Rental Housing - April 2014 by Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | APRIL 2014

GREENING YOUR RENTAL PROPERTIES How to save energy, conserve resources and reduce expenses

PLUS: HOW AN EBRHA MEMBER CREATED A GREEN OASIS IN AN URBAN SETTING GREEN FEATURES AND RENOVATIONS CREATE A HOUSING COMMUNITY

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Contents

East Bay Rental Housing Association

APRIL 2014

Volume XI, Number 4 April 2014 EBRHA OFFICE

360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 | fax 510.893.2906 www.ebrha.com

Features & Columns

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 EDUCATION & MEMBER MANAGER

Tori Blanca | tblanca@ebrha.com MEMBERSHIP AND ADMINISTRATIVE ASSISTANT

Evangelina Salazar | esalazar@ebrha.com EBRHA OFFICERS

Landscaping for a Green Lifestyle

Building a More Sustainable Future

BY KATE DOBBINS

PRESIDENT Wayne C. Rowland 2ND VICE PRESIDENT Luke Blacklidge TREASURER Bill Bagnell SECRETARY Jack Schwartz EBRHA DIRECTORS

Mark Almeida, Bill Bagnell, Symon Chang, Link Corkery, Reggie Hairston, Carmen Madden, Fred Morse, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Menna Tesfatsion, Mila Zelkha PUBLISHED BY

Wayne C. Rowland

BY MARISA LEE

PRODUCED BY

EBRHA Communications Committee Tina Bocheff, Jill Broadhurst, Esteban Cortez, Wayne C. Rowland

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

How I Greened My Rental Property

ADVERTISING

Tina Bocheff | 510.318.8303

BY DAN ANTONIOLI

Features & Columns 8

NEWS

Tentative Agreement Reached on Capital Improvements in Oakland 10

MESSAGE FROM THE GREEN COMMITTEE CHAIR

The Future is Green

ESQ&A

BY MATTHEW QUIRING

Taking Precautions

Events & Directory

BY DAN ANTONIOLI

EVENT SPOTLIGHT

BY BILL BAGNELL

Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 360 22nd Street, Suite 240, Oakland, CA 94612.

Art and an Empty Building

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36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 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 ÂŠ 2013 by EBRHA. All rights reserved.

contributors DAN ANTONIOLI Dan Antonioli, owner of Going Green, is a licensed general contractor specializing in green building and ecological design. He is distinguished by his commitment to sustainability and offers a “deep shade of green” to his work. From green materials, good green designs, conservation and energy efficiency, to renewable energy systems, Dan is committed to seeing projects be environmentally friendly and sustainable.

BILL BAGNELL Bill Bagnell is past Board President of the East Bay Rental Housing Association. He lives in Oakland with his wife, dog and cat, and owns and manages rental property in the East Bay and Pennsylvania. He has been a Rolls-Royce mechanic, managed auto service departments, worked in IT as a programmer, system architect, and in software marketing. He is trying to retire from doing major building remodeling, having just finished building a large deck at his house, so he can spend more time cycling, cooking, writing and doing photography.

KATE DOBBINS Kate Dobbins is a longtime EBRHA member and a native Oaklander. She moved East for graduate school, lived four years in Europe and then returned to the Bay Area where she had a number of careers. Her experience includes teaching English/composition in community colleges, deposition summarizer and tech writer. Now retired, she manages her family’s property, is an oil painter and volunteers at the Oakland Animal Shelter.

MARISA LEE Marisa Lee is the Marketing Manager at Advanced Home Energy and a passionate advocate for green building and energy efficiency. Advanced Home Energy is a residential home performance contractor and Benefit Corporation (B-Corp) specializing in energy audits, heating and cooling, weatherization, and other energy efficiency installations.

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Jill Broadhurst, EBRHA’s Executive Director, is running for Oakland City Council Oakland needs a pragmatic, balanced voice to advocate for residents and businesses. Do you live in or have a rental property in District 4? Know someone who does? How can you help? • Consider having a house party in the summer • Put up a lawn sign on all your properties in the District or at its borders • Walk door-to-door or phonebank • Make a campaign contribution SIGN UP AND FIND OUT MORE:

WWW.JILL4OAKLAND.COM FPPC #1362843

Find Jill on Facebook

WEB DESIGNER. SUNDAY ORGANIST. PUMPKIN CARVER. RENTER.

