall.

Yet with all our familiar fall preparations, it’s hard to forget the elephant in the room. We are still living through uncertain times and still unable to gather as we used to for the holidays.

It’s tempting to focus on the things we feel are missing in our lives, but Thanksgiving comes around to remind us that we still have much to be thankful for.

As creative and resourceful property managers, you can still generate a sense of camaraderie and fun for your residents this Thanksgiving season.

Here are a few ideas to get your turkey going.

Thanksgiving Recipe Challenge Everybody’s got their grandma’s/cousin’s/ great-aunt’s famous recipe that’s been passed down through the generations. For Halloween, we suggested asking residents to submit recipes for a community cookbook. Why not up the ante by adding a challenge! This time, residents submit their favorite Thanksgiving recipes, and all submissions are placed in a hat (proverbial or otherwise). Challenge residents to try the surprise recipe that’s picked at random and instruct them to post their finished products on the property’s website or Facebook page. Let the cooking begin!

there are plenty of free apps available for smartphones if not. Designate a set amount of time leading up to Thanksgiving in which people can start calculating their mileage, and the five contestants with the highest number of steps win a prize!

Scarecrow Selfie Tap into your residents’ whimsical sides by inviting them to decorate their front doors with a friendly symbol of the harvest – the scarecrow!

Add a further dimension by challenging them to craft the straw-filled characters in their own likenesses. Multiple entries can be accepted to represent all members of the family. Have your residents take side-by-side selfies and post them on your property’s page. Extra points will be awarded for attention to detail, playfulness, and creativity.

Thankful Tree Thanksgiving isn’t all about the turkey. It’s a time for families and friends to appreciate each other and remember our many blessings.

You can unite your residents in thanks by constructing a “Thankful Tree” in the entryway of your building. Place leaf cut-outs, markers and tape in a convenient place and ask them to share what they’re thankful for and to add it to the tree.

These are just a few ways you can bring fun and meaning to the occupants of your property.

Residents will be sure to feel grateful when offered these types of activities, and don’t forget to express thanks to them for being good renters.

Turkey Trot In keeping with American tradition, how about holding a building-wide turkey trot! Motivate residents to get in shape before the onslaught of delicious holiday feasts by competing in a step counting competition. Many people already own devices to count their steps, and EB R H A.CO M

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EB R H A.CO M

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NOVE M BE R - 2020

FEATURE

Prep your Property in Time for Winter

by Scott Isacksen With winter approaching the Bay Area, now is the time to take action so your property is ready for the change in weather.

Bay Area winters bring rain and cold weather.

Heating contractors, roofers, and chimney sweeps have their calendars full once the temperature drops and the rain begins. It can take a week or two to fit in the contractors’ que if you do not have an existing relationship with them.

Here are a few things you can do to minimize the chances of a weather-related emergency.

1. Clear gutters, downspouts, and scuppers and drains.

We have a lot of flat roofs in the area that are often problematic. Make sure the water has a clear path from your roof, so it follows that path rather than going into one of the apartments. Gutters and downspouts should be cleared on pitched roof too. Make sure any drains that are in front of the building and in the driveways have dirt and leaves removed from them as well.

2. Test sump-pumps in below grade areas

Sump pumps are in the areas where water will build up. They keep water out of crawl spaces and other below-grade areas on the property. The system should be tested with water to ensure that it not only activates, but also moves the water out once activated.

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3. Make sure your heaters are working

Simply checking the heater for operation helps reduce the need for a late-night service call on the first cold night. Tenants often dislike heat produced by a pilot light and figure out how to turn it off but ask that you re-light once it is cold.

Forced air furnaces should have filters changed to keep the fan motor from overworking and failing. The motor costs about $550 to replace.

Here are a few things that you can do:

• Advise tenants to make sure the heater turns on and have PG&E assist with a free re-light (PG&E 1-800-743-5000).

• Check heaters and re-light as needed prior to the cold.

• Walk tenants through re-lighting prior to an in-person visit. You can check out my video on this topic at youtu.be/ aKmK9PSeBAQ to learn more.

