Rental Housing - November 2016

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | NOVEMBER 2016

The

HEALTH & SAFETY ISSUE PLUS: LEAD POISONING RISKS AND KEEPING YOUR RENTERS SAFE A CLOSER LOOK AT WHY MOLD GROWS AND HOW TO PREVENT IT

Contents

East Bay Rental Housing Association

NOVEMBER 2016

Volume XIII, Number 11 | November 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

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22

Preparation, Prevention & Safety

Smart Locks a Smart Move for Your Rental Property

BY JOHN TEMOYAN

BY DOUG BRIEN

Monica Wong | mwong@ebrha.com MARKETING & EVENTS COORDINATOR

Angelisa Ross | aross@ebrha.com MEMBERSHIP & ADMINISTRATIVE ASSISTANT

Angelique Johnson | reception@ebrha.com EBRHA OFFICERS PRESIDENT Wayne C. Rowland VICE PRESIDENT Luke Blacklidge VICE PRESIDENT Jack Schwartz TREASURER Abbe Sultan SECRETARY Fred Morse EBRHA DIRECTORS

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

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PUBLISHED BY

East Bay Rental Housing Association PUBLISHER

Be Lead Safe

Wayne C. Rowland

BY LARRY BROOKS

MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

Tina Bocheff | 510.318.8303

Features & Columns 6

NEWS

Important Oakland Rent Ordinance Changes Effective February 1, 2017

14 ESQ&A Roommate Dilemma

BY VARIOUS AUTHORS

10 EVENT PHOTOS EBRHA’S 10th Annual Trade Expo & Symposium 16 ZERO WASTE Improve Your Moves

BY JENNIFER ROBERTS

32

GOVERNMENT AFFAIRS

White House Toolkit Points to Affordability Crisis Barriers

36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP INFORMATION 42 A D INDEX

BY GREG BROWN

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Events & Directory

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Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610.

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 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 © 2016 by EBRHA. All rights reserved.

THIS NOVEMBER

VOTE NO ON THESE MEASURES! OAKLAND — VOTE NO ON JJ AND KK • Measure JJ requires pre-petitioning and city approval of all rent increases above CPI, and will add Just Cause for eviction requirements on units built before 1995. The measure will also give more power to the Oakland Rent Board.

• Measure KK is an infrastructure bond that, if approved, would last 30 years. Property owners would be assessed up to $70 for every $100k of property assessed value, including residential, commercial and multifamily. This addition to your tax bill comes on top of huge increases to garbage and RAP fees.

JJ NEEDS OVER 50% + 1 TO PASS, KK NEEDS OVER 2/3 VOTE

RICHMOND — VOTE NO ON L • Measure L establishes rent control, a rent board and Just Cause for eviction requirements in the City of Richmond.

NEEDS OVER 50% + 1 TO PASS

ALAMEDA — VOTE NO ON BOTH L1 AND M1 • Measure L1 is the city-council-created measure that limits increases to once a year, requires mediation on increases above 5%, and establishes Just Cause for eviction requirements and relocation fees.

• Measure M1 is created by tenants, and limits increases to 65% of the CPI, sets an elected rent board with separate city authority, establishes Just Cause for eviction requirements and relocation fees.

NEED OVER 50% + 1 TO PASS (IF NEITHER GETS THIS, THEY BOTH FAIL!)

Say NO to these ballot measures in November!

Go to www.oaklandzone.org to learn more.

contributors

TRASH & RECYCLING RATES GOING UP AGAIN!

LARRY BROOKS Larry Brooks is the Deputy Director of Alameda County Healthy Homes Department, an education and research organization that provides innovative, multi-disciplinary programs, consultations, case management, technical assistance, and services to promote health and safety in the home. He is a member the National Center for Healthy Housing Policy Steering Committee and also participates in the California Healthy Housing Coalition.

DOUG BRIEN Doug Brien is a former NFL placekicker turned real estate entrepreneur and public REIT CEO. After playing in the NFL for twelve years he co-founded Waypoint Homes, which ultimately became the second largest public single family REIT (Starwood Waypoint Homes) that owned and managed over 17,000 single family homes nationwide. Today, Doug is the Co-CEO and Co-Founder of Mynd (www.Mynd.co), which is focused on making property management more trustworthy, profitable and simple.

JENNIFER ROBERTS Jennifer Roberts is the author of Good Green Homes and other books about green building design. She has written good green articles for publications including Dwell, the Financial Times, Body + Soul, and This Old House. She lives in San Francisco and the Sacramento Valley, and likes to milk goats and ride motorcycles, although not at the same time.

JOHN TEMOYAN John Temoyan is the Director of Training for HARBRO Inc. He has more than 25 years of disaster response experience, first as a property insurance claims adjuster/manager and currently as an emergency service, restoration and reconstruction provider. John is a licensed general contractor and is IICRC certified in water damage, fire and smoke remediation and mold/microbials. Additionally, John is OSHA/ EPA trained on asbestos abatement and hazardous materials response and has been trained by the Disaster Recovery Institute on disaster preparedness and business continuity planning and is a BOMI instructor and OSHA Outreach instructor.

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A year after hitting owners with trash and recycling fee increases of as much as 500%, the City of Oakland has agreed to ANOTHER hike that will PUNISH property owners even more!

For 1-4 Unit Buildings • Curbside and backyard compost collection — increasing more than 7% • Curbside recycling collection — new separate fee of $12.56 per cart • 2-4 units: Per-unit surcharge — increasing 19% • Single-family home curbside and backyard trash collection — increasing 8-10% • Contamination fees — $25-$50 per incident For 5+ Unit Buildings • Trash and compost rates — increasing more than 7% • Curbside recycling rates — increasing nearly 20% • Push/pull fees — increasing 5% • StopWaste Benchmark fee increasing • Contamination fees — $25-$50 per incident The City approved more outrageous increases, proving once again that they don’t care about the rights of property owners! Before signing this unfair deal, city officials said that rate increases under the new contract would not exceed 40%. Instead, more than two-thirds of EBRHA members surveyed saw hikes of 40-100%, and a third saw increases of 101-525%!

In response, EBRHA filed a landmark lawsuit in June to expose the increases as an illegal tax. The lawsuit also calls into question the $30 million dollar annual franchise fee that the City collects. In order to win this case, the EBRHA Legal Fund must be well-supported, as it is common for cities to use legal tactics that prolong a case in order to deplete the plaintiff’s resources. We look to all EBRHA members for your support. Please donate to the legal action fund today.

Go to ebrha.com/legal-fund

Relief is here Bay Area Bin Support offers push/pull service to multi-family and commercial properties throughout the East Bay. We arrive at your property in the early morning hours to pull out your trash, recycle or compost bins and securely place them curbside for pick-up. We pride ourselves in returning your bins back to their proper location as soon as possible and tidying up the area clear of debris. Our team offers solutions for clients whose properties are located on hills, have limited curb space or facing other challenges. We offer a flat rate regardless of the distance to the curb. Our team is experienced and knowledgeable in getting the job done right.

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COLUMN

title newshere

Mauris Tincidunt et Nibh Riat Fermentum Lorem ipsum dolor sit amet, onsectetur adipiscing elit morbi fermentum vitae tel. BY GREG BROWN

Important Oakland Rent Ordinance Changes Effective February 1, 2017 OAKLAND CITY COUNCIL has passed changes to the Oakland Rent ordinance affecting capital improvements, owneroccupied building exemptions, rent increase petitions and more. The changes were passed at the September 20 city council meeting. The changes—which go into effect February 1, 2017—are as follows: Capital Improvements.

Capital improvements will no longer be based on 5 years, but rather “useful life.” Additionally, imputed financing costs will be allowed in a schedule, to be determined by the Rent Board. All other capital improvement restrictions remain in place. Owner-occupied Exemptions. The waiting period for exemption from rent control for 2-3 unit owneroccupied buildings has been extended from 1 year to 2 years. Rent Increase Petitions. Renters will have 90/120 days, rather than 60 days, to contest rent increases depending on if a RAP notice has been served or not (renter has 120 days if RAP notice was not served). Rent

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Board Translation Services. Language translation services will be provided by the Rent Board to all persons who request it. EBRHA was against some of these proposed changes, as they are another blow to property owners’ rights in Oakland and will be detrimental to small property owners. EBRHA does not believe the changes are over. Other punitive policies being discussed are owner move-in and code-enforcement relocation costs, as well as a proactive inspection program. To learn more and to download the updated ordinance, go to www.ebrha. com/city-of-oakland.

City of Albany ​Holds off ​ on​Tak​ing​Action on Rent Review Recommendations The City of Albany’s Social and Economic Justice Commission (SEJC) presented its​support​for a Rent Review Board and a possible rent increase moratorium to Albany city council on October 3.​ ​Council ​voted against​ tak​ing​ action, citing m ​ ore research was needed with a possible set of recommendations​at a future meeting. According to an article in the East Bay Times, public comment was dominated by rental property owners, who made up 16 of the 28 speakers at the meeting. Ten speakers were renters or their supporters, and two were members of the SEJC. The SEJC had been discussing options​regarding the feasibility of creating a rent review board to mediate instances of rapid rent increases​. In September, EBRHA’s Executive Director Jill Broadhurst met with a group of Albany property owners ​and provided guidance and suggestions on how best to organize their members and present the real facts. ​ EBRHA opposed the proposals from the SEJC, and recognized the language being discussed as price controls,​not rent review​. EBRHA will inform members of any proposed meetings as they are posted.

In addition, EBRHA members can sign up for notifications on this issue at www. albanyca.org/index.aspx?page=19.

A city like no other deserves a multifamily lender like no other.

Rental Market Cools in Some Bay Area Cities

LO W F E ES | G R EAT RAT ES | S T R E A M L I N ED P RO CESS

A new report by Novato-based Real-

Facts shows that some local rental markets are slowing down. Though Q3 rents for the nine-county Bay Area region are up 1% from a year ago, some cities have seen a dip in rents. Some key findings from the RealFacts report are: The average apartment rent in the nine-county region is now $2,508—up 1.0% from a year ago; Q3 rents were down 0.2% year-over-year in Santa Clara County, where the average apartment rents for $2,619; up 1.5% in San Mateo County ($2,913); up 2.4% in Alameda County ($2,310); and up 4.5% in Contra Costa County ($1,946), where the year-overyear increase was 8.2% in the previous quarter; An average one-bedroom, one-bath apartment now costs $2,197 in Pleasanton, down 1.6% from a year ago, and $2,628 in Mountain View, up 0.3%.

EBRHA note: Of course, these reports often don’t distinguish between rent-controlled and non-rent-controlled rents.

Source: The Mercury News, Richard Scheinin, October 18, 2016, http://www. mercurynews.com/2016/10/18/at-longlast-bay-area-rental-market-cools/

Save the Date for EBRHA’s Annual Holiday Party on Wednesday, December 7 from 5-8 p.m.

EBRHA members are invited to attend our annual holiday celebration on Wednesday, December. The holiday party takes place from 5:00 p.m. - 8:00 p.m. at Eve’s Waterfront in Jack London Square.

Join your fellow EBRHA members, board and staff to celebrate the many accomplishments the Association has achieved in 2016. RSVP now at www.ebrha.com/ holiday. RH

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EVENT PHOTOS

Trade Expo

T

hanks to EBRHA sponsors, exhibitors, speakers, attendees and volunteers, our Trade Expo was a great success! EBRHA’s 10th Annual Trade Expo & Symposium on September 28 drew hundreds of attendees from throughout the East Bay to network with vendors and other professionals, learn about new laws for 2017 and ways to get involved in the housing discussion. In addition, guests enjoyed a fun and tasty Oktoberfest-themed reception, sponsored by Contemporary Information Corporation.

Jill Broadhurst, Wayne Rowland and Ron Kingston presented the workshop, Don’t Lose Your Property Rights To Government Overreach!, which informed attendees about ways they can have their voices heard as rental property owners. With all the recent changes and proposed new laws throughout the Bay Area, this workshop couldn’t have come at a better time. Legal questions were answered in a Q&A panel, featuring Luke Blacklidge, Mimi Johnson-Jacobs, Steve Williams, Lisa Fowler and Daniel Bornstein.

Thanks to all of the knowledgeable speakers for sharing their expertise.

“This was my first Expo and it was nice to get to know the members and other folks,” EBRHA’s new Marketing & Event Coordinator Angelisa Ross said. “The workshops were very informative and the prizes and food were great. I highly recommend this event to anyone in the rental housing industry. I can’t wait to see what happens next year!”

And as always, thanks to our generous Expo sponsors and partners. Without them, the Expo would not be possible. RH

PARTNERS

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o & Symposium

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COLUMN

zero waste

Improve Your Moves Free services in Oakland help cut move in/move out waste. BY JENNIFER ROBERTS

E

veryone hates moving. Even if a move to a new home comes about because of a happy life change—marriage, a new baby, a better job, a nicer apartment—moving ranks among life’s top stressors. The hassles of packing and unpacking, disruptions to routines, saying goodbye to old friends, and giving up the familiar for the unknown can put even the most laidback person on edge.

With so much going on during move in/move out, it’s understandable that harried residents sometimes make poor decisions about unwanted items, whether it’s leaving cardboard boxes piled in stairwells, pouring household chemicals down the drain or abandoning worn-out mattresses on sidewalks.

In apartment and condo communities, mismanagement of discarded items has a ripple effect, inconveniencing neighbors, costing owners and managers time and money, and creating eyesores and pollution in the neighborhood.

As a multifamily property owner or 16 RENTAL HOUSING

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manager in Oakland, you can improve your residents’ move in/move out experiences and help keep your property running smoothly by taking advantage of free, convenient services provided

by Oakland Recycles and other local organizations.

ble materials, property managers must provide information to residents describing how to use the building’s recycling, garbage and organics containers.

At a minimum, you must provide this information to residents annually, as well as no later than 14 days after move in and no less than 14 days prior to move out. More frequent communication increases the likelihood that your messages will be heard, remembered and acted on.

It’s a good idea to use multiple methods to reach residents about day-to-day disposal procedures as well as disposal options for bulky or hazardous items. In addition to mailing or emailing notices directly to residents, consider posting signs on bulletin boards and near trash, compost and recycling containers, offering tips in newsletters, providing details and links on your website, and handing out flyers at residents’ meetings and events.

The EBRHA Zero Waste web page (found at www.ebrha.com/zero-waste) provides free materials to help you comply with the resident notification requirements, including a sample letter and multilingual flyers. You should customize these materials with information specific to your property, such as where your property’s trash, compost and recycling containers are located and options for proper disposal of bulky items like mattresses, couches and tires, as well as potentially hazardous items such as paints, pesticides and batteries.

Schedule Curbside Bulky Pickup Spread the Word Since Oakland Recycles launched its new The best way to manage move in/move multifamily bulky pickup service in 2015, out waste is to make sure new and it’s never been easier to properly dispose departing residents understand their of large volumes of trash and old furniresponsibilities and the services availture, appliances and carpets. able to them.

Multifamily buildIn Oakland (as in most “By keeping your ings in Oakland can get jurisdictions in Alameda residents informed a pickup of up to 1.5 County), the Mandatory about bulky and cubic yards of bagged, Recycling Ordinance hazardous item boxed or bundled trash spells out certain requiredisposal options in per apartment or condo ments for multifamily Oakland, you will unit per year at no extra properties with five or help make move charge. In addition, you more units. In addition in and move out can put out one large to providing containcleaner, greener and appliance, two TVs or ers and service sufficient less stressful for monitors, two tires, to handle the building’s everyone. recyclable and composta-

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two mattresses or box springs, and two carpets per unit. You can also put out an unlimited amount of consumer electronics, metal items, bundled cardboard, properly prepared untreated wood and bagged yard trimmings.

The service is easy to use and flexible.

Oakland multifamily property managers can schedule bulky pickup appointments as needed, such as when a departing resident notifies you that they need to get rid of an old mattress set. You can also schedule building-wide bulky pickup appointments for all your residents to participate in. You can even let residents directly schedule their own bulky pickup appointments, which is particularly convenient for properties that don’t have an onsite manager.

Your building’s bulky pickup allotment is tracked on your monthly bill, so it’s easy to see where you stand each month. The cost of bulky pickup service is already included in your trash, compost and recycling collection rates, so it makes good business sense to take advantage of this service throughout the year, every year, rather than letting unwanted bulky items clutter your property.

Publicize Bulky Drop-Off Events Oakland residents may also drop off bulky items for free, four times a year on the first Saturdays in August, November, February and May. The next bulky dropoff event is Saturday, November 5, 2016, from 10 am to 2 pm at the Davis Street Transfer Station, 2615 Davis Street, San Leandro.

Residents are allowed to drop off up to two pieces of furniture, two large appliances, four passenger auto tires, four mattresses, and unlimited electronics. No trash is accepted at the drop-off events.

Be sure to let your residents know about these events. When they use this service, it doesn’t count against your building’s annual bulky pickup allotment.

Be Safe with Hazardous Waste It’s not unusual for departing tenants to find themselves with partially used cans of paint, half empty bottles of bleach and other household chemicals they don’t want to haul to their new home. If disposed of improperly, common household chemicals used for painting, cleaning,

maintenance and gardening can wind up polluting soil, water and air. Be sure your residents and building staff know that these products should never be thrown in the trash or recycling bin, flushed down the toilet or dumped down the drain or storm sewer.

The Alameda County Household Hazardous Waste program offers many convenient ways to properly dispose of these items. Residents can drop off hazardous items for free at a drop-off facility in Oakland as well as three other locations in the County. The drop-off facilities accept most common household chemicals and building maintenance products, including adhesives, paints, cleaning products, yard and garden chemicals, propane canisters, batteries and fluores-

cent tubes and bulbs.

There’s also a service specifically for residential building managers to dispose of the building’s and residents’ hazardous items. There is no charge for this service but to participate you must enroll in advance by contacting StopWaste (see below). Once enrolled, you are allowed to drop off as much as 220 pounds of hazardous items a month.

By keeping your residents informed about bulky and hazardous item disposal options in Oakland, you will help make move in and move out cleaner, greener and less stressful for everyone. RH Jennifer Roberts is a writer and consultant whose passion is helping people make good green choices. She can be reached at jennifer@ jenniferroberts.com

Resources for Managing Move In/Move Out Waste in Your Rental Properties • www.ebrha.com/zero-waste: Recycling and compost collection information and free support materials for managers of multifamily buildings with 5+ units in Oakland. Includes a Property Manager Recycling Services Kit and sample letters and flyers for resident move in/move out notifications.

• OaklandRecycles.com: Everything you need to know about trash, recycling, composting and bulky pickup services for Oakland apartments and condos. Questions? Contact the Oakland Recycles team at 510-625-5263 (recycling) or 510-613-8710 (trash, compost and bulky pickup).

• RecycleWhere.org: Online directory to help Bay Area residents and businesses find reuse and recycling options for just about everything.

• StopWaste.org/hhw or 800-606-6606: Details about household hazardous waste drop-off services for residents and rental property owners in Alameda County.

For more information, go to ebrha.com/zerowaste. RH

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FEATURE

Smart Locks a S Your Rental Pro Attract residents and create efficiency by investing in new technology for your properties. BY DOUG BRIEN

“As many of you are experiencing firsthand, the issue of housing affordability increasingly dominates local news and policymaker debates.”

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Smart Move for operty A

common theme you will see in my column is the passion to help owners of smaller multi-family buildings keep up with the rapidly changing times. New and innovative ways to own, manage, and live in rental property is sweeping the industry – especially in the Bay Area. However, owners of larger buildings and portfolios (100 units +) currently seem to have a leg up when it comes to adopting new technology that attracts better residents and creates operational efficiency.

My goal is to level the playing field and make sure all owners have access to myriad new strategies to produce better returns and avoid being left behind by an industry that is moving at the speed of light.

We live in an era of hyper connectivity where virtually everything is “smart.” There are smartphones, smart TVs, smart cars, and smart homes – all of which are designed to do one thing: make life easier for us. With the ever-growing repertoire of smart products comes smart lock technology. Smart locks give you remote access to your door, which provides a whole new level of control, security, and convenience. And sure, keyless entry can be great, but what are the deeper implications and benefits of having smart locks for your rental property?

Types of Smart Locks

Before jumping into the pros and cons, let’s assess what kinds of smart locks are currently on the market. There are essentially two types – one that works with the deadbolt you already have, or one that completely replaces it. Options like August Smart Lock or Danalock are specifically designed to retrofit existing deadbolts. Installation is pretty straightforward for these models. You simply keep all the deadbolt hardware intact and add a level of connectivity over it. All you need is a screwdriver to put the smart lock in place, then calibrate it to sync with your wireless communication protocol—Bluetooth, Wi-Fi, or Z-Wave.

Then there’s the option to go with a model like the Schlage Sense Smart ebrha.com

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a night mode response that locks the doors at a specific time and also shuts off all the lights and adjusts the thermostat to a comfortable setting.

Smart locks can also help you create an audit trail in case you have issues with a difficult resident. In a scenario where a resident claims you didn’t tend to a certain issue, smart locks can help create a record of when vendors visited your building or specific unit. For those of us that have had to deal with these tough resident issues, having facts to support your position is essential.

Another key benefit with smart locks is the ability to get insight into renters’ habits and behavior. Although providers don’t divulge granular data to property owners, you can still get a glimpse into overall usage and make savvy inquiries. For example, you can see when residents typically come home during the week, so you know the best times to schedule maintenance orders or other events. Over time, these details can allow you to anticipate residents’ needs and provide better service.

As smart technology continues to develop and become more sophisticated, the way we live and operate day to day is in for a seismic shift.

“The perks of smart locks go beyond security or convenience. It’s about having total control over your property from anywhere, anytime.”

Deadbolt or Yale Touchscreen Deadbolt which completely replace your traditional deadbolt locks. Although it may require slightly more time and effort to install, a screwdriver is all you need to set up these models as well. Simply follow the directions provided by the smart lock vendor to remove existing hardware and replace with the new components. Lastly, connect to the appropriate wireless protocol and sync with the smart lock.

There are several variations of smart locks and each comes with its own set of access and control capabilities. Some smart locks are keyless by design, but others aren’t. Some models come with a touchpad while others employ voice authorization.

Take a look at the available options and evaluate what kind of smart lock technology is best suited for your rental property’s environment and conditions.

One of the challenges with some types of smart locks is connectivity. Certain smart locks like those that Rentey or Code Box use don’t need connectivity and are pre-programmed with enough unique codes to last a lifetime. However, some of the other more sophisticated locks that have more functionality do require a wireless internet connection or a cellular connection.

You will have to factor this reality into your decision.

Benefits of Smart Locks

The perks of smart locks go beyond security or convenience. It’s about having total control over your property from anywhere, anytime. Is there a plumbing issue or broken heating system you need to address? Smart locks make it incredibly easy to facilitate repairs with technicians. Residents don’t even need to be home to accommodate fixes, which is a huge time saver. With smart locks, you can even get alerts or texts that show timestamps of entries and exits, providing full visibility of who’s coming and going.

Additionally, you have the ability to give family and friends a set of “digital” keys. Plus, when you have resident turnover, you can re-program smart locks to reset the lock combination which means never having to change locks or make replacement keys again. Imagine not having that large manila envelope or drawer filled with keys to every door and storage locker in your rental properties!

You may even charge a little extra for rent, especially if your property is set up with other smart home ecosystem integrations like doorbell cameras, ability to sync with wearable technology, and thermostat compatibility. For instance, you could configure 20 RENTAL HOUSING

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Is There a Smarter Way for You to Manage Your Properties?

Millennials currently dominate the renters market and often will pay the highest rents. And technology is an integral part of their lifestyle. A decade from now, the generation following millennials will maintain its dominance in the renters market, and they’ll likely be even thirstier for tech. Soon, connectedness will no longer be a luxury. It will become a necessity. As a property owner, what are you doing to stay competitive and in control?

At the company that I used to run (now Colony Starwood Residential Trust NYSE:SFR), a program is being rolled out to install smart locks on all 30,000+ single-family rental homes.

These locks will provide controlled access, monitor thermostats, and avoid the need to manage tens of thousands of keys. Also, if residents want to reap the full benefits of these smart locks, they have to pay an additional fee each month, which will likely create substantial value for the REIT. Owning property is a great way to secure a steady stream of revenue, but it also tends to give rise to an assortment of issues.

From challenging renters to late payments to building-related troubles, there’s usually no shortage of headaches to deal with.

But, investing in the right technologies now can set you up to be more profitable in the long term. RH Doug Brien is a former NFL placekicker turned real estate entrepreneur and public REIT CEO. Today, Doug is the Co-CEO and Co-Founder of Mynd (www.Mynd.co), which is focused on making property management more trustworthy, profitable and simple. He can be reached at doug@mynd.co or 925-984-1180.

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FEATURE

22 RENTAL HOUSING©| BRANDON NOVEMBERPRICE, 2016 |2013, ebrha.com PHOTO: WEATHERED CC BY 2.0

Preparation, Prevention & Safety A closer look at why mold grows and how to prevent it.

BY JOHN TEMOYAN

A

s soon as you enter the apartment for your inspection, the smell hits you: that musty smell as if you forgot to take your clothes out of the washing machine for a week. You enter the kitchen, look in the cabinet under the sink and there you find it: mold.

When it comes to mold, prevention is the key.

Mold isn’t the problem per se, moisture intrusion into your property is the problem and mold is the symptom.

To properly deal with mold or prevent it altogether, we have to first understand it a bit more.

The Internet and the media would love to fill our minds with scary and overblown information, as it usually sounds better than simplicity and science.

ent responses to mold because we are all different. Even non-toxic types of mold can be toxic to others as they are perhaps allergic. To some, certain molds will generate symptoms such as runny noses and watering eyes, while to others, that same mold will generate no symptoms of any kind.

To look at it another way, there are “good” molds and fungi, but they can be just as damaging to your building. Penicillin is made from mold.

Blue cheese is mold. Shitake mushrooms are a fungus. Though these are all “good,” none of these should be growing inside your building. Thankfully, the remediation of most molds remains consistent regardless of what type of mold it is.

The Science Behind Mold

Do you remember the fire triangle? Any fire must have fuel, oxygen and an ignition or heat source to burn. The only way to put out the fire is to remove one of those three items. Mold similarly has a bit of a triangle too.

Mold needs spores (similar to seeds), food and

First off, mold is a fungus. There are more than 200,000 types of fungi and mold is simply one type. There are also more than 100,000 varieties of mold. Though there are molds that are more toxic than others, remember, we all have differ-

The “Mold Triangle”

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“These are all generic guidelines and this is not meant to be an all-inclusive plan to remediate mold in your property. The best course of action is to seek assistance from a qualified professional and solicit additional training and understanding on what amount of mold remediation you would be qualified to tackle on your own.” water for it to grow. If it has those things, it has all it needs to grow and make more mold (though all molds are different and have different specific requirements).

Let’s take a closer look at this triangle, starting with the spores. They are microscopic and are practically everywhere on the planet. There really is no mold free environment. The spores are both inside and outside your building. Since they are microscopic, the only way to detect and count them is by an expert, such as an industrial hygienist. The number of spores inside should be slightly less than what is outside and of the same variety. The reason for this is that the building’s HVAC system filters out some of those spores but every time a door is opened to the outside, more come in. This is completely normal and in balance.

The food part of the triangle can be anything organic, even dust. Other than housekeeping, there is not much to be done in this regard. Since we can’t really control the mold spores from coming in and we are limited as to what can be done about the food source, mold prevention and remediation is all about dealing with moisture intrusion. Any moisture inside a building that doesn’t belong there can and likely will cause mold to grow. This mold triangle is key to understanding how to prevent and how to remediate mold. The only long term way to prevent mold is to not allow the triangle to form.

If the triangle forms due to a leak, high humidity or lack of ventilation, mold begins its life cycle. As a fungus, mold technically has its own scientific kingdom. It’s not a plant. However, since it acts like a plant or weed with its growth cycle, when trying to prevent it or remediate it, it’s sometimes best to think of it like it is a weed or plant.

It starts at the spore stage, germinates and continues all the way to spore release similar to the way dandelions sprout seeds all over your lawn. The spore release is the biggest problem. The additional spores that the mold produces are what cause all the 24 RENTAL HOUSING

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problems. It is the mold making more mold.

The excess spores in the air are also what somebody will react to if they are going to react or get sick.

Containment & Safety

The first things to consider with mold remediation is containment and safety. Use plastic sheeting to create walls to isolate the area involved much as you would before doing remodeling work. If it’s a large mold presence then it will need a large amount of containment. If it is just a small issue then local containment such as plastic taped on top of it would be fine. It’s also best to eliminate the HVAC system from operating in these areas if possible.

Anybody that is going to work in the contained area should have some appropriate personal protective equipment on. At a minimum, an N-95 mask should be worn along with safety glasses. Additional precautions such as a Tyvek suit and gloves are all recommended, but at that stage, it’s likely that the project is larger than what you should be tackling and more suited for a professional.

Remediation

After safety, the first step in remediation is to solve the moisture intrusion problem and get the area dry as soon as possible.

Remember the triangle? We need to break that triangle to stop the continued growth of the mold. There are some safety challenges though. If the mold is visible or if there is a high likelihood of mold present in hidden spaces, such as under a cabinet, then the use of air movers to dry an area can be dangerous as the fans will spread the increased number of mold spores into uncontaminated areas. In these situations, its best to only use dehumidifiers to minimize airflow.

How to remediate mold depends on what the mold is growing on. If in fact it is on a non-porous surface, it can simply be cleaned with soap and water. The mold has not penetrated any pores as there aren’t any. The triangle has been broken and it can be simply be cleaned up. No need for any aggressive chemicals here and in fact they can do more harm than the mold, as often, the chemicals themselves are toxic. If the mold is growing on a porous surface such as drywall or insulation, the recommendation is typically to remove and replace that item.

Usually, this step is performed while the materials are still wet so that doing this step is also drying the building, as much of the wet building materials are being sent to the dumpster. Carefully remove the items in question, and immediately bag them and dispose of them.

The main caveat to replacing porous items is wood framing.

The framing is porous and can have mold growing on it, but if it’s not rotten, there is no need to replace it. You will have to

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UPCOMING EVENTS Oakland Rent Board Roundtable D ATE & TIME M ODERATOR

PRICE

TOPICS

WEDNESDAY, NOVEMBER 2; 10:00 A.M. - 11:00 A.M. Jill Broadhurst, CCRM, EBRHA Free to members only An informal discussion on Oakland rent board hearings

Small Property Owners Roundtable D ATE & TIME M ODERATOR

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TUESDAY, NOVEMBER 8; 10:00 A.M. - 11:00 A.M. Jill Broadhurst, CCRM, EBRHA Free to members only An informal discussion on management issues & solutions

Lunch-n-Learn: Savvy Social Security D ATE & TIME

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Budgeting, Emergency Fund, Insurance, Investing, Tax Planning, Retirement, Estate Planning

Public Affairs Meeting D ATE & TIME M ODERATOR

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TUESDAY, NOVEMBER 15; 10 A.M. - 11:00 A.M. Jill Broadhurst, CCRM, EBRHA Free to members only Prioritize local housing issues and tackle them head on

Membership Meeting D ATE & TIME SATURDAY, NOVEMBER 19; 10:00 A.M. - NOON

PRICE Free to Members Only

TOPICS EBRHA Board of Directors Election — EBRHA Staff

Legal Q&A — Speaker TBD

EBRHA Office Closed

DATES FRIDAY, NOVEMBER 11, THURSDAY, NOVEMBER 24, & FRIDAY, NOVEMBER 25

Unless noted, all events are held at:

3664 Grand Avenue • Suite B Oakland, CA 94610 TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. PRE-REGISTRATION REQUIRED 26 RENTAL HOUSING

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aggressively go after the mold with a suitable chemical and effort, such as a wire brush. At times, you will need to sand the framing, but this can be accomplished.

If faced with this stage, many opt for professional assistance from a remediation company.

Moldy building materials can be thrown away with the regular trash and do not require a hazardous waste landfill.

Lastly, if your building is built before 1980, there is the higher potential of having asbestos present. Ensure that you adequately test for asbestos unless you have documentation otherwise before doing any demolition to your building.

Working With a Qualified Professional

These are all generic guidelines, and not meant to be an all-inclusive plan to remediate mold in your property. The best course of action is to seek assistance from a qualified professional and solicit additional training and understanding on what amount of mold remediation you would be qualified to tackle on your own.

Homework assignment: If you do not have a good, trustworthy relationship with a restoration professional, make this a priority. There are many restoration professionals available, but there are few that are staffed, funded and operated as professionally as you need them to be.

Contact and meet with your emergency service providers before any loss occurs, and they too can assist you with further preparation and prevention. Do not be one fumbling for the phone book when a loss occurs.

One final tip, don’t call it mold, especially in writing! To accurately call it mold, you need to be able to identify it as such from a scientific standpoint.

Instead, call it discoloration or simply a description of what you see. Your defense attorney will thank you. RH The information provided in this article is general in nature. Those that require specific advice should consult an attorney or professional. John Temoyan is the Director of Training at HARBRO Inc. He has more than 25 years of disaster response experience, first as a property insurance claims adjuster/manager and currently as an emergency service, restoration and reconstruction provider. Inquiries can be directed to Sonia Bastidas Fuetsch at 510-887-8500 or sonia. fuetsch@harbro.com.

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FEATURE

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PHOTO: COURTESY OF ALAMEDA COUNTY HEALTHY HOMES DEPARTMENT

Be Lead Safe Do your part to reduce lead poisoning risks and keep your renters safe. BY LARRY BROOKS

T

he drinking water crisis in Flint, Michigan and recently the news about lead contamination at schools and parks here in the Bay Area, has resulted in the Alameda County Healthy Homes Department receiving calls from parents wondering “Is my family’s tap water polluted with lead?” The Healthy Homes’ staff are able to tell them that it is highly unlikely as frequent water testing has indicated very low lead levels in the water. However when questions turn to lead in the home environment the answers are not as easy to explain over the phone. This article will provide the basic information rental property owners should know about lead hazards, how to reduce the risk of lead poisoning, and what help Healthy Homes can provide in that regard.

Why the concern?

Lead hazards have gotten more attention recently but you may still feel that those matters are far from your concern. As a property owner there are real and tangible risks should a tenant, in particular a very young tenant, become lead poisoned in your property. The risk can be tremendous as evidenced by the $1.275 million settlement decision by the Alameda County Superior Court in 2013 or more recently the code enforcement discussions regarding the use of Franchise Tax Board Intercepts and Criminal Prosecutions. Furthermore, society as a whole has a vested interested in preventing lead poisonings. There are life-long health impacts on a lead poisoned child including learning disabilities and special education services. There is a huge price to treat these problems, not only in billions of dollars, but also in human terms.

Rental Property Owner Protections

The Healthy Homes Department seeks to educate property owners (and tenants) about potential lead dangers in a way that maintains a high level of cooperation between property owner and occupants. So the first tip for owners would be to establish routine communication with your tenants. At the very least give the tenant an opportunity to convey information to you.

Once you’ve established that communication line, the tenant should let you know if there is a problem as it pertains to lead hazards. Let’s start with the worst case scenario: you receive word that a child living in your unit was tested by a medical provider and found to have elevated levels of lead in their blood.

As mentioned earlier, the source is not likely to be the water, although nothing is ruled out at this point. With low severity, the course of action that is undertaken typically involves the child’s family and their medical provider. With a higher severity, there could be an environmental investigation of the ebrha.com

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protect workers exposure and maintain your property in a lead-safe condition.

“As a property owner there are real and tangible risks should a tenant, in particular a very young tenant, become lead poisoned in your property. “ housing unit and Healthy Homes Department staff will contact you with the results of any investigation as well as actions and deadlines you will be expected to follow.

Lead Poisoning Source Investigations

One of the most important actions undertaken in a high severity case will be to investigate the unit in search of the source of the child’s lead poisoning. Timely and effective reduction of lead exposure sources are critical and an environmental investigation by a lead inspector is usually conducted within a matter of days, sooner if more urgent.

The most common source of lead poisoning is deteriorated paint in a building built prior to 1978 when lead was banned in most paint. Even when a property has been painted since then, there are usually older coats of paint that still present a danger as newer coats deteriorate or paint is disturbed as part of building repair or maintenance. Lead in the soil surrounding the building or lead in dust inside could also be a source of exposure. The Environmental Investigation will also look for other sources of lead such as cosmetics, food items, or medicines and work with the family to reduce exposure to these sources.

Your Rights and Responsibilities

Property owners of a building built prior to 1978 are advised to take action to prevent potential lead hazards before a child occupant is discovered as lead poisoned. Your first step is to disclose to your tenants the potential for lead hazards in your building. Provide the Environmental Protection Agency (EPA) pamphlet titled “Protect Your Family From Lead in Your Home” and any information you have about lead-based paint or lead hazards at your property to all new tenants before signing a lease and to any current tenants who have not received it.

Keep a copy of signed receipt or documentation of delivery of this pamphlet for your records!

Next maintain the paint in good condition. Lead hazards are a violation of state housing law. If upon a routine inspection of a pre-1978 building, the owner observes signs of deteriorated paint on the interior or exterior then it should be addressed as soon as possible.

Also, if you will be doing repairs, ensure that you are conducting lead-safe practices. Don’t create new lead hazards.

Presume paint on pre-1978 buildings is lead-based unless tested otherwise. If you hire someone or utilize your own maintenance crew, note that under EPA rules, anyone conducting renovation, repair or painting (RRP) work for compensation in a pre-1978 residence, childcare facility or school must be trained, EPA certified, and use lead-safe work practices. Correct any lead hazards, 30 RENTAL HOUSING

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Help Keeping Your Property Leadsafe

Financial assistance is available for lead hazard repair work for eligible housing occupied by low-income families in Alameda County.

Funds are currently available in Alameda, Berkeley, Emeryville and Oakland as well as Ashland (unincorporated San Leandro), Cherryland (unincorporated Hayward) and San Lorenzo and are expected to be available county-wide next year. Properties must have been built before 1978 and participating units must have at least one bedroom. For rental units, properties with children under six living in or regularly visiting a unit or a pregnant resident will receive priority. Owner-occupied units must have a child under the age of six living in or regularly visiting the home or a pregnant resident.

If a property owner is eligible for this assistance he will receive a property lead inspection and risk assessment as well as a healthy homes inspection. Healthy Homes’ inspections help identify any other related housing deficiency that affect occupants’ health and safety and might qualify for supplemental funds. Health education for the young child’s family will be provided so they learn how to prevent lead poisoning. A work plan to reduce lead hazards will be prepared by a state certified professional and assistance with selecting a qualified and trained lead-safe contractor will be provided. There will be project monitoring and clearance testing to ensure that the property is lead-safe. You’ll also get a comprehensive manual to help keep your property lead-safe. In addition EPA RRP training will be made available for the owner’s maintenance crew as well as waived certification fee once your application is approved.

Healthy Homes is an EPA accredited RRP training provider.

Classes are offered at no cost to pre-1978 residential property owners in Alameda, Berkeley, Emeryville and Oakland. Owners’ work crews or property managers can also attend this training at no cost. Upon completion of the course attendees have an option to purchase an EPA lead-safe renovator (RRP) certification but are not required to do so.

For a schedule of classes or for more information on lead hazard control funds you can check out the webpage at www. achhd.org/programs/leadfunding.htm, or contact the Healthy Homes Department at 510-567-8280, or come by the Healthy Homes office at 2000 Embarcadero Cove, Suite 300, in Oakland to pick up an application. The office is open Monday through Friday 8:30 am to 5 pm.

The Healthy Homes Department strives to work with rental property owners on ways to reduce the risk of lead poisonings and we value our work with EBRHA to help keep families safe within their rental units and to work towards a favorable outcome for everyone involved. Together we can create healthy homes for all. RH Larry Brooks, BS, MPA is the Deputy Director of the Alameda County Healthy Homes Department. He can be reached at larry.brooks@acgov.org.

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COLUMN

government affairs

What many advocates seem unwilling to acknowledge is that the seeds for our current crisis were sown long ago in local land development and use policies. As the Housing Development Toolkit notes, when the recovery from the 2008 recession began, many communities were not positioned to take advantage: In a growing number of metropolitan areas, the returning health of the housing market and vibrant job growth haven’t led to resurgent construction industries and expanding housing options for working families, due to state and local rules inhibiting new housing development that have proliferated in recent decades.

There is also of course the added Updates from NAA’s Sr. Vice President complicating factor of stagnant wages.

No- or low-wage growth is hard enough of Government Affairs. BY GREG BROWN in markets where demand is “normal.” It the ability of many housing markets to is downright dangerous in the growing respond to growing demand. list of markets where exorbitant developThe toolkit discusses in specific detail ment costs and red-hot demand accelerate the costs that these barriers impose on rent increases. local households, the economies and The toolkit goes on to describe a even the environment as well as their number of excellent policy options availrole in exacerbating gentrification and able to local governments to streamline income inequality. This is a welcome the development process and increase message from the Administration. apartment housing supply. Nearly all are As many of you are experiencing positioned as incentives to development firsthand, the issue of housing affordand even mandatory inclusionary zonability increasingly dominates local ing is described in both mandatory and news and policymaker debates. Beyond voluntary terms but the toolkit’s recomthe statistics, low- and moderate-income mendation tilts more towards voluntary families struggle to find housing that incentive for IZ like density bonuses or meets their needs at a price they can streamlined approval processes. Rent afford. This is an issue in the usual control is not on the list of policy recomsuspect markets on the coasts, but also mendations. ast month the Obama Adminisin places like Austin, Texas, Nashville, While not on the list of policy recomtration weighed in on one of the Tenn., and Colorado Springs, Colo. mendations, the toolkit does make a case seminal issues impacting local While this current crisis is not of sorts for source-of-income protection communities and one with which our breaking news, the scale and scope for Section 8 voucher holders, characterindustry finds itself struggling again of the problem seem greater than in izing a property owner’s choice not to – housing affordability. What might previous cycles as does the intensity of participate in the Section 8 program as surprise you is that the message from the advocacy efforts by tenant-rights’ “discrimination.” We will continue to the White House was not directed at organizations. Last month a few NAA respectfully disagree with the Administraproperty owners. The Housing Develop- affiliate offices and events tion on this and stand in ment Toolkit (available on the whitewere picketed by protest“As many of you are support of the freedom house.gov website) opens with this: ers and in one case, an experiencing firstof a private owner to Over the past three decades, local Association Executive hand, the issue of take on the responsibilibarriers to housing development have was personally the target housing affordability ties, and burdens, that intensified ...The accumulation of such of an advocacy campaign. increasingly domicome with accepting barriers – including zoning, other land The White House efforts nates local news Section 8 vouchers. use regulations, and lengthy developcould not come at a betand policymaker NAA has been a vocal, ment approval processes – has reduced ter time. debates.” aggressive champion of

White House Toolkit Points to Affordability Crisis Barriers

L

32 RENTAL HOUSING

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ebrha.com

MAISEL PROPERTY MANAGEMENT, Inc. this program for decades, including its voluntary nature.

Also missing from the toolkit is a strategy for fighting NIMBYism (Not in My Back Yard) that pervades in so many jurisdictions. Truth-be-told, many of the hurdles put in the place of apartment development were put there by NIMBYists who would sacrifice anything to prevent more supply of apartments. More and more local governments, with help from private sector employers, non-profit organizations and others, are standing up to these forces. Those efforts must be replicated around the nation if we are ever to make a dent in this affordability challenge.

Nothing in the toolkit is earth-shattering, however, the focus and emphasis it places on local governments and their central role in the affordability crisis are extremely important. Our hope is that local governments listen and future Administrations make the same commitment.

Make sure to mark your calendars for the 2017 NAA Capitol Conference and Lobby Day on March 7 – 8. Our goal is to create another record-breaking event, bringing in more advocates to reach all 535 members of Congress. Registration opens in early November.

Thanks for reading. Talk with you next month. 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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RENTAL HOUSING 33

COLUMN

esq. & a

Roommate Dilemma Are rental property owners obligated to honor all roommate requests from tenants? BY VARIOUS AUTHORS

You can, however, add the new roommate to the rental agreement and have him or her sign it. But it is important to know that doing so may preclude you from increasing the rent in the future if the original tenant moves out and leaves the roommate behind.

In other words, you may be stuck with the roommate as your tenant at the rent controlled rental rate.

Whenever an owner is faced with a proposed sublease/roommate situation, the owner should consult with an attorney to determine the best course of action. —STEVE WILLIAMS

Q

My tenant’s kitchen flooded recently, and my contractor told me that it would take a few weeks to repair. Since the kitchen is unusable, I offered to pay for hotel accommodations and give a rent credit to my tenant, but he refused. My tenant has been cooperative with letting us in the unit for repairs, but I’m afraid he will later file a complaint with the Oakland Rent Board or sue me. What is the best way to handle this situation?

A

Q

One of my tenants in Oakland asked if her significant other can move into her unit. Am I obligated to accept a new tenant? If so, what is the best way to add a new tenant to the lease? Also, can I require them to sign a new lease and raise their rent?

A

The first thing you need to do is review your rental agreement.

Does it contain a provision prohibiting or limiting subleasing? If so, then you can generally refuse a request to move in a roommate. If not, or if the rental agreement is oral, then you typically cannot prevent a tenant from moving in a roommate.

However, even if you have a provision that prohibits or limits subleasing, the analysis doesn’t end there.

Oakland’s Just Cause for Eviction Ordinance permits subleasing under certain circumstances even if the rental 34 RENTAL HOUSING

| NOVEMBER 2016 |

Why are you so worried? Your tenant appears to be cooperating and rejected your offer of kindness. If your tenant doesn’t want a hotel or rent credit, agreement prohibits it. For instance, if you should be happy. the proposed roommate is intended to In general, tenants don’t sue ownreplace a departing roommate (oneers without first making a demand or for-one replacement), then the rental requesting compensation. I would think property owner cannot unreasonable that if your tenant intends to make a deny a tenant’s written request. claim for a breach of the warranty of So in your scenario, if your tenant habitability, or a decrease in housing kicked out a roommate in order to services, you will receive notice before move in her significant other, then you probably cannot prevent it since this formal action is taken. Despite what you is likely authorized by law as a onemay have heard, most tenants are civifor-one replacement. But if no one has lized and decent people. moved out and moving her significant It may be that your tenant is entitled other in would increase the number to compensation of some kind for being of permitted occupants, then you may without a kitchen for a period of time. reasonably say no to the The compensation could “If you are going to request. take the form of a credit allow a tenant to If you are going to against future rent or move in a roommate, an outright payment to allow a tenant to move then you cannot in a roommate, then you the tenant for loss of charge more rent for kitchen use. The exact cannot charge more rent doing so. This would method of compensation for doing so. This would violate Oakland’s violate Oakland’s rent is a matter of negotiarent ordinance.” ordinance. tion.

ebrha.com

The amount of compensation is likewise something that will have to be negotiated. There is no standard formula for calculating the value of a lost housing service. Notwithstanding the loss of the kitchen, your tenant received some benefit from occupying the rental unit while the kitchen was being repaired. So, your tenant should pay some rent. It is rare for a court or rent board to order a 100% rent reduction if the tenant is still residing in the unit.

I would think that a tenant could claim extraordinary expenses such as having to pay to eat in a restaurant one or more times a day until the kitchen was repaired. Restaurant dining can be expensive compared to eating at home. And any perishable food items in the pantry and refrigerator that were spoiled could also be an item of damages.

And then there is the issue of inconvenience to the tenant. Some tenants ask for compensation for the trouble they have had to endure while the apartment, or a part of it, was out of service.

I suggest that you approach the tenant and again make an offer of compensation of some type. If the tenant says “no”, then there is nothing you can or should do. If the tenant says “yes”, try to get the tenant to sign a release of claims so that the tenant can’t come back later and make a claim. —CLIFFORD FRIED RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steve Williams and Clifford Fried are an attorneys with Fried & Williams LLP and can be reached at 510625-0100 or www.friedwilliams.com.

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

november

december

WEDNESDAY, NOVEMBER 2 Oakland Rent Board Roundtable An informal discussion on rent board hearings Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

MONDAY, DECEMBER 5 Oakland Rent Board Roundtable An informal discussion on rent board hearings Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

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

WEDNESDAY, DECEMBER 7 SAVE THE DATE: EBRHA Holiday Party Eve’s Waterfront, 15 Embarcadero West, Oakland Join your fellow EBRHA members, board and staff to celebrate the many accomplishments the Association has achieved in 2016.

5:00 p.m. - 8:00 p.m.

TUESDAY, NOVEMBER 8 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

WEDNESDAY, NOVEMBER 9 Lunch-n-Learn: Savvy Social Security Presented by Terry Allen, CFP®, AWMASM, Enhance Wealth Advisors Members only: $20; Lunch is provided at 11:45 a.m.

Registration deadline is Tuesday, November 8 Noon - 1:30 p.m.

MONDAY, DECEMBER 12 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

MONDAY, DECEMBER 26 EBRHA Office Closed

THURSDAY, NOVEMBER 10 Metrics That Matter: The Key to Property Management Success Presented by Doug Brien, Mynd Property Mgmt.

Doug Brien is the former CEO of Starwood Waypoint Homes, which is a NYSE REIT that managed 17,000 single family homes to mid 60% NOI margins.

Members: Free; Non- Members: $69 6:30 p.m. - 8:00 p.m.

FRIDAY, NOVEMBER 11 EBRHA Office Closed TUESDAY, NOVEMBER 15 Public Affairs Meeting Moderated by Jill Broadhurst, CCRM, EBRHA Free to members only, 10:00 a.m. - 11:00 a.m.

THURSDAY, NOVEMBER 17 Simple Steps to Increase ROI Presented by John Caronna, Coldwell Banker Members: Free; Non- Members: $69 2:00 p.m. - 3:30 p.m.

SATURDAY, NOVEMBER 19 EBRHA Member Meeting • EBRHA Board of Directors Election • Legal Q&A — Speaker TBD 10:00 a.m. - Noon THURSDAY, NOVEMBER 24 & FRIDAY, NOVEMBER 25 EBRHA Office Closed

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

2016-17 (2.0%) A CPI increase of 2.0% becomes effective on July 1, 2016. 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 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 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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RENTAL HOUSING 37

vendor directory — CONTACTS, PRODUCTS & SERVICES 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 Zacks, Freedman & Patterson, PC Lisa Padilla 415-956-8100 www.zfplaw.com

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

ATTORNEYS — LAND USE/CONDO CONVERSION

Law Offices of Bill Ford Bill Ford 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com Zacks, Freedman & Patterson, PC Lisa Padilla 415-956-8100 www.zfplaw.com

BOMA Oakland/East Bay ATTORNEYS — REAL ESTATE/CORP. Julie Taylor, CAE 510-893-8780 Beckman Blair LLP www.bomaoeb.org Nancy Ly Oakland/Berkeley Association of Realtors 415-871-0070 www.beckmanblairllp.com Davina Lara 510-836-3000 Ericksen Arbuthnot oaklandberkeleyaor.com Jason Mauck 510-832-7770 Oakland Chamber of Commerce www.ericksenarbuthnot.com Barbara Leslie 510-874-4808 Fried & Williams LLP www.oaklandchamber.com Clifford Fried 510-625-0100 ATTORNEYS — EVICTIONS/PROPERTY www.friedwilliams.com OWNER DEFENSE Harding Legal Beckman Blair LLP Elva Harding Nancy Ly 415-967-7570 415-871-0070 www.edhlegal.com www.beckmanblairllp.com Jack Schwartz, Attorney at Law Bornstein Law Jack Schwartz Daniel Bornstein 650-863-5823 510-836-0110, x1007 jwsjr1220@comcast.net www.bornsteinandbornstein.com Law Offices of Bill Ford Ericksen Arbuthnot Bill Ford Jason Mauck 415-306-7840 510-832-7770 www.billfordlaw.com www.ericksenarbuthnot.com Law Offices of John Gutierrez Fried & Williams LLP John Gutierrez Clifford Fried 510-647-0600, x2 510-625-0100 www.jgutierrezlaw.com www.friedwilliams.com Miller Property Law Law Offices of Bill Ford Inga Miller Bill Ford 925-402-2192 415-306-7840 www.billfordlaw.com www.millerpropertylaw.com Law Offices of Brent Kernan Richards Law Brent Kernan John Richards 510-712-2900 925-231-8104 bkernan@aol.com www.richards-legal.com 38 RENTAL HOUSING

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

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com First Foundation Bank Michelle Li 510-250-8133 www.ff-inc.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Pacific Western Bank Marc Lipsett 510-332-6964 www.pacificwesternbank.com SF Fire Credit Union Herman White, Jr. 415-674-4808 www.sffirecu.org Torrey Pines Bank Dale Marie Golden 510-899-7536 dgolden@torreypinesbank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Paul Heiser 510-843-4832 www.ashbylumber.com Bathfitter Rod Mills 510-969-3905 www.bathfitter.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Home Depot Allan Jocson 510-375-5237 www.homedepot.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan 510-835-9988 www.sincerehomedecor.com

vendor directory SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Urban Ore Marylou Van 510-841-7283 www.urbanore.com CABINET DOOR RESURFACING

Northern Contours Charlene Hall 866-344-8132 www.northerncontours.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 CONSTRUCTION

A-One Construction Eva Morrissey 510-347-5400 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com City Construction Janet Aranda 800-799-0234 www.cityconstruction.us D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Servpro of Lafayette/Moraga/Orinda Jenny Villena 925-299-1323 servpro9542@sbcglobal.net SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/ RESTORATION

ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Har-Bro Restoration Inc. Sonia Fuetsch 650-670-2364 www.harbro.com P.W. Stephens Environmental Jackie Mezeul 510-651-9506 www.pwsei.com

Servpro of Lafayette/Moraga/Orinda Jenny Villena 925-299-1323 servpro9542@sbcglobal.net DOORS & GATES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com

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 San Francisco Heating and Cooling Pablo Richards 415-286-2540 sfheatingandcooling@yahoo.com

ELECTRIC VEHICLE CHARGING

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

HOUSING SERVICES

ELECTRICIANS

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

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

HUMAN RESOURCES MANAGEMENT

Paramount Elevator Corp.

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

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

FINANCIAL PLANNING

INDOOR AIR QUALITY/ MOLD & ODOR REMOVAL

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

Green Home Solutions Alameda (East Bay) Howard Oliver 510-666-6711 www.ghsnorcal.com INSPECTIONS

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

FIRE PROTECTION

Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com

INSURANCE

FLOOR COVERINGS

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

Bulloch Insurance Brokers, Inc. Curt Bulloch 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins 877-877-7755 www.gordoninsurance.com 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 Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

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

Fast Water Heater Company Michael Kirk 866-465-7442 www.fastwaterheater.com L. J. Kruse Co. Janell Yates 510-644-0260 www.ljkruse.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com Water Heaters Only, Inc. Yana Carpenter 800-835-5946 www.waterheatersonly.com

INVESTMENT OPPORTUNITIES

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

CSC ServiceWorks Stacy Weaver 800-954-9000 Ext. 54313 www.cscsw.com Excalibur Laundries Richard Lisowski 510-872-1664 www.excaliburlaundries.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com

PROPERTY MAINTENANCE

LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept.

Larry Brooks 510-567-8282 or larry.brooks@acgov.org www.aclppp.org LIGHTING

Eco Electric James Young 415-384-8526 www.ecopwr.net

PROPERTY MAINTENANCE SOFTWARE

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

LITIGATION SUPPORT SERVICES

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

PROPERTY MAINTENANCE SUPPLIES

LOCKSMITH EVICTION SERVICES

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

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

PROPERTY MANAGEMENT

MARKET RESEARCH

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

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

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

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com 40 RENTAL HOUSING

A-One Construction Eva Morrissey 510-347-5400 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

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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

Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com Mynd Stacy Winship 408-761-2424 www.mynd.co OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Vision Property Management Michael Margado 510-926-4104 www.visionproperty.management 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

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

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

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

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

The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Terrence Sims 510-883-7070 www.erirentals.com

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Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com

vendor directory Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.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 NAI Northern California Timothy Norkol 510-336-4724 www.nainorcal.com The Pinza Group Steven Pinza 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Red Oak Realty Vanessa Bergmark 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark 510-610-7699 www.homesbyseville.com Six Degrees Realty Stephanie Christmas 510-461-4663 www.stephaniechristmas.com 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

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

TENANT SCREENING SERVICE

RENTAL SERVICES

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

A-One Construction Eva Morrissey 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com

Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com TUB, TILE & COUNTERTOP REFINISHING

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

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

Swords to Plowshares Norman Thomas 510-844-7500 www.swords-to-plowshares.org

SEISMIC CONSTRUCTION

WASTE & COMPOST COLLECTION

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

SOLAR ENERGY

Eco Electric James Young 415-384-8526 www.ecopwr.net SUBMETERING

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

PPI Towing Stephanie Gipson 510-533-9600 www.ppitowing.net TREE SERVICE

SECURITY/SURVEILLANCE

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

TOWING SERVICE

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

Bartlett Tree Experts Tony DeMola 925-934-6306 www.bartlett.com

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 ENGINEERING

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

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

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. . . . . . . . . . . . . . 8

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ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 25 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 21 The Shepherd Law Group . . . . . . . . . . . . . . 25 BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

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

CARPETING & FLOORING

Bay Area Contract Carpets, Inc.. . . . . . . . . 27 CONSTRUCTION

West Coast Premier Construction. . . . . . . 35 ENGINEERS

Earthquake and Structures, Inc.. . . . . . . . . 25 West Coast Premier Construction. . . . . . . 35 INSURANCE COMPANIES

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.

Jain Williams—State Farm. . . . . . . . . . . . . . 33 KITCHEN & BATHROOMS

Sincere Home Decor. . . . . . . . . . . . . . . . . . . 10 LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 27 LENDERS

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

3664 Grand Avenue • Suite B Oakland, CA 94610

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 7 PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 27 PROPERTY MANAGEMENT

Maisel Property Management. . . . . . . . . . . 33 PROPERTY MANAGEMENT & SALES

Bay Property Group . . . . . . . . . . . . . . . . . . . 25 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 21 RECYCLING

Oakland Recycles . . . . . . . . . . . . . . . . . . . . . 43 RENT BOARD CONSULTANTS

Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 ROOFING SERVICES

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 27 General Roofing Co. . . . . . . . . . . . . . . . . . . . 21 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 27 WASTE, RECYCLING & COMPOST COLLECTION

Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 5 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.. . . . . . . . . . . . . . . . . . . . . . . . 44 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.

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.

925-344-5755 877-264-6964

(Call Now For a Free Estimate)