September 2019 Issue by Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | SEPTEMBER 2019

Q2 BY THE NUMBERS PLUS: RENT CONTROL: NY'S NEW (DE) VALUATION PLAY OAKLAND ADOPTS SECTION 8 ANTI-DISCRIMATION ORDINANCE

Contents

East Bay Rental Housing Association

SEPTEMBER 2019

Volume XVI, Number 9 | SEPTEMBER 2019 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com EBRHA STAFF Nathan Durham-Hammer | nathan@ebrha.com 510.318.8305 ASSOCIATION EXECUTIVE Eric Engelbrecht | eric@ebrha.com | 510.893-9873 ex. 101 MEMBERSHIP SPECIALIST Shani Brown | reception@ebrha.com | 510.893-9873 ex. 108 MEMBER SERVICES COORDINATOR Emma Cen | accounting@ebrha.com | 510.893-9873 ex. 102 BOOKKEEPER

Oakland Adopts Section 8 AntiDiscrimination Ordinance

Q2 By The Numbers BY GRANT CHAPELL

BY BRENT KERNAN

Rent Control: NY’s New (De) Valuation Play

Features & Columns 6

BY JOE BOUSQUIN

PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn TREAURER Carmen Madden CHAIR, GOVERNMENT ACTION COMMITTEE Arcola Moore SECRETARY Brent Kernan

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

Wayne C. Rowland MANAGING EDITOR Nathan Durham-Hammer ADVERTISING Nathan Durham-Hammer| 510.318.8305 | nathan@ebrha.com

NEWS COLUMN

Legislative Activity and Local Policy 11 FEATURE Seismic Retrofit For Rental Property Owners and Managers BY RICHARD PHILIPS 12 FEATURE Events & Directory Oaklands Soft Story Bulidings 19 U PCOMING EVENTS Challenges Ahead With The Retrofit 36 COMMUNITY CALENDAR BY HOMY SIKAROUDI, PHD, MSC, PE 38 V ENDOR DIRECTORY

14 FEATURE Rental Business: The Dirty Side BY SHERI BUENZ

42 A D INDEX

24 COMMUNITY OUTREACH Community Advisor Report and Photos

EBRHA OFFICERS

BY GEORGIA W. RICHARDSON 2 RENTAL HOUSING

SEPTEMBER 2019

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Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610. Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2019 by EBRHA. All rights reserved.

INFORMATION  NETWORKING  ADVOCACY  COMMUNITY IMPROVEMENTS

13th Annual Trade Expo & Symposium Thursday, October 24, 2019 3:00PM - 7:00PM Greek Orthodox Cathedral 4700 Lincoln Ave, Oakland, CA

All Bay Area rental housing vendors are invited to EBRHA’s 13th Annual Trade Expo. Share best practices and meet face-to-face with our many members who are rental owners who seek assistance with mainenance, Everyone is encouraged to participate in our survey for a chance to win a spectacular prize. Space is limited, so claim your space in advance!

VENDORS: RESERVE YOUR SPACE TODAY!

TO CLAIM YOUR SPOT

Email Sophia at Events@EBRHA.com or Call 510-893-9873

contributors

NATHAN DURHAM-HAMMER Nathan has been a member of EBRHA since 2013, often volunteered on committees and was the Secretary of the EBRHA Board of Directors before becoming Association Executive. Born in Berkeley and raised in Oakland, Nathan was a scholar-athlete before entering real estate. He and his partner are a mom-and-pop rental housing provider. Nathan now enjoys spending time with his family. Nathan has studied housing issues relentlessly and written about many issues affecting East Bay housing. He has extensive personal experience with rent board petitions, a background of over ten years in commercial and rental property leasing and sales, and he has worked in property management for over six years. Nathan has a keen eye for fairness in policy and practice – he is delighted to lead EBRHA’s membership and housing communities toward equitable solutions.

GRANT CHAPELL Grant Chappell is the Vice President of NAI Northern California. Since 2005, Grant has focused on East Bay apartment opportunities for his clients. Grant also serves on the Board of CEI, the Center for Elders’ Independence, a local nonprofit providing PACE Care to seniors in Alameda County. In his free time, Grant enjoys skiing, golf, biking and traveling.

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.

GEORGIA W. RICHARDSON Georgia is the Community Relations Advisor for East Bay Rental Housing Association. She is responsible for bridging EBRHA’s communication and relationships with individuals and organizations in the community, city government and other real estate related organizations. She is also a real estate Broker with over 35 years experience and served as the 2003 President of the Oakland Association of Realtors. She has a vast sphere of influence in the community and is dedicated to using her experience and networking skills to educate and promote EBRHA’s benefits to rental housing providers and other real estate related organizations.

HOMAYOUN (HOMY) SIKAROUDI, PHD, MSC, PE Homayoun (Homy) Sikaroudi is the co-founder and general manager of West Coast Premier Construction, Inc. (WCPC) located in Oakland, CA. His company specializes in seismic retrofit design and construction of soft story buildings, unreinforced brick masonry buildings and a variety of other buildings. He is a licensed civil engineer with 30 years of experience. Homy has been the engineer of record for seismic retrofit of numerous building projects. Many of his company’s retrofit are design-build, engineered by Homy and constructed by the company’s full time personnel. WCPC also provides construction on projects designed by others. Dr. Sikaroudi is a member of the Structural Engineers Associations of Northern California, San Francisco Apartment Association and EBHRA. His PhD doctorate is in earthquake resistance design and he has provided several publications and technical presentations. info@wcpc-inc.com

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RENTAL HOUSING 5

NEWS

column

Oakland Sidewalk Ordinace The City of Oakland states on its website that its sidewalks are where Oaklanders get exercise, walk to daily needs, wait for the bus, and talk with neighbors. It says sidewalks are one of the most important pieces of Oakland’s transportation network, and it’s essential that they’re kept well-maintained and accessible for everyone. For those who live and work in Oakland, or whose children walk to school, it seems surprising that Oakland can look its property owners in the eyes and publish such a statement on its website. Oakland’s roads, sidewalks and transportation infrastructure are one of the most egregious failings by a local government and its transportation agency. Now Oakland is shirking its duty to provide safe rights-of-way for its residents. Once again the city is telling property owners they have to pay for the cities failing infrastructure, after not properly utilizing the relatively exorbitant taxes Oakland property owners already pay. The whereas clauses in the Ordinance, which the Oakland City Council unanimously passed in July 2019, rely on a number of questionable statements. Collectively, the faulty logic undermines the basic needs of Oakland residents. It is now a matter of time before a disgruntled neighbor trips (intentionally or not) and files a lawsuit against a property owner for the City’s sidewalks: • • •

the timely maintenance and repair of damaged sidewalks is essen tial to protect the health, welfare and safety of Oakland residents, workers, and visitors an owner of property abutting a sidewalk is often in the best position to know of unsafe conditions in the sidewalk and to initiate repairs or notify the City of Oakland of the conditions; the state Streets and Highways Code provides that owners of prop erty abutting sidewalks have a duty to maintain those sidewalks

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• • •

the City of Oakland wishes to limit the its own liability exposure [instead of protect its residents from bodily injury and/or frivolous litigation] for injuries resulting from sidewalk defects the City of Oakland desires to establish a uniform practice consistent with the state Streets and Highways Code for maintenance and repair of sidewalks the City of Oakland already requires the inspection of lower building sewer laterals at the time of property transfer, and desires to inspect and certify sidewalks in the public right-of-way at the time of property transfer

This point-of-sale ordinance, an unwelcome cousin to the private sewer lateral ordinance, becomes yet another negotiable item when a property is sold. Current owners must deal with existing conditions, sidewalks long neglected by a city with far more resources for infrastructure than it purports. It would not be surprising for the current Oakland City Council to tell property owners they are to be the pothole vigilantes of the streets at additional cost, having deemed owners must pay for and be ever-vigilant over the city’s own sidewalks. It is not unheard of for cities to sidestep liability for property tax-funded infrastructure, but locales few and far between add public right-of-way to the cost of property ownership. Looking at the bigger picture in terms of the Oakland City Council’s practices, it is again painfully clear that there is an air of resentment for property ownership in general, supported by a flimsy house of cards built on wrongminded legislation. Oakland property owners will grit their teeth and bear yet another gouge in the back. Only the most financially resilient can stomach the constant stripping of the benefits of rental property ownership, as occasioned by zealous overregulation. – NATHAN DURHAM-HAMMER

For Property owners who may not have seen or received this recent letter from Stopwaste.org, here is it for your information.

ebrha.com

SEPTEMBER 2019

RENTAL HOUSING 7

Q2 BY THE NUMBERS BY GRANT CHAPPELL

Fresh off a recent rate cut by the Federal Reserve, the sales market in the East Bay continues at pace with the previous year's record setting volume and price points. While most cities we cover did not set any records as we observed in Q1, the data shows a healthy market both from a demand standpoint and average sales price. As many readers of this article own rental property or are in the rental property business, it appears we are in a seller's market for the rest of the year.

for higher end 1-bedroom units that have historically rented more quickly. On the other hand, units in the better locations with rents in the $2000/ month range seem to continue to move quickly, reflecting a price elasticity from tenants looking to live close to BART and Downtown Oakland. For consistency in data, I tend to reference Zumper from a local and national average standpoint. For the year, Zumper recently reported that Oakland moved up two spots back to the fifth most expensive rental market, ahead of DC and LA. It indicated that rents are up 9.5% year to year at $2,300/month for a 1-bedroom and 8.8% year to year for a 2-bedroom at $2,720/month. What remains to be seen is how the move-in incentives from developers of new projects might put a damper on overall rents.