• Change filters on the furnaces in each apartment. Note down the filter size so it’s easier to refer to the next year!

The best maintenance program for your property is one that prevents costly calls rather than one that simply responds to them.

Each property is unique, so the more you know about your property, the better you can anticipate and catch the problems early.

Tci Building Services puts together a plan tailored to your property with a list of what needs attention prior to winter, along with many other routines that save thousands over the course of your investment.

For more information, contact: Scott@TciBuildingServices.com

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Important Fall Maintenance Jobs for property managers As much as we love autumn, we’re less thrilled about the extra fall maintenance that comes along with the leafy clutter. But no matter how you feel about it, there’s plenty of work to do at your properties!

Here are nine important fall maintenance jobs for property managers to take care of before winter.

1. LET YOUR RESIDENTS KNOW WHAT TO EXPECT It’s always a good idea to let your community know when extra noise and maintenance may be going on — the earlier, the better. And due to the pandemic, there’s a good chance you have more people working from home. That means they might be exposed to noises and distractions that usually go on while they’re away at work.

If you’re stepping up your fall maintenance, use Yardi Breeze to send an email to your residents. Let them know what’s going on, what days and times they can expect extra noise in the neighborhood and how long you think it will last.

Remember to build value when you’re communicating anything to a resident. In other words, explain why you’re doing maintenance and how the community will benefit.

(Be specific!)

2. RAKE LEAVES AT LEAST ONCE PER WEEK When there’s a lot of raking to be done, you have a few options:

• Hire a professional landscaper • Put your renters in charge of cleaning around their units (put this in the lease) • Do it yourself If you have the time, only a few properties and want to save money, by all means do it yourself. However, this could easily be a weekly job. Plan your workload wisely.

3. PRUNE OVERGROWN, LOOSE & DANGEROUS TREE BRANCHES Branch trimming may need to be done annually. As branches grow in the spring and summer, they can E BRHA.COM

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by YARDIbreeze

become hazards for residents:

• Snow buildup can make them heavy, causing them to fall • They’re more likely to snap off in high wind • Lightning may cause them to catch fire or shatter • Any of the above can damage property and cause injury This is not a job to take lightly or attempt to do by yourself, even if you know what you’re doing. Prune branches with at least two people, and let professionals handle larger branches.

4. SPRAY FOR BUGS & PATCH HOLES TO KEEP CRITTERS OUT There’s nothing like waking up to insects on your stuff and signs of rodents on the floor. When the temperature drops, nature will try to find its way inside. Time for a little fall maintenance to keep that under control. A professional will know where to spray for insects and what to use. If you’re getting service requests for rodents, you may have holes that need to be patched up. Here are some other costeffective pest control options:

• Borax traps for ants • Sticky fly paper • Humane traps Without seeing the culprit, it can be hard to tell the difference between a mouse and cockroach infestation.

If there are any “leave-behinds,” ask tenants to snap a picture. They can send it via their tenant portal, and you can give it to a professional. Easy, breezy!

5. INSPECT HVAC SYSTEMS BEFORE IT GETS COLD HVAC systems tend to be used frequently in cold weather.

That makes this is the perfect time of year to do some routine maintenance.

• Replace or clean any dirty filters • Repair or replace parts that are showing signs of wear

• Schedule this maintenance in advance—don’t wait for a tenant to call about an issue As managers of older properties know, some furnaces need to have their air bled out each year, which means loosening a release valve. It’s fast, easy and makes the room smell like rotten eggs for a few seconds. Email your tenants if they need to perform this task or if you need to set up a time to do it.

6. CLEAN CHIMNEYS & FIREPLACES Over time, wood fires in home fireplaces produce a buildup of creosote, a tar-like substance that is highly flammable and dangerous. It’s important to clean chimneys on a regular basis, at least every other year.

Be sure you hire a chimney sweep professional or take a look yourself during your annual/official property inspection. The flue should be free of any serious buildup, and there should be no other obstructions. In other words, you should be able to open the damper and see the sky.

