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PRESIDENT’S MESSAGE Looking ahead in 2014………………………………………………………………………………..4 REAL ESTATE RealFacts™ Data Fourth Quarter 2013 ……………….……….…………...…....……...5 LEGAL Employment Law for 2014………………….………………….…….……….…….……..…7 OPERATIONS Ques ons and Answers …………………………………………………….……………………….9 Integrated Leasing……………………………………………………………………………………10 March Managing Rental Housing Series 2014 …………..………………………..……11 LOCAL RHA Looks for Reasonable Alterna ve to Fee—YOUR LETTERS NEEDED…….12

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Rental Housing Associa on Serving Southern Alameda County Part of the CAA Network Southern Alameda’s only Member‐Controlled Associa on Service Center Loca on 1264 A Street Hayward, Ca 94541 Telephone: 510‐537‐0340 Fax: 510‐537‐9541 www.rhosource.com www.caanet.org

Business Hours Monday‐Friday 9am‐5pm

Finding informa on on RHA Events is easy as 1‐2‐3: 1. Watch you email and mailbox: we will be sending event Flyers throughout the year on events in your area. 2. Visit Our New Website: www.rhasouthernala.com—register on line and get up to the minute updates.

Staff Directory Jennifer Winters, CCRM Member Services Associate Extension‐101 jennifer@rhosource.com Timothy May, CCRM Execu ve Director Extension‐102

3. Call the RHA at 510‐537‐0340 to register for any event !

tmay@rhosource.com Rental Housing Owners Associa on of Southern Alameda County, Inc.— DBA Rental Housing Associa on—Serving Southern Alameda

RHA BOARD OF DIRECTORS 2014 Paul Russo ‐ President Vickie DeSofi, CPM ‐ 1st VP/Treasurer Marc Crawford—First VP  Lisa Jensen—Secretary Ken Birchfield Jim Reeder Andy Frank Chris ne Gouig John Leyvas Jr. Tom Silva Doug Smith Debbie Ferris Max Morris

The RHA Times is the Official Publication of the Rental Housing Owners Association of Southern Alameda County. The ONLY Member controlled rental housing association in Southern Alameda County and is published for their use. All Rights reserved. Unless otherwise stated, permission to reprint is NOT granted. Permission to print all copyrighted material here in was granted by the author and all other rights are reserved. The material contained in this publication is general in nature; the applicability to one’s particular situation should be reviewed by a professional who has all the facts pertaining to the situation being considered. The RHA disclaims any liability for published articles. Acceptance of advertising does not necessarily constitute any endorsement or recommendations, expressed or implied, of the advertiser or any goods or services offered. We reserve the right to reject any advertiser copy. ADVERTISING INQUIRIES: 510-537-0340 ext. 102

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President’s Message Looking Ahead Into 2014 Paul Russo, President Dear RHA Members, As the newly elected President of the RHA, it is once again my honor to serve you and our in‐ dustry. Since this is my third me as your Presi‐ dent, I learned to keep our major annual objec‐ ves simple and a ainable. The main focus for me this year is as follows:

fiscally sound organiza on with robust assets and prospering revenue streams. I will work to increase our revenue opportuni es and build our reserves.

4) Membership Development‐‐‐each year, there is a rela vely natural decline in a per‐ centage of membership a ributable to a ri‐ 1) Waste and Recycling Cost Containment‐‐‐‐ on, re rement, property sales, etc. There‐ there is an ever increasing poli cal climate sup‐ fore, my role this year is to bolster up and in‐ por ng greater shared costs for waste/garbage crease membership focused on just a couple of and curbside expanded requirements for recy‐ cling separa on of trash performed by the cus‐ key areas. We must make sure our exis ng tomers/us! Plus, we will see con nued a empts members feel value for their investment. This to fine and fee mul family housing for overfilled occurs thru good communica on and educa‐ on. Reten on of our member family is the containers. Both increased waste disposal costs key to our success. and recycling labor expense can great‐ ly impact your bo om line on opera ng expens‐ We have no purpose or value as an associaes. So, we want to be on top of this subject by on without members just like you. Next, we working diligently to mi gate any cost pass thru will aggressively work to bring new members to our members. We will fight hard for you. in to such a degree as to enjoy a buffer for nor‐ 2) Technological Growth‐‐this area is important mal loss as cited above. We will grow and prosper. to RHA for a few reasons. First, technology can provide our members with easy access to infor‐ If you need any help or informa on pertain‐ ma on, services, and the latest laws and ordi‐ ing to your rental proper es, be sure to call nances impac ng your rentals. Second, technol‐ the RHA Office at (510) 537‐0340 or email us ogy can aide us in the "educa onal component" at info@rhosource.com, or visit our website of our mission which is to educate our member‐ at www.rhasouthernala.com. ship on the law, professionalism, and industry developments as they occur. In addi on, to con‐ If you need to contact me, Paul Russo, you nue the RHA website evolu on, we will take a can email me any me look at mobile applica ons to give you conven‐ at paul@americandrape.com . ience and finger p access to vital informa on you need for your rental property management. Thank you so much for being an important 3) Revenue Growth‐‐‐ a strong associa on is a 4