Locally, rental property owners continue to see a gradual increase in rent control and other regulations. Alameda further restricted annual rent increases in July while Oakland passed an ordinance placing the liability associated with maintenance and repair of sidewalks on property owners. The sidewalk ordinance will serve as yet one Construction costs more time-of-sale remain stubbornly high. requirement. Adding to A client recently menthat, California Govtioned to me they are ernor Gavin Newsom holding off on any new came out in support of projects as bids for new AB 1482, a bill to cap developments are 50% rent increases at 5% plus higher than they were CPI, with an overall cap two years ago. While of 10%. His support is a recent article in the BERKELEY OAKLAND ALAMEDA a strange contradiction SF Chronicle indicated to his pro-housing posiOakland is leading the tion as it is well known that additional rent control can deter builders from way in housing construction, that may be about to change as construcbreaking ground on new projects. tions cost and city fees hamper developer interest. Both CoStar and the SF Chronicle report that more than 1,800 units have been completed in We hear mixed reviews on the strength of the rental market locally. Several Oakland this year and another 5,400 are under construction. This thorclients have mentioned an uptick in vacancies and a longer period to lease oughly eclipses the approximately 4,400 units under construction in San

2 - 4 UNITS

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Francisco. As a reference point, Oakland generated about 1,000 units annually from 2009 - 2017. San Francisco office allocation for new development is at maximum levels according to a recent CoStar report. For years, excess square footage rolled into the next year for allocation, but even that is all taken now. Furthermore, San Francisco office rents are at all-time highs. According to a report by Colliers, asking rents for Class A office space averaged $95/sqft, up 6% from the $90/sqft asking in Q1. The main benefactor with high rents and less volume of new supply is Oakland. We are already reading about large portions of square footage being absorbed by Tech Companies and Start Ups. The Federal Reserve recently lowered interest rates with more rate cuts expected later in the year. Is the Federal Reserve hoping for a "soft landing" as we have heard in past? Around the time of submission of this article, the yields on 2-year U.S. treasuries and 10-year treasuries were "inverted", hinting at a possible recession in the next 18 to 24 months, if history is any guide. The last time this happened was in 2005 and we all remember the 2008 housing crash.

BERKELEY Price Per Square Ft. $424

Price Per Unit

Sale Price

$316,000

$50,500,000

TOTAL

$6,300,000

AVG

OAKLAND Price Per Square Ft. $327

Price Per Unit

Sale Price

$270,000

$88,000,000

TOTAL

$4,000,000

AVG

ALAMEDA Price Per Square Ft. $428

2- 4 Units Oakland and Berkeley both saw an increase in average price compared to Q1 2019. 99 properties traded hands at an average price of $924,000, a major jump from the 66 that sold for an average of $875,000 in the prior quarter. This also marked the 2nd highest average sales price since Q3 2018 when 109 properties sold for an average of $939,000. 22 properties traded last quarter in Berkeley for an average of $1,310,000, doubling the previous quarter's 11 transactions for $1,140,000. The increase in average price is refreshing, as Berkeley prices had declined for four consecutive quarters on average price. Alameda experienced a greater than $200,000 drop in average price with six sales closing for an average of $1,135,000 compared to the six that traded hands in Q1 for an average of $1,374,000. 5+ Units While Q2 sales of commercial apartment buildings in Oakland were up a staggering 40% in total transaction volume, the average sales price dropped over 23% to $4,000,000. Average price per unit also saw a decline from $285k/unit to $270k/unit. Price per square foot is down from $388 to $327, however, this is still above Q4 of 2018 at $301 per foot. Overall, Oakland has seen an increase in transaction volume as more people are selling assets, even at a mild decrease in price.

Price Per Unit

Sale Price

$239,000

$18,000,000

TOTAL

$6,000,000

AVG

Berkeley saw the largest increase in volume hitting a record $50,500,000 in sales volume. We note that one of the sales, located at Telegraph and Ashby, sold for just over $30 Million and was of newer construction. Absent that sale, the numbers were about $15 million lower than Q1. Average sales price almost doubled as larger assets were let go, while price per unit remained mostly the same at $316k/unit compared to $313k/unit during Q1. Alameda also recorded its highest sales volume of $18,000,000 since Q4 2017, more than double the $8,300,000 sold in Q1. While price per unit dropped from $319k to $239k only three transactions were recorded in Q2 and one transaction in Q1. Both Berkeley and Alameda have been bending politically toward the tenants’ rights lobby during Q2 and the beginning of Q3 so it will be interesting to see the effect during Q3. In summary, the East Bay continues to defy gravity with rent growth, price appreciation on small to medium size properties, and relatively consistent sales volume. As we discussed in the previous article, there is over 1 million square feet of office space coming online in Oakland over the next year. While we heavily discussed new apartment supply, there will likely be more residents looking to make Oakland their home, rather than commuting. If rents remain at or higher than current levels, this will bode well for apartment building values. Low interest rates will also assist in keeping values buoyant over the foreseeable future. Unfortunately, we do not see much evidence of a buyer's market on the horizon.

ebrha.com

SEPTEMBER 2019

RENTAL HOUSING 9

FEATURE

BASICS OF SEISMIC RETROFIT FOR RENTAL PROPERTY OWNERS AND MANAGERS BY RICHARD PHILIPS, EBRHA BOARD MEMBER 2019

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This article is intended to introduce EBRHA members to earthquake retrofit design and construction for apartment buildings. If you already have some knowledge, it may be a good review. Oakland recently passed a ‘Soft-story’ Seismic Retrofit Ordinance affecting only certain buildings of 5 units or more that have a ‘Soft’ story. The list of addresses is available online: www.oaklandca.gov/documents/mandatory-soft-story-retrofit-list-ofsubject-buildings and the owners were notified. If you are one of those owners, you MUST take action. For the full description of the ordinance, see: www.oaklandca.gov/topics/ssretrofit. If you are not on the list, the problem of severe earthquake damage is still very real. ‘Seismic’means earthquakes and our area is active. ‘Retrofit’means “to install new or modified parts or equipment in something previously manufactured or constructed”. Seismic Retrofit means adding precisely the parts to minimize building damage from ground motion in an earthquake. The science is real and accurate. Architects and engineers can predict how your building will move in various earthquake ground motions and can predict which additional structural changes will minimize damage and loss. Maybe little or nothing is needed. Or maybe your building is a serious accident waiting to happen. Structural calculations are absolutely necessary to find out. Many building contractors are experienced and can see quickly some of the obvious things that need doing. But spending that money without a complete structural analysis is expensive guessing. If you miss one important connection between building elements, the work you did will not save your building. “My building has been around for decades through other earthquakes and it’s come through it ok so it’s fine.” Sorry, but that is wishful thinking, not evidence. The ground motion depends on the size of the earthquake, the distance from the center of the earthquake, the direction of the seismic waves in relation to your building, and all the additions, changes, and ‘fixes’ you’ve done that may have weakened the building. Onlyan experienced structural engineer or architect can do the math and design the appropriate fixes to make your building safe. Most property owners limit spending only to things that need fixing. (“If it ain’t broke, don’t fix it!”) Earthquakes are different. You have to fix things that are not broken but that science tells you WILL BREAK if you don’t do it. After the next ‘Big One’ is too late. We spend money to minimize the damage and losses from fires, floods, big storms, etc. We use science to predict how our property and our investment are vulnerable. Then we spend money to minimize risk and maximize our ability to restore normal operations and rental income. Earthquakes are no different. The difference is that we must rely so heavily on experts and engineering calculations to understand the danger and to protect our properties.

The earthquake we will have within the next 20 years along the Hayward fault in the East Bay will damage many structures. It will happen. The Oakland Ordinance will minimize damage and injury by strengthening the very weakest apartment structures that hold the most residents, both apartments and condominiums. What is a ‘soft-story’building? The lowest wood-frame level of a building above the ground, (Target Story) either foundation or first floor, is a ‘soft-story’ if there is insufficient bracing, shear walls, or stiffening against the forces of an earthquake jolting the ground sideways. All buildings generally support the weight of the building and of the occupants, furniture, and activities when the only force is vertical: gravity. Unfortunately, many strong, older buildings were never designed for large forces from the side. That makes earthquakes different. When the ground suddenly moves sideways, a ‘strong’ building can be suddenly unable to withstand the sudden sideways forces. Buildings can slide off foundations. Parking garages under buildings can collapse. Strong walls and foundations for up and down forces are no longer enough. Engineers must calculate these motions and, in many cases, add materials in key places to prevent, or limit, sideways motion. Sometimes small improvements can add enormous safety. If your building is on the Oakland list, don’t wait. Find an engineer now before the big rush when the professionals will all be too busy. You may actually be exempt or only need minimal construction. If not, use the extra time to come up with a better plan that minimizes disruption to your rental income. Take advantage of the opportunity to enhance the value of your property and even increase the rental value. You may even be able to add an extra apartment or two. If your building is not on the list, don’t get too comfortable. Your building is not out of earthquake danger. It only means Oakland hasn’t (yet) identified your building as an imminent danger to residents. Or your building is less than 5 units. Yes, when the buildings on the list are done, it will likely be your turn in the next ordinance. Get it done now! Your property insurance does NOT cover earthquake damage. Earthquake insurance is generally unaffordable for apartment buildings and largely unnecessary if you do the basic retrofit work from a structural engineering design. Remember: If your building is destroyed In an earthquake, you must still pay back the mortgage! And many Lenders are beginning to wake up to this risk. Don’t be surprised if your next refinance will require seismic work. Protect yourself, your residents, and your investment now by getting professional structural engineering information to make the best decisions and the right improvements. Lives may be at stake. Richard Philips is an Architect, General Contractor, Real Estate Broker, and Apartment Investor in the East Bay for over 30 years. He relied on Structural Engineers to create seismic retrofit plans for all the buildings he manages (but checked their work!) He also advises you that Applicants are starting to ask whether the apartment for lease has been retrofitted.

ebrha.com

SEPTEMBER 2019

RENTAL HOUSING 11

FEATURE

Oakland’s Soft Story Buildings: Seismic Retrofit Challenges Ahead BY HOMY SIKAROUDI, PHD, MSC, PE In January 22, 2019, the Oakland City Council Adopted Soft Story Building Ordinance # 13516 into Law. Multi-unit residential wood-framed buildings with five or more units, two or more stories, built or permitted before January 1, 1991, are subject to the ordinance if certain “Target Stories” exist within the lower level of the building. A target story in broad terms may exist if the building has major wood framed openings in the first story (such as tuck-under parking areas or large window storefronts), or is built upon a crawl space with perimeter and interior load-bearing wood-framed cripple walls. Wood-framed buildings with soft, weak and open front walls (“SWOF”) have been referred to as soft story for nearly 20 years, and their vulnerabilities to earthquake damage have been identified by the engineering professionals. Prior to Oakland, Berkeley and San Francisco mandated a soft story retrofit program for their multi-unit wood-framed buildings and are currently in the implementation phase. The City of Alameda has adopted an Ordinance that requires owners to submit seismic screening and evaluation, that analizes the ability of the building to resist earthquake forces. This shall be an important step in developing mitigation programs for future mandatory retrofits. Los Angeles, Santa Monica and West Hollywood have adopted similar seismic retrofit measures for their wood-framed multi-unit housing stock. All these efforts have four common objectives in mind (a) reduce potential for loss of life, (b) maintain housing stock, (c) enhance disaster resilience and (d) accelerate economic recovery following the event of a major earthquake. Oakland has approximately 1400 such residential multi-story wood-framed buildings. Following the passage of the Seismic Retrofit Ordinance, the City has adopted a 6-year compliance program for owners to evaluate, file permits, and perform the actual seismic retrofit,. The program groups the potential soft story buildings into three Compliance Tiers, labeled Tiers 1, 2 and 3. Compliance Tier 1 is for 20 or more units, compliance Tier 2 is for 5 to 19 units and Compliance Tier 3 is for buildings containing a combination of commercial space(s) and/or five residential units. Compliance Tier 1 is further subdivided into Tier 1-LB (buildings with 20 or more dwelling units) and Tier 1-NR, buildings whose owners failed to comply with the 2009 soft story program under Ordinance #12966. The Compliance Tier 1 designation has an earlier deadline for completion than Compliance Tier 2, and Compliance Tier 2 has an earlier deadline than compliance Tier 3 buildings. There is also a “Non-Subject Buildings” group that can be exempt from the Ordinance requirements if it can be determined by a licensed professional that the building does not have a wood framed tar-

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get story. Petition for exemption forms are available in the City’s website which must be filed to request an exemption. The theme of this article is to provide insight for the challenges ahead, based on the author’s perspective and his experience of retrofit design and construction of soft story buildings over the past decade in Berkeley, San Francisco, Alameda, Oakland, along with his industry experience over three decades. The statements are not in any order of priority and should encompass the community as a whole; that is the building owners, the design and construction professionals, and the City engineers and inspectors. •

The City requirements are not what we should focus on, it is the earthquake danger that we need to worry about. A strong earthquake event and the ensuing building damage are what we need to be concerned about. Local soft story requirements help mitigate or reduce damage to buildings caused by earthquakes. Unrepairable damage to vulnerable buildings caused by partial or complete ground level collapse, the potential legal liabilities caused by bodily injury or property damage to cars, etc. are horrific consequences of delaying building seismic retrofit until the earthquake hits.

•

SWOF retrofits are more “industrial strength” than most wood frame remodeling or construction projects. Specialty contractors with experience of building heavy foundation and structural steel are essential. In some instances, seismic retrofit of large multi-unit apartment buildings may involve handling and construction of structural concrete, masonry, steel and wood.

•

What may initially appear to be an inexpensive retrofit may end up costing much more because of additional required inspections, tenant relocation costs, loss of parking spaces and other variables. Hiring experienced engineers will save money in the long-run. A thorough and workable set of drawings will allow contractors to give more accurate bids. Conversely, skimping on engineering design may result

in added costs and delays during construction. For similar reasons a cheap retrofit option, often prescribed by an inexperienced builder, translates into construction delays, possible rejection by the City building inspector and higher maintenance costs in the future. •

With older buildings, owners should be prepared for additional costs due to concealed archaic materials or construction methods, hidden water damage behind the stucco and siding, termites, plumbing leaks, and other issues that reveal themselves in older buildings. If the building has settled it will be much easier to raise it back to a level (or close to level) condition before locking everything down with an earthquake retrofit.

no welding. Regardless of which lateral element is used (shear walls or steel elements), each has its own limitations. It is therefore the experience and insight of the Design Engineer to select systems that are (a) safe, (b) cost effective and (c) easily installed in the building. Prior detailed site visit(s) by the Engineer to select the proper workable systems for the retrofit is therefore critical. •

•

Quality control (QC) is vital. A contractor without needed experience can quickly make mistakes that are very expensive and time consuming to correct. Just as important as the contractor’s quality control are site observation visits by the Engineer of Record and Special Inspections by an independent inspection agency as required by the City; any construction omissions that require visits by the engineer or inspector will significantly add to the cost of these site visits.

•

In retrofit of wood framed soft story buildings two types of lateral seismic resisting elements are usually added to improve the resistance of the building in the first story, (a) Implementing shear walls, and (b) adding steel frame systems. Shear walls are sometimes part of the existing wood framed stud walls which have been strengthened with seismic hardware, attachments • to the underside of the floor above and foundation below, plywood panel bracing and added foundations; and sometimes are built as completely new wood framed elements over new foundations that are connected to the underside of the floor above. Shear walls can also have a combination of wood framing and steel plates. Specialty building suppliers, such as Simpson Strong Tie and Mitek provide “Strong Walls” and “Hardy Panels” respectively made of steel panels of walls that are stronger than wood shear walls. Steel moment resisting frame systems can be custom built or prefabricated by Simpson (Strong Frame) and Mitek (Hardy Frame). Steel cantilevered columns either in pairs over a concrete grade beam or as single columns over a pad foundation have also gained a lot of popularity, particularly with the soft story retrofit projects in San Francisco. One key component to cantilevered columns is the deep depth of foundation excavation that must not undermine other close foundation systems. Otherwise this may result in settlement or other damage to the building. Experience and insight of a seasoned contractor is absolutely necessary in this instance. There is also innovative technology developed by Thor Matteson, Structural Engineer, a TO REGISTER, GO TO EBRHA.COM/EVENTS Bay-Area licensed professional. This single steel column system is ORintoCALL 510-893-9873 called Skinny Braces. It can fit tight garage spaces and requires

Use of FEMA P807 Guidelines, developed in 2012 as an alternative to current codes and standards such as CEBC Chapter A4 and ASCE 41, has been excluded from the engineering criteria for retrofit of Oakland’s soft story buildings. As a state-of-the-art methodology that covers both evaluation and retrofit of the soft story buildings in comparisons to CEBC Chapter A4 which is more about assuring compliance than measuring performance, FEMA P807 is a valuable performance-based tool. However, the experience with San Francisco and Berkeley Soft Story Ordinance has been that a very small number of engineers have used these guidelines in retrofit of buildings. This limited use may be partly because of (a) an initial learning curve, (b) its limitations for application to a variety of soft story buildings that cannot be modeled by “weak story tool” a software program that accompanies the guidelines, and (c) use of steel moment resisting frames limited to Simpson Strong Frame only and not other pre-fabricated or custom built steel moment resisting frames. Oakland has therefore excluded use of FEMA P807 as engineering criteria for target story evaluation or retrofit. Oakland also has numerous soft story buildings that are mixeduse. These buildings typically have retail/commercial space, some with parking area, utility and storage rooms on the ground floor. The upper levels are usually residential dwellings. Retrofit of such buildings in accordance to Oakland Ordinance # 13516 may impact the business activity of the ground floor retail units. The design and retrofit construction of such buildings must closely consider such impacts. Also handicap accessible improvements (American Disability Act requirements) must be incorporated in the City’s permit application, for the valuation of the retrofit attributed to the retail/commercial units. The requirements of handicap accessible improvements are at additional cost that the owner must consider. The author’s company has been actively engaged in seismic retrofit design and construction of a variety of multi-unit buildings. The pictures shown represent two wood framed soft story buildings in Oakland which are subject to the Ordinance; one retrofitted with all residential units and one being retrofitted with retail units on the ground level and residential units in the upper levels About The Author: Homayoun (Homy) Sikaroudi, PhD, MSc, PE, Chief Engineer and General Manager West Coast Premier Construction, Inc. Oakland Structural Engineering & Seismic Retrofit Construction Firm, Info@wcpc-inc.com ebrha.com

SEPTEMBER 2019

RENTAL HOUSING 13

FEATURE

RENTAL BUSINESS: The Dirty Side BY SHERI BUENZ P.W. STEPHENS ENVIRONMENTAL, INC

Like it or not good buildings go bad. Mold, bedbugs and other organic infestations can transform your prize rental unit into a rental challenge. Similarly, lead, asbestos or other hazardous materials may be hiding in plain sight for years, only to become a large rental headache when an inspection company is called in. Here at P.W. Stephens Environmental, we understand that passive environmental issues become unplanned emergencies. Through our longtime partnership with EBRHA, P.W. Stephens Environmental understands that keeping units occupied and up to date is a fulltime job under normal circumstances. When infestation and hazardous material emergencies arise, they have the potential of throwing your business off track. Outcomes can vary: 1. Delays can allow mold / bedbugs to spread and increase remediation cost. 2. Emergency remediation can impact move-in dates and cause tenant inconvenience 3. Extreme cases can turn into a legal liability Here are some insights and tips to mediate through the abatement process: 14 RENTAL HOUSING

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THE NUMBER ONE RULE: Rental environmental issues do not resolve themselves! As a rental property owner / manager, you need to be aware and be proactive. The longer environmental issues go unaddressed, the greater the chance that the damage will increase. The Key: awareness and discovery Discovery is all about early detection of infestation and or hazardous materials. Something to keep in mind is the 10/90 rule; “10% of all possible infestation / material problems cause 90% of the damage”. Asbestos, lead, bedbugs and mold are the issues that cause the most headaches. You do not need to be an expert but here are some things to be aware of: Asbestos: If your property was built prior to 1980 and you do not have a written document stating “no asbestos was used” it is important that you have material tested for asbestos before any renovations or repair work is started. Asbestos becomes dangerous when it is disturbed. Airborne Asbestos dust when inhaled or otherwise ingested, can lead to serious health effects including cancer, mesothelioma, asbestosis, and lung disease to name a few.

Asbestos fibers are virtually indestructible. They are strong and durable as well as resistant to heat, acid and friction. Because of these useful physical properties, asbestos fibers were often combined with other materials and used in thousands of industrial and building products. Today, asbestos is commonly found in: insulation, HVAC ducts, fire proofing-acoustical texture products, taping compounds, caulking putties, joint compounds, flooring adhesives, tapes, tiles, wallboard siding and roofing. PW Stephens Environmental strictly follows the AQMD (Air Quality Management and Disposal) guideline for the handling and disposal of asbestos in the State of California and requirements Lead: Is known to be found in older homes, schools and commercial structures. If the property was painted before 1978 there is a greater chance the paint contained lead. Lead is a highly toxic metal and very strong poison. Lead poisoning is known to cause mental impairment and can emerge months or years after exposure. Lead is especially harmful for small children and can interfere with the development of their nervous systems. Lead poisoning can be treated but cannot be reversed. PW Stephens Environmental strictly follows the lead removal and disposal recommendations by EPA (Environmental Protection Agency) and CAL-OSHA (California Division of Occupational Safety and Health) in the State of California. Bedbug infestations Nationwide, SF Bay Area ranks #15 in terms of bed bug infestations. Bedbugs were common in the US before WWII, but essentially vanished in the 1940-50â&#x20AC;&#x2122;s as DDT and other potent long- lasting pesticides were in use. Bedbugs returned in the 1990â&#x20AC;&#x2122;s to the big-city hotels, stowing away in the clothes and luggage of international travelers. They are found most often in hotels, apartments, dorm rooms, hospitals, churches, movie theatres and private homes.

is one of the solutions preferred to eliminate bedbugs as it is a nonchemical, non-toxic approach. ThermaPureHeat will reach hard to get areas with an ambient heat of 140 degrees and kills all growth stages of the bedbug. Mold is a fungus and can establish itself on most moist surfaces. Mold spreads by emitting spores (microscopic particles), that are invisible to the naked eye. Mold needs three elements to survive and grow; moisture, heat and a food source. Common food sources in a building structure are wood and the back of sheetrock. The most common molds seen in your home are black and green but can show itself in a variety of colors. Household mold is most often found in walls, floors, carpet and furniture. You are likely to find mold in these rooms in the house or apartment that are moist and encourage its growth: bathrooms, kitchens, laundry rooms, basements and crawl spaces. In small amounts, mold spores are harmless. When they start to reproduce, health concerns can arise, especially for those who suffer from allergies, asthma or are immune compromised. In some cases, mold in your home can make you sick, irritate to your eyes, skin, nose, throat and lungs. If you spot mold and have health concerns, contact an Environmental Hygienist to come out and perform a surface and air sample which will accurately identify the mold. PW Stephens Environmental, Inc is fully licensed and certified abatement contractor specializing in the removal of asbestos, lead, mold, bedbugs and any other biological contaminants in residential, commercial and multi-family building sectors. PW Stephens has over 37 years of experience in this industry and is Diamond Certified.

Bedbugs are the size of an apple seed and brownish in color although, after a feeding, they appear reddish. The bedbug eggs are whitish or transparent in color and are the size of a grain of rice. The pests feed at night and live in dark places close to their food source. They commonly reside in the seams of mattresses, in the bedframe, behind baseboards, in window and door casings and other cracks and crevices. Bedbug bites are not always noticed by their victims, but some people are greatly affected by their bites and may exhibit numerous sores, welts and other allergic reactions. There are eradication options to consider depending on the building and tenant circumstances for your property. ThermaPureHeat ebrha.com

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FEATURE

Playing Zone Defense BY RON KINGSTON

“What does government have to do with (housing), you ask? Everything. Government is coach, referee, cheerleader, and fan in the game of housing.” – Alex Avery In July, the New York Times published a column parroting the words of YIMBY (Yes In My Backyard) supporters and claiming that multi-family zoning was imperative to address the housing crisis. The column referenced a lack of affordable housing and noted that many cities and states are shifting away from the concept of everyone deserving a “home with a yard.” What the column fails to critique is how this alleged “housing crisis” was created. Curbed, a very leftist online website at least acknowledged part of the problem is rising material and unsustainable labor costs. Since 2004, construction costs have risen over 24% to build a new home. In San Francisco, for example, the cost of labor is 25.6% higher than the mean for the top 30 largest cities in America. The lack of housing to drive down costs is likely accurate, but it’s not due to single-family zoning. The problem is the numerous level of regulations and local government barriers that various groups utilize to stall the process and drive up the costs. Let’s talk about San Bruno, California and the latest example of positive housing being rejected for no legitimate reason. Over the course of several years, the developer followed every guideline and request made by the City Council to seek approval for his 425-unit property; including, space for restaurants, shopping and affordable homes. After spending over $3-million on plans, studies, and redtape, he was soundly rejected. His story is not unique. But it highlights the problems with the current state of housing affairs in California. When someone can meet every rule, guideline, and request and still get rejected…well, it’s no wonder the state has a housing problem. Legislation like Senate Bill 50 (Weiner, San Francisco) and SB 529 (Glazer, Bay Area) claim to resolve this issue by allowing multifamily zoning in places where transit and low-incomes families

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reside. What these laws fail to acknowledge is the unique benefit from owning a single-family property. Study after study have demonstrated that owning a home can greatly increase one’s socioeconomic status. This is not the rich getting richer. It’s families at the lower end of the financial spectrum being able to own property and utilize that property to increase their financial wherewithal. Let’s be clear, for some rental owners, the bill can be seen as a potential windfall. Properties that have the land space for more units could greatly benefit from being able to add capacity. How this will be done in a world where costs and regulations continue to increase has yet to be discussed. Furthermore, the counter to this argument is the realization that these units will likely be placed in areas where single-family property owners are going to see their property values go down. That in turn will mean they could easily be put underwater on their investment. And, for rental property owners that could mean a huge change in their ability to secure loans or refinance. he main thing to realize during this debate is that the Legislators T are once again trying to shift the blame onto someone else. They have the authority to modify regulations, ease the development requirements, and streamline red-tape rules to make the process less costly. We both know that’s not going to happen. Instead, the state will continue try to find solutions that blame property owners, rental managers, and anyone else who is just trying to secure a future for their families. This is why we must stay vigilant and keep banging the proverbial drum for the importance of protecting property owner’s rights.

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Small Property Roundtable Date & Time: Tuesday, September 10th; 4:00 p.m. - 5:30 p.m. | EBRHA Members Only Presented by: Wayne Rowland, EBRHA President Topics: The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common--or perhaps not so common--problems many of you may be facing.

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Rental Property Management (RPM) 103 Date & Time: Wednesday, September 18th 2:00 p.m. - 3:30 p.m. Free to EBRHA Members, Non-Members: $69 Presented by: Carlon L. Tanner of Beacon Properties Topics: Termination of a Tenancy, Notices, Terminations, Security Deposit, Abandonment.

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EBRHA Member Meeting Date & Time: Saturday, September 21st Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon | EBRHA Members Only Topics: David Yadegar – Simplengi Engineering – Soft Story Structures, Seismic Retrofitting Steven Wilkinson – Wilkinson Wealth Management – Managing Real Estate Investments, 1031 Exchanges, Financial & Retirement Planning Enjoy a Complimentary Continental Breakfast Effective Communication With Your Tenants Date & Time: Tuesday, September 24th, 2:00 p.m. – 3:00 p.m. | EBRHA Members Only Presented by: Attorney Brent Kernan, EBRHA Board Member Topics: This new course offers insights into communicating with your tenants to get what you want and avoid what you don’t. It demonstrates strategies for dealing effectively with certain types of tenant personalities. It will cover written communications on such topics as fire safety, rent arrears, back rent payment plans, no smoking policies, and more. Property Management Q&A Date & Time: Wednesday, September 25th 2:00 p.m. - 3:30 p.m. | EBRHA Members Only Presented by: Judy Shaw, EBRHA Board Member Topics: Come and get answers to property management questions from expert Judy Shaw. Member Mixer Date & Time: Thursday, September 26th 5:00 p.m. - 7:00 p.m. | EBRHA Members Only Location: Aisle 5 3320 Grand Ave, Oakland Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us!