7. GET YOUR MIND IN THE GUTTER Gutter cleaning may seem like routine fall maintenance, but it’s potentially dangerous. It’s easy to slip off a ladder, especially when your body is leaning, stretching and straining to push out leaves.

However, gutters need to be kept clean to avoid property

• Use a high-quality gutter cleaning tool • Hire a professional contractor • Always use a ladder stabilizer

8. ASK RESIDENTS TO DETACH THEIR GARDEN HOSES If you do an annual inspection of your occupied units, this may be something you and your team can look out for and handle yourselves. Otherwise, you’ll have to remind your residents to unscrew their garden hoses and store them in a safe, dry location. Failure to do this could result in burst or damaged pipes, especially if you live in an area that experiences sudden, extreme drops in temperature.

9. INSPECT SMOKE AND CARBON MONOXIDE DETECTORS According to the CDC, carbon monoxide poisoning is most common during cold weather. Virtually all good detectors are now 2-in-1 smoke and carbon monoxide detectors. Even though you rarely have to worry about replacing them (10-year, non-replaceable batteries are increasingly common), it’s important to inspect them once a month.

Pro tip: The best way to prevent monoxide poisoning and housefires is to maintain all appliances (both gas-burning and electric).

water damage caused by heavy rain. Here are some simple ways to make this job safer:

Fall maintenance is best done early Don’t wait to get started on these jobs. While gutter cleaning and leaf raking may be routine tasks, tree branch trimming, pest control and HVAC inspections only need to be done once. The longer you wait to do your fall maintenance, the more likely you are to run into problems.

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Diversity Leadership Program courtesy: NAA The National Apartment Association has announced that the 2021 Diversity Leadership Program Call for Applications is now open for participant and mentor applications. NAA will be accepting applications from November 9 through January 1, 2021.

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NOV EMBER - 2020

NAA’s Diversity Leadership Program

To apply as a participant or

diverse backgrounds an opportunity

Leadership Program, please

housing industry. Participants who

application form or the mentor

will gain leadership experience

available at https://www.naahq.

part of the yearlong program. The

inclusion/diversity-leadership-

(DLP) provides up to 15 members of

mentor for the 2021 NAA Diversity

to develop as a leader in the rental

complete the online participant

are considered junior to mid-level

application form by January 1, 2021

through mentoring, and training as

org/naas-commitment-diversity-

program is a crucial aspect of the

program.

NAA’s leadership diversification strategy intended to identify,

mentor and engage members from

underrepresented minority groups.

Upon completion of the Diversity Leadership Program, participants will be able to: •

•

•

•

Gain understanding and comfort of your cultural background.

Learn how unconscious bias’

impact your view of others and interactions with them.

Develop insight on how you can contribute to D&I efforts at your company.

Advance your leadership and

communication skills to position yourself for success in a diverse

•

•

world.

Learn how to facilitate healthy

conversations around diversity in the workplace.

Develop a personalized career growth plan to achieve a

leadership role within the rental housing industry

Seismic Retrofit

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EB R H A.CO M

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NOVE M BE R - 2020

CALENDAR of upcoming WEBINARS To ensure the safety and health of our members, we have been diligently working towards shifting our educational and networking events to virtual platforms! We have had great participation in EBRHA’s November online classes.

Be sure to follow our email updates and keep up with our event calendar.

www.ebrha.com/events 12.15

Small Property Owner Roundtable Date and Time: Tuesday, December 15, 2 –3:30 p.m.

Presenter: Wayne Rowland

12.17

Rental Property Management 101 Date and Time: Thursday, December 17, 2 – 3:30 p.m.

Presenter: Aaron Young

12.18

member meeting Date and Time: Friday, December 18, 10–11:30 a.m.

Presenter: East Bay Innovations and Alameda County Healthcare Services

3664 Grand Avenue • Suite B | Oakland, CA 94610 TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 E BRHA.COM

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NOV EMBER - 2020

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EB R H A.CO M

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NOVE M BE R - 2020

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

We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www. ebrha.com

2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org.

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

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

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

E BRHA.COM

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NOV EMBER - 2020

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

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

2) All classes and events are currently held online. We will send out notifications when classes and events resume in person.