APARTMENTS. WE LIVE HERE. Everybody talks about how the population is

and skilled trades, as well as all the local businesses

changing. Baby Boomers downsizing. Echo Boomers

that attract the 35 million organists, school teachers,

emerging.

veterinarians, textile designers, pumpkin carvers, data

Stay-at-home dads. Work-at-home jobs.

Couples with – or without – children. It makes you realize how well apartment homes fit

into today’s communities. After all, apartments and residents contribute

processors, and cello players who call apartments home. For a fresh take on today’s housing market – state by state – and an interactive picture of how, with your help, we can develop 300,000 new

$1.1 trillion annually to the economy. That’s a ton of

apartments a year to meet this exciting demand, visit

jobs in construction, operations, leasing, management,

WeAreApartments.org.

WeAreApartments.org

COLUMN

news easier to get those started and noticed now. EBRHA commends Board Member Luke Blacklidge and all EBRHA members for attending meetings and testifying on behalf of Oakland property owners.

Regan v. City of Oakland: Court Rules in Favor of Owner in Substantial Rehabilitation Case On March 3, 2014, the Alameda County

Aerial view of Oakland

Tentative Agreement Reached on Capital Improvements in Oakland at an Oakland City Council meeting in March, whereby, when finalized, will result in: a maximum of 70% of the cost of the upgrades can be passed through to tenant; a 10% annual cap on all types of rent increases; more thorough notices will need to be served to tenants on the improvements being done, when the increase starts and ends and when the improvements were started and completed; notices will need to be sent to the Rent Board; and debt service will be eliminated. The Oakland City Attorney is writing the ordinance language on these proposed changes, and all groups, including EBRHA, will then have the opportunity to provide feedback. Once finalized, the specifics will be voted on at a City Council meeting and adopted. The ordinance takes effect 90 days after the adoption date. So, while there is not a confirmed date as to when the rules change, it is suspected that it will be late summer. If you do have capital improvement projects that you are considering, it will be A TENTATIVE AGREEMENT WAS REACHED

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Superior Court granted a landlord petition that asked the court to reverse an Oakland Rent Board decision that denied a landlord’s application for a certificate of substantial rehabilitation. This legal challenge was brought by EBRHA members with the support of EBRHA. The Oakland Rent Adjustment Ordinance permits an owner to petition the Rent Board for a determination that a building is exempt from the rent ordinance due to substantial rehabilitation. In order to obtain a certificate of exemption, the owner must prove that he or she spent a minimum of 50% of the cost for new construction for the rehabilitation project. The Rent Board denied the owner’s petition because insurance company proceeds were used on the project and therefore the owner paid no money to rebuild. The Rent Board felt that the substantial rehabilitation exemption only applies where the owner spends his or her own money on a project. In ruling in favor of the owner, the Court said that the Rent Board misunderstood the nature of insurance. The court explained that an insurance policy is an asset of the policyholder and the right to payment under the policy is also an asset of the policy holder. While the insurance company might have paid for the rehabilitation project in the superficial sense, it was the owner who purchased and paid for the insurance policy. The Court disagreed with the Rent Board determination that the project was for repair work only. The construction took 15 months, architectural plans were required, and walls, windows, floors and kitchens were completely torn out and replaced. In other words, the units are now brand new. This was all prima facie evidence of substantial rehabilitation. The Court reversed the Rent Board decision and directed the Rent Board to grant the owner’s petition for a substantial rehabilitation exemption from the Rent

Ordinance. Look for more details on this case in the May issue of Rental Housing.

New Oakland CPI of 1.9% Effective July 1, 2014

UPCOMING MEETINGS & EVENTS

According to the Bureau of Labor Statistics, the annual CPI increase rate

effective July 1, 2014 through June 30, 2015 is 1.9%. Tenants may only be given 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 tenants be provided with written notice of a rent increase either 30 days (for increases 10% or less) or 60 days (for increases greater than 10%) in advance of the effective date of the increase. If an owner has “banked” prior year increases, covered units may not receive a CPI increase of any more than three times the current year CPI.