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510-813-5440 ebrha.com

SEPTEMBER 2019

RENTAL HOUSING 19

FEATURE

Rent Control: NY’s New (De)Valuation Play NEW RULES CAP CASH FOR REHABS, GUTS UNDERLYING ASSET VALUES. BY JOE BOUSQUIN

ne-third of the apartments that make up New York City’s residential real estate market—valued at more than $2.6 trillion as a whole and worth as much as the gross domestic product of the United Kingdom—just lost 20 percent of their value. That’s the consensus of apartment market watchers who are trying to quantify the fallout from New York’s recently passed rent control measures, which dramatically limit the dollars owners can spend on renovations at rent-regulated buildings, and thus how much they can increase rents to enhance the value of their assets. “The law disincentivizes owners from making improvements at their properties because they can no longer recoup those costs through increased rents,” says Robert Dremluk, a real estate attorney and Partner at law firm Culhane Meadows. That, in turn, is pummeling the valuations of properties caught in the crosshairs of the new rules. While it will take time for transactions to emerge and actual price discovery to occur in the market, “you’re looking at devaluation of at least 20 percent, or more,” says Paul Mullaney, Senior Loan Originator at New York-based Pembrook Capital, which provides bridge financing to multifamily rehab projects. “Cap rates are going to rise from the 3’s to the 5’s. That’s an enormous value erosion.” (In rental housing arithmetic, when capitalization rates go up, prices go down.)

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That stark downward revaluation is happening now because rent control puts one of this industry’s most successful and fundamental investment strategies – value-add rehabilitation – in its crosshairs. With value-add rehab, buyers seek underperforming buildings with deferred maintenance where rents are currently low. They buy those buildings, make improvements, and then raise rents to reflect the higher quality living standard they’ve built into the apartments. It’s a foundational strategy for rental housing improvement that’s now been eliminated for New York’s 1 million rent-regulated apartments. Scenarios such as this could play out nationally in any markets that pass rent control legislation. “Owners who bought rent-regulated buildings that had low rents and the potential to raise them by making improvements don’t have the incentive to add value anymore,” says Jamie Heiberger Harrison, a real estate attorney and President of real estate law firm Heiberger & Associates. “There’s just no more room to grow.” No More Improvements in Stuy Town One major institutional apartment owner already announced it won’t be making any but the most-needed fixes at Stuyvesant Town and Peter Cooper Village apartment community. An iconic landmark of affordable housing in Manhattan originally championed by New York power broker Robert Moses and built after World War II to house returning GIs, the 11,000-unit community was purchased by the Blackstone Group in 2015 for $5.3 billion dollars.

But according to Crain’s New York, Blackstone is now halting any improvements it had planned to make at the community. “In light of the recent legislation, we are in the process of evaluating capital investments at Stuy Town,” a Blackstone spokesperson told Crain’s. It’s also not the only example of plans to improve the city’s housing stock that has been cut at the knees by Albany’s rent control package. “We have clients who were already under contract when rent control passed and who are now going back to try to renegotiate those deals, because the original numbers just don’t make sense anymore,” says Mullaney. Squeezing Investors Out of New York Together, the new limits put a squeeze on two interrelated measures of rental housing worth – net operating income and net asset value – at rentregulated buildings. The result is a real estate environment that just two months ago would have been unimaginable in New York: Real estate investors reportedly leaving the Big Apple for locales like Cleveland to put cash to work. “Investors who would typically be buying and developing properties in the New York metropolitan area are looking to Texas, Florida, Cleveland and other markets to put their money into residential properties there,” Dremluk says. “They’re abandoning the New York market because they don’t think they can make money here anymore.” What Rent Control Does The changes, passed in June, limit how much owners of rent-regulated apartments – or approximately 1 million of the 3 million total units in New York – can invest and recoup for improvements at their buildings. Previously, upon vacancy of a unit, owners could make improvements and then increase the rent by as much as 20 percent. If that pushed the rent over a certain threshold, the apartment could then be de-regulated, and return to being classified as a market-rate unit. But the new rules eliminate that provision, as well as the 20 percent vacancy bonus, while limiting how much owners can spend on improving individual units to just $15,000 over 15 years. Previously, there wasn’t a cash limit on upgrades, and owners could raise rents by 1/40th of the cost of improvements in buildings with less than 35 units, and 1/60th in building over 35 apartments. Those ratios now change to 1/168 and 1/180, respectively, under the new rules. “You can do paint and carpets for $15,000 in New York,” Mullaney says. “It doesn’t buy a lot.”

For major capital improvements that affect an entire building – such as common area renovations, a new roof or central air conditioning system – owners previously were allowed to increase rents by as much as 6 percent per year for all residents to recoup added costs. But that type of increase is now capped at just 2 percent per year. For owners who want to forgo running rental housing altogether and convert their building to a co-op or condo, the new rules made that significantly harder, too: Owners will now need 51 percent of residents to sign off on a proposed conversion, versus 15 percent under old rules. “Having worked on many of those transactions during the last 20 years, that is an extremely high threshold,” Mullaney says. “If you need 51 percent of tenants, you’re basically not going to see any more co-op or condo conversions in New York.” Bronx and Harlem: The Ghost of the 1970s The result, say apartment financiers and dealmakers, is likely to be a calcified deal market – Bloomberg is already reporting sales at a standstill -- where owners of rent-regulated buildings stop investing in anything but the most basic and immediate maintenance needs required by law, such as health and safety issues, leaking pipes or clogged drains. “The unintended consequences of this means the quality of the apartments is going to decline due to deferred maintenance or a lack of incentive to improve them,” Dremluk says. “These buildings are going to get worse.” The final outcome, many say, could be a return to 1970s-era images of hollowed-out buildings in disrepair, especially in the Outer Burroughs – the very circumstances that led to prior reforms to allow owners to make improvements to buildings and raise rents in the first place. “The Bronx was finally getting better, and now it’s going to fall apart,” says Heiberger Harrison. Adds Dremluk, “We may go back to what Harlem looked like 20 years ago.” Forcing Owners to Sell Aside from owners pulling back on improvements at their properties, the changes could also have some drastic effects on deals that have already been done. For instance, in a typical rehab deal, a borrower might be able to secure as much as 65 percent to 70 percent of an asset’s value to buy it and make improvements. Those loans are typically made by short-term bridge lenders, who hold the note at a higher rate until the improvements are done, usually two to three

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years. Then, when owners raise rents and increase the value of the asset, they can seek permanent re-financing on the building at a lower interest rate and lower loan-to-value (LTV) ratio based on the new, higher valuation of the property. But with that mechanism now effectively dismantled by rent control, many owners who recently went into rehab deals are now sitting on shortterm debt that will eventually need to be paid off. Whether they’ll be able to secure longer-term financing without getting a boost in asset value from improvements is anyone’s guess. “For portfolios that were acquired using short-term, floating rate debt, my feeling is they may have a very hard time refinancing or getting out whole, without forcing the owner to sell,” says David Eyzenberg, President of New York-based investment bank Eyzenberg & Company, and a finance professor at New York University’s Stern School of Business. Indeed, market jitters over existing loans already played out when rent control was first announced in June. Immediately after the new rules were adopted in Albany, several community banks that lend to apartment companies saw their stocks take a hit. The reason why, observers explain, is be-

cause the basic premise behind the existing loans on banks’ books had effectively been erased overnight when values on underlying assets tanked. “The senior lender who was at 65 percent leverage may find themselves at 85 percent to 90 percent leverage when these deals trade,” Eyzenberg says. “They’ll make it out, but at a similar or worse LTV than they signed up for. That’s why the banks take a hit. There’s now a heavy preponderance of these loans where there’s no clear view of how you’re going to exit in a better position than you are in today.” That means, just like the owners who took out the loans, the banks who made them may have a hard time finding another, long-term lender to replace them in the deal stack. Much like single-family homeowners who were unable to re-finance subprime teaser mortgages when housing collapsed in 2008, rental housing owners of these assets could now be in the same spot. Cash Buyers, Less Lending Going forward, that means banks are likely to lend less, based on an asset’s existing cash flow, or only at rates that won’t be sustainable for apartment owners.