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

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

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

What else can you do?

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

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

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

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

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

E) Avoid close contact with people who are sick.

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

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

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

WE WILL SEND OUT FURTHER COMMUNICATIONS AS WE LEARN MORE. BE WELL! EB R H A.CO M

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NOVE M BE R - 2020

EBRHA Board of Directors The Nominating Committee at EBRHA is happy to introduce the four candidates who were elected to the association’s Board of Directors, on Saturday, November 21, 2020. The Board Members include new candidate Chris Cohn, and returning candidates Fred Morse, Wayne Rowland, and Jack Schwartz. Learn more below.

Chris Cohn

Chris Cohn, first-time EBRHA Board nominee, is a long-term Oakland resident who graduated from UC Berkeley with a bachelor’s degree in Psychology and master’s degree in Psychiatric Social Work. She became a residential real estate agent in 1975 and worked in the field until her retirement in 2018. Chris’ experience as a housing provider started in 1975 when she bought a duplex in North Oakland, living in half and renting half. She now manages four residential properties in Oakland and serves as a non-managing partner in a 30-unit property. Chris seeks to work toward reasonable compromises between the needs of both owners and tenants.

Fred Morse

Fred Morse has been a part of the EBRHA Board of Directors for more than 30 years. He loves being an Oakland-based housing provider and has been a rental property owner for 53 years. He is currently a member of the EBRHA Legal Action Committee which has a case going to the California Supreme Court regarding Oakland’s garbage issue. Fred also serves as a member of the Political Action Committee and check signer for the association.

Fred has been a regular participant in EBRHA events and enjoys networking with fellow housing providers. Fred aims to help organize a fundraiser for the Legal Action Committee.

Wayne Rowland

EBRHA Board President, Wayne Rowland, has been a longstanding member of the association, and has served on the Board for nearly 20 years. Wayne has played a significant role in many of EBRHA’s political campaigns and has taken the lead on the association’s legal actions. He has actively participated in public debates on housing issues, especially during these times of biasedagainst-rental-owners legislators. Wayne led the statewide rental housing associations that left CAA to form CalRHA and became its founding President. Wayne looks forward to continuing his efforts in actively participating in advocating for the interests of rental property owners, counter-balancing the built-in narrative in favor of tenants, pushing back against government overreach, educating property owners of their rights and responsibilities as rental owners, and helping rental owners avoid the pitfalls of navigating local and state housing regulation.

Jack Schwartz

A small rental housing owner and semi-retired real estate attorney, Jack Schwartz has been on the EBRHA Board since 2010. He has served multiple times as Vice President, Secretary, Treasurer and State Legislative Chair.Jack has been, and continues to be, an EBRHA representative on the California Rental Housing Association (CalRHA) Board of Directors and also serves as the CalRHA Legislative Chair. He is running for another term on the EBRHA Board to continue the association’s legislative efforts, particularly at the State level. Jack has been an instrumental part of CalRHA and EBRHA, in representing the voice of small rental housing owners and actively engaging in the long overdue process of countering the negative perception of rental housing owners.

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Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2020-21 (2.7%) A CPI increase of 2.7% becomes effective on July 1, 2020. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date.

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

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

PERIOD

AMOUNT (%)

JULY 1 ‘20 - JUNE 30 ‘21. . . . . . . . . 2.7 JULY 1 ‘19 - JUNE 30 ‘20. . . . . . . . . 3.5 JULY 1 ‘18 - JUNE 30 ‘19. . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18. . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17. . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16. . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15. . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14. . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13. . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12. . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11. . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10. . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09. . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08. . . . . . . . . 3.3 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE

FOR FURTHER INFORMATION CONTACT:

FORMULA

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

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

Berkeley RENT STABILIZATION BOARD FEES

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

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

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

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

ANNUAL ALLOWABLE RENT INCREASE

2020 (2.1%) PERIOD AMOUNT

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

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

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

Berkeley Rent Board 2125 Milvia Street Berkeley, CA 94704 510.981.7368 | www.ci.berkeley.ca.us/rent EB R H A.CO M