EBRHA Needs You for Legislative Day on April 9! Do you have an interest in representing EBRHA in Sacramento? You

can spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating them on the intricacies and realities of our industry at EBRHA’s Legislative Day on April 9 in Sacramento. “We use Legislative Day as an opportunity to build relationships with our elected officials,” EBRHA Executive Director Jill Broadhurst said. “We make sure they know who we represent, that we appreciate their time, and that EBRHA wants a seat at the table on any issue related to residential income housing.” EBRHA members are encouraged to call now for a special seat at this annual table. “Access to Legislative Day is an important benefit of EBRHA membership — a direct pipeline of voices speaking on behalf of all income property owners in Alameda and Contra Costa Counties,” Broadhurst added. “We are in Sacramento as a group once a year, and somehow, meeting on their turf where the magic happens seems to have a more profound impact.” Contact Tori Blanca at tblanca@ebrha.com or 510-893-9873 to RSVP or visit www. ebrha.com/PAC for more information. RH

Legislative Day in Sacramento DATE/TIME LOCATION INFO

WEDNESDAY, APRIL 9, 8:00 A.M. - 4:00 P.M. Sacramento To volunteer, call Tori Blanca at 510-893-9873.

Women’s Auxiliary Luncheon DATE/TIME LOCATION TOPIC PRICE

TUESDAY, APRIL 15, 11:45 A.M. Scott ’s Seafood Restaurant 2 Broadway, Oakland, California 94607 n TBD Auxiliary members: $20; Guests: $35

Membership Meeting DATE/TIME SATURDAY, APRIL 19, 10:00 A.M. - NOON LOCATION Ebrha Education Center 360 22 nd St., Suite 240, Oakland Parking Provided; Download parking pass at www.ebrha.com/members TOPICS n Legal Q&A: Matthew Quiring, Attorney n Emerging Mandatory Green Codes, Rebates & Incentives: Dan Antonioli, EBRHA Green Committee Chair and Green Builder

Online Registration at ebrha.com

Unless noted, all events are held at the:

EBRHA Education Center 360 22nd St., Suite 240 Oakland

ebrha.com

APRIL 2014

RENTAL HOUSING 9

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message from the green committee chair

The Future is Green

Are you prepared for new mandatory green codes? BY DAN ANTONIOLI

he world is going green, and while EBRHA has been covering these topics for some time, the landscape is changing. What was once optional or a luxury will soon be mandatory. As such, the EBRHA Green Committee is addressing a range of green building topics relevant to property owners, property managers and developers. April is our dedicated green issue, where you will learn about the benefits of greening your rental properties, current rebates for water conservation and energy upgrades. Moving forward, most issues of Rental Housing will include green articles and information in the “Green Sheet” section, which we plan to expand. As a property owner or property manager, you have many opportunities to green your rental properties, from low-to-no-cost changes in green practices, to technologies and materials that will save money in the long run and improve your property values. Going green is good for the bottom line and good for the environment. Plus, it’s good for tenants. From single-family homes to large multifamily buildings, 10 RENTAL HOUSING

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Are You Prepared? The Green Committee will be following green developments for the state of California and how the emerging green codes apply to local jurisdictions in Alameda and Contra Costa counties. We’ll provide summary updates of rebates and incentives to help offset the cost of meeting these codes. For water conservation plumbing, there are rebates available through EBMUD, and for energy upgrades, you can qualify for PG&E rebates up to $4,500 through Energy Upgrade California. Beyond code compliance, we encourage our members to be leaders in conservation and green building. As California struggles with record low rainfall and catastrophic drought conditions, you can distinguish yourself as a water-conserving property owner. You can upgrade your plumbing and convert your landscaping to drought-tolerant landscaping utilizing smart irrigation systems (See landscaping article on page 20).