part of the RHA !!!

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REAL ESTATE Fourth Quarter Report Available for 2013 By Market data for the Fourth quarter of 2013 has arrived for Southern Alameda County and is presented here for your review. It comes from Realfacts™, from Novato, California. Realfacts collects rental housing data na onwide, and provides that informa on to its subscribers. As a member of the RHA, you are being provided with the latest market informa on for Southern Alameda County. Realfacts is deemed a reliable source for informa on for our industry.

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REAL ESTATE The data presented here was collected from market�rate proper es in Southern Alameda County that have 50 or more units. Because the informa on is presented in the aggregate, the rates may vary depending on property ameni es, loca on, grade, etc. Therefore should not use this guide to set your actual rents. However, the trends in rents and occupancy paint a reasonable picture of how they have behaved over me.

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Legal 2014 Employment Laws for California Employers It is important for California employers to stay informed of changes in labor and other laws affec ng  employment. The California legislature passed a number of new employment laws during its 2013 session.  A summary of the new laws is listed below. For addional informa on, review the complete text of the  new laws. (Note: SB is a Senate Bill and AB is an Assembly Bill.) Please click on the bill number to go directly to the chaptered bill.    (SB 292) Sexual Harassment in the Workplace Exis ng  law protects the right and opportunity of all persons  to seek, obtain, and hold employment without discrimina on, abridgment, or harassment on account of  race, religious creed, color, na onal origin, ancestry,  physical disability, mental disability, medical condion, gene c informa on, marital status, sex, gender,  gender iden ty, gender expression, age, or sexual orienta on. Exis ng law makes these provisions applicable to employers, labor organiza ons, employment  agencies, and specified training programs and also  defines harassment because of sex for these purposes.  This addi on to the law specifies that, for purposes of  the defini on of harassment based on sex/gender,  sexually harassing conduct need not be mo vated by  sexual desire – hos le treatment can amount to sexual  harassment even if it was not mo vated by sexual  desire.    (AB 556) Military Status This law adds “military and  veteran status” to the list of categories protected from  employment discrimina on under FEHA. Military or  veteran status is defined as a member or veteran of  the United States Armed Forces, Armed Forces Reserve, Na onal Guard, and the California Na onal  Guard. The law also provides an exemp on for an inquiry by an employer regarding military or veteran  status for the purpose of awarding a veteran’s preference as permi ed by law.    (AB 218) Criminal History Exis ng law prohibits both  public and private employers from asking an applicant  for employment to disclose either in wri ng or verbally, any informa on concerning an arrest or deten on 

that did not result in a convic on. Eight other states  have similar laws. Effec ve July 1, 2014, this law prohibits a state or local government agency from asking  an applicant to disclose informa on regarding a criminal convic on, except as specified, un l the agency  has first determined that the applicant meets the minimum employment qualifica ons for the posi on. The  restric ons will not apply to police, schoolteachers or  other government jobs working with children, the elderly or the disabled.    (AB 10) Increase in Minimum Wage Effec ve July 1,  2014, the state minimum wage will increase from  $8.00 per hour to $9.00 per hour. Minimum wage will  increase again, on January 1, 2016, to $10.00 per  hour.    (AB 442) Increased Penal es for Failure to Pay Minimum Wage Exis ng law subjects an employer who  fails to pay minimum wage to a civil penalty and payment of res tu on of wages to the employee. This law  expands the penal es and res tu on that must be  paid to the employee to include liquidated damages.    (SB 435) Meal and Rest Periods Exis ng law prohibits  employers from requiring an employee to work during  any meal and rest breaks mandated by an order of the  Industrial Welfare Commission (IWC) and provides for  penal es for employers who fail to provide a mandated meal or rest period. This law expands the prohibion and penal es to a meal or rest or recovery period  mandated by applicable law, regula on, and order of  the IWC or of Cal/OSHA.  The law will define “recovery  period” to mean a cool down period afforded an employee to prevent heat illness.  The law will require the  employer to pay an employee, for any meal, rest or  recovery period mandated by law, one addi onal hour  of pay at the employee’s regular rate of pay for each  workday the employee was not provided the mandated meal, rest or recovery period.    (SB 462) A orney’s Fee Awards to Prevailing Party in  Wage Claims Exis ng law provides for the prevailing  party in a wage claim lawsuit to recover a orney’s  fees and court costs if they were requested when the 

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Legal lawsuit was filed. This law provides that an employer  who wins a wage claim lawsuit can recover a orney’s  fees and costs only if the court finds that the employee  brought the lawsuit in bad faith.  The new law does  not define “bad faith.”    (SB 390) Criminal Penal es for Employee Wage Withholdings Exis ng law imposes criminal penal es on  employers who fail to make agreed-upon payments to  health and welfare funds, pensions or various benefit  plans. This law expands criminal penal es to employers who fail to remit withholdings from employee  wages that were required pursuant to federal, state or  local laws.    (SB 496, AB 263, SB 666 & AB 524) Whistleblower Protec ons/An -Retalia on Laws This set of bills is aimed  at providing addi onal protec ons for employees who  report an employer’s viola on of labor laws. The first,  SB 496 expands so called “whistleblower protec ons”  to include internal whistleblowers.  It protects employees who report informa on to a government or law  enforcement agency of alleged viola ons of or noncompliance with a local rule or regula on. It further  prevents retalia on against an employee for making  such a report to a government or law enforcement  agency or to anyone with authority over the employee  or another employee who has the authority to inves gate, discover or correct the viola on as long as the  employee has reasonable cause to believe that the  viola on exists. Finally, it prohibits retalia on against  an employee for disclosing or refusing to par cipate in  an ac vity that would result in a viola on of or noncompliance with a local rule or regula on.    AB 263 expands exis ng an -retalia on laws.  This  law creates new Labor Code sec on 1019, which  makes it unlawful for an employer or any other person  to engage in, an “unfair immigra on-related” prac ce  against a worker in retalia on for exercising a legal  right.  The types of ac vi es considered “unfair immigra on-related prac ce” include, (but are not limited  to), reques ng addi onal documents than those required under federal immigra on law; threatening to  file or the filing of a false police report; or threatening  to contact immigra on related facili es.    AB 263 also adds Labor Code sec on 1024.6, which  prohibits an employer from discharging, retalia ng or 

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taking any other adverse employment ac on against  an employee because he/she updates or a empts to  update his/her personal informa on, this could include upda ng his/her Social Security number.  The  new law provides that an employee who is retaliated  against or otherwise subjected to adverse employment ac on is en tled to reinstatement and reimbursement for lost wages and the employer who violates the law is subject to a penalty of up to $10,000  per viola on.  The law will also create a rebu able  presump on that an adverse ac on taken within 90  days of the exercising of a protected right is commi ed for the purpose of, or with the intent of, retaliaon.    SB 666 makes it easier for lawsuits to be filed against  employers.  SB 666 creates a new Labor Code sec on  244.  This new sec on makes it unnecessary for an  employee to exhaust administra ve remedies before  being permi ed to bring a civil ac on for viola on of  any provision of the Labor Code, unless the sec on  under which the ac on is brought expressly requires  exhaus on of an administra ve remedy.    SB 666 also makes it illegal to report or threaten to  report workers’ immigra on or ci zenship status, or  that of their family, in retalia on for an employee filing a complaint for unsafe working condi ons, sexual  harassment, or otherwise a emp ng to exercise  workplace rights.  Under the new law, viola ng employers could be subject to civil penal es up to  $10,000 per incident, and with business license suspension or revoca on under certain circumstances.    CONTINUED ONLINE    Con nue reading this ar cle on our blog at    h p:// ny.cc/ employmentlaw2014    Or scan this QR Code          Ar cle prepared by  – Michaelene Kapson, Esq © 2014 Kimball, Tirey and St. John LLP – Published by permission.  

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Legal Ques ons and Answers 1. Ques on: Are e‐mail communica ons between tenant and landlord admissible in court? Answer: Yes, e‐mails can be allowed into evidence, but cannot be used to serve no ces. 2. Ques on: I want to serve a three‐day no ce to pay rent or quit to a tenant who is very late on his rent. The rental amount listed on the lease is $875.00 plus an addi‐ onal $25.00 for parking. The tenant has paid the $900.00 for the past 24 months. Which amount should be placed on the no ce?

upon this ac vity. If she fails to vacate in three days, the court evic on can commence and you would not have to wait for the thirty‐day no ce to expire. You can also call the police for vandalism. 6. Ques on: I served a tenant a three‐day no ce to pay rent or quit. The tenant wrote a personal check that bounced. Do I have to give another three‐day no ce? Answer: No, you do not have to serve a new three‐day no ce. You can proceed directly to the next step by filing an unlawful detainer ac on.

Answer: It is safer to serve a separate three‐day no ce to pay rent or quit, as well as a three‐day to perform condi‐ ons and covenants or quit for the parking charge at the same me. If they do not pay either one, or both, you can proceed with the evic on process.

7. Ques on: I had to go through an evic on to regain possession of one of my rentals. I also received a judg‐ ment for the rent, court costs and my a orneys’ fees. How can I collect this judgment? Do I have to go back to court?

3. Ques on: When a month‐to‐month resident decides to vacate a er being served a three‐day no ce to pay or quit, do the owners have the right to charge for thirty days a er the move‐out to comply with their month‐to‐ month agreement?

Answer: The law provides for a variety of ways to collect the judgment. Wage garnishments, bank levys, a ach‐ ment of personal property and judgment debtor exami‐ na ons are formal ways to collect monetary judgments. Of those listed, a bank levy is the most effec ve way to collect a judgment. Receiving accurate informa on on the rental applica on allows op mal opportunity to col‐ lect.

Answer: Yes, you can charge up to the me the premises are relet or thirty days from the date of their departure, whichever occurs first, so long as you make diligent a empts to relet the property. 4. Ques on: Our tenant gave a thirty‐day no ce of termi‐ na on, intending to move out on the 10th of the next month. Since the rent was due on the first of the month, can we require the tenant to have given thirty‐days’ no‐ ce on the first of the month? Answer: Once you are on a month‐to‐month tenancy, either party can terminate it by serving a thirty‐day no‐ ce at any me. They are, however, responsible for the rent up to the date the thirty‐day no ce expires, so they would owe pro rata rent for the following month. 5. Ques on: We have a tenant who has been provoking other tenants so we gave her a thirty‐day no ce. She is now very angry and has flooded her apartment and the three apartments below her by inser ng a roll (s ll on the spool) of toilet paper into her toilet and then flushing the toilet over and over. What can we do? Answer: You can serve a three‐day no ce to quit based

9. Ques on: One of my tenants vacated the property and le his roommate behind. Both signed the rental agree‐ ment and now the tenant who vacated is demanding his share of the security deposit be returned to him. Is he right? What should I do? Answer: You are not required to return or account for Answer: Unless you have agreed to a shorter amount of me in which to terminate your month‐to‐month rental agreement, the law requires a thirty‐day no ce be served by either the owner or the tenant in order to ter‐ minate the tenancy. If less than thirty days is given, the tenant is s ll liable for the full thirty days unless you were able to re‐let the premises before the thirty days ran out. Prepared by: Kimball, Tirey & St. John LLP. The law firm specializes in landlord/tenant, collec ons, fair housing and business and real estate, with offices throughout California. Property owner’s and manager’s with ques‐ ons regarding the contents of this ar cle, please call 800.338.6039. © 2014 Kimball, Tirey and St. John LLP Esq.

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Have Questions? Find Answers. 10

http://tiny.cc/RHA-SCREENING-SOLUTION Or scan this QR CODE

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Managing Rental Housing 2014 Training Program Managing Rental Housing Two Evening Course March 25 & 26, 2014 6:00 PM ‐ 9:00 PM Based on CAA’s best seller, Managing Rental Housing (MRH) book. The Managing Rental Housing course covers all areas of property management. This course will teach you how to suc‐ cessfully create, maintain, and terminate a tenancy by provid‐ ing step‐by‐step guidance, sample legal forms, precedent‐ se ng course cases, plus the actual California codes that regu‐ late your rental housing business.

• • • • •

Includes 8th Edi on MRH Reference Book (NEW 2010 Edi‐ on & CD) Program Binder and Materials Final Exam (70% or higher for achievement recogni on) Program Cer ficate recognized for two years Qualifies for 8 hours of CCRM Con nuing Educa on Credits

This course is intended to provide general guidance to owners and operators of residen al rental housing and is not intended, nor should it be considered, legal advice. Owners and property managers should consult their financial advisors and/or a or‐ neys regarding specific issues that arise involving a tenancy or opera ons. Only a trained professional, familiar with the de‐ tails of a specific situa on, can provide adequate counsel on which to base individual business decisions. QUESTIONS ? CALL US AT 510‐537‐0340 or email us at info@rhosource.com

CLASS LOCATION Rental Housing Assn. Serving Southern Alameda County 1264 “A” Street, Hayward, Ca ENTIRE SERIES $129 Members $169 Non Members Includes 8th Edi on MRH Reference Book ATTENDEE INFORMATION: ATTENDEE NAME _________________________________ COMPANY NAME _________________________________ ADDRESS _________________________________ PHONE NUMBER _________________________________ MEMBER NUMBER _________________________________ EMAIL ADDRESS _________________________________ PAYMENT METHOD: CREDIT CARD NUMBER _________________________________ EXPIRATION DATE _________________________________ NAME ON CARD _________________________________ SIGNATURE ________________________________

Registra on Policy: All students must be registered in advance of a class. There will be no onsite registra on. Payment must be re‐ ceived before the start of class. This registra on form is legally binding when signed below by the student and accepted by the Rental Housing Owners Associa on of Southern Alameda County. No refunds for no shows or cancella ons less than 48 hours in advance of seminar.

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Local RHA Looks for Reasonable Fee Alterna ve YOUR LETTERS NEEDED Addi onally, in addressing staff’s claim that both proper es generate the same amount of waste, RHA Director Timothy May pointed out the conflic ng defini ons of mul family and single family homes, sta ng that the discrepancies were so broad, that “the study did not answer the ques on being asked.” For example, in two studies used for analysis: • The state report defined single family homes as proper es with 1,2,3 or 4 units – thus classifying over 20,000 mul family proper es as single family homes. In the interest of moving towards a workable • The county report acknowledged that waste classified as mul family could be compromise, RHA proposed a $5 per unit fee, reducing cost to mul family by nearly 50% – a contaminated by as much as 20% ra o that is in line with findings from South Bay commercial waste. Waste Management Authority. A er hearing concerns from the Board This second look at the proposal stemmed from regarding the no cing process and findings, powerful tes mony provided by numerous ACWMA Staff was instructed to return on rental property owners and the community at March 26th. They are to: large – most of which centered on common Re‐evaluate their study and explain the sense issues. disparity in the defini ons of Mul family and single‐family proper es. • Disagreement over study’s finding that a small studio apartment generates the same Evaluate what the program would look like with amount of HHW and need for service as a 5 a lower level of funding from mul family. ‐bedroom single family home. • Concerns that the fee, while not huge, will be passed on to tenants and seniors on What you CAN do Today fixed incomes to the tune of $15 million If you support the RHA’s alterna ve proposal just in mul family alone. to cut the fee in half : • Rental property owners are more efficient than single family home owners when using items that may end up crea ng HHW. 1. Send a "le er, fax, or email " to your local • Methods used to circulate the protest representa ve who sits on the ACWMA no ce were irregular and caused confusion Board. – No ces were mailed at varying intervals 2. If you prefer talking to someone about this and varied from an official le er to a issue, " you can call your representa ve " graphic postcard. On February 26th, the Alameda County Waste Management Authority (ACWMA Board instructed staff to take another look at their proposal to charge every dwelling in Alameda County the same fee for Household Hazardous Waste (HHW) recycling‐ regardless of dwelling size or need. This review would include assessing the impact of a reduced fee for mul family services. It is crucial at this stage of delibera ons that your elected officials here from you.

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NAME: <YOUR NAME>

ADDRESS <YOUR ADDRESS>

Sincerely,

proposed.

<YOUR NAME HERE>

Thank you for considering the issue of fairness as you further evaluate a fee for our tenants. I do believe their real impact on household hazardous waste generation is much less than originally

<IF YOU DID NOT RECEIVE YOUR NOTICES OR IF THEY CONTAINED ERRORS, TELL THEM HERE. IF NOT DELETE THIS SECTION>.

does not generate the same level of waste as a common full-sized single family home Alameda County. They have different needs.

I am writing in support of the Rental Housing Association’s proposal to reduce the fee for household hazardous waste recycling to $5 for each multifamily dwelling. I believe that multifamily housing

My name is <PUT YOUR NAME HERE > and I am a rental housing provider in Alameda County.

Dear ACWMA Board Member.

DATE: <TODAY’S DATE>

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See page 12 for more informa on

YOUR LETTERS NEEDED

RHA Looks For Reasonable Fee Alterna ve

THE RHA TIMES

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RHA TIMES 2014 first quarter  
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