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vendor directory — CONTACTS, PRODUCTS & SERVICES ACCOUNTING & TAX The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com APPLIANCE SALES & PARTS Appliance Parts Distributor Mike De Fazio | 510-357-8200 www.apdappliance.com ASSOCIATIONS Bridges Association of Realtors Davina Lara | 510-836-3000 oaklandberkeleyaor.com Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 www.oaklandchamber.com ATTORNEYS — EVICTIONS/ PROPERTY OWNER DEFENSE Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com The Law Offices of Alan J. Horwitz Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com Zacks, Freedman & Patterson, PC Scott Freedman | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — REAL ESTATE/CORP. Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com

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Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com Jack Schwartz, Attorney at Law Jack Schwartz | 650-863-5823 jwsjr1220@comcast.net Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com BANKING/LENDING Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com CONSTRUCTION APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com SGDM, LLC. Henry Mak | 415-688-9869 hmak@sgdmllc.com Simpson Gumpertz & Heger SKenneth T. Tam | 415-343-3048 www.sgh.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com

CONTRACTORS/RESTORATION P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com SGDM, LLC. Henry Mak | 415-688-9869 hmak@sgdmllc.com DOORS & GATES R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com ELECTRICIANS Complete Electric Clay Bartley | 510-325-7462 www.complete-electric.org Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net FINANCIAL PLANNING Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FLOOR COVERINGS Bay Area Contract Carpets, Inc. Ken Scott | 510-613-0300 www.bayareacontractcarpets.com GOVERNMENT AGENCIES Oakland Housing Authority Leased Housing | 510-874-1500 www.oakha.org HANDYMAN SERVICES APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net HAULING SERVICES KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com HEATING & AIR CONDITIONING Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com

vendor directory HUMAN RESOURCES MANAGEMENT

PROPERTY MAINTENANCE

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

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

INSPECTIONS

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

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com INSURANCE Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com Kelly Lux — State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com Pacific Diversified Insurance Richard Callaway | 925-788-5558 rcallaway@pdins.com INTERNET & PHONE SERVICE PROVIDERS Common Networks Allan Ng | 510-480-6732 www.commonnetworks.com

APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com PROPERTY MANAGEMENT Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com 4Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com

INTERCOMS & ACCESS CONTROLS

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

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

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

LEAD, MOLD & PEST MANAGEMENT

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

Alameda County Healthy Homes Dept.

Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org LITIGATION SUPPORT SERVICES SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com

Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.com

PAINTERS

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

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

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

PLUMBING/WATER HEATERS

REAL ESTATE BROKERS & AGENTS

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

ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com CBRE Keith Manson | 510-874-1919 www.cbre.com

Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Lee & Associates Commercial Real Estate Michael Lopus | 925-239-1424 mlopus@lee-associates.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California - VP John Caronna | (415) 531-5225 jcaronna@nainorcal.com NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.co LEAD, MOLD & PEST MANAGEMENT Alameda County Healthy Homes Dept.

Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org LITIGATION SUPPORT SERVICES SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com PAINTERS ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com PLUMBING/WATER HEATERS Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com PROPERTY MAINTENANCE A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com

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vendor directory KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com PROPERTY MANAGEMENT Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com 4Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com Mynd Stacy Winship | 510-455-2667 www.mynd.co PTLA Real Estate Group Page Roberson | 925-937-7400 www.ptlareg.com Seville Real Estate and Management Maya Clark | 510-244-1289 www.sevillepropertymanagment.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.com Western Management Property, Inc Leslie Penglis | 510-451-7194 www.westernmp.com Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com REAL ESTATE BROKERS & AGENTS ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com CBRE Keith Manson | 510-874-1919 www.cbre.com Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Lee & Associates Commercial Real Estate Michael Lopus | 925-239-1424 mlopus@lee-associates.com