Endless Possibilities there are many ways to go green. Green is popular, mainstream and you The Green Committee aims to procan distinguish your properties by offervide resources for EBRHA members so ing added value. More and more tenants they can be proactive in making green are inquiring about a rental property’s improvements, whether it’s for renovagreen features, and a recent study docutions, new construction or a series of mented that green rental properties are gradual steps to meet your budget and more popular and rent for higher rates to comply with emerging California than similar non-green properties. green building codes. SB407 was passed How about offering dedicated bicycle in 2009 and has gone into law in Janustorage for multifamily buildings, electric ary of this year. This bill requires that vehicle charging stations and improved all renovations on residential properties indoor air quality by using no-VOC fintrigger the requirement that all plumbishes and good filtration systems? These ing fixtures be water efficient for the are selling points that will make your whole house. And by 2019, this will properties more attractive. also be required for apartments and There are endless possibilities for commercial buildings. As you make greening your properties and EBRHA is improvements to your rental properproud to offer informaties, you can start now in “Going green is tion, training and serupgrading to the fixtures, good for the bottom vices to help you move toilets and appliances line and good for in a green direction. RH that will meet these strict the environment. plumbing codes. Plus, it’s good Equally stringent will Dan Antonioli, owner of for tenants. From be the emerging energy Going Green, is a licensed single-family homes codes requiring higher general contractor specialto large multifamily izing in green building and levels of energy efficiency ecological design. He can be buildings, there are with the eventual goal of reached at 510-652-7593 or many ways to go all buildings becoming solardan26@gmail.com. green.” “net zero energy.”

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D ATE & TIME SPEAKER PRICE TOPICS

Landlord 102 TUESDAY, APRIL 1; 2:00 P.M. - 3:30 P.M.

Tori Blanca, CCRM, EBRHA Members: Free; Non-members: $69 Business License and Rent Board Fees, Lease Agreements, Security Deposits, Rent Increases, Notices and more

Lunch-n-Learn: Preparing for Oakland Rent Board Hearings DATE/TIME SPEAKER PRICE

THURSDAY, APRIL 10, 12:00 P.M. - 1:00 P.M. Benjamin Scott, Advent Properties Members: Free; Non-members: $20

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EVENING D ATE & TIME SPEAKER PRICE TOPICS

Landlord 103 TUESDAY, APRIL 22; 6:30 P.M. - 8:00 P.M.

Tori Blanca, CCRM, EBRHA Members: Free; Non-members: $69 Navigating, Online Form Library, Accessing Leasing Forms, “DIY” Property Management

Lunch-n-Learn: Water Damage Mitigation Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs

DATE/TIME SPEAKER PRICE

WEDNESDAY, APRIL 23, 12:00 P.M. - 1:00 P.M. Rick Walker, Water Damage Recovery Members: Free; Non-members: $20

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Managing Bed Bugs and Bad Odors in Your Rental Properties D ATE & TIME SPEAKER PRICE TOPICS

TUESDAY, APRIL 29; 2:00 P.M. - 3:30 P.M.

Clayton Barry, SERVPro Members: Free; Non-members: $69 Bed Bugs in the Bay Area, Bed Bug Habits, Eradication Procedures, Post-treatment Clean Up, Managing Odors

Online Registration at ebrha.com/education

All classes and workshops are held at the

EBRHA Education Center 360 22nd St., Suite 240 Oakland

www.albertnahmanplumbing.com ebrha.com

APRIL 2014

RENTAL HOUSING 11

From Start to Finish, EBRHA Integrated Leasing

INTRODUCING INTEGRATED LEASING Marketing • Rental rates set using real-time market and comps database • Best-in-class advertisements created using professional photographs • Your property advertised on all major apartment and relocation websites

Leasing • Signed leases, prepaid rent, and security deposits collected for hand-off to owner/manager • Rest easy knowing that we do all the hard work • Your job — collect more income on your valuable asset

Touring • Prospective tenants schedule tours via phone or online • Appointments available 12 hours a day, 7 days a week • Tours conducted by licensed leasing agents, familiar with building and neighborhood

Screening • Prospective tenants screened and qualified using thorough rental application • Employer and previous landlord references checked • Owner/manager approves tenants or leasing staff can select • Applicant notified as early as 24 hours

