Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | MARCH 2016
KEEP THE WATER OUT
Why water diversion should be at the top of your maintenance list
PLUS: IDENTIFY MAINTENANCE ISSUES AND SAVE MONEY WITH ROUTINE INSPECTIONS IS AN OWNER ALLOWED TO TAKE PHOTOS DURING A UNIT INSPECTION?
Contents
East Bay Rental Housing Association
MARCH 2016
Volume XIII, Number 3 March 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
Keeping the Water Out
Strong & Steady
BY GRANT CHAPPEL
BY SUSAN SPOTT
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
22
Wayne C. Rowland MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff
Important Inspections for Your Rental Property
ADVERTISING
Tina Bocheff | 510.318.8303
BY KAYCEE WEGENER
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
Oakland Passes Ellis Act Eviction Relocation Fees
8
OAKLAND RECYCLES
30
GOVERNMENT AFFAIRS
32
NEWS
Safer & Greener BY PAUL T. ROSYNSKY
| MARCH 2016 |
Documenting Violations BY STEVE WILLIAMS
Events & Directory
Capitol Conference Advocacy Hits Critical Apartment Concerns BY GREG BROWN 2 RENTAL HOUSING
ESQ&A
ebrha.com
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 KAYCEE WEGENER Kaycee Wegener is an associate of Rentec Direct, providers of property management software and tenant screening services. As Rentec Direct’s Content Strategist, Kaycee informs and entertains property managers and landlords who seek industry related tips and trends. To learn more about Kaycee or Rentec Direct, visit www.rentecdirect.com
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.
SUSAN SPOTT Susan Spott is the owner of SpottCheck Consulting and Inspection Services and has more than 26 years of experience in the construction field. She has been a code official of several Bay Area jurisdictions, a staff consultant for a forensic architectural firm and now provides private consulting services to building owners, developers and contractors. With SpottCheck Consulting and Inspection Services, she specializes in litigation support services for housing and construction disputes.
GRANT CHAPPELL 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.
MEMBER PRICING 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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510.893.9873 | FAX 510.893.2906 www.ebrha.com
New Curbside Bulky Pickup for Oakland Apartments & Condos! Schedule Curbside or Bin Collection at Your Convenience Mattress set left by the last move out? Utility closet overflowing? Microwave kaput? No worries. As part of the City of Oakland’s new Zero Waste program, your building is entitled to collection of 1.5 cubic yards per unit of non-recyclable material, plus a set number of eligible recyclable items per unit, annually at no additional charge.*
1.5 Yards of Non-Recyclable Material
Eligible Recyclable Items
Eligible Recyclable Items Per Unit: • 1 large appliance • 2 monitors • 2 tires including tires on rims • 2 mattresses
• Computers, consumer electronics, scrap metal, cardboard, unpainted wood and plant debris – bundled, boxed or bagged.
No hazardous waste, bagged items over 75 pounds, rocks, dirt or concrete. Bundled materials must not exceed four feet in length.
Alternately you may order a roll off bin for a building-wide cleanup event (special set-out requirements apply to the eligible items listed above). You can customize this service to your needs. This is another way Oakland Recycles is helping to create a greener, cleaner Oakland.
Call Waste Management today at (510) 613-8710 to schedule your bulky pickup. *For example, a 10-unit building is entitled to collection of 15 cubic yard of Non-Recyclable Materials, plus 10 times the number of Eligible Recyclable Items listed above. For your convenience, the allocation and usage are tracked on your monthly bill.
COLUMN
news
City of Alameda Approves Changes to Rent Ordinance Alameda City Council approved
Oakland Passes Ellis Act Eviction Relocation Fees is now in effect upon its passage at the February 16 council meeting. This new ordinance does not affect owner move-in evictions, which are covered under Just Cause. The Ellis Act allows owners to take their building off the rental market. Removal affects the owner’s title and carries to the new owner should they sell. Why did EBRHA care about this ordinance even though it will not affect most rental owners in Oakland? Even if you think you will never Ellis Act your building, items like this become the basis for all other arguments. Look for this precedent of fees to be the foundation for future legislation. For reference, here is the vote record from the meeting: Yes vote—Councilmembers Kalb, Kaplan, Reid, Brooks, Campbell-Washington, Guillen and McElhaney; No vote—Councilmember Gallo. EBRHA thanks all members who attended the meeting, called councilmembers and got involved in this important issue. THE ELLIS ACT EVICTION RELOCATIONS FEES ORDINANCE
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changes to the ordinance regarding Rent Review, Rent Stabilization and Limitations on Evictions at its meeting on February 16. Council also adopted a policy regarding Capital Improvement Plans (CIP) and amended the duties of the Rent Review Advisory Committee (RRAC). Council will consider final passage on March 1. Initially, when EBRHA board members were introduced to proposed changes, referenced as the rent review ordinance, they seemed moderate and balanced. Upon further review, several items were added to the proposal that now clearly identify this proposed legislation as a form of rent control, not review. The new language is vague and contains many opportunities for renters to ensnarl owners into lengthy battles for even the most legitimate increases. The ordinance also includes a provision that will require an owner to help pay a tenant’s moving expenses under some evictions. Owners wishing to raise rents 5 percent or more also must notify the city’s Rent Review Advisory Committee, which mediates disputes between tenants and landlords. EBRHA thanks all members who attended these important meetings or got involved by calling Alameda officials.
Oakland Rent Adjustment Program Audit Underway After numerous requests by EBRHA
for an audit of the Oakland Rent Adjustment Program—particularly in light of Mayor Schaaf’s recently proposed rent board fee increase from $30 to $110 per unit—EBRHA is pleased to report that City Auditor Brenda Roberts has begun an investigation. Roberts is looking specifically at commissioner selection, how meetings are conducted, efficiencies within the entire department, and whether or not the program is serving its core mission of overseeing rent increases and issues of habitability. If you have any
concerns with the Oakland Rent Adjustment Program or staff, please contact City Auditor Brenda Roberts at 510238-3378 or email her at CityAuditor@ oaklandnet.com. Please cc news@ebrha. com so that we may stay abreast of your situation. EBRHA members can also fill out the EBRHA On Your Side form at www.ebrha.com. Find more information on the City Auditor at www.oaklandauditor.com. EBRHA will send updates as they become available.
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HUD Raises Section 8 Rent Benchmark in Alameda and Contra Costa counties The U.S. Department of Housing and Urban Development has raised
its “fair market rent” benchmark by 35% for Alameda and Contra Costa counties, allowing local housing authorities to increase the amount of federally funded Section 8 subsidies. It’s the largest increase that HUD has made in 10 years. HUD’s new fair market-rent rate for a one-bedroom apartment is $1,663 a month—a $428 hike over last year’s rate. The rate for a two-bedroom is $2,103 a month—a $541 increase.
Feel Right at Home at the 2016 NAA Education Conference & Exposition 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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RENTAL HOUSING 7
COLUMN
market outlook housing is so scarce. The recession also brought new construction to a practical halt, further exacerbating the housing crisis.
Strong and Steady Q4 of 2015 shows record breaking numbers in Oakland, Berkeley and Alameda. BY GRANT CHAPPELL count myself among those that see more potential and upside in the East Bay, even though many long-term investors in this sub-market feel they are being outbid by new investor groups.
A
t the end of a strong final quarter in 2015, the question on everyone’s mind is how last year’s volume will set the tone for 2016 in the East Bay. Oakland, Berkeley and Alameda broke sales records, and Oakland continues to make national headlines in terms of rent growth and price appreciation on rental property, yet the competition for product remains fierce. Most active brokers have a long and growing list of clients for “addvalue” properties, but finding motivated sellers or distressed assets is a rarity these days. In fact, it’s a sharp contrast to the down years when more investors wanted to exit Oakland due to management headaches associated with rent control and Measure EE. The question as to whether the East Bay market is approaching the peak of the cycle or whether it still has steam behind it is a topic on everyone’s mind. The data over the past year shows that the East Bay continue to break records on sales volume and average price. I 8 RENTAL HOUSING
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Political Updates On the political front, Alameda extended the moratorium on rent increases while the council continues to mull options for language on a proposed rent ordinance. Oakland also took a bold stand in increasing development fees for multifamily development. Starting in December of 2016, fees will increase to $5,700 per unit, increasing to $10,700 per unit in December 2017, and topping out at $20,700 per unit in December 2018. As the old saying goes, “If you want more of something, don’t tax it. If you want less, tax it.” Given the current housing crisis, Oakland did not get the message.
Financing Employment In the financial world, the Fed’s action San Francisco recently posted negative late last year sent a message that the numbers for employed residents living days of easy credit and zero interest rates in the city for the second month in a would gradually phase out. Unforturow ending 2015, according SocketSite. nately, events in overseas stock markets It was the first December without a gain and plunging oil prices sent yields on since 2009, versus an average increase the 10-year bond below 1.9% for the of close to 3,000 employed residents first time in nearly a year. With the flight each December over the last six years. of investors towards safer assets like The unemployment rate still hovers at U.S. treasuries, it bodes well for the real 3.3% in San Francisco, consistent with estate market, as rates for residential the second lowest unemployment rate and commercial debt have reached their since December 2000. This equates to lowest point in nearly a year. Accordnearly 69,000 more people living in San ing to Nils Ratnathicam of The Rincon Francisco with paychecks than there Group, “Interest rates seemed to finally were at the height of the Dot-com peak. start rising in late 2015, but stock market Locally, the East Bay posted positive volatility in early 2016 squashed any employment growth of 1,000 new jobs momentum. Five year fixed multifamin December, to a total of 1.31 million, ily rates crept up to and above 4% by with employment in Alameda County year end, but they are back in the 3.50% accounting for 80% of the gain. The range again.” county’s unemployment rate now stands at 4.3% versus 5.0% in December 2 – 4 Units 2014. This is consistent “Strong and steady” with a report from Col“The question as best describe the Oaklier’s on the Oakland to whether we are land market. For three office market, as vacancy approaching the consecutive quarters, decreased to 3.6% in peak of the cycle or Oakland has posted Q4 2015, down from whether this market more than 100 trans9.0% in Q4 2014. These still has a lot of actions per quarter, comemployment and vacancy steam behind it is a ing in at 157 and 127 figures on both sides topic on everyone’s in the previous quarof the Bay show why minds.” ters. The city has also
MAISEL PROPERTY MANAGEMENT, Inc. achieved an average transaction price above $600,000 for three straight quarters. It’s remarkable to see both fewer transactions and lower average prices across the board for all of 2014, and then a big jump in 2015. Historically, when activity would taper off for three or more consecutive quarters, it normally signaled a sharper correction in the marketplace on the horizon. In Alameda, another record was set as average prices surpassed $1,000,000 for the first time ever. At $1,170,000, it probably represents the largest quarterto-quarter increase the Alameda has ever seen, as prices averaged approximately $840,000 in the previous quarter. This is remarkable, as Alameda continues to move forward with rent control legislation. Berkeley followed Oakland’s recordsetting numbers by posting three consecutive quarters above $1,000,000 with 25 deals selling for average price of $1,045,000. Furthermore, Berkeley posted three consecutive quarters with 24 or more transactions in each. In contrast to Alameda’s eight transactions for record pricing, 25 sales in Berkeley at record pricing is even more impressive given the above average sample size. It minimizes the “anomaly” effect in which a couple large, historic, unique properties skew the sample size by selling at unusually high prices. 5+ Units Oakland shattered records across the board in every category with the exception of average deal size. In this area, it fell short by less than $2,000, compared to Q4 2014. With $108,159,000 in volume, a $2,430,000 average deal size, $233 per square foot, and $188,000 per unit, Oakland has taken position as one of the most sought after investment markets in the Bay Area. Compared to the recession, when REO’s flooded the markets and more owners wanted to exit whole than take a loss on their investment, savvy investors who saw Oakland’s value in the downtown area have been rewarded hand over foot. With some well located assets trading above $300,000 per unit, 16+ GRM and low 3% Cap Rates, it’s hard to justify such thin mar-
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transactions (2-4 units)
average sales price (2-4 units)
Source: NAI Northern California
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total volume (5+ units)
price per sq. foot (5+ units)
price per unit (5+ units)
Source: NAI Northern California 10 RENTAL HOUSING
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gins unless buyers expect to reap high rent per square foot on turnover. In Alameda, activity was very calm at year end. Three deals traded for a total of $9,900,000, yet an average of $308 per square foot and $226,000 per unit. It represents the first time Alameda has exceeded $300 per square foot in NAI’s Northern California’s data. While this is the slowest quarter in terms of value over the last four quarters, it’s triple that of Q4 2014, and higher than most quarters in 2013 and 2014. Perhaps more owners are seeking to exit before the ink is dry on rent control legislation. Berkeley posted an exceptionally solid quarter with $21,600,000 in volume for an average price of $2,400.000. At $333 per square foot and $224,000 per unit, it approached and hit record setting levels in the former and the latter. In more closely examining the sales, at least four of the properties had sold in the previous 36 months and were resold at a healthy profit during the quarter. Hot Market or Bubble? In summary, evidence on the job and real estate markets point either to a very hot local economy or a bubble. While I sense San Francisco is experiencing “growing pains,” more than plateauing, due to lack of commercial and residential properties to accommodate it’s workforce, the East Bay offers enough viable alternatives to lure companies and residents. Given the shaky ground in overseas markets, some investors may sit on the sidelines. I remain optimistic on the East Bay and sense there will be another strong year due to rising rents, low interest rates and lack of new housing supply coming to market. Whether the East Bay will have as many cranes in its skyline and construction sites for new commercial and residential projects as San Francisco remains to be seen. Until then, the market will stay favorable to sellers. RH Grant Chappell is the Senior Vice President of NAI Northern California. After graduating from California Polytechnic State University in San Luis Obispo in 2003 with a degree in Business Administration and a minor in Spanish, Grant has worked exclusively in Real Estate. He can be reached at grant@nainorcal.com or 510-3364721.
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FEATURE COLUMN
oakland recycles
Safer & Greener
Take advantage of Oakland’s expanded trash services for multifamily. BY PAUL T. ROSYNSKY, WASTE MANAGEMENT
A
year before the state makes it mandatory for all large generators of compostables, Oakland and several other cities in Alameda County began asking apartment dwellers to separate compostable material from trash. State and county leaders instituted mandatory rules in an effort to reduce the amount of waste flowing to landfills with the understanding that typically more than a quarter of the waste taken to landfills is compostable, according to a 2015 study by StopWaste, a public agency responsible for reducing the waste stream in Alameda County. In fact, compostable food waste and foodsoiled paper are the largest single items in Alameda County’s waste stream. The importance of keeping these materials out of our landfill and recovering them for composting cannot be overstated. It saves energy, reduces greenhouse gases and helps the local economy by providing jobs. Oakland Recycles understands the challenges involved in encouraging and equipping residents to recycle, and developed a program to help property owners inform residents and make recycling convenient. Research shows there are a number of challenges to recycling properly, and Oakland Recycles can help with strategies to combat factors such as high resident turnover, convenience, large bulky item disposal, and cost. High Turnover Multi-family properties typically have higher turnover than single family homes. Apartment dwellers tend to 12 RENTAL HOUSING
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can be a chore if residents must walk from the 6th floor to the garage. That task becomes more complicated if there is a trash chute that requires residents to take an extra trip to a more distant location to deposit recyclable and compostable materials. One way to ease the challenge of transporting kitchen scraps to a central collection location is to provide residents with the kitchen food scraps pail available through Waste Management of Alameda County (WMAC). The pail has proved popular and is available free of charge. WMAC has already distributed more than 15,000 pails to Oakland residents since July 1, 2015. Order kitchen food scraps pails at http://www.ebrha.com/free-materials/. Oakland Recycles also has tips on how to keep the pails clean. Visit https://youtu. be/CE3lElLrULw to watch a video that describes how to create a newspaper lining for kitchen food scraps pails. Refer to the EBRHA blog at http://www.ebrha. com/blog/eliminating-the-yuck-factor-incomposting/ for tips on how to eliminate the yuck factor from composting. Share both with residents living at your property.
move more frequently and must learn new procedures at each new location. Part of that education includes learning where collection carts and/or bins are located, what day collection occurs, and when the property manager schedules bulky pickups. To help residents fully participate in the recycling services, Oakland Recycles offers informational brochures in several languages. Brochures help inform residents about what materials can be recycled or composted. Property owners can order a variety of signs to help residents properly sort materials. Signs can help you direct residents to the proper location where carts and/or bins are located. Order these items from Bulky Items the EBRHA website: http://www.ebrha. Have you ever seen a pile of old furniture com/free-materials. just sitting in front of your building? Alameda County Waste ManageHave you found an old mattress set piled ment Authority (ACWMA) requires up next to your trash container? Do you that property managers and owners or your residents need help getting rid of distribute recycling and composting old appliances and other large items from information annually, and Oakland your building? Is the old couch not in Recycles recommends distributing reusable condition? If you answered yes participation tools to residents when to any of these questions, then the new they move in. When residents give multi-family bulky collection program is notice of an impending departure, it is your solution. a good time to offer the “Oakland Recycles In an effort to assist bulky item collection understands the multi-family property service and direct them challenges involved owners and their resito OaklandRecycles.com in encouraging dents with their bulky or recyclewhere.org for and equipping item disposal needs and information about where to reduce illegal dumpto properly reuse, recycle, residents to recycle, and developed a ing, Oakland Recycles or properly dispose of program to help offers multi-family almost anything. property owners properties bulky item collection at their site Distance/Convenience educate residents and make recycling at no additional charge. Taking out the trash, convenient.” Each property is eligible recycling, and compost
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for bulky item collection of up to 1.5 cubic yards of bagged, boxed or bundled trash per apartment or condo unit per year. In addition, each unit in the building can have annual collection of one large appliance, two televisions or computer monitors, two tires, two mattresses or box springs, and two carpets. Residents can also add an unlimited amount of small consumer electronics and other recyclables to their scheduled pickup. For full program info go to www.oaklandrecycles.com. Consult www.recyclewhere. org for local reuse options for materials that could have a second life, especially clothing, working appliances and furniture. The monthly bill from your bulky collection service provider WMAC, includes a line that shows the balance of cubic yards remaining to help you manage your annual allocation. Your January invoice reflects the total volume available to your building in 2016. For instance, a building with 15 units will begin 2016 with 22.5 cubic yards of available bulky collection. You may choose to spread the collection schedule out by scheduling small collection events for one or more units at a time or use the entire allotment for a building-wide event. The choice is yours. The Home Owner’s Association at the Regillus Building case study (right) provides insight into how one building successfully used the bulky collection program.
Since July 2015, 250 multi-family properties have taken advantage of the bulky pickup program, and more participate every day. Property owners and managers vary about how they consolidate items from residents. Some owners hold building-wide events allowing all residents to dispose of bulky items at once while others hold several events throughout the year. Property managers seeking to have a building-wide event are encouraged to schedule a roll-off box at no additional cost. Call WMAC at 510613-8710. A customer service representative can walk you through the specifics of arranging this service. It’s that easy!
Case Study: The Regillus Building THE HOMEOWNER’S ASSOCIATION at The Regillus building near Oakland’s Lake Merritt routinely holds bulky cleaning days where residents help each other rid their condos of large items. It became an annual tradition that helped build lasting relationships and neighborly appreciation. It also used to cost more money. But, with Oakland’s new Zero Waste trash collection contract, The Regillus residents were able to take advantage of new multi-family bulky item and compost collection services at no additional cost. With the new contract came a new pricing structure designed to encourage Oaklanders to better sort their trash, recyclables, and compostables. Residents at The Regillus realized they could minimize their rate increase by learning to sort their compostables and recyclables properly. The group quickly reached out to WMAC and scheduled a technical assistance (TA) visit to identify recycling opportunities. “We reviewed what was ending up in our trash and found that 60 percent of the things were recyclable,” said Mark Hanson, the HOA’s treasurer. “This forced us to do what we should have been doing in the first place, and eliminated what would have been a doubling of our bill.” The TA review found that The Regillus maintenance workers were placing cardboard and other recyclable materials into the trash because the building did not have adequate recycling capacity. TA staff solved that problem by correctly assessing the buildings capacity needs for trash and recycling. Once trash and recycling was improved, TA staff helped implement a food scraps and green waste collection program for compost introducing The Regillus HOA to a host of other benefits and educational materials. Kitchen food scraps pails were distributed to all the residents and signage was posted in elevators and near the collection containers. Next it was time to take advantage of the bulky item collection service delivered PHOTO: KELLY D. CARLISLEby WMAC. “It was nice to have the free bulky pickup included in the service and know that we can schedule it at our convenience,” Hanson said. The HOA plans to hold a building-wide event each year and will order a free roll-off bin for the event. The HOA also plans to conduct a yearly review of its trash, recycling and compost capacity needs and routinely remind residents to separate their discards properly using the tools available from Oakland Recycles. RH Note: Case study provided by Waste Management
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OAKTown Gala A Celebration of Creativity, inventiveness, and People at The Paramount Theatre March 12, 2016 You will make a difference in the lives of Oakland children and young adults.
Tickets and more information at bit.do/OakTownGala 14 RENTAL HOUSING
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Property owners or Home Owners Associations who do not have a property manager on site may choose to sign a waiver allowing residents to schedule bulky item collection themselves directly with WMAC. Contact WMAC via phone at (510) 613 8710 or email at caloakland@wm.com to request a waiver. Reduce Costs As we all know, cost is a primary concern throughout the city. Helping residents sort their recyclables and compostables from trash helps reduce your collection services bill. More material correctly placed in recycling and compost means less material placed in the trash. When residents recycle and compost right, your property can take advantage of new, lower minimum trash service levels. Now you can subscribe to 20 gallons of trash per unit, down from 32 gallons per unit prior to July 1, 2015. This can result in a significant cost saving for you and your residents. If your building is already recycling and composting successfully, review your service levels to ensure that you are optimizing cost savings. Need help getting your residents up to speed with recycling and compost? Schedule a site visit with a WMAC or California Waste Solutions (CWS) representative today. WMAC representatives will recommend the right amount of trash and compost collection service to meet your needs, and CWS representatives will do the same for recycling. Contact WMAC at (510) 613-8710 for trash and compost collection and contact California Waste Solutions (510) 625-5263 to discuss implementing or expanding your recycling program. Remember, you can always visit www. OaklandRecycles.com to find answers to many of your questions. Oakland Recycles understands change is difficult and will continue to help property owners develop strategies to help residents recycle right and recycle more - to properly sort their recyclables and compost from the trash. Let’s work together to make Oakland a safer and greener place! 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.
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 19 for details.
FEATURE
Keeping the Why water diversion should be at the top of your property’s maintenance list. BY SUSAN SPOTT
16 PHOTO: RENTALISAAC HOUSING 2016CREATIVE | MARCH | ebrha.com BOWEN / FLICKR COMMONS
e Water Out W
hen considering the maintenance requirements for your property, water diversion should be at the top of your list. Water is a primary reason for building deterioration and habitability issues, so its control and diversion is essential. The following are all possible when water is not controlled: re-occurring instances of microbial growth, decay and damage to wood structural members, foundation settlement and building leaks that can damage the building as well as personal belongings within the building. When considering how best to “waterproof” the building, start at the roof. The reason the word “waterproof” is in quotations is this: we can never really waterproof a builidng, but we can add measures to shed water away from the building. This is the objective. So, let’s look at the roof and start there.
Roofing
Roofing methods are diverse, but the idea is the same: to provide a “cap” to the structure that directs all water in a controlled fashion. The building’s roofing system needs to be maintained. This will typically involve a professional inspecting the system on an annual basis and taking care of issues as they arise. This professional can be a roofer you trust or a competent building inspector. Here are examples of some problems that occur over time: 1. Fasteners often loosen given the variation in temperature and moisture. They should be tightened and then caulked. Typically, all fastening heads are covered during the installation of roofing, but at some areas (for example at the
ridge and hip intersection) they are often left exposed. Caulking is the best way to maintain a watertight seal at these fastener locations. 2. Flashings deteriorate. Flashings are installed around penetrations (such as plumbing and ventilation openings) and should be inspected and maintained. The flashings can be replaced without having to completely remove the roof and they are critical in shedding water away from the necessary penetrations. Keeping flashings painted is another good way to maintain them. 3. Gutters and downspouts clog or otherwise become ineffective. The gutters and downspouts should be cleaned on an annual basis and checked for proper flow. Of course it is important that all downspouts be directed away from the building so water does not collect against the foundation. In the Bay Area, soil conditions contain quite a bit of clay, and clay is very reactive with water. It will expand and contract, so it’s best to keep the water near the foundation of the building at a minimum.
The Exterior Wrap
Once assured that the roof is in serviceable condition, the next important system is the “skin” of the building. There are a multitude of ways to wrap a building, from stucco, to siding (wood or composite) and more. There are multiple methods of applying a stucco finish, from a standard three-coat system to an EIFS system— both with unique installation and maintenance requirements. It is best to work with someone who can evaluate the existing conditions, being mindebrha.com
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protected. Nothing quite does it like a good coat of paint.
“Planning for wet weather is the best way to avoid calls from tenants or calls to contractors due to water intrusion issues. A qualified building inspector should be able to assist in evaluating existing conditions and provide the guidance needed for preparation.” ful of the unique requirements and needs that the system has. Openings for windows, doors, vents and other penetrations need to be carefully maintained. And while a yearly inspection of the building skin may be a bit overkill, I would recommend a yearly look at these components. The walls that orient south will receive the harshest weather conditions, so careful attention should be given there. The best time to avoid leaks at windows is when the building is constructed. Openings need to be flashed properly. This is a practice that is often misunderstood or neglected in the building process. The flashing process involves a proper integration of the building paper (which is under the stucco or siding) and the fins of the window. When windows are replaced and the actual openings modified, it is sometimes challenging to integrate the new flashing system with the existing paper. The paper degrades over time and becomes friable. So, when undertaking a project that includes modifying the openings, it is always best in this case to use a qualified contractor who is familiar with handling existing conditions. But, most owners are dealing with buildings that can be up to 100 years old and have existing windows. So, owners have to consider other alternatives to maintaining the “skin” of the building. This is where the importance of caulking comes into play. Caulk is a material that is very pliable and easily applied to joints. Multiple companies manufacture this material with a variety of chemical compositions. When selecting the caulk to use, consider if it is to be painted and what it will have contact with. This will help determine the best material to use. Caulked joints need to be carefully maintained. When refreshing caulked joints, always be sure to thoroughly clean and remove all loose and deteriorated material prior to applying new caulk. Compressed air is very effective in clearing out loose debris. If you have installed new windows, be sure to hang onto the warranty information. Although typically not transferable in ownership, these warranties are often good for the life of the window. So if issues arise from the window itself leaking, then be sure to exercise that warranty. The importance of maintaining painted surfaces cannot be overrated, particularly for wood members. Rafter tails (where the wood rafter members protrude from the wrap of the building), fascia boards, and window trim need to be maintained and 18 RENTAL HOUSING
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The Foundation
We have talked about maintaining the roof and its drainage system. We’ve talked about maintaining the “skin” of the building, but there is a final and very important consideration. Is the surface runoff from adjacent grades, as well as underground aquifers, an aspect that can introduce undesired water intrusion? This is primarily a visual exercise, but when it comes to aquifers, a geotechnical engineer’s perspective can be enlightening. What is an aquifer? The dictionary defines it as “a body of permeable rock that contains or transmits water,” but I consider it to be an underground current of water. In the Bay Area with its hilly terrain, such aquifers are common. So logically, when designing the building, a foundation drain can be incorporated. In all instances, the ground around the building should slope away from the building. Depending on the topography of the building lot, this can be an easy thing to do, or can demand an engineered solution. If there is concrete paving around the building, this should have a slight slope away from the building. The edges adjacent to the building should be sealed with an appropriate caulk. Any compromise to the concrete surface over time should be treated as well. When concrete is continually or frequently exposed to wet conditions, its starts a process of leeching the salts out of the mix. The result is referred to as efflorescence and can be recognized by a white powdery appearance to the concrete surface. This can, over time, reduce the integrity of the concrete and lead to its spalling and weakening. If such is observed, then one can reasonably conclude that water exposure is problematic and should be addressed. The best crawlspace of a building is one that is dry and well ventilated. Ventilation is critical for the integrity of the wood framing and other building components.