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Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California - VP John Caronna | (415) 531-5225 jcaronna@nainorcal.com NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.co Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com RENT CONTROL CONSULTANTS Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Edrington and Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com RENTAL SERVICES Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Jody Cox | 510-282-5014 www.caldecott.com ROOFERS A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 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 Nor-Cal Private Security Services Jimar Richardson | 209-534-6118 www.ncpsecurity.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com SEISMIC CONSTRUCTION SGDM, LLC. Henry Mak | 415-688-9869 hmak@sgdmllc.com Simpson Gumpertz & Heger SKenneth T. Tam | 415-343-3048 www.sgh.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING Earthquake & Structures, Inc. B.K. Paul | 510-601-1065 www.esiengineers.com Simpson Gumpertz & Heger SKenneth T. Tam | 415-343-3048 www.sgh.com SGDM, LLC. Henry Mak | 415-688-9869 hmak@sgdmllc.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com TENANT SCREENING SERVICE Contemporary Information Corp. (CIC) Dan Firestone | 888-232-3822 www.continfo.com TOWING SERVICE Ken Betts Towing Service Ayub Azam | 510-532-5000 www.kenbettscompany.com TREE SERVICE Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com WASTE & RECYCLING MAINTENANCE Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com TrashScouts Peter Gella | 510-788-0462 www.trashscouts.com www.bawaste.com

Maisel Property Management, Inc. Serving Oakland and Surrounding Areas

MPM

5942 MacArthur Blvd, Ste. E Oakland, CA 94605 Next Door to Better Homes Realty

Level of service and fees tailored to your needs We can locate qualified tenants for your vacancies Experienced with Section 8 tenants Over 65 years of combined experience in residential property management in Oakland

EAST OAKLAND Specialist! www.maiselpropertymanagement.com

510-568-4444 510-562-8600

Multi-Family, Commercial Property, General liability 925 788 5558 | rcallaway@pdins.com www.hosprop.com Planned insurance programs since 1906 LICENSE# 0K07568

THE LAW OFFICES OF

ALAN J. HORWITZ Decades of successfully navigating housing providers through an increasingly challenging legal process.

510 3rd Street, Suite 101 Oakland, CA 94607 510-839-2067 alanhorwitzlaw.com

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ad index PRODUCTS & SERVICES

APPLIANCE PARTS & SALES

Local Knowledge, Local Advocacy, Local Support When You Need It

Appliance Parts Distributor. . . . . . . . . . . . . 17 ATTORNEYS

Law Office of Brent Kernan. . . . . . . . . . . . . 23 The Shepherd Law Group . . . . . . . . . . . . . . 28 Law Offices of Alan J. Horwitz. . . . . . . . . . 34 BATH ENCLOSURES

Ameican Bath Enterprise, Inc.. . . . . . . . . . . 18 CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 18 CONSTRUCTION

SGDM. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 West Coast Premier Construction. . . . . . . 27

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ELECTRICAL SERVICES

Complete Electric . . . . . . . . . . . . . . . . . . . . . 28

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ENGINEERS

West Coast Premier Construction. . . . . . . 27 INSURANCE

• • • • • • • • • • • •

Property management advice by phone or in person Tenant screening service (application/report fees apply) Annually updated legal forms, including forms online 24/7 Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control, and more Vendor directory of local businesses that offer exclusive member discounts Annual Trade Expo and monthly networking mixers Monthly educational membership meetings Community outreach and education Local and state lobbying An active and growing Legal Action Fund and Political Action Committee Subscription to Rental Housing and Units Membership with the National Apartment Association and CalRHA

Pacific Diversified Insurance. . . . . . . . . . . . 34 LAUNDRY

Wash Multi-Family. . . . . . . . . . . . . . . . . . . . . 18 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 26 PROPERTY MANAGEMENT

Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 PROPERTY MANAGEMENT & SALES

Beacon Properties. . . . . . . . . . . . . . . . . . . . . 13 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 13 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27 SEISMIC RETROFIT

Charles Perry & Associates. . . . . . . . . . . . . 26 WASTE MANAGEMENT

Bay Area Bin Support. . . . . . . . . . . . . . . . . . 36

3664 Grand Avenue • Suite B Oakland, CA 94610

JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN E BRHA.COM

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WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 18

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.

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