Rental Housing - April 2016

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | APRIL 2016

A SUCCESS STORY

How an EBRHA member saves energy and improved tenant comfort

PLUS: TIPS TO HELP YOU COMPLY WITH OAKLAND’S NEW COMPOSTING LAW THE DIFFERENCE BETWEEN A DAMAGE AND NORMAL WEAR AND TEAR

Contents

East Bay Rental Housing Association

APRIL 2016

Volume XIII, Number 4 April 2016 EBRHA OFFICE

3664 Grand Ave., Suite B Oakland, CA 94610 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR

Jill Broadhurst | jbroadhurst@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS

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

Esteban Cortez | ecortez@ebrha.com ACCOUNTING MANAGER

Cathy Hayden | chayden@ebrha.com MEMBERSHIP ASSISTANT

Monica Wong | mwong@ebrha.com EBRHA OFFICERS

8

16

A Success Story

Proposed Restrictions to Unlawful Detainer Reporting and Income Verification

BY CANDIS MARYDAUPHIN

PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz TREASURER Abbe Sultan SECRETARY Fred Morse MEMBER Rick Philips EBRHA DIRECTORS

Mark Almeida, Symon Chang, Reggie Hairston, Carmen Madden, Conor Murphy, Michael Pallas, Rick Philips, Sarah Picker, Judy Shaw PUBLISHED BY

East Bay Rental Housing Association PUBLISHER

Wayne C. Rowland

BY RON KINGSTON

MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff

22

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

Oakland Green Cart Composting FAQs 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.

Features & Columns 6

30

NEWS

Oakland Rental Owners: Your Property is on the Line!

Meeting April 5 GOVERNMENT AFFAIRS

Capitol Conference Sets New Records, Kicks off Advocacy 365

BY GREG BROWN

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32

ESQ&A

Beyond Normal Wear & Tear?

BY JASON MAUCK

Events & Directory 34 THE GREEN SHEET 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP INFORMATION 42 A D INDEX

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612.

Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing.

This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright Š 2016 by EBRHA. All rights reserved.

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contributors

ONLINE CANDIS MARY-DAUPHIN Candis Mary-Dauphin works at StopWaste—one of nine agencies that make up the Bay Area Regional Energy Network (BayREN). BayREN is a collaboration of local governments in the nine-county San Francisco Bay Area funded by California utility ratepayers under the auspices of the California Public Utilities Commission.

BayREN implements effective energy saving programs on a regional level and draws on the expertise, experience, and proven track record of Bay Area local governments to develop and administer successful climate, resource, and sustainability programs. www.BayREN.org

PAUL ROSYNSKY Paul is a 15-year-long Oakland resident who brings more than decade of journalism experience to the Oakland Recycles team. As a former reporter at the Oakland Tribune, Paul covered a wide array of topics and institutions, including education, the Port of Oakland and the criminal justice system. He now works at Waste Management of Alameda County, Inc. helping to inform residents about how they can help Oakland reach its zero waste goals.

TENANT SCREENING

To Schedule an Appointment, Call (510) 893-9873 EBRHA provides members with low-cost online resident screening.

Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of 2015, rental property owners can collect a maximum of $45.99 for an application fee.

MEMBER PRICING 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.

JASON MAUCK Jason Mauck is an attorney in the Oakland office of Ericksen Arbuthnot and practices in the areas of real estate, personal injury and employment law. He is a contributing member to the real estate practice group and focuses his real estate practice on affordable housing property management representation and landlord/tenant law.

Basic Report* . . . . . . . . . . . $15 Bad Check Search. . . . . . . . $10 Social Security Search. . . . . $7 Criminal . . . . . . . . . . . . . . . . $10 Criminal (County) . . . . . . . . $10 Verbal and Fax Reports . . . . . . . Add $20

*Includes TransUnion credit report, FICO score and eviction history

East Bay Rental Housing Association TEL

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ebrha.com

510.893.9873 | FAX 510.893.2906 www.ebrha.com

Food Scraps Collection Made Easier!

Follow these helpful hints to reduce mess and odor and increase participation.

Place cardboard or newspaper at the bottom of the compost cart or line it with a compostable bag.*

Compostable Plastic Bags* Are Now Accepted!

Wrap food scraps in newspaper.

Collect food in a reusable container.

Store in freezer to eliminate odor.

Use paper bags to transport food scraps and place directly into cart or bin.

Line Kitchen Pail with newspaper or compostable bag*.

For more information read this month’s article on food scrap recycling, page 21 * BPI certified compostable bags only. Look for this logo:

COLUMN

news

RAP Fee Increase Proposal to be Heard April 26 EBRHA’s executive director

attended the Rules Committee meeting in March, ready to oppose the proposed Rent Board fee increase. However, property owners were spared when it was proactively removed by the City Administration, citing that it shouldn’t be heard until the Rent Board audit is completed. It is set to come back on April 26. EBRHA will send updates as they become available.

Owners of 1-4 Unit Buildings: Now’s the Time to Get Involved!

Oakland Rental Owners: Your Property is on the Line! Meeting April 5 EARLIER THIS MONTH, tenant advocates demanded that the Community Economic Development Committee (CEDA) put their emergency findings related to housing on the April 5 council meeting agenda. At the same time, they filed with the city clerk a petition for a new rent ordinance that throws out any balance, and glimmer of due process that may exist in the current system. If passed, it would be devastating for ALL RENTAL OWNERS and for the Oakland community at large. Council did not have to entertain this request, but they did. EBRHA urges all members to get involved by committing to attend the April 5 meeting now. EBRHA will be sponsoring a caravan pizza party at our office beginning at 5 pm. Visit www. ebrha.com/alerts to review documents and read more info.

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In early March, Oakland Mayor Libby Schaaf unveiled her housing plan for the city, which includes drastic revisions to the current ordinance. The proposals under the plan would make it more difficult to effectively manage your properties. One proposal includes extending Just Cause and Rent Control regulations to 1-3 unit properties that are currently exempt. Now is the time for all owners to get involved! Please stay tuned for more updates on the housing plan and ways you can get involved.

Attention: Alameda County Multifamily Property Owners with 5+ Units The Mandatory Recycling Ordinance of the Alameda County Waste Management Authority (ACWMA)

began July 1, 2012, requiring recycling at multifamily properties with 5 or more units. The Ordinance expanded to include organics collection requirements effective July 1, 2014 in many cities*.

Owners/managers of multifamily properties with 5 or more units may be cited, and possibly fined, for not providing adequate recycling and organics* service for their residents. Containers must be placed near garbage containers or at an equally convenient location as garbage.

C O L D W E L L B A N K E R

Additionally, the Ordinance requires that property owners/managers provide information at least annually, as well as no later than 14 days after move-in and no less than 14 days prior to move-out, to tenants, employees, and contractors describing how to properly use the recycling, organics, and garbage containers. Multifamily owners/managers are only responsible for complying with the requirements listed above and will not be held responsible for improper sorting of materials by tenants. Notifications will be sent to the property owner before a fine is issued for non-compliance. Visit www.

RecyclingRulesAC.org/multi-familysupport-materials to download a variety of free materials such as posters, sample tenant notification letters, and a how-to guide for setting up a successful organics program. For free on-site organics set-up assistance, visit www.RecyclingRulesAC. org/request-assistance. To set up recycling or organics collection service, contact your service provider. For more information about the Ordinance, email info@ RecyclingRulesAC.org or call 510-8916575. *Rules vary by city. Go to www.

RecyclingRulesAC.org/cities-overview to learn the rules in your city.

Volunteer and Attend the 2016 NAA Education Conference & Exposition for Only $200 The 2016 NAA Education Conference & Exposition will be held in

San Francisco from June 15-18 at the Moscone Convention Center. More than 9,200 apartment industry professionals will come together for an exciting, collaborative event. You’ll gain inspiration from top-name keynote speakers, more than 50 education sessions, and the latest products and services from 450+ suppliers. The combination of education, networking and deal-making simply can’t be beat. EBRHA members save on admission by volunteering at the event.

To learn more, go to www.ebrha.com/ naa-volunteer. RH

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ebrha.com

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APRIL 2016

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RENTAL HOUSING 7

COLUMN

capitol intelligence

filing. Theoretically, tenants are protected for a period of time.

This holds true for most tenants in the state. Tenants argue that in eviction control jurisdictions—such as San Francisco, Oakland, Berkeley, Santa Monica, Los Angeles, and West Hollywood—property owners and managers have a financial incentive to evict tenants whose rents are significantly below market rents. Further, tenants have an incentive to defeat those evictions. When tenants do elect to challenge an eviction in these and other similar jurisdictions, they are skeptical about the “just cause” for eviction in the from EBRHA’s state notice to terminate a tenancy.

Tenants in these cases are determined to test the property owners and managers reasons for eviction by making the plaintiff declare their reasons under penalty of perjury during litigation. When this arises, evictions are not easily or quickly resolved. Even when they are settled, they are often not resolved for a long time (as opposed to the usual UD time frame standards).

Code of Civil Procedure (CCP) Section 1161.2(a) sets for the law requiring the courts to block access to court records of UDs for the first 60 days after the UDs are filed and it implies that the UD records can become unmasked to the public after 60 days. Here is what the CCP states: 1161.2. (a) The clerk may allow access to limited civil case records filed under this chapter, including the court file, index, and register of actions, review tenants’ rental applications and only as follows: (1) To a party to the check tenant credit histoaction, including a parries they may deny to rent “Another bill of ty’s attorney. (2) To any to the applicant based on great importance to person who provides the a UD judgment or filing.

EBRHA’s lobbying clerk with the names of Tenants with a UD on team this year at least one plaintiff and their record claim they will be a measure one defendant and the are often “blacklisted” that will mandate address of the premises, from renting dwellings. a massive change including the apartment Thus, a number of years in California law or unit number, if any. ago, California law was pertaining to a (3) To a resident of the amended to block access property owners premises who provides to UD filings (or court ability and right to the clerk with the name records) to “mask” the determine a tenants of one of the parties or UD to the public for the lawful source of the case number and first 60 days after the income.” shows proof of resi-

Proposed Restrictions to Unlawful Detainer Reporting and Income Verification Updates from the Capitol lobbyist. BY RON KINGSTON

D

o you check credit of an applicant? Do you care about an applicant’s source of income?

These are just two issues the legislature will consider at the urging of tenants groups.

Unlawful Detainers Most property owners and managers are keenly aware that credit bureaus and other reporting agencies maintain and report judgments in eviction lawsuits. Most of these entities report the filing of an unlawful detainer (UD) action without it going to judgment.

When property owners and managers 8 RENTAL HOUSING

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dency. (4) To any person by order of the court, which may be granted ex parte, on a showing of good cause. (5) To any other person [e.g. a tenant reporting agency] 60 days after the complaint has been filed, unless a defendant prevails in the action within 60 days of the filing of the complaint, in which case the clerk may not allow access to any court records in the action, except as provided in paragraphs (1) to (4), inclusive.

Now, the tenants group that sponsored the 60-day masking process claims that tenants are not able to secure a new rental as long as the credit bureau or tenant reporting agency notes a UD filing that has NOT gone to judgment (most UDs do not go to judgment because the defaulting tenant does not challenge the civil filing, moves and the owner and manager thereby regain possession).

The tenant-sponsored bill, AB 2819, will be authored by Assembly Member David Chiu (D.- San Francisco). It will answer the tenants’ position on this matter. AB 2819 amends California’s unlawful detainer (UD) “masking” law (Civil Code of Procedure 1161.2), which currently requires UD proceedings to be masked—barred from public view—for 60 days from the time of filing, unless the tenant prevails in the action within 60 days of the filing of the complaint.

Assembly Member Chiu’s bill requires UD proceedings to remain masked or “hidden” indefinitely unless the rental property owner prevails on a default judgment, summary judgment, trial, or stipulation by all of the parties. The bill also imposes a new 60-day “masking” period measured from the date a default or default judgment is set aside any time after expiration of the first 60 days.

The whole intent and direction behind Chiu’s bill will be to permanently mask UDs that do not go to trial.

Unquestionably, the bill will be opposed by EBRHA. Source of Income Another bill of great importance to EBRHA’s lobbying team this year will be a measure that will mandate a massive change in California law pertaining

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EBRHA MEMBER APPRECIATION: BASEBALL NIGHT OAKLAND A’S VS. SAN FRANCISCO GIANTS

FREE TICKETS & FREE FOOD! EBRHA’s Member Appreciation Night includes two complimentary tickets to the A’s vs. Giants game, starting with a private parking lot tailgate party at the Coliseum, including dinner, dessert and drinks.

DATE

TIME

TAILGATE GAME

THURSDAY, JUNE 30, 2016 TAILGATE - 5:00 PM GAME – 7:00 PM OAKLAND COLISEUM PARKING LOT OAKLAND COLISEUM

Deposit of $22 per ticket is refunded upon arrival at tailgate.

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to a property owners ability and right to determine a tenants lawful source of income.

The California source of income discrimination law does not protect Section 8 tenants (see Sabi v Sterling, 183 Cal. App.4th916 (2010)). That law has been changed by local government ordinance in California cities including San Francisco, East Palo Alto, Corte Madera, and Woodland, which require owners to include money paid by government through Section 8 vouchers.

Senator Mark Leno (D.-San Francisco) will author a bill that will mandate owners to accept Section 8 tenants. It will modify the following long standing California law which reads as follows: Government Code Section 12955(p)(1): “Source of income is defined as lawful, verifiable income paid directly to a tenant or paid to a representative of a tenant.

For purposes of this section, a landlord is not considered a representative of the a tenant.”

This section of law was added in January 2000 and amended in 2005.

The measure will be one of the hardest fought bills of the year. Ask any property owner or manager that has experience with the Section 8 program.

Costly delays, frequent and often times biased inspections, and conditional or multi-month payment postponement are samples of why owners and managers do not want to be forced to participate in a Section 8 program.

A Hard Fight We have described two bills we will face this year in the legislature. There are dozens of objectionable bills we will discuss as they come up. EBRHA will send more updates as they become available. RH

The information provided herein is intended to provide general guidance and awareness on recently passed state laws and regulations and shall not be construed in any way as a substitute for individual legal advice. Those that require specific advice should consult an attorney. Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group.

He can be reached at 916-447-7229 or ron@ calpcg.com.

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The industry lives here.

If you’re an apartment housing professional, this is your event. Welcome home.

The apartment industry is heading to San Francisco for the 2016 NAA Education Conference & Exposition, and the excitement is growing.

It’s an event that delivers value like no other.

1. New: Living Room Learning Education Session 2. An impressive lineup of Game Changers, including Netflix Co-Founder and Former CEO Marc Randolph 3. Daily networking events to build your connections 4. Cutting-edge products and services from 450+ exhibiting companies 5. Meals, snack breaks and other amenities to keep you energized

Try your luck at the NAA Prize Vaults for two chances to win $500,000!

NAA Prize Vaults Sponsored by Diamond and Platinum Sponsors

Mix business and pleasure with daily tours of the city and its beautiful surrounding areas.

REGISTER NOW! To learn more, visit www.naahq.org/edu-earlyrate June 15-18, 2016 | Moscone Convention Center | San Francisco Volunteer and save! See page 17 for details.

FEATURE

A Success Sto PHOTOS: COURTESY OF STOPWASTE

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ory

Energy assessment and incentives help an EBRHA member save energy and improve tenant comfort. BY CANDIS MARY-DAUPHIN

W

hen EBRHA member Irina Gelfenbeyn purchased a 6 unit apartment building in San Leandro, she had a long list of upgrades she planned to tackle. She specializes in property development, and making immediate improvements to a building’s performance is a key component of her business model. So when she heard about a Bay Area program that offers free consulting and $750 per unit to help improve the energy efficiency performance of multifamily buildings, she decided to look into it.

Lots of Work Ahead

When Irina first purchased the 64 year old San Leandro property, she knew that the property came with decades of deferred maintenance and there was a significant amount of work that needed to be done to get the property up to her standards. Her real estate business operating model incorporates an immediate improvement philosophy—a 360 approach integrating the latest energy efficiency technology available whenever possible. Energy efficiency is always at the top of her mind when making property improvements.

Working with an energy consultant allowed Irina to evaluate the building more holistically than she would have done without the support of the expert. The consultant also helped Irina identify less obvious energy efficiency opportunities that made a big difference in her bottom line, building comfort and tenant utility bill costs.

Prior to starting any work on her property, Irina got in touch with the energy efficiency incentive program staff. During this conversation, she had the opportunity to clarify her understanding of the program, and decide whether or not she was interested in moving on to the next step.

The Consultation

Once deciding that this program was the right fit for her business needs, she was assigned an energy consultant named John that worked with her to identify opportunities for improving the energy efficiency of the property. The expert consultation began with an

in-depth phone conversation about the existing conditions of the property.

John then scheduled a time to meet her at the property to perform an onsite verification of existing conditions, and get the specifications and measurements needed to customize improvement recommendations.

Upon first arrival at the site, the property had the look of neglect: overgrown vegetation, water damage and peeling paint. “At this first glance, I was concerned that efficiency should not be the first priority, that durability and infrastructure improvements were a higher priority,” remembers John. Fortunately, all of the structural improvements he cautiously suggested during the onsite visit and later on in their report were enthusiastically added to Irina’s to do list at the property, and she has been methodically chipping away at this work since.

There was no shortage of energy efficiency enhancement opportunities—both low-hanging fruit, as well as less obvious observations. The windows were single-pane, wood framed windows in poor to fair condition. The wall and floor heaters were old and inefficient. The lighting in the apartment units consisted of compact fluorescent lamps (CFLs), and there were several locations where incandescent lamps were found. The individual water heaters in most units were old and had low efficiency ratings.

“We’d planned on addressing many of the recommendations anyway,” says Gelfenbeyn, “but the consultant helped shape the project. He helped us focus on better, more efficient products available on the market.”

Owner Education

The consultant’s primary goal was to help Irina save energy, but property owner education was also an important objective. Irina learned a great deal through the consulting process. By accompanying the consultant on the site visit and discussing existing property conditions, her business goals, and final recommendations, Irina learned more about what to look for when assessing a building’s energy and water efficiency. She ebrha.com

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Take Advantage of the Bay Area Multifamily Building Enhancements Program

also learned about some of the latest technologies and approaches for improving performance of existing residential buildings. She has already applied the knowledge she obtained from this process to subsequent purchasing and project decisions.

“I look at projects differently than before,” says Gelfenbeyn, “I know what to look for when evaluating a property.”

Green Upgrades

THE BAY AREA MULTIFAMILY BUILDING ENHANCEMENTS (“BAMBE”) program provides rebates of $750 per apartment or condominium unit for buildings with five or more attached dwelling units located in the Bay Area. It also offers free expert consulting to help owners evaluate the energy and water efficiency upgrades best suited to their buildings. And it allows property owners to use their own contractors to do the work.

Demand for the program’s rebates has been strong since it launched in 2013. In 2014 and 2015, incentives were issued to 235 multifamily properties, representing over 15,000 units. Energy use in those buildings dropped by an average of 16% thanks to enhancements such as more efficient furnaces and water heaters, new windows, added insulation, water conservation devices, and energy-saving appliances and lighting.

To learn more about the Bay Area Multifamily Building Enhancements program, including information about other properties that have earned rebates, visit bayareamultifamily.org, email multifamily@bayren.org or call (855) 213-2838.

Homeowners and owners of multifamily properties with less than 5 units can also receive rebates for energy efficiency improvements through Home Upgrade and Advanced Home Upgrade. These programs offer access to a Home Upgrade Advisor and between $1000 and $6500 in cash rebates toward efficiency improvements. For more information about Home Upgrade and Advanced Home Upgrade, visit BayAreaEnergyUpgrade.org or call 866-878-6008 to speak to a Home Upgrade Advisor. RH

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In the end, Irina replaced the windows, which reduces the infiltration of unwanted air and noise, and improves insulation. She upgraded in-unit and common area lighting to LED, which increases lighting quality, while decreasing the amount of energy used to generate the lighting. The tankless water heaters she installed generally use less energy since they have no standby heat losses compared to those with a storage tank. She also installed low flow showerheads and more efficient aerators, which save water and the natural gas needed to heat domestic water. These upgrades are estimated to save 19.7% of her building’s energy use.

The project cost came to a total of $23,800. Through available incentive programs, Irina qualified for rebates totaling $4,500, received free expert consulting valued at $1,200, and got free low-flow showerheads and faucets.

Tenants also noticed a difference in unit comfort, and on their utility bills.

Existing tenants that occupied the building prior to Gelfenbeyn’s acquisition have told her that the new windows have made the units much more comfortable and quiet. In addition to windows, the new heaters and more efficient lighting have meant lower utility bills, which tenants noticed right away. One tenant saw their electricity bill go down by half.

Needless to say, they are thrilled with these changes.

Enjoying the Perks

In addition to the outcomes of saving energy and money, these upgrades had several other perks. On top of the energy saving advantages, replacing windows reduces condensation and improves the window’s function—which increases safety, and leads to greater occupant

June 15-18, 2016 San Francisco Dear EBRHA Members, As you may know, the 2016 NAA Education Conference & Exposition will be held on June 15-18, in San Francisco. To make this conference a success, we call on you to get involved by donating some of your time during the conference as an NAA Concierge Volunteer*.

NAA Concierge Volunteers are required to: • Commit a full 4 hours of their time during the 2016 NAA Education Conference & Exposition • Attend a concierge training on June 14 or June 15 • Agree to be properly attired – NAA shirt and black or khaki pants • Provide exceptional customer service to conference attendees In exchange for your time and commitment, NAA will offer a discounted registration rate – a saving worth over $500 and includes the conference materials and access to: • All the Education Sessions • Two General Sessions • Exposition • Thursday and Friday Lunch • Maintenance Mania National Championship Should you wish to attend the Opening Night Party, tickets are available for $200.* To volunteer, please register at www.naahq.org/educonf and type in the code 16HOST. Note that all shifts are first come, first served. More details will be provided once you have registered.

*Suppliers are not eligible for this offer.

Register Now! www.naahq.org/educonf ebrha.com

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Enjoying the Perks

The lighting upgrades Irina made to her property had positive outcomes.

Since exterior LED lighting fixtures have an estimated lifetime of 50,000 to 100,000 hours, this technology reduces the maintenance burden of frequently changing the bulbs.

The tankless water heaters Irina installed generally use less energy since they have no standby heat losses compared to those with a storage tank.

Irina replaced the windows of her property (pictured), which reduce the infiltration of unwanted air and noise, and improve insulation. Existing tenants that occupied the building prior have told her that the new windows have made the units much more comfortable and quiet. RH

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comfort.

The lighting upgrades had some additional positive outcomes as well. Since exterior LED lighting fixtures have an estimated lifetime of 50,000 to 100,000 hours, this technology reduces the maintenance burden of frequently changing the bulbs. LED fixtures also allow for an efficient distribution of light, which improves site safety.

Even less expected, Irina also observed prospective tenants taking notice. On her online ad, Irina mentioned the efficiency work that had been completed during her upgrade. More than one interested tenant found the apartment by conducting a search using key term “energy efficient.� The upgraded units also attracted candidates that were more qualified and those that valued energy efficiency. Irina had realized prior to working with the program that these value-added improvements are important (especially when conveyed well) to her prospective and current tenants, and understands that these investments make good business sense.

Irina has observed over the past several years that millennials do not see home buying as an objective, so they look for some of the same features in rental apartments that prospective homebuyers seek when purchasing a primary residence. She strongly believes that in several years, renters will come to expect efficient fixtures and appliances as standard.

Energy efficiency is good business.

Fortunately, there are numerous incentive program options available to property owners that assist with identifying the right technologies and accessing the funds needed to improve the way Bay Area buildings use energy and water. No matter how big or small the property, there is a Bay Area efficiency incentive program out there to help residential property owners integrate energy efficiency into capital improvement goals. Irina hopes that her success story inspires others to benefit from these types of upgrades and encourages her fellow property owners to look into the available programs. RH Candis Mary-Dauphin works at StopWaste—one of nine agencies that make up the Bay Area Regional Energy Network (BayREN). She can be reached at cmary-dauphin@stopwaste.org.

CHILDPROOF YOUR

HOME IMPROVEMENTS. HAVING WORK DONE ON YOUR PLACE? USE A LEAD-SAFE CERTIFIED CONTRACTOR. The Danger Lead paint hazards have not gone away. If your home or apartment was built before 1978, unqualified workers could spread lead paint dust. Even doing a small job.

• Kids: Lead exposure can cause lower intelligence, behavior problems and learning disabilities.

• Pregnant women: Lead paint dust can be harmful to your developing fetus.

• All adults: Exposure to lead paint dust can cause nervous system effects, high blood pressure, fertility problems, and even kidney effects.

The Renovate Repair and Painting Rule The EPA is requiring that contractors be Lead-Safe Certified.

• Contractors include: renovators, electricians, HVAC specialists, plumbers, painters and maintenance staff who disrupt more than six square feet of lead paint.

• This rule also covers schools, day care centers, or any buildings where children gather.

The Solution Protect your family and loved ones.

• Make sure to hire a contractor who is Lead-Safe Certified.

It may cost just a little more but you’ll get the job done right.

To find a contractor who is Lead-Safe Certified near you, visit epa.gov/getleadsafe or call 800-424-LEAD. AD- SAFE LE T IFIE D F I R

M

C

ER

FEATURE

PHOTO: 20 RENTAL FLICKR USER HOUSING KITTY| MEETS APRIL 2016 GOAT| /ebrha.com FLICKR CREATIVE COMMONS

Oakland Green Cart Composting FAQs You asked, and we answered your questions to help your tenants compost right. BY PAUL ROSYNSKY

G

reen cart composting collection is a crucial component of Oakland’s Zero Waste program and a new service for all apartments and condos beginning July 1, 2015. Oakland Recycles has received many excellent questions from EBRHA members over recent months. Here are some of the most common questions.

WHAT GOES IN THE GREEN COMPOST CART?

Residents use the green compost cart to collect food, food-soiled paper and yard debris. Some examples of common compostable materials are plate scrapings, old flowers, apple cores, coffee and coffee filters, bones, egg shells, pizza boxes, dirty paper plates, paper take-out food containers, waxed/ parchment paper, napkins and paper towels.

ARE PLASTIC BAGS ALLOWED IN THE GREEN COMPOST CART?

Only BPI certified compostable plastic bags are accepted in the green compost cart. Look for the BPI compostable logo pictured on page 22.

Compostable plastic bags with the BPI logo have been certified to meet industrial composting standards. They will decompose with food, foodsoiled paper and yard debris. All other plastic breaks up into many small pieces of plastic, which is difficult to remove from compostable materials

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and cannot be composted. If you find residents using non-compostable plastic bags, suggest they use brown paper bags or newspaper to line their kitchen food scraps pail.

WHAT ITEMS SHOULDN’T GO IN THE COMPOST CART?

Journey From Food Scraps to Finished Compost

Please do not place non-BPI certified compostable plastic bags, plastic bottles, glass jars, pet waste and dirty diapers in the green compost cart. Non-compostable items like these contaminate the finished compost. Liquids also don’t belong in the compost cart, be sure to strain soups or salsas before composting the solids. See chart at left.

HAVE YOU EVER WONDERED HOW THE EGG SHELL YOU PUT INTO THE GREEN CART BECOMES COMPOST? KQED’s Bay Curious program researched the topic and produced an educational look at how your food scraps, food soiled paper and yard debris become compost. Watch the program at http://ww2.kqed.org/ news/2016/03/09/how-does-oakland-turn-food-scraps-to-soil.

It’s a four-step process that begins when food scraps, food soiled paper and yard debris are separated from trash and placed in a green compost cart. Next, Waste Management of Alameda County Inc. (WMAC) empties the green compost cart at the Davis Street Transfer Station where it is mixed with other compostable items. WMAC then hauls the material to a composting facility where it is processed under controlled conditions to optimize air, water and time to promote decomposition.

Finally, about four to five months later, the compost is tested for pathogens, screened and becomes a finished soil amendment. RH

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Individual residents can pick up kitchen food scrap pails at Waste Management of Alameda County, Inc. offices at 172 98th Avenue in Oakland, or at the City of Oakland offices at 250 Frank Ogawa Plaza, Suite 5301. Visit www.ebrha.com/ zero-waste or call 510-613-8710 to order enough pails for all your residents.

Waste Management of Alameda County staff will deliver them to your Oakland property.

DO I HAVE TO PROVIDE A GREEN COMPOST CART TO RESIDENTS?

Yes. The City of Oakland Municipal Code requires multi-family property owners to make compost collection accessible to all residents. Beginning July 1, 2016 Alameda County Waste Management Authority (ACWMA) and the State of California (CalRecycle) mandate compost collection for all multi-family buildings.

Visit www.recyclingrulesac.org for specific information about ACWMA Mandatory Recycling Ordinance and http://

PHOTO: MADISON GOSTKOWSKI / FLICKR CREATIVE COMMONS

HOW DO I GET KITCHEN PAILS TO HAND OUT TO RESIDENTS IN MY BUILDING?

PROTECT THE RIGHTS OF RENTAL PROPERTY OWNERS Get involved and speak at important City Council meetings!

There is no magic pill that will cure the stress and frustration associated with being a property owners in Alameda County, especially with all of the changes to local policy. However, you can help by speaking at public city council meetings and by letting council members and city staff know that their policy actions need to stop.

EBRHA urges members to SIGN UP for public testimony, and let EBRHA know YOU will attend and speak. Members can also sign up to speak and give their time to another rental owner or EBRHA staff member to speak on their behalf.

GO TO EBRHA.COM/ALERTS FOR MORE INFO

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

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MAISEL PROPERTY MANAGEMENT, Inc. Serving Oakland • Level of service and fees tailored to your needs.

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UPCOMING WORKSHOPS

TUESDAY, APRIL 26; 2:00 P.M. - 3:30 P.M. Jill Broadhurst, CCRM, EBRHA Free to members and non-members Introduction to property management in the East Bay

Fair Housing and Your Rental Business D ATE & TIME

SPEAKER

PRICE

TOPICS

WHAT HAPPENS IF I DON’T GIVE RESIDENTS ACCESS TO THE GREEN CART?

If adequate compost and/or recycling containers are not found on the premises properly co-located with trash you could face fines from Alameda County Waste Management Authority of up to $400 each day the violation occurs, depending on the number and type of violations.

These fines could continue daily until sufficient compost and recycling containers are made available. Your property will also be subject to additional on-going inspections for up to one year until all violations are resolved.

I’M WORRIED THE GREEN CART WILL ATTRACT RODENTS AND INSECTS. WHAT CAN I DO TO PREVENT THAT?

Landlord Basics D ATE & TIME M ODERATOR

PRICE

TOPICS

www.calrecycle.ca.gov/recycle/commercial/organics/ for details about the new CalRecycle legislation.

THURSDAY, APRIL 28; 2:00 P.M. - 3:30 P.M.

Presented by Angie Watson-Hajjem, ECHO Housing Members: $39; Non-members: $69 Fair Housing protections, disability issues, families with children, occupancy and standards, and more.

Online Registration Required at ebrha.com

All workshops are held at our new office:

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 3664 Grand Ave., Ste B, Oakland

We have a number of tips that can help keep the cart pest-free. Detailed descriptions about eliminating the “yuck factor” are posted on line at www.ebrha.com/ blog/eliminating-the-yuck-factor-in-composting. Here are a few simple tips: Keep the lid on the green compost cart closed.

Use paper and cardboard to line the green cart and absorb liquids from compostable items.

RESIDENTS AT MY APARTMENT BUILDING JUST WON’T PARTICIPATE. ARE THERE ANY TOOLS YOU HAVE AVAILABLE THAT I CAN GIVE THEM?

There are tips to help you encourage participation among residents at OaklandRecycles.org . Oakland Recycles provides kitchen food scrap pails and signs showing what-goes-where. You can also visit www.ebrha.com/zero-waste to find a video showing how to line a kitchen pail, and to order educational materials for your building.

WHY DO I HAVE TO SEPARATE THE COMPOSTABLE ITEMS? DON’T THEY DECOMPOSE IN THE LANDFILL ANYWAY?

It takes decades for food scraps and plant debris to decompose in a landfill. Land24 RENTAL HOUSING PHOTO: EMILY MAY

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DON’T GET LEFT OUT! FOR ALL OF THIS MONTH’S EVENTS, CHECK OUT THE CALENDAR PAGE ON PAGE 36.

VISIT EBRHA.COM/ CALENDAR OR CALL 510-8939873 TO REGISTER TODAY!

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American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installations work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises.

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UPCOMING EVENTS

Rent Board Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

MONDAY, APRIL 4; 10:00 A.M. - 11:00 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only An informal roundtable for members that have or had a rent board hearing. Members are encouraged to bring their paperwork for a sharing and learning opportunity

Lunch-n-Learn: Retirement Savings Challenges for Women D ATE & TIME

SPEAKER

PRICE

DETAILS

TUESDAY, APRIL 5; NOON - 1:30 P.M.

Terry Allen, CFP®, AWMASM, Enhance Wealth Advisors $20 (Members only) Lunch is provided and available at 11:45 a.m. Seating is limited, Registration deadline is April 4. Advanced registration required

Public Affairs Meeting D ATE & TIME M ODERATOR

PRICE

TOPICS

WEDNESDAY, APRIL 6; 10 A.M. - 11:00 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only EBRHA is meeting to prioritize local rental housing issues and tackle them head on, with the desired outcome of challenging and reversing bureaucratic failures that infringe on property rights and the ability to manage effectively.

Small Property Owners Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

WEDNESDAY, APRIL 13; 10:00 A.M. - 11:00 A.M.

Jill Broadhurst, CCRM, EBRHA Free to members only An informal roundtable to discuss issues, experiences, and solutions to rental property management issues

fills are designed to limit the amount of air and water that gets to the discarded materials. When organic materials do eventually decompose in an oxygen-free environment, they create methane, a potent greenhouse gas. Keeping compostable materials out of the landfill reduces our contribution to climate change while creating compost to nourish plants and local soil. Composting is truly a beneficial, closed-loop, sustainable solution. Watch the KQED Bay Curious video at http://ww2.kqed.org/news/2016/03/09/ how-does-oakland-turn-food-scrapsto-soil to see how food scraps become compost.

CAN SOMEONE VISIT MY PROPERTY TO TEACH MY TENANTS ABOUT SEPARATING THEIR DISCARDS?

WMAC offers free on-site technical assistance. Upon request, a representative will visit your building, assess your needs and develop a customized waste reduction and recycling approach for your property.

Call 510-613-8710 to schedule a visit today!

CAN I GET COMPOST MADE FROM MATERIAL IN MY COMPOST CART?

Member Meeting

There is a compost giveaway scheduled for Oakland residents on May 14, 2016.

Come pick up a free bag of compost at the event. Details at www.OaklandRecycles.com and included in your April WMAC bill insert.

D ATE & TIME SATURDAY, APRIL 16; 10:00 A.M. - NOON SPEAKERS • Legal Q&A—Brent Kernan, Law Offices of Brent Kernan

• Insurance for Rental Property Owners—Curt Bulloch, Bulloch

I HAVE OTHER QUESTIONS. WHO CAN I CONTACT?

Insurance Brokers Inc.

DETAILS Members only; Metered street parking available

Online Registration at ebrha.com

All workshops are held at our new office:

Sign up, pay registration fees and receive reminders online.

EBRHA Education Center 3664 Grand Ave., Ste B Oakland

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Knowledgeable Waste Management customer service staff is always available to answer questions about composting and other Oakland Zero Waste services. Call 510-613- 8710 or email csnorthbay@ wm.com. RH

Paul Rosynsky is with Waste Management of Alameda County and helps inform residents about how they can help Oakland reach its zero waste goals. He can be reached at prosynsk@wm.com.

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

• We add value to buildings • Experienced and informed • Fully computerized • Integrity and care

EAST BAY RENTAL HOUSING ASSOCIATION

Contribute to the EBRHA Legal Fund today!

Rental owners in the East Bay are facing policy changes that are detrimental to their rental housing business, such as proposed rent control ordinances, fee increases, increased utility fees and fines, increased garbage and recycling rates, and mandated inspections.

Rental owners need to control the dialogue!

“I Support the East Bay Rental Housing Association Political Action Committee’s (EBRHA-PAC) efforts to fight for the rights of property owners and managers, and their work on additional rental housing industry issues. I’d like to contribute the following to help the EBRHAPAC protect my rights.”

NEW! DONATE ONLINE AT WWW.EBRHA.COM/PACONLINE

Carlon Tanner, Owner/Broker

Election laws require EBRHA to collect this information. Please be sure to fill in the required fields completely and check the appropriate boxes on this form.

PLEASE NOTE: EBRHA-PAC Donations are NOT tax deductible.

NAME EBRHA MEMBER ID/NUMBER

466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net

COMPANY

ADDRESS - WE CANNOT ACCEPT THE DONATION IF THE ADDRESS IS A PO BOX.

CITY

DAYTIME PHONE

LEFTOVERS?

Pass Them On. Or Come Shop.

Tenants leave things?

We receive discards and sell them for reuse. No promises before seeing. We also pick up. 3 acres, well organized.

URBAN RE To End the Age of Waste

900 Murray St nr Ashby/7th, Berkeley 360 days/yr until 7:00PM. Receiving closes 5:00PM. 510-841-SAVE

STATE ZIP

EVENING PHONE

EMAIL

OCCUPATION

EMPLOYER

ZIP CODES YOUR RENTAL PROPERTY UNTS ARE LOCATED IN PLEASE CHECK ONE OF THE FOLLOWING: MY BUSINESS IS A SOLE PROPRIETERSHIP

M Y BUSINESS IS A PARTNERSHIP MY BUSINESS IS A LLC MY BUSINESS IS A CORPORATION SELECT A DONATION AMOUNT: $200

$100

$75

CHECK (PAYABLE TO EBRHA)

$50

OTHER

MASTERCARD

VISA

CARD NUMBER

AMERICAN EXPRESS

EXPIRATION DATE

NAME ON CARD

SIGNATURE

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association 3664 Grand Ave., Suite B Oakland, CA 94610 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

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government affairs

Lobby Day; however, we are only getting started. Lobby Day is the jumping off point for what we are calling “Advocacy 365.” This program reflects a commitment to advance the cause and concerns of apartment owners and operators yearround. That means building relationships with policymakers, being active in local, state and federal grassroots campaigns, supporting political programs and recruiting colleagues in the industry to add their voices to the effort. This kind of commitment is what makes the difference when policy decisions are being made.

Resources are being developed now to support the work of NAA affiliates and their members on Advocacy 365. Look for those to be deployed soon.

Speaking of effective advocacy, part of being effective is knowing what relationLegislative updates from NAA’s Senior Vice ships the industry has with policymakers as well as the strength of those relationPresident of Government Affairs. BY GREG BROWN ships. To that end, we will soon deploy the RAP Index, a survey tool which helps Congressional staff, I was worried that identify key contact relationships between our attendance would be hurt by the our members and federal and state polilack of Representatives in Lobby Day cymakers. I strongly urge you to take a meetings. Boy, was I wrong! few minutes and complete this very short This month 718 individuals attended survey that you will receive via email the 2016 Capitol Conference and 558 of later this month. You will be helping us those participated in Lobby Day. This is build a strong and vibrant advocacy team an 11.5 percent and 40 percent increase on behalf of the industry and your busifrom 2015, respectively! Even more, ness. these figures do not include individuals Finally, I’m pleased to announce the who did not come to Washington, D.C. completion of NAA’s toolkit “Emotional but are conducting meetings at home.

Support Animals: A Practical Guide to Counting in-district meetings before the Reasonable Accommodation Requests.”

Capitol Conference and our Lobby Day The toolkit contains the basics of fair meetings on March 9, 386 offices were housing law as it relates to assistance touched in person by NAA members. animals, frequently asked questions, Most of the remaining 150 Congressioack in November, the House of sample forms and scripts for front-line nal offices received a personal letter and Representatives, as is its tradistaff to utilize in various scenarios involvissue materials and the few that remain tion, released the work schedule ing reasonable accommodation requests. will be contacted directly, in-district for the coming year. Besides the stanThere is no substitute for your own legal later this month. In short, the industry dard recess periods around holidays counsel when it comes to complying with mobilized like never before and the and the month of August, there would fair housing laws; however, this material offices of all 535 members of Congress be six additional weeks of recess where is useful in educating are hearing our messages members would be in their districts, “This month 718 staff who receive these on improving the Section not in Washington. As is my tradition individuals attended requests. You can find 8 program for apartsince joining NAA, I checked the 2016 the 2016 Capitol the toolkit on the NAA ment owners, increasing Capitol Conference schedule to see if Conference and 558 website. RH the availability of flood one of these extra recess periods overof those participated insurance coverage and lapped with our Lobby Day. Indeed, it in Lobby Day. This is Greg Brown is the Senior placing housing accesVice President of Govwould. The Senate would be in session an 11.5 percent and sibility before frivolous ernment Affairs with the on March 9, but the House would not.

40 percent increase litigation.

National Apartment AsWhile I had confidence that our memfrom 2015, respecsociation. He can be reached We certainly made at 703-797-0615 or greg@ bers knew the value of meeting with tively!” an impact this year on

Capitol Conference Sets New Records, Kicks off Advocacy 365

B

naahq.org.

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COLUMN

esq. & a

property will be determined by the lease.

Ordinary wear and tear is based on the facts of the situation, as is usually the case. If you as the property owner are tolerant of risk, you can bill the tenant for the repair. This should come in the form of a reduction in the tenant’s security deposit. Security deposits are generally used to repair property after the tenancy has ended, however they are not limited to that one instance. Civil Code Section 1950.5 governs security deposits, when they can be used and what happens to them at termination of a tenancy.

Can property owners pass on costs for recurring The relevant Civil Code stating that a repairs? BY JASON MAUCK security deposit is a fee “imposed at the beginning of the tenancy to be used to reimburse the landlord for costs…to be used for any purpose, including, but not limited to…[t]he repair of damages to the premises, exclusive of ordinary wear and tear, caused by the tenant or by a guest or licensee of the tenant” where the amounts retained must be reasonable for the repairs specified.

Some examples of wear and tear in the residential context include the wearing down of carpet or flooring due to the tenant walking around the unit or minor repairs to the appliances and accoutrements of the unit. An example of things that could be considered beyond normal wear and tear are, large holes in the wall caused by a drunken brawl or a mural painted on an interior wall without permission.

In this case, the property was rented My tenant has called me for as a residential space that, of course, has which is, “what repairs can I charge my the third time asking me to fix bathrooms and sinks. If the owner rented tenant for while the tenancy is still in a clog in her bathroom drain. After the unit to someone with long hair—man effect?” The answer, generally, is anythe plumber inspected the drain and thing beyond “normal wear and tear,” or woman—they should expect that hair fixed it, he discovered that it was will find its way into a drain. Perhaps and that’s the standard that applies here. hair clogging it, likely due to the the tenant was not even cutting their Where “ordinary wear and tear contemtenant shaving or cutting their hair hair over the sink, but is simply baldplates that deterioration will occur by over the sink. This is the third time ing—then the hair clogs reason of time and use it’s happened in a six month period, “An example of may constitute ordinary despite ordinary care for and the plumber says it’s the same things that could be wear and tear. If the its preservation.” (Kanculprit every time. Can I pass some considered beyond tenant is intentionally ner v. Globe Bottling Co. of the costs to the tenants or can normal wear and flushing their hair down (1969) 273 Cal.App.2d I issue a notice so that they stop tear are, large holes the drain, or providing 559, 565.) Wear and tear doing this? in the wall caused by haircuts to their friends is therefore repairs occaa drunken brawl or a over a drain, then that sioned by the reasonable What a hairy situation! Okay, I’ll mural painted on an may be beyond ordiuse of the property over stop. Let’s take a step back and interior wall without nary wear and tear and time, where the ordinary look at the question in a broader sense, permission.” they could potentially and reasonable use of the

Q

A

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PHOTO: MATTHEW PAUL ARGALL / FLICKR CREATIVE COMMONS

Beyond Normal Wear & Tear?

THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTEE. The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry.

TO GET INVOLVED OR TO DONATE TO THE EBRHA-PAC, CONTACT: NEWS@EBRHA.COM OR VISIT EBRHA.COM/PACDONATION

Bay Area Contract Carpets, Inc. Competitive Pricing Family Owned and Operated for Over 30 years Free Estimates Property Management Specialists 100’s of Rolls of Carpet and Vinyl in Stock Licensed, Bonded, and Insured 15,000 sq foot showroom and warehouse Fast, Professional, Guaranteed Installation www.bayareacontractcarpets.com

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Additional Discounts for RHA Members

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LOOKING FOR A MEETING SPACE FOR YOUR BUSINESS GROUP?

be charged to repair the recurrent clog.

Whatever the case may be, you should advise the tenants in writing to be more careful regarding the drains and to help avoid clogs.

If the hair clog is beyond wear and tear, you should be able to deduct the reasonable repair costs from the security deposit. As an owner, just be prepared for the tenant to potentially challenge the charge to the deposit when the security deposit itemization is provided to the tenant at the end of the tenancy—so keep your records of repair. —JASON MAUCK RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Jason Mauck is an attorney with Ericksen Arbuthnot. He can be reached at jmauck@ericksenarbuthnot.com or 510-832-7770.

EBRHA’s office space offers two room rental options: a conference room for seating up to 18 people or a classroom space with up to 40 seats.

The rooms are perfect for: • Meetings with clients • Club or group meetings • Workshops and classes Our office is conveniently located in the Grand Lake neighborhood, with plenty of street and metered parking. Our office is wheelchair friendly.

A/V services available.

Hours available: 9:00 - 5:00 p.m., Monday - Friday

CONTACT 510-893-9873 OR GO TO EBRHA.COM FOR RATES AND SCHEDULING (REQUESTS SUBJECT TO APPROVAL) 32 RENTAL HOUSING

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DON’T GET LEFT OUT! FOR ALL OF THIS MONTH’S EVENTS, CHECK OUT THE CALENDAR PAGE ON PAGE 36.

VISIT EBRHA.COM/ CALENDAR OR CALL 510-8939873 TO REGISTER TODAY!

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Commercial & Residential Buildings Balconies Walkways Garage Coatings

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Call Neal Golding

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www.appliedwaterproofing.com

www.wcpc-inc.com Tel: (510) 271-0950

Seismic & General Contractors

Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.

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A quick, efficient, reasonable service for apartment owners since 1975

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Strategic Advice and Assistance in Management and Rent Board Matters

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Liz Hart

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Jack London Square 510 Third Street, Suite 101, Oakland, California 94607 rh.0110.evictors.indd 1

ebrha.com

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COLUMN

the green sheet

information & resources

Resources for Your Business at Oakland’s Earth Expo on April 6th JOIN OAKLAND

at the Earth EXPO on Wednesday, April 6 from 10 a.m. to 2 p.m. at Frank Ogawa Plaza at 14th and Broadway in downtown Oakland. More than 100 exhibitors will showcase their contributions for a sustainable environment including organizations and companies that are working to increase water conservation, maximize energy efficiency, and reduce waste. Would you like to lower the water bill for your building? Cole Hardware will be showcasing watersaving products that you can install in apartments.

Looking for ways to save energy? Rising Sun Energy will offer appointments for free energy assessments.

Curious about minimizing waste collection costs?

Oakland Recycles representatives will be on hand to answer questions about trash, recycling and compost services. StopWaste will be available to provide information about how to use mulch and compost to conserve water through drought tolerant landscaping. Check out the free Earth Expo event on Wednesday April 6 and have lunch from one of several local food vendors that will provide the energy your body needs to successfully peruse all the exhibits! Find out more information at www.

OaklandEarthExpo.org. RH RECYCLES

RECYCLING/WASTE COLLECTION

California Waste Solutions 510.832.8111 | www.calwaste.com Waste Management 510.613.8710 | www.wm.com RECYCLING & DISCARDS MANAGEMENT

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

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

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

Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921

EBRHA.COM | 510.893.9873

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How do you make the 2nd Happiest Job in America even better?

Online Certified Apartment Manager courses let you improve your skills and still have time to enjoy family and friends.

The CAM designation is the official stamp of approval, letting your employer know that you have acquired skills to analyze your community’s financial operations, accurately report property performance and execute marketing strategies. CAM: the single most important thing you can do to boost your career.

Invest in your own happiness; NAA members learn at their own pace for only $205 per course. (4 courses plus Research, Analysis and Evaluation).

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Visit NAAhq.org/CAM to get started today.

community calendar EVENTS & CLASSES

april

may

MONDAY, APRIL 4 Rent Board Roundtable An informal roundtable for members that have or had a rent board hearing. Members are encouraged to bring their paperwork for a sharing and learning opportunity.

Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

TUESDAY, APRIL 5 Lunch-n-Learn: Retirement Savings Challenges for Women Presented by Terry Allen, CFP®, AWMASM, Enhance Wealth Advisors Members: $20 (Members only) Lunch is provided and available at 11:45 a.m.

Limited seating, registration deadline is April 4 Advanced registration required at www.ebrha.com/events Noon - 1:30 p.m.

WEDNESDAY, APRIL 6 Public Affairs Meeting Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

WEDNESDAY, APRIL 13 Small Property Owners Roundtable An informal roundtable to discuss issues, experiences, and solutions to rental property management issues.

Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

SATURDAY, APRIL 16 EBRHA Membership Meeting (Members only) Topics: • Legal Q&A—Brent Kernan, Law Offices of Brent Kernan

• Insurance for Rental Property Owners—Curt Bulloch, Bulloch Insurance Brokers Inc. 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only.

TUESDAY, MAY 3 Public Affairs Meeting Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

MONDAY, MAY 9 Rent Board Roundtable An informal roundtable for members that have or had a rent board hearing. Members are encouraged to bring their paperwork for a sharing and learning opportunity.

Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - 11:00 a.m.

TUESDAY, MAY 10 Dealing With the Nuisance Tenant Presented by Michael Shepherd, The Shepherd Law Group Members: $39; Non-members: $69 6:00 p.m. - 7:30 p.m.

SATURDAY, MAY 21 EBRHA Membership Meeting (Members only) Topics and speakers TBD 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only.

THURSDAY, MAY 26 Lunch-n-Learn: Road to Financial Independence Presented by Terry Allen, CFP®, AWMASM, Enhance Wealth Advisors Members: $20 (Members only) Lunch is provided and available at 11:45 a.m.

Limited seating, registration deadline is May 24.

Advanced registration required at www.ebrha.com/events Noon - 1:30 p.m.

TUESDAY, MAY 31 Landlord 101 Presented by Jill Broadhurst, CCRM, EBRHA Members: Free; Non-members: $69 2:00 p.m. - 3:30 p.m.

TUESDAY, APRIL 26 Landlord Basics Presented by Jill Broadhurst, CCRM, EBRHA Free to Members and Non-members 2:00 p.m. - 3:30 p.m.

THURSDAY, APRIL 28 Fair Housing and Your Rental Business Presented by Angie Watson-Hajjem, ECHO Housing Members: $39; Non- Members: $69 2:00 p.m. - 3:30 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.

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Oakland RENT ADJUSTMENT PROGRAM FEE

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

BUSINESS TAXES & REGISTRATION

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

LANDLORD PETITION FOR EXEMPTIONS

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

ANNUAL ALLOWABLE RENT INCREASE

2015-16 (1.7%) A CPI increase of 1.7% becomes effective on July 1, 2015. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

JULY 1 ‘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 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

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

(70 % of Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS.

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $213 per unit and are due July 1. Owners are allowed to pass through $4 to tenants.

RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST P E R I OD A MO UN T 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% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4%

ANNUAL ALLOWABLE RENT INCREASE

2016 (1.5%) PERI OD AM O U N T

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.

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% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3%

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

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vendor directory — CONTACTS, PRODUCTS & SERVICES ABATEMENT SERVICES

P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net ACCOUNTING & TAX

Collins, Mason & Company LLP Teresa Mason 510-891-9000 www.cmcaccountants.com The Lee Accountancy Group, Inc. Jong H. Lee, CPA 510-836-7400 jhlee@theleeaccountancy.com APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com APPRAISERS

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

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

BOMA Oakland/East Bay Christine Maley-Grubl 510-893-8780 www.bomaoeb.org Oakland/Berkeley Association of Realtors Davina Lara 510-836-3000 oaklandberkeleyaor.com Oakland Chamber of Commerce Barbara Leslie 510-874-4808 www.oaklandchamber.com ATTORNEYS - EVICTIONS/PROPERTY OWNER DEFENSE

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com 38 RENTAL HOUSING

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Law Offices of Brent Kernan Brent Kernan 510-712-2900 bkernan@aol.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Alan J. Horwitz 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com ATTORNEYS - LAND USE/CONDO CONVERSION

Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/CORP.

Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Jack Schwartz, Attorney at Law Jack Schwartz 650-863-5823 jwsjr1220@comcast.net Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com AUTOMOTIVE

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com

First Foundation Bank Michelle Li 510-250-8133 www.ff-inc.com Intervest Mortgage Marc Lipsett 510-332-6964 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Pacific Western Bank Marc Lipsett 510-332-6964 www.pacificwesternbank.com SF Fire Credit Union Herman White, Jr. 415-674-4808 www.sffirecu.org Torrey Pines Bank Dale Marie Golden 510-899-7536 dgolden@torreypinesbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Bettina Skehan 510-843-4832 www.ashbylumber.com Bathfitter Rod Mills 510-969-3905 www.bathfitter.com Home Depot Allan Jocson 510-375-5237 www.homedepot.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan 510-835-9988 www.sincerehomedecor.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com CABINETS & COUNTERTOPS

Elegant Stone & Cabinets Linh Duong 925-954-8845 www.elegantstoneandcabinets.com CARPET CLEANING

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

vendor directory CONCRETE

Mauri Concrete Construction Co. Marcelo Mauri 510-541-5260 www.mauriconcrete.com CONSTRUCTION

A-One Construction Dirksen Rogers 408-690-0890 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com 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 510-835-3073 www.arc-ca.com Har-Bro Restoration Inc. Sonia Fuetsch 650-670-2364 www.harbro.com Servpro of Lafayette/Moraga/Orinda Jenny Villena 925-299-1323 servpro9542@sbcglobal.net Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

ELECTRIC VEHICLE CHARGING

NRG EVgo Mehr Kouhkan 310-954-2930 www.nrgevgo.com ELECTRICIANS

Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net ELEVATOR REPAIRS

Paramount Elevator Corp.

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

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FIRE EXTINGUISHER SALES & SERVICES

Best Equipment Co. LLC Denise Haughin 510-655-8882 bestfireequipment@att.net FIRE PROTECTION

Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com FLOOR COVERINGS

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

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

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net

HAULING SERVICES

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com HEATING & AIR CONDITIONING

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

First American Home Warranty Megan Cormier 707-596-5334 mcormier@firstam.com HOUSING SERVICES

Hamilton Family Center – First Avenues Mayo Lunt 510-763-8540 www.hamiltonfamilycenter.org HUMAN RESOURCES MANAGEMENT

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

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

Bulloch Insurance Brokers, Inc. Curt Bulloch 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins 877-877-7755 www.gordoninsurance.com The Greenspan Co./Adjusters Int’l.

Rich Hallock 866-331-4790 www.greenspan-ai.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 Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com ebrha.com

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vendor directory Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com INVESTMENT OPPORTUNITIES

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

Coinmach Claudette Lucey 510-909-9786 www.coinmach.com Excalibur Laundries Richard Lisowski 510-872-1664 www.excaliburlaundries.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

LEAD, MOLD & PEST MANAGEMENT

LITIGATION SUPPORT SERVICES

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

PROPERTY MAINTENANCE SOFTWARE

SYNCrew John Cranston 415-968-1593 www.syncrew.com PROPERTY MAINTENANCE SUPPLIES

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

LOCKSMITH EVICTION SERVICES

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

PROPERTY MANAGEMENT

Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com

MARKET RESEARCH

Axiometrics Inc. Amy Wolff Sorter 469-621-9669 asorter@axiometrics.com PAINT

BEHR Paint Nick Mounts 415-416-0994 www.behr.com The Sherwin-Williams Co. Sean Callahan 925-932-3363 x134 www.sherwin-williams.com PEST & VECTOR CONTROL

Alameda Co. Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org California American Exterminator Tami Stuparich 831-338-4800 www.calamericanext.com Terminix Robert Sater 510-489-8689 www.terminix.com

| APRIL 2016 |

PLUMBING/WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com L. J. Kruse Co. Janell Yates 510-644-0260 www.ljkruse.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com PROPERTY MAINTENANCE

Alameda County Healthy Homes Dept.

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

40 RENTAL HOUSING

Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com

ebrha.com

Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net

Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.com On-Site Janis Rossi 408-795-4167 www.on-site.com Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com

The Enterprise Company William McLetchie 510-444-0876

CBRE Keith Manson 510-874-1919 www.cbre.com

ERI Property Management Terrence Sims 510-883-7070 www.erirentals.com

Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com

vendor directory Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-336-4721 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Red Oak Realty Kevin Hamilton 510-250-8780 kevin@redoakrealty.com Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.com Six Degrees Realty Stephanie Christmas 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

Urban Ore Marylou Van 510-841-7283 www.urbanore.com RENT CONTROL CONSULTANTS

Alan K. Beales 510-339-9776 Bay Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Liz Hart 510-813-5440 liz.hart1801@gmail.com RENTAL SERVICES

Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys 510-225-9244 www.caldecott.com ROOFERS

A-One Construction Dirksen Rogers 408-690-0890 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE

ADT Security Systems Bobby Augusto 925-222-8034 www.adt.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SEISMIC CONSTRUCTION

Adobe Soil & Structures Mark Almeida 510-919-1880 www.adobesoils.com B.A.S.S. Seismic Retrofit D.W. Hamilton 510-919-0046 www.bassseismicretrofit.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING

Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com SOLAR ENERGY

Sun Light & Power Martin Morehouse 510-809-3686 martin@sunlightandpower.com SUBMETERING

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.com

TENANT SCREENING SERVICE

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

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

Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com TUB, TILE & COUNTERTOP REFINISHING

Discovery Coatings Gargie Balarbar 415-971-8207 www.discoverycoatings.com UTILITY MANAGEMENT

NWP Services Corporation Kyle Gambrell 949-253-3262 www.nwp.com VETERANS SERVICE ORGANIZATION

Swords to Plowshares Norman Thomas 510-844-7500 www.swords-to-plowshares.org WASTE & COMPOST COLLECTION

Bay Area Bin Support Nancy Fiame 888-920-BINS www.bayareabinsupport.com Bay Area Waste Services Peter Gella 510-788-0462 www.bawaste.com Waste Management Company Karen Stern 510-430-8509 www.wastemanagement.com WATER MANAGEMENT

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

HydroPoint Data Systems Dominique Perry 707-285-3233 www.hydropoint.com WINDOWS

SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com ebrha.com

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RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 9

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

ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 29 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 33 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 CARPETING & FLOORING

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

EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units.

Our membership consists of more than 1,400 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 20,000 rental units, and serves over 25 cities throughout Alameda and Contra Costa counties.

CONSTRUCTION

West Coast Premier Construction. . . . . . . 33 ENGINEERS

Earthquake and Structures, Inc.. . . . . . . . . 29 West Coast Premier Construction. . . . . . . 33 INSURANCE COMPANIES

Jain Williams—State Farm. . . . . . . . . . . . . . 29 KITCHENS AND BATHROOMS

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 25 Sincere Home Decor. . . . . . . . . . . . . . . . . . . . 3 LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35 Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 29 LENDERS

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

3664 Grand Avenue • Suite B Oakland, CA 94610

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 10 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 31 PROPERTY MANAGEMENT

Maisel Property Management. . . . . . . . . . . 24 PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 29 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 27 REAL ESTATE BROKERS

Coldwell Banker—John Caronna. . . . . . . . . . 7 RECYCLING

Oakland Recycles . . . . . . . . . . . . . . . . . . . . . . 5 RENT BOARD CONSULTANTS

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 25 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 33 WASTE & COMPOST COLLECTION

Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 11 WINDOWS, DOORS & SIDING

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

| APRIL 2016 |

ebrha.com

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 43 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

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