Engineered Solutions
If the building is located on a hillside (where aquifers are likely) or in an area with a high water table, then water intrusion issues should be anticipated and planned for. There are a variety of ways to handle unwanted water around the building, one of which will be covered here. A foundation drain (sometime called a “French drain” system) is quite frequently used and can be installed at any time. It involves a trench dug around the perimeter of the building (or at least the upslope side) that is as deep as the buildings footing. The depth of the trench is important. The trench is then lined with a geotextile fabric that allows for water passage but prevents the buildup of soil. A layer of drain rock is added with a perforated pipe installed. The perforations should be at the 5 and 7 o’clock orientation and the pipe should gradually slope to the termination point. The pipe is covered with more drain rock
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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UPCOMING WORKSHOPS Section 8 Overview D ATE & TIME SPEAKER PRICE TOPICS
WEDNESDAY, MARCH 2; 2:00 P.M. - 3:30 P.M.
Teela Carpenter, Oakland Housing Authority Members: $39; Non-members: $69 Opt-out Process, Measure EE Applicability, Lease Termination, Rent Increases, Assistance Payment Contract, Resolving Tenant Issues
When & How to Use Notices D ATE & TIME M ODERATOR PRICE TOPICS
THURSDAY, MARCH 3; 2:00 P.M. - 3:30 P.M.
Brent Kernan, Law Office of Brent Kernan Members: $39; Non-members: $69 Notice of Belief of Abandonment, 30 & 60 Day Notices, Non-payment of Rent, Breach of Lease, Subletting Notices, How to Properly Serve Notices, and more.
Habitability Issues, Illegal Units & Code Compliance D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, MARCH 10; 2:00 P.M. - 3:30 P.M.
Jason Mauck, Ericksen Arbuthnot Members: $39; Non-members: $69 Ensuring Your Units are Free from Habitability Issues, Bringing Units Up to Code, Tenant Relocation, Cost and Liability, How to Properly Serve Notices, and more
Landlord 101 D ATE & TIME M ODERATOR PRICE TOPICS
TUESDAY, MARCH 22; 2:00 P.M. - 3:30 P.M.
Jill Broadhurst, CCRM, EBRHA Members: Free; Non-members: $69 EBRHA Member Benefits, New Rental Housing Laws, Tenant Screening, the Application Process, Fair Housing, Measure EE and Rent Control
How to Serve a Sheriff’s Eviction or Unlawful Detainer Action D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, MARCH 29; 6:00 P.M. - 7:30 P.M.
Daniel Bornstein, Law Offices of Bornstein & Bornstein Members: $39; Non-members: $69 This workshop addresses the process and steps on how to serve a Sheriff’s Eviction or Unlawful Detainer Action
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
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to grade. Ideally, in addition to the fabric lining the trench, it’s good practice to wrap the pipe in fabric as well. This assures that the perforations and pipe stay clear and un-obstructed.
Termination Points
The challenge to this type of system is determining the termination point. If the slope of the lot affords it, it is best to carry the water from the downspouts and from any foundation drainage system to the public right of way. It’s unlawful to deposit the water over a side walk or onto a neighboring property, so typically, under-sidewalk drains are utilized. Or if the lot is large enough, then water can be deposited elsewhere where it won’t affect the building. Finally, if it’s feasible, try to capture this water for irrigation use later. Often, and particularly if the overall grade of the lot doesn’t provide for an easy transition to the sidewalk drain, sump pumps are used to aide this process. They are typically float activated; that is, when the water level in the designated container gets to a certain level, the pump automatically activates and carries the water to a desired location. This can be the public right of way, to a container or to some other location on the property. The pump can be cord connected (not hard-wired) and if so, I recommend using a dedicated circuit with a standard outlet. Even in basement or exterior conditions where GFCI (Ground Fault Circuit Interrupters) are required, a standard outlet is permitted for a designated circuit. Using a standard outlet assures the uninterrupted performance of the pump. Such pumps are relatively inexpensive so it’s a good idea to have a back-up on hand. Planning for wet weather is the best way to avoid calls from tenants or calls to contractors due to water intrusion issues. A qualified building inspector should be able to assist in evaluating existing conditions and provide the guidance needed for preparation. RH The information contained in this article is general in nature. Consult the advice of a professional for any specific problem. Susan Spott is the owner of SpottCheck Consulting and Inspection Services and has more than 26 years of experience in the construction field. She can be reached at 510-816-1452 or susan@spottcheck. com.
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FEATURE
PHOTO: 22 RENTAL JESSJAMESJAKE HOUSINGVINTAGE 2016 | ebrha.com CREATIVE COMMONS | MARCH/ FLICKR
Important Inspections for Your Rental Property Identify key maintenance issues and save money with routine inspections. BY KAYCEE WEGENER
M
aintaining a residential property requires active care and preventive maintenance to ensure the longevity of your home. In the case of rental housing, most owners do not live onsite and rely on tenants and management to maintain the condition of their investment property. Despite one’s best effort to screen applicants in order to find the most qualified tenants, great credit scores and on time rent payments do not always reflect great home maintenance behavior. In fact, a lot of renters find one of the perks of rental housing includes the ability to defer home maintenance responsibilities to property managers and owners. The best way to ensure your rental property is properly maintained and in great condition is to conduct regular inspections. Inspections provide two key benefits to rental property owners: 1) you will identify any maintenance issues that need to be fixed before they become expensive problems; and 2) you can make sure your tenants are following lease terms and taking care of tenant required maintenance. If you self-manage your rental properties you should be prepared to conduct four types of inspections, these include routine inspections and those related to the beginning and end of a lease term. If you use a property management company to manage your rental properties, you should verify that they plan on conducting similar types of inspections which should be outlined in your management agreement. Make sure to keep excellent records of your inspections, including notes with dates and pictures. Inspection reports and paperwork help you keep track of the condition of
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Seasonal Inspection
Seasonal inspections go hand and hand with seasonal maintenance. Each season calls for exterior and interior preventative maintenance at your property, like cleaning gutters every fall or weatherizing water pipes in the winter. Since you will be on the property for seasonal maintenance, it is the perfect time to conduct a routine inspection. Seasonal inspections allow you to ensure lease compliance and asses the property for any needed repairs. An inspection can give you a chance to offer helpful pointers to your tenants about things they could be doing differently to take better care of the unit (remind them that proper care will help them get their security deposit back when they vacate). Inspect the interior and exterior of the property to make sure everything is in great condition. Program reminders in your property management software for seasonal inspections and maintenance.
“Inspections provide two key benefits to rental property owners: 1) you will identify any maintenance issues that need to be fixed before they become expensive problems; and 2) you can make sure your tenants are following lease terms and taking care of tenant required maintenance.” your property, and can also serve as legal documents if anything happens to your rental home. Keep inspection reports and maintenance files stored electronically in your property management software account, which should provide unlimited cloud-based storage options linked directly to a property or a tenant for easy access and reference.
Move-In Inspection
Each lease term should begin with a move-in inspection conducted by you and your tenants. Move-in inspections document the condition of your property at the start of tenancy so you have a dated reference for any damage to the property, beyond normal wear and tear. Every room, wall, floor, window, door, appliance, faucet, light fixture, window treatment, etc. should be reviewed to ensure it is working properly. Any scuffs, dents, thumb tack holes, (really, anything big or small) should be recorded and photographed. Inspection checklists allow you rate the condition of everything at the property and take detailed notes. Both you and your tenants should sign and date the move-in inspection paperwork to indicate mutual agreement about the condition of the property at move-in. You will use your move-in inspection paperwork during move-out to determine if any of the tenant’s deposit will be retained for cleaning or repairs.
Move-Out Inspection
The move-out inspection is your opportunity to determine the overall condition of the property when your tenant moves out. As part of your lease agreement, your tenant should understand they are expected to return the property in the same condition as they received it when moving-in. Your move-out inspection should reference your move-in inspection paperwork and notes should be made about how the property compares to its condition at the start of tenancy and what needs to be done in order to return the property to rentready condition, including repairs and cleaning. Any tenant caused damage or cleaning, beyond normal wear and tear, can be deducted from your tenant’s security deposit. Conducting a move-out inspection with your tenant is a great way to avoid tenant disputes over any deductions you made to their security deposit refund. 24 RENTAL HOUSING
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Drive-By Inspection
Simply driving by your property in between seasonal inspections allows you check on the condition of your property without needing to coordinate schedules with your tenants. A drive-by inspection can reveal unauthorized pets, long term guests or other lease violations that a tenant wasn’t able to hide from you since they were unaware of your visit. You do not need to give your tenants notice before conducting a drive by inspections if you do not enter the interior, but remember if you do drive bys too often, you could disrupt your tenant’s right to quiet enjoyment and their privacy. Nosy or intrusive landlords will likely annoy their tenants and hurt their chances of long term tenancy. If you notice any issues that need to be addressed during your drive-by be sure to notify your tenant in writing and offer ways for how they need to fix the problem.
Other Types of Inspections
Beyond the inspections listed above, here are some additional types of inspections rental property owners should be aware of: Pre-Move-out Inspection: In order to streamline turnover, some management companies conduct pre-move-out inspections. Pre-move-out inspections typically happen within the 30 days prior to move-out. A pre-move-out inspection allows management to point out what a tenant needs to do in order to return the property back to move-in condition. This can include cleaning and any repairs a tenant can do to prevent you withholding their security deposit. Pre-move-out inspections are beneficial to management as they provide insight about how much time, money, and types of repairs or cleaning they will need to be prepared for in order to make the rental move-in ready for the next lease. Pre-Management Inspection: If you choose to hire a property management company to manage your rental, you should inspect your property together from top to bottom as part of
WE NEED YOU FOR EBRHA’S LEGISLATIVE DAY ON MARCH 29 & 30 Do you have an interest in representing EBRHA in Sacramento? Spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating policy makers on the intricacies and realities of our industry. Meet other California partner association members and learn what is going on in other parts of the state. Call us now for a special seat at this annual table. Training is required to attend this event, and meals are provided. CONTACT MONICA WONG AT MWONG@EBRHA.COM OR 510-893-9873 TO RSVP OR VISIT WWW.EBRHA.COM/PAC FOR MORE INFORMATION.
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480 9th Street Oakland, CA 94607 Tel: 510-625-0100
177 Post Street, Suite 800 San Francisco, CA 94108 Tel: 415-421-0100
www.friedwilliams.com ebrha.com
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UPCOMING EVENTS
Rent Board Roundtable D ATE & TIME M ODERATOR PRICE TOPICS
MONDAY, MARCH 7; 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
Public Affairs Meeting D ATE & TIME M ODERATOR PRICE TOPICS
WEDNESDAY, MARCH 9; 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, MARCH 16; 10:00 A.M. - 11 A.M.
Jill Broadhurst, CCRM, EBRHA Free to members only An informal roundtable to discuss issues, experiences, and solutions to rental property management issues
Member Meeting D ATE & TIME SATURDAY, MARCH 19; 10:00 A.M. - NOON SPEAKERS • Legal Q&A—Steve Williams, Fried & Williams LLP • News Tax Laws for 2016—Jong Lee, CPA, The Lee Accoutancy Group, Inc. • Housing for Veterans—Norman Thomas, Swords to Plowshares 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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your pre-agreement terms. This should be an extremely thorough inspection so your management firm has proper knowledge of the condition of your property, including the age of appliances and major fixtures, before they start managing it. They should have excellent understanding of city codes and renter rights for what you need to provide tenants as a rental property owner and advise you on how to meet these standards. Your pre-management inspection will give both you and your new property manager an idea of work your property needs in order to have it rent ready. Pre-purchase Inspection: If you’re planning to purchase an investment property always get it inspected (which is generally required when obtaining financing). A property inspections will give you the information that you need to calculate for future expenses like the age of the roof, windows, heating system etc. These major property fixtures all have a life span and if they are nearing the end you will need to budget and plan for replacing those items. Knowing the condition of the home will also give you the information for negotiating the price. If a lot of work is going to be needed in the near future this is a bargaining chip that you need to use when coming up with a price to offer on the home. An inspection may also reveal information that will tell you if you should walk (or run) away from a home. If the property has foundation issues, outdated electrical, or plumbing it may be better to continue your search.
Other Tips to Help Maintain Your Properties
Monitor Important Appliances and property fixtures. Service large appliances regularly to prevent damage from poor operation. Trying to save money on appliances can cost you more in the long run when something eventually breaks or requires emergency maintenance. Important appliances and fixtures to pay attention to include: roof, HVAC system, exterior paint, windows, fridge, dishwasher, oven/stove, water heater, washer/ dryer. Provide a small cleaning kit upon move-in; all purpose cleaner, bleach and sponges are good items to include. Giving your tenant a welcome package at
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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
ebrha.com
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EAST BAY RENTAL HOUSING ASSOCIATION
Contribute to the EBRHA PAC 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 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
COMPANY
ADDRESS - WE CANNOT ACCEPT THE DONATION IF THE ADDRESS IS A PO BOX.
CITY
DAYTIME PHONE
the beginning of a lease is a great way to establish a good relationship with your tenant from the start and including cleaning supplies helps empower your tenant to keep the property clean. A clean house will help your tenants notice maintenance issues faster and can help prevent pest problems. Take maintenance requests seriously and respond to them quickly to prevent costly repairs—fixing a leaky sink is much more affordable than replacing the floor due to water damage. RH
The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Kaycee Wegener is an associate of Rentec Direct, providers of property management software and tenant screening services. As Rentec Direct’s Content Strategist, Kaycee informs and entertains property managers and landlords who seek industry related tips and trends. To learn more about Kaycee or Rentec Direct, visit www. rentecdirect.com
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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
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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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COLUMN
government affairs
of these burdens. The House of Representatives has already passed the bill with NAA’s support. We need to thank them and prod the Senate to take action. This benefits owners who participate in Section 8 now and in the future. Compliance with the ADA is a central part of everyone apartment owner’s regulatory life. As our members strive to create and maintain accessible communities they encounter complex—even conflicting—guidance. There are differing opinions on compliant design and construction standards as well as the role of proven alternative methods of achieving accessibility goals. This results in lots of litigation. A growing trend is litigation initiated purely for financial gain and not to increase accessibility. Our view is that the focus ought to be on curing design Legislative updates from NAA’s Senior Vice or construction defects not generating settlement fees. To that end, we support President of Government Affairs. BY GREG BROWN bipartisan legislation to allow for up to 120 days to cure an alleged ADA violathis particular list and why you should tion before litigation can be initiated. care. According to the National Severe Selecting issues for Lobby Day is Storms Laboratory, flooding causes more complicated. First, you must identify damage and takes more lives than any topics that are of actual concern to the other kind of severe weather-related industry. Second, it’s preferable for the event. Losses average $5 billion per year. issues to come with a specific “ask” or Multifamily structures face significant, request to take action. “You should unique challenges when it comes to support apartment housing” is great but mitigating for flood damage. And, while “You should support apartment housing most multifamily mortgages require flood by sponsoring this legislation” is better. insurance coverage, there is a lack of It gives members of Congress a specific affordable, private coverage in the maraction and allows us to track whether or ketplace. As a result, the NFIP is critical not they agreed to our request. Finally, to managing risk and protecting multispeaking to issues that are moving in family investments. The program expires Congress makes us timely and more in September of 2017 and is in need of likely to be on the radar. n March 8 and 9, NAA will reform to ensure its long-term financial All three of the 2016 Capitol Conhost its annual Capitol Confer- ference issues hit close to home for a viability, increase its effectiveness for ence and bring before Congress significant portion of NAA members. multifamily owners and reduce exposure some of our most important issues. I say For example, many members interact for the taxpayer. some because there are of course many, Though expiration of the NFIP is 18 with the Section 8 program in some many concerns about which we would months off, the Congressional calendar way, either by choice or by local manlove to bend a Representative or Senabetween now and then is not our friend. date. The program, while critical to tor’s ear. To really be effective, however, Being an election year, affordable housing, can we have to hone in on a couple of topwe essentially lose the be extremely burdensome “All of the issues ics. This year those issues are reform of for the 2016 Capitol latter half of 2016 for for owners and reform is the Section 8 program, enabling a rightConference have real any real legislating. something on which the to-cure period for alleged violations impacts on apartLikewise, next year apartment industry has of the Americans with Disabilities Act ment communities a new Congress and been working on for over (ADA) and reform and reauthorization and there is legislaAdministration will be a decade. There is biparof the National Flood Insurance Protion moving now to getting settled which tisan legislation on the gram (NFIP). Here is how we arrived at address them.” also will cost at least table that mitigates some
Capitol Conference Advocacy Hits Critical Apartment Concerns
O
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EARTHQUAKE AND STRUCTURES, INC. the first few months of the year. There is bipartisan, bicameral legislation on the table right now that we need to support to keep the ball rolling on NFIP reform and reauthorization. All of the issues for the 2016 Capitol Conference have real impacts on apartment communities and there is legislation moving now to address them. Even if you cannot come to Washington, D.C. to participate in the Capitol Conference, you can still help our advocacy efforts by meeting with members of the House in their district (they will be on recess during the Capitol Conference so we in D.C. will have staff all to ourselves!). Contact your local affiliate or anyone on the NAA Government Affairs staff for more information. RH Greg Brown is the Senior Vice President of Government Affairs with the National Apartment Association. He can be reached at 703-797-0615 or greg@naahq.org.
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COLUMN
esq. & a
Documenting Violations Is a property owner allowed to take photographs during a unit inspection? BY STEVE WILLIAMS
of the intended entry at least 24 hours in advance (if hand delivered to the tenant) or at least 6 days in advance (if mailed to the tenant). Once inside the rental unit, the owner may take photographs of the affected areas. However, they should be respectful of the tenant’s privacy. For instance, the owner cannot take photos of private areas, such as inside medicine cabinets. And the owner should be cautious about insisting on taking photographs when a tenant objects. —STEVE WILLIAMS
Q
One of my tenants recently passed away in her unit. What is the correct course of action to follow when this happens?
Q
When I did a routine inspection on carbon monoxide and smoke detectors in my tenant’s unit, I noticed a lot of violations of her lease: she had trash all over the apartment, there were large holes in the walls, and there were pet urine stains all over the carpet. Am I allowed to do a follow up inspection to address these issues and take photos? What is and isn’t allowed when entering a unit?
A
Most rental agreements contain a provision requiring the tenant to keep the rental unit in a clean and undamaged condition. Even if there is no such provision or rental agreement, the law imposes tenant obligations that require the tenant to maintain the rental unit in a clean and sanitary condition and to properly dispose of rubbish, garbage, and other waste. Failure to comply with these obligations is a violation of the law and of the terms of the tenancy. Oakland’s Just Cause for Eviction Ordinance permits an owner to evict 32 RENTAL HOUSING
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A month-to-month tenancy terminates upon notice of the tenant’s death. Under the law, the tenancy terminates on the 30th day following the tenant’s last payment of rent before the tenant’s death. For example, if the tenant last paid rent on January 1st and died on January 20th, then the rental agreement ends on January 31st. No 30-day or 60-day notice is required to terminate a tenant for substantially violating a the tenancy – the death automatically material term of the tenancy. It further terminates the tenancy. So in the above permits eviction if the tenant has willexample, the owner would not be entitled fully caused substantial damage to the to any rent beginning February 1st. rental unit. But before giving any evicBefore allowing anyone to enter the tion notice, the owner must first provide rental unit or to claim personal belongthe tenant with an opportunity to corings from the rental unit, the owner rect the violation. Specifically, the law should confirm that the person attemptrequires the owner to give the tenant a ing to do so has the proper authority. written notice to cease that advises the The owner can request identification and tenant that the violating conduct, if not documentation establishing the person’s cured within at least seven days, may authority. Such authority is typically cause the tenant to be evicted. If the tenappointed by the court. ant fails to cure the violating conduct, After learning of the tenant’s death, the then the owner may generally give the owner should not accept any further rent tenant a three day notice, which may payments. Remember that the tenancy result in an eviction. is terminated so no further rent should During this process, the owner may be due or requested. If rent is paid by need access to the rental someone and accepted unit to determine whether “However, the landby the owner, then it the unit has been cleaned lord should be could establish a tenand the damage has been respectful of the ancy directly with that corrected. In general, the tenant’s privacy. For new person. And under owner is allowed to enter instance, the landmost circumstances, that the rental unit for needed lord cannot take is not advisable. If a rent repairs and maintenance. photos of private payment is ever tendered The owner must first give areas, such as inside or offered following the the tenant written notice medicine cabinets.” death of a tenant, the
ebrha.com
PHOTO: SOPHIE ASIA / FLICKR CREATIVE COMMONS
A
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
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LOOKING FOR A MEETING SPACE FOR YOUR BUSINESS GROUP?
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.
owner should consult with an attorney to determine the appropriate course of action. The owner can use the tenant’s security deposit to cover unpaid rent, damages, and any other costs established in the rental agreement. Just like any other security deposit, the owner should provide an itemization list of deductions and provide that along with any remaining funds. The remaining funds should be returned to the estate of the deceased tenant. After someone has died in a rental unit, a owner has disclosure obligations to future tenants. For up to three years, the owner must disclose this fact to prospective tenants. In other words, prospective tenants have the right to know that someone died in the property before deciding whether to rent the unit. The prospective tenant also has the right to know how the person died. So, the tenant must also disclose the manner of death. However, the owner is not required to disclose that the occupant died from, or was ill with, AIDS. In addition to the above disclosure requirements, the owner must truthfully answer any prospective tenant’s inquiries about deaths at the property, even if those deaths occurred more than three years ago. An owner cannot intentionally misrepresent the facts and circumstances regarding a death at the property. —STEVE WILLIAMS RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steve Williams is an attorney with Fried & Williams LLP. He can be reached at 510-625-0100 or swilliams@friedwilliams.com.
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CONTACT 510-893-9873 OR GO TO EBRHA.COM FOR RATES AND SCHEDULING (REQUESTS SUBJECT TO APPROVAL) 34 RENTAL HOUSING
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community calendar EVENTS & CLASSES
march
april
WEDNESDAY, MARCH 2 Section 8 Overview Presented by Teela Carpenter, Oakland Housing Authority Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m. THURSDAY, MARCH 3 When & How to Use Notices Presented by Brent Kernan, Law Office of Brent Kernan Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m. MONDAY, MARCH 7 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. WEDNESDAY, MARCH 9 Public Affairs Meeting Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only 10:00 a.m. - Noon THURSDAY, MARCH 10 Habitability Issues, Illegal Units & Code Compliance Presented by Jason Mauck, Ericksen Arbuthnot Members: $39; Non-members: $69 2:00 p.m. - 3:30 p.m. WEDNESDAY, MARCH 16 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, MARCH 19 EBRHA Membership Meeting (Members only) Topics: • Legal Q&A—Steve Williams, Fried & Williams LLP • News Tax Laws for 2016—Jong Lee, CPA, The Lee Accountancy Group, Inc. • Housing for Veterans—Norman Thomas, Swords to Plowshares 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only.
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. Seating is limited, Registration deadline is April 4 Advanced registration required at www.ebrha.com/events Noon - 1:30 p.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—Speaker TBD • Speaker & Topic TBD 10:00 a.m. - Noon Note: Please enter through back door on Weldon Avenue and ring doorbell for access. Street parking only. SATURDAY, APRIL 21 Save the Date: Economic & Legislative Forum Piedmont Community Hall, 711 Highland Ave, Piedmont 8:00 a.m. - 11:00 a.m. More details to come 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.
TUESDAY, MARCH 22 Landlord 101 Presented by Jill Broadhurst, CCRM, EBRHA Members: Free; Non-members: $69 2:00 p.m. - 3:30 p.m. TUESDAY, MARCH 29 & WEDNESDAY, MARCH 30 Legislative Day in Sacramento Training required; For more info or to volunteer, call Monica Wong at 510-893-9873 All Day Event
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 $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 38 RENTAL HOUSING
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Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com 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 ebrha.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 Federal Savings & Loan Assoc. Anthony Moreno 415-460-2657 www.ffsavings.com First Foundation Bank Michelle Li 510-250-8133 www.ff-inc.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.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
American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Bathfitter Rod Mills 510-969-3905 www.bathfitter.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 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 CONCRETE
Mauri Concrete Construction Co. Marcelo Mauri 510-541-5260 www.mauriconcrete.com
vendor directory 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 Urban Ore Marylou Van 510-841-7283 www.urbanore.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 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
Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com
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 Carlos Barraza 510-872-1554 www.excaliburlaundries.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com
PROPERTY MAINTENANCE
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
Alameda County Healthy Homes Dept. Julie Twichell 510-567-8252 www.aclppp.org LITIGATION SUPPORT SERVICES
SYNCrew John Cranston 415-968-1593 www.syncrew.com Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com
LOCKSMITH EVICTION SERVICES
PROPERTY MANAGEMENT
Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com MARKET RESEARCH
Axiometrics Inc. Amy Wolff Sorter 469-621-9669 asorter@axiometrics.com PAINT
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
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PROPERTY MAINTENANCE SOFTWARE
PROPERTY MAINTENANCE SUPPLIES
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com
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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
ebrha.com
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 Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie 510-444-0876
ERI Property Management Terrence Sims 510-883-7070 www.erirentals.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 OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.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 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 CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com
vendor directory 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 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 St. John and Associates (Berkeley only) Michael St. John 707-937-3711 msjetal@pacbell.net RENTAL SERVICES
Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.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 WASTE & COMPOST COLLECTION
Bay Area Bin Support Nancy Fiame 888-920-BINS www.bayareabinsupport.com Waste Management Company David Tucker 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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ad index
PRODUCTS & SERVICES APPLIANCE PARTS & SALES
Appliance Parts Distributor. . . . . . . . . . . . . 21
Local Knowledge, Local Advocacy, Local Support When You Need It
ATTORNEYS
Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 29 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 27 The Shepherd Law Group . . . . . . . . . . . . . . 28 BUILDING MATERIALS/HARDWARE
Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 CARPETING & FLOORING
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.
Bay Area Contract Carpets, Inc.. . . . . . . . . 33 CONSTRUCTION
West Coast Premier Construction. . . . . . . 35 ENGINEERS
Adobe Soil & Structures. . . . . . . . . . . . . . . . 27 Earthquake and Structures, Inc.. . . . . . . . . 31 West Coast Premier Construction. . . . . . . 35
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. 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
INSURANCE COMPANIES
Berkeley Insurance & Financial Services. . 29 Jain Williams—State Farm. . . . . . . . . . . . . . 35 KITCHENS AND BATHROOMS
Sincere Home Decor. . . . . . . . . . . . . . . . . . . . 3 LAUNDRY
Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35 LENDERS
JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 7 PLUMBING
Albert Nahman Plumbing . . . . . . . . . . . . . . 33 PROPERTY MANAGEMENT
Maisel Property Management. . . . . . . . . . . . 9 PROPERTY MANAGEMENT & SALES
Bay Property Group . . . . . . . . . . . . . . . . . . . 29 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 29 RECYCLING
Oakland Recycles . . . . . . . . . . . . . . . . . . . . . . 5 RENT BOARD CONSULTANTS
Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 33 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27 WATERPROOFING
Applied Waterproofing Systems . . . . . . . . 35 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
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ebrha.com
SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 42 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.
925-344-5755 877-264-6964
(Call Now For a Free Estimate)
SAVE THE DATE
Presented by the East Bay Rental Housing Association
You’re Invited
Economic & Legislative Forum Thursday, April 21, 2016 8:00 a.m. - 11:00 a.m. Piedmont Community Hall 711 Highland Avenue, Piedmont Register now at ebrha.com/forum
n Networking n Economic Forecast n Legislative Outlook n Local Policy Updates n Breakfast Provided n Free On-site Parking
To sponsor, contact Tina Bocheff at 510-318-8303 or tbocheff@ebrha.com