Save time and make more money by using EBRHA Integrated Leasing

Fills Your Units with High-quality Tenants Faster

What is integrated leasing? Integrated leasing is a turnkey solution that includes marketing, touring, screening and leasing your rental property. Taking into account your property profile and leasing criteria, integrated leasing results in your units being occupied by your ideal tenant faster, and at an optimal rent, saving time and increasing ROI and property values. Why use integrated leasing? Owners use integrated leasing for a variety of reasons. Some owners want to hand-off this portion of their business so they can focus on other aspects, like expanding their portfolios. Others use integrated leasing so they can scale back their involvement, and simply focus on property management or finances. My leasing process seems to be working well. Why change it? In the lifespan of a residential property investment, the factor that owners have the most control over is income, which comes down to effective leasing. Most owners would be shocked to realize they are leaving money on the table: property managers and resident managers have very little incentive to maximize rents, instead targeting a quick and easy process. As a result, owners feel that leasing is simple, even though their leasing process is effectively losing money.

What does it cost? EBRHA offers members the lowest commission in the leasing industry, anywhere from 25 - 90% of one monthâ&#x20AC;&#x2122;s rent, depending on several factors, including number of units in the portfolio. How will I make more money? Integrated leasing has proven to decrease vacancy downtime by 9-12 days and increase rent by 5% or more. Those who use Integrated Leasing will immediately make higher net income after expenses and achieve significantly higher asset value on their property. How is documentation handled? The entire process is online and streamlined. Applicants are screened with thorough background checks, credit history reports, income verification, and landlord references. All rental forms, property disclosures and leasing documents are processed, making it easy and stress-free for owners and renters. This results in faster leasing, and renters love it. How do I know the status of my unit? Owners have an online dashboard where they can check on the status of their propertyâ&#x20AC;&#x2122;s leasing process in real-time, including tenant leads, property tours, and the ability to view applications as soon as theyâ&#x20AC;&#x2122;re complete. Activity is monitored very closely, and users are provided with updates on a regular basis.

For more information, go to www.ebrha.com/leasing

Art and an Empty Building EBRHA members help transform an empty building into a community art space. BY BILL BAGNELL

Installation by Amanda Klimek

Is there art in an empty building or is it just a series of bare rooms connected by dark corridors with flickering lights and beeping smoke alarms, lonely, wanting to be useful like a faithful dog abandoned when its master dies? Or is the emptiness itself a form of art, making sounds that no one hears? It was a dental office, but now it is filled with installation art. Each room is inhabited by an artist and a vision, and each room is unique. It is ArtComplex. Later it will become residential condos, but now it is a demonstration of the strength of the local art scene and an example of how property owners can strengthen community involve14 RENTAL HOUSING

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ment by sharing unused spaces, even for a short period of time. When my wife Susan and I, and our investing partner Irina Gelfenbeyn, purchased an unused dental office on 29th Street in Oakland, we didn’t see art. We saw a financial opportunity — a chance to turn a former fourplex, now an office, back into residential condos. We would bring new residential units to market and likely would not face any objections from existing tenants or the city. Of course, getting our condo application approved, completing our building plans, and obtaining the necessary permits would take a few months, during which time the building would remain empty. One Sunday in December last year, Susan and I were having dinner at my brother Bruce’s house. California family members were there: Bruce’s wife Kathleen, her daughter Chris Evans, her husband Ernest Jolly and some others. Ernest is an artist specializing in art installations, which are — generally speaking — works that are unique to the site where they are located and tend to be more dimensional than paintings or photographs. After dinner, I mentioned to Ernest that we had purchased an empty building, and that it would remain empty for a few months. It took only a few minutes discussion