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“Instead of being able to get a 70 percent loan to value, you’ll only be able to get a 50 percent cost to loan,” says Mullaney. “There just won’t be any cash flow there to underwrite.” That means owners – if they enter into new deals – will need to make up the difference with so-called “hard” money at higher rates. “If you are used to borrowing 70 percent of your costs at 3 percent interest, now you can only borrow 50 percent of your costs at that rate,” Mullaney says. “You’ll now pay 9 to 12 percent for the financing that covers the portion of the loan from 50 percent to 70 percent of LTV. Your blended rate is going to go up significantly.” The outcome of those deals would likely be cash buyers taking out assets at depressed values, and then simply managing the existing cash flow, without making any improvements to the property. “Cash-rich companies will come in and scoop it up at 60 percent of the value of the building, and say take it or leave it,” says Dremluk. “It turns the process of valuation into a situation where you have a focus on just the cash yield of the property. The business will turn into just managing occupancy.” Beyond New York City, the real concern now is that other cities in New York State will adopt similar rules, which is an option under the new law from Albany. Owners groups are currently fighting the new regulation in court. “They left the window open that this can creep into other markets where it’s not currently enacted,” Eyzenberg says. “This could spread.” – Courtesy of NAA

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COMMUNITY OUTREACH The month of August was action packed with social events that included all sectors of the community with whom EBRHA wishes to build relationships! Over the past several months, Community Relations Advisor, Georgia W. Richardson has been forging new relationships and solidifying others on behalf of EBRHA. Social networking is a critical part of fortifying relationships with city officials, housing related and other non-profit, community-based organizations. The opportunity to expand the awareness and significance of EBRHA in the minds of our local government officials and property owners is paramount, especially in the current local and statewide housing crisis. During the implementation of rent control legislation, tenant advocate’s voices were the loudest and strongest, while small income property owner rights and protections continue to be diminished and threatened. The need to inform, educate and empower property owners is more important than ever! Going forward, this is the goal of EBRHA’s leadership. Along with providing excellent service to our members, community relations and outreach is also our focus. This is especially important for EBRHA as we approach the next election cycle. Join property owner’s voices and help protect property owner rights!

Lend-a-Hand Foundation

OAACC Chairman's Reception

Council Member Dan Kalb

Council Member Loren Taylor’s Fundraiser

Michele Byrd event - Ray Leon, Greg McConnell, LJ Jennings, Loren Taylor

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Rotary with new member Jasmin Rhodes, Branch Mgr. Berkshire Hathaway

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Photo Courtesy ›››, Patricia Carpentieri, Architect

Is an ADU in your future? BY JOSHUA POLSTON, EBRHA BOARD MEMBER

Recent and proposed changes to California State law may allow you to add new or converted units to your home or multi-family dwelling. The media has been full of hype around the tiny home movement—units generally less than 200 sq. ft. and often mounted on a trailer bodies, but their larger and more permanent cousins, known as Accessory Dwelling Units, should be on every property owners’ radar.

What is an ADU?

An accessory dwelling is a backyard cottage or apartment that has all of the comforts, and amenities you would expect in a primary home. They can create flexibility for you and your family by provid-

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ing a home for a parent, adult child, a caregiver, or a renter. They can be detached or developed as part of the main home in a lower floor or attic space. Planners see ADU’s as a more acceptable method of adding density to single-family zoned areas where more aggressive measures would require demolition of existing structures to add infill multi-family projects. A 2012 study entitled “Yes in our Backyard” by the UC Berkeley Planning School estimated that nearly 3,500 parcels within ½ mile of the El Cerrito, N. Berkeley, and N. Oakland BART stations were suitable for ADU development.

Changing State Legislation

The main impediment to more ADU construction is the same as most other development – restrictive local zoning and building ordinances. The intransigence of local cities in allowing more ADU development has been addressed through a series of State laws that are aimed at breaking the local logjam of regulations to allow more units to be constructed. Some of the major highlights of this legislative effort include: Gov. Code Section 65852 (1982) established the need for Cities to create “Second Unit” ordinances AB 1866 (2003) forbid cities from holding public hearings on ADU approvals and made approval ministerial (no longer at the discretion of the city) Various Bills (2016) really blew open the floodgates by relaxing or even removing parking requirements, forbidding onerous utility hook-up fees, and relaxing setback requirements among other provisions. But the best is yet to come, in the current legislative session, over 24 bills were introduced regarding various aspects of ADU development. The current standout of this crowded field is AB 68 which would allow two ADU’s per parcel and open-up ADU creation opportunities on multi-family properties. The ability to add a unit or two on existing multi-unit parcels would present a significant opportunity to our members to add-value to existing rental properties.

ADU’s and Rent Control

Under Costa-Hawkins, new ADU’s should be exempt since they are issued a certificate of occupancy after 1983. The problem lay with the more activist rent control jurisdictions that could now treat an existing SFR which would otherwise be exempt as the “second unit” and apply rent control to the main home. The Cities of Berkeley and Oakland have gone in completely different directions on this. Berkeley passed a measure in 2018 that offered exemptions of both rent control and eviction control to owner-occupied parcels that develop an ADU. Unfortunately, Oakland has gone in the opposite direction and has removed exemptions for owner-occupied duplexes and triplexes. While the City of Oakland purports to support ADU development, they have implemented restrictive policies that pour cold water on possible ADU development.

Recent ADU activity in Oakland

Oakland Mayor Libby Schaff has tasked her housing policy chief, Darin Ranelletti, with creating more incentives for the creation of additional ADU’s in the City. EBRHA members and staff have been working within this effort to present the property owners perspective on how to build a more effective and successful ADU development program in the City. EBRHA sent all members in July, 2019 a link to a City survey on the subject to share our suggestions for the components of a successful program. While results of this survey are not available at press time, the survey will present much-needed data to policy makers on the real impediments to development of additional ADU’s.

The Other Shoe to Drop - -Amnesty for Existing Unpermitted ADU’s

In addition to measures that would facilitate new ADU creation, there are many thousands of units currently operating in the shadows. In the same 2012 UC Berkeley study, researchers conducted a survey with over 500 respondents and estimated that 16% of the single-family parcels already had ADU’s and that a whopping 90% of those same units were unpermitted. Amnesty programs have been enacted in a number of jurisdictions including San Mateo County, San Francisco, and Marin County. In Spring of 2019 the Berkley City Council instructed staff to develop an amnesty program for such units and we await the results of that effort. The City of Oakland is considering such an option as well. Such a program would be of great interest to our members who may own properties with existing unpermitted units. EBRHA will continue to share our perspective with the City as they craft an amnesty program to ensure that the benefits to property owners outweigh the costs of participating.

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OAKLAND ADOPTS SECTION 8 ANTI-DISCRIMINATION ORDINANCE BY BRENT KERNAN

n July 16, 2019, the Oakland City Council passed significant new provisions to the Oakland Municipal Code that in effect mandate a property owner's participation in the federal Section 8 Housing Choice Voucher program. This new law has the potential to create extensive litigation against property owners who wish to avoid participation in the federal subsidized rent program. The penalties are severe, and so every property owner should be familiar with how to comply. The new provisions, termed the “E.Q.U.A.L. Housing Ordinance”, ban a property owner from refusing to rent or in any other way withholding the use of a rental unit because the prospective tenant is a Section 8 voucher recipient. Oakland follows a national trend among larger cities to create this type of regulation. The new law is termed an anti-discrimination law, but it is in fact something far more restrictive as it comes directly in conflict with the federal program it is meant to promote. alifornia already has a “Source of Income” C anti-discrimination law T he new Oakland ordinance does not bar discrimination based on whether the prospective tenant receives some sort of financial assistance to pay rent. The ordinance states that “'Housing Assistance' does not include any benefit or subsidy that is

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paid directly to the Tenant [emphasis added].” California law already bans discrimination in housing based on the person's source of income. However, a recent court case has made clear that Section 8 payments, being paid directly to the property owner, are not considered a tenant's “source of income.” he California legislature is currently considering expanding T the definition of “source of income” to explicitly include tenants who are part of the Section 8 Housing Choice Voucher program. If that bill is passed, it will supersede Oakland's new anti-discrimination ordinance. Voluntary versus mandatory participation As anyone who has participated in the federal Section 8 voucher program knows, it requires that a property owner sign a housing assistance payment contract addendum to receive the funds supplementing the Sec. 8 recipient's portion of the rent. Some of the significant restrictions of the “HAP” contract are:

1. The HAP contract supersedes any conflicting provision in the property owner's rental agreement with the tenant. 2. I n practice, the HAP contract cannot be terminated except by permission of the local housing authority. 3. The HAP contract requires that any increase in rent be approved by the local housing authority. 4. The HAP contract allows the federal government to access any financial record of the owner it deems relevant.

The Section 8 program is a remarkably successful program that has made housing possible for millions of low income Americans who could not otherwise afford rents. It is perhaps the federal government's most effective preventive program against racial discrimination in housing. It embodies a partnership between government, property owners and tenants that works to benefit everyone involved. The federal government guarantees payment of a (usually significant) portion of the rent and it guarantees to assure adequate housing by requiring periodic inspections and upkeep of the rental unit. But it has always been voluntary, at least according to the federal regulations implementing the program. The federal law that defines the voucher program states “If the family finds a unit, and the owner is willing to lease the unit under the program, the family may request approval of the tenancy [emphasis added].”

is a section 8 voucher recipient. However, the ordinance also explicitly does not restrict an owner's ability to evaluate housing applicants based on criteria unrelated to receipt of housing assistance that are otherwise permitted under federal, state, or local law. his means that such standard criteria as credit report score, T tenant history, instances of eviction, and criminal convictions are all preserved. Screening criteria must be applied equally to all, and a property owner or manager should keep a copy of the submitted application materials for four years to document your screening procedures in case your are sued (the statute of limitations is four years on a housing discrimination lawsuit). The California Supreme Court has interpreted California's housing laws as barring any arbitrary discrimination, not merely discrimination based on a protected category. So consistent screening procedures are essential.

This new law has the potential to create extensive litigation against property owners who wish to avoid participation in the federal subsidized rent program. The penalties are severe, and so every property owner should be familiar with how to comply.

ut the law is now firmly B established that a local ordinance banning discrimination against Section 8 voucher holders does not conflict or violate federal law. For example, there is no conflict between a locality's “just cause” eviction restrictions and the Section 8 HAP contract's allowance for termination of the tenancy “to lease the unit at a higher rental [price].” That case and others have established that state and local governments may go further than federal law to regulate on behalf of a protected class of people, like those receiving income through government assistance. Federal law in effect provides a “floor” of protection, not a “ceiling,” when the goals of federal law, state and local law are consistent. Hence, a city like Oakland can override the federal government's regulation making the program voluntary for property owners. ow to comply with Oakland's new ordinance H Under the new ordinance, a property owner or manager may not have any explicit policy that bars or in any other way disadvantages a housing applicant simply because that person

The most important area to be concerned about in your screening criteria is determination of tenant income suitability. To be non-discriminatory, you must consider only the income suitability of the section 8 applicant as it relates to the tenant's portion of the rent. Therefore, you should not utilize hard numbers for income suitability; rather, income in proportion to the rent charged is a better, nondiscriminatory measure of applicant suitability. roperty owners and managers may also charge a section 8 tenP ant a security deposit at the inception of the tenancy. Prior to 1995, Section 8 barred security deposits, but federal law changed in 1995 to allow property owners and managers to charge security deposits to voucher holders as long as they are similar to deposits charged to other tenants. alifornia law and Section 8 regulations still allow a propC erty owner or manager to set the initial rent for vacant rental units. However, HUD also determines its version of fair mar-

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ket rent (the so-called “FMR” or “SAFMR”) for rental units in (or within) a metropolitan area that regulates how much a section 8 voucher holder can pay for a rental unit given her or his income. Hence, for example, if a 2-bedroom rental unit is being offered in Alameda County for $3,000.00 a month as the fair market rent, and the FMR for that unit is only $2,126.00, the higher-than-FMR rent may render the section 8 applicant ineligible for the unit. he HUD.gov website describes the process: “[T]he payment T standard [FMR] does not limit and does not affect the amount of rent a landlord may charge or the family may pay. A family which receives a housing voucher can select a unit with a rent that is below or above the payment standard. The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard the family is required to pay the additional amount. By law, whenever a family moves to a new unit where the rent exceeds the payment standard, the family may not pay more than 40 percent of its adjusted monthly income for rent.”

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It may be difficult to accept that a property owner must sign the section 8 housing assistance contract and participate fully with the federal government if a tenant would otherwise be selected to rent, but that is now the law in Oakland. The ordinance sets the penalties for discrimination as “(a) three times the greater of (1) actual damages, (2) one month’s Rent that the Owner charges for the Rental Unit in question, or (3) the HUD Small Area Fair Market Rent of such Rental Unit, and (b) litigation costs and reasonable attorney’s fees. All damages shall be awarded to the current or prospective Tenant whose rights were violated.” Actual damages may include such non-economic damages as emotional distress, pain and suffering. That could create substantial liability. The city can also charge a violator with criminal penalties as well. nowledge of how to comply with the new law will help you K navigate your rental business to avoid significant litigation risks.

NAA and NMHC Statement on President Trump’s Executive Order Creating a White House Council on Eliminating Regulatory Barriers to Affordable Housing WASHINGTON, D.C. — Statement from the National Apartment Association (NAA) and National Multifamily Housing Council (NMHC) on the announcement of President Trump’s Executive Order creating a White HouseSECTION Council on Eliminating Regulatory Barriers to Affordable Housing. 8 HOUSING CHOICE VOUCHER

PROGR

NAA and NMHC applaud the Administration for itsViewpoint focus on housing affordability – a critical issue facing millions of Americans nationwide. NAA/ NMHC The Section 8 housing choice voucher program has long served as America The public-private 8 housing Communities across the country are facing a housingSection affordability crisis. Rising costs, shortages and growing allDepartment resulting in of Housing an method oflabor rental assistance. Fundeddemand by the are U.S. choice voucher program could be the Development and administered by local public housing the prog most (https://www.weareapartments.org/data/) effective affordable decreased housing supply. Accordingnation's to a study conducted by Hoyt Advisory Services, betweenauthorities, 2017 provides subsidized rents for qualifying low-income families in private rental housing and community development and 2030 the U.S. will need to build tool. at least 4.6 million new apartments justincluding to meet current demand. Unfortunately, too many municipalities However, it is plagued with apartments. inefficiencies, onerous regulatory throughout the nation are reacting to the crisis and by adopting new regulations and considering misdirected proposals like rent control. requirements a flawed funding

This public-private partnership has the potential to be one of the most effect

system. Lawmakers should address of addressing our nation's affordable housing needs and supporting mixed-i these issues to attract private housing providers' participation thedevelopment voluntary However, the program's is limited by too ma Unnecessary and burdensome regulations often preventinthe ofcommunities. new housing. The White House referenced potential NMHC andsuccess NAHB’s recent program. inefficient and duplicative requirements, which discourage private providers

cost of regulations research when providing information on the Executive Order, which found that 32 percent of multifamily development costs accepting vouchers. These include a mandatory HUD tenancy addendum th are attributable to local, state and federal regulations. In a quarter of cases,supersedes that number can as high as 42.6 percent. the reach owner’s lease; repetitive unit inspections; resident eligibility

certification; and other regulatory paperwork. Collectively, these make it mo expensive for a private owner to rent to a Section 8 voucher holder.

NAA and NMHC have long-been focused on dealing with housing affordability. The recently released NMHC Housing Affordability Toolkit (https:// The program has alsoaffordability been plagued withtools, a flawed and volatile funding syste housingtoolkit.nmhc.org/) highlights tools designed to guide discussions regarding specific housing policies, and incentives.

undermined private sector confidence in the program. With Congress focuse austerity measures, insufficient funding is expected to be worse in the nearreforms could help control costs, improv “We must address the regulatory barriers and costs associated with creatingbudget housingcycles. that isCommon-sense affordable,” said Doug Bibby,that President of NMHC. program for both renters and property owners, and increase private housing “Dealing with this crisis will take a partnership between all levels of government and the private sector. Working together, we can make real participation include: Putting a reliable funding formula in place; and further progress towards reducing the housing burdens so many families face.” streamlining the property inspection process.

It is also imperative for lawmakers to reinforce the voluntary nature of the pr

“The National Apartment Association welcomes thevery signing Order, which recognizesmade the issues at the corevoluntary of the housing Two million or of the ExecutiveCongress specifically participation because of the regulator low-income associated with it. to However, state and federal governments affordability crisis in America. NAAextremely recently expanded research on this topic with our Barriers Apartment Construction Index (www.naahq.are enacting law families are housed in the make it illegal for a private owner to refuse to rent to a Section 8 voucher ho org/news-publications/barriers-apartment-construction-index). suchexamples as densityinclude restrictions, onerous zoning and permitting provisions pass private market annually These barriers, discrimination” Recent “source of income through the Section 8 our industry’s number of to cities. While often well intentioned, such mandates processes, parking requirements and NIMBY opposition obstruct ability bolster the housing supply. We look forward to working are self-defea Housing Choice Voucher because they greatly diminish private-market investment and reduce the su with the Council, the Administration, and stakeholders at every level of government to help end the affordability crisis,” said Robert Pinnegar, Program. affordable housing. CAE, President and CEO of NAA. NMHC Executive Committee Member, Up For Growth Coalition Board Chairman and multifamily industry representative, Clyde Holland, joined President Trump today as he signed an Executive Order creating a White House Council that will look into approaches to reduce the regulatory burdens that drive up housing costs and worsen affordability challenges. “As a longtime builder of multifamily housing, I look forward to working with the President and the council to find ways to address the nation’s massive shortage of housing,’’ Holland said. “This effort aligns perfectly with Up for Growth Action’s mission to improve the quality of life for working families and individuals by promoting more housing close to jobs, efficient transportation, and in high opportunity neighborhoods.” NAA and NMHC look forward to continuing to work with the White House to promote constructive solutions to the housing affordability crisis. For more than 25 years, the National Apartment Association (NAA) and National Multifamily Housing Council (NMHC) have partnered on behalf of America’s apartment industry. Drawing on the knowledge and policy expertise of staff in Washington, D.C., as well as the advocacy power of over 150 NAA state and local affiliated associations, NAA and NMHC provide a single voice for developers, owners and operators of rental housing industry. Apartments and their 39 million residents support more than 12 million jobs and contribute $1.3 trillion to the economy.

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2020 BOARD OF DIRECTORS APPLICATIONS ARE DUE BY OCTOBER 1ST, 2019!! CONTACT NEWS@EBRHA.COM , NATHAN@EBRHA.COM OR CALL OUR OFFICE AT 510.893.9873 TO OBTAIN AN APPLICATION FORM. 32 RENTAL HOUSING

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SIERRA CLUB TREE TEAM It’s the little things citizens do. That’s what will make the difference. My little thing is planting trees. - Wangari Maathai

In 2008, the Oakland City Council cut funding to the city’s Tree Division and suspended routine treeplantings. Understanding that communities thrive where there are public trees, a civilian gathered community volunteers to continue planting trees throughout Oakland. The Sierra Club Tree Team was formally established in 2010, mobilizing groups of volunteers, donated handtools, and volunteered private vehicles to plant trees on sidewalks where homeowners had agreed to take care of the trees. As of June 2019, we have planted around 2,000 trees around Oakland!

Do you have a public area in front of your home that could be home to a tree? Can you commit to caring

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

for the tree for at least 3 years? Beautify your neighborhood by signing up for a tree with the Tree

Volunteer through Meetup

Request Form.

www.meetup.com/sanfranciscobay

Want to volunteer to plant trees? Sign up to volunteer with us on our activities calendar or Meetup page.

Email us sctreeplanting@gmail.com

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ACTIVATE YOUR VOICE

License No. 797467

Seismic & General Contractors

1. EBRHA On Your Side Have you experienced a situation or ruling that you feel infringed on due process as a property owner? We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www.ebrha.com 2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org. 3. Attorney Complaints The Office of Chief Trial Counsel reviews complaints of unethical conduct by attorneys licensed to practice in California (this includes Rent Board hearing officers and tenant attorneys engaged in suspicious misconduct). To file a complaint, go to www.calbar. ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.

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

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TOP I C S

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TO SEE EBRHA’S FULL CALENDAR OF EVENTS, TURN TO PAGE 32 OR GO TO WWW.EBRHA.COM Unless noted, all workshops are held at

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community calendar

EVENTS & CLASSES

September

October

TUESDAY, SEPTEMBER 10TH Small Property Roundtable Presented by: Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing EBRHA Members Only 4:00 p.m. - 5:30 p.m.

TUESDAY, OCTOBER 8TH Small Property Roundtable Presented by: Wayne Rowland, EBRHA President The Small Property Owner Roundtable is a casual meeting to discuss issues, experiences and solutions to common-or perhaps not so common--problems many of you may be facing EBRHA Members Only 4:00 p.m. - 5:30 p.m.

WEDNESDAY, SEPTEMBER 18TH Rental Property Management (RPM) 103 Presented by: Carlon L. Tanner of Beacon Properties Topics: Topics: Termination of a Tenancy, Notices, Terminations, Security Deposit, Abandonment. .Free to EBRHA Members, Non-Members $69 2:00 p.m. - 3:30 p.m.

WEDNESDAY, OCTOBER 16TH Rental Property Management (RPM) 101 Before You Lease Your Unit Presented by: Brent Kernan Attorney & EBRHA Board Member Topics: Topics: Habitability vs. Substandard Housing, Fair Housing, Developing Screening Criteria, Marketing to Movie-In .Free to EBRHA Members, Non-Members $69 2:00 p.m. - 3:30 p.m.

SATURDAY, SEPTEMBER 21ST EBRHA Member Meeting Topic: Soft Story Structures, Seismic Retrofitting Presented by: David Yadegar – Simplengi Topic: Water Conservation & Preservation, Wet Weather Facilities Charge Presented by: EBMUD Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon TUESDAY, SEPTEMBER 24TH, Effective Communication With Your Tenants Presented by: Attorney Brent Kernan, EBRHA Board Member Topic: This new course offers insights into communicating with your tenants to get what you want and avoid what you don’t. It demonstrates strategies for dealing effectively with certain types of tenant personalities. It will cover written communications on such topics as fire safety, rent arrears, back rent payment plans, no smoking policies, and more. EBRHA Members Only 2:00 p.m. – 3:00 p.m. WEDNESDAY, SEPTEMBER 25TH Property Management Q&A Presented by: Judy Shaw, EBRHA board member Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member EBRHA Members Only 2:00 p.m. - 3:30 p.m.

SATURDAY, OCTOBER 19TH EBRHA Member Meeting Topic: Oakland Rent Adjustment Program Presented by: Chanee Franklin-Minor - Program Manager Topic: Q & A Presented by: Charles Alfonzo, Attorney of Burnham Brown Law Office Enjoy a complimentary continental breakfast EBRHA Members Only Networking 9:30 a.m. I Meeting: 10:00 am - Noon THURSDAY, OCTOBER 24TH, 13th Annual Trade Expo Greek Orthodox Church, 4700 Lincoln Avenue, Oakland CA 3:00 p.m. – 7:00 p.m. WEDNESDAY, OCTOBER 30TH Property Management Q&A Presented by: Judy Shaw, EBRHA board member Come and get answers to property management questions from expert Judy Shaw, EBRHA Board Member EBRHA Members Only 2:00 p.m. - 3:30 p.m.

THURSDAY, SEPTEMBER 26TH Member Mixer Mixers provide EBRHA members with an opportunity to learn and network with other members, staff and board. Join us! Location: Aisle 5 EBRHA Members Only 5:00 p.m. - 7:00 p.m.

No Refunds on no shows; Online advanced registration required! To register and pay, visit ebrha.com/calendar or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 3664 Grand Ave., Suite B in Oakland. 36 RENTAL HOUSING

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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 $34 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

2019-20 (3.5%) A CPI increase of 3.5% becomes effective on July 1, 2019. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERIOD

AMOUNT (%)

JULY 1 ‘19 - JUNE 30 ‘20 . . . . . . . . . 3.5 JULY 1 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3

CAPITAL IMPROVEMENTS INCREASE

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

FORMULA FOR FURTHER INFORMATION CONTACT:

(70 % of Improvement Costs ÷ Number of Units)

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

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%

ANNUAL ALLOWABLE RENT INCREASE

2019 (2.5%) 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.

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)

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%

*ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:

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

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RENTAL HOUSING 37

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

Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com

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

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

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

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

APPLIANCE SALES & PARTS

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

The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com

APPRAISERS

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

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

The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com Zacks, Freedman & Patterson, PC Lisa Padilla | 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

ASSOCIATIONS

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

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

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

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

Oakland Chamber of Commerce Barbara Leslie | 510-874-4808 www.oaklandchamber.com ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE

Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com

BANKING/LENDING

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

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

American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com

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

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

ATTORNEYS — REAL ESTATE/CORP.

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

Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com

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

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

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

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

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

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

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

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

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

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

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KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com CONSTRUCTION

vendor directory APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net 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 Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net

ELEVATOR REPAIRS

HUMAN RESOURCES MANAGEMENT

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

Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com INDOOR AIR QUALITY/MOLD & ODOR REMOVAL

FINANCIAL PLANNING

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

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

FIRE PROTECTION

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

INSPECTIONS

ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net

FLOOR COVERINGS

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

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

FURNITURE MANUFACTURE

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

INSURANCE

AAA - NCNU (Oakland Rockridge) Sherri Kamaka | 510-350-2060 sherrianne.kamaka@norcal.aaa.com

GOVERNMENT AGENCIES

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

Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com

HANDYMAN SERVICES

Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com

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

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

The Greenspan Co./Adjusters Int’l. Rich Hallock | 866-331-4790 www.greenspan-ai.com PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.com

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

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

Hamilton Family Center – First Avenues Common Networks Mayo Lunt | 510-763-8540 Allan Ng | 510-480-6732 www.hamiltonfamilycenter.org www.commonnetworks.com Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org ebrha.com

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RENTAL HOUSING 39

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

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

INTERCOMS & ACCESS CONTROLS

PLUMBING/WATER HEATERS

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

Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com

INVESTMENT OPPORTUNITIES

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

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

LAUNDRY EQUIPMENT

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

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

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

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

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

PROPERTY MAINTENANCE

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

LAUNDRY MACHINE PAYMENTS BY SMARTPHONE

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

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

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept. Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org LITIGATION SUPPORT SERVICES

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

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

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

PROPERTY MANAGEMENT

PAINTERS

ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com PEST & VECTOR CONTROL

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

SEPTEMBER 2019

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

PACKAGE LOCKERS & DELIVERY MANAGEMENT

40 RENTAL HOUSING

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

The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com Mynd Stacy Winship | 510-455-2667 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com Seville Real Estate and Management Maya Clark | 510-244-1289 www.sevillepropertymanagment.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.com Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com REAL ESTATE BROKERS & AGENTS

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

ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal

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

ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com

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

Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com

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

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

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

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

ebrha.com

vendor directory 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

Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com

SEISMIC CONSTRUCTION

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

RENT & MARKET RESEARCH

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

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

RENT CONTROL CONSULTANTS

Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com

SEISMIC ENGINEERING

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

Lee & Associates Commercial Real Estate Edrington and Associates Steven Edrington | 510-749-4880 Michael Lopus | 925-239-1424 steve@edringtonandassociates.com mlopus@lee-associates.com Rent Board Matters Litton/Fuller Group Liz Hart | 510-813-5440 Luke Blacklidge | 510-548-4801, x130 liz.hart1801@gmail.com www.littonfullergroup.com St. John & Associates Marcus & Millichap Michael St. John | 510-845-8928 Eli Davidson | 510-379-1280 www.stjohnandassociates.net 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.com

Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com

A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com

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

Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com

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

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

ROOFERS

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

Sharon Medairy, RealtorÂ® Real Estate Source, Inc. | 510-517-9969 www.medairy.net5

SUSTAINABLE ENERGY

Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com

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

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

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

RENTAL SERVICES

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

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

W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com

SECURITY/SURVEILLANCE

TOWING SERVICE

Ken Betts Towing Service Ayub Azam | 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net TREE SERVICE

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

Bastion Security David Raske | 800-783-5700 draske@bastionsecurity.com

Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com

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

Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com

Stealth Monitoring Alex Godwin-Austen | 925-200-0823 aausten@stealthmonitoring.com

Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com

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RENTAL HOUSING 41

ad index

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JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 42 RENTAL HOUSING

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RENTAL HOUSING 43

SAVE THE DATE INFORMATION  NETWORKING  ADVOCACY  COMMUNITY IMPROVEMENTS

13th Annual Trade Expo & Symposium Thursday, October 24, 2019 3:00PM - 7:00PM Greek Orthodox Cathedral 4700 Lincoln Ave, Oakland, CA

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