to agree that the best thing to do with it was to fill it with art, and to realize that there was a greater opportunity in this concept than just this building. Why not, we agreed, make this a pilot project? Why not use this opportunity to bring together vacant building owners and local artists throughout the area? Why leave these buildings vacant and forlorn while local artists lack sufficient venues for their art? Susan and I presented the concept to Irina, who enthusiastically agreed with the concept. I wrote up an outline of lease terms: for a three month period we would lease the building to the artists for $1 a month. They would provide liability and content insurance for the project, and other terms were simple and basic. Ernest brought in a collaborator, Marianna Stark, who is probably involved in as many aspects of the local art scene as anyone. With Marianna’s participation, artists came in to assess the space, created works specific to the various rooms, and ArtComplex opened on January 18 with over 300 visitors on the first day. The East Bay Express, Oakland Local and KQED all published positive and enthusiastic reviews, now available on their websites. The payoff, however, is not in reading the reviews but in experiencing the installations themselves at ArtComplex. The big payoff, the ultimate goal of this initial effort, will be when other building owners with temporarily empty spaces decide to participate in this effort to embrace the vibrant local art scene. The artists participating in ArtComplex are not amateurs. They are recognized artists who have created unique installations for a unique show, and who deserve the strong, positive reviews they have received. The rest is up to you, EBRHA members. Consider opening your temporarily empty spaces to the local art community. You have nothing to lose and a lot to gain. It’s something we can all benefit from. RH Bill Bagnell is past President of EBRHA’s Board of Directors. He owns and manages rental property in Oakland, California and Easton, Pennsylvania. He can be reached at bill@bbagnell.com or 510-504-5401.

PHOTOS: BILL BAGNELL

EVENT SPOTLIGHT

Artist Credits 1. Artwork by Matthew Scheatzle 2. Installation by Karen Seneferu 3. Installation by Lisa Carroll 4. Sculpture by AGGLAB, Monica Tiulescu, Alexandra Neyman 5. Artwork by Malik Seneferu 5. ebrha.com

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RENTAL HOUSING 15

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green tips

Building a More Sustainable Future Save energy and money with performance assessments. BY MARISA LEE

quality and conserves resources. Another benefit of building efficiency is increased quality of life for your tenants. The cost of living and the cost of energy are both rising. Helping your tenants reduce their energy use is a cost effective way to help them lower their living expenses, while providing a home they won’t want to leave. Residential buildings account for nearly 20% of California’s energy use, producing more carbon emissions than cars and light trucks combined (according to the U.S. Energy Information Administration, www.eia.gov). More cars are coming to market boasting high mileage and low emissions, but our buildings are getting older, harder to heat and more wasteful. By investing in energy efficiency, you are investing in a greener more carbon neutral future, while helping California to continue leading the way in sustainability.

Building Science Just like a living creature, energy in a building is used by different systems: heating, plumbing, ventilation — be it efficiently or inefficiently. Understanding how these systems interact and affect one another is known as building science. Building scientists view the building comprehensively and assess its performance much in the way a mechanic assesses a car. This systems-oriented, science-based technique is known as the Whole House Approach. A building scientist, also known as an energy auditor or building analyst, uses diagnostic tools like infrared cameras, Infrared camera image showing heat escaping through uninsulated walls energy modeling software and gas sniffers to assess a building’s health, safety and The Value of Building Efficiency he oil crisis of the 1970s brought energy efficiency. Building analysts are Before energy efficiency was mandated around the environmental employed by architects, contractors and by law, most buildings lacked efficiency concept of energy conservation rebate programs to help building owners measures that we take for granted by cutting back on activities that use diagnose and design solutions to energy today. No insulation, single pane energy. Today, we also live with the loss problems. windows, drafts, air leaks and energy concept of energy efficiency — saving Since a building analyst is looking hog heating systems, for example, are by doing more with less. We see this all at every system in the building, they commonly found in older around us, in the form of Energy Star aren’t invested in any buildings. appliances, increased cell phone battery “As we invent the one solution, the way a Thus, the value of an life and cars with higher MPG. green buildings, traditional construction energy efficiency retrofit When it comes to building efficars and light bulbs tradesman might be. is a building that saves ciency, owners can significantly increase of the future, it is Investing in an energy energy, is more comfortproperty values and decrease operating important that we audit or consulting a able to live in, more dura- not forget the buildexpenses by implementing the latest building analyst is an ble, has better indoor air green practices. ings of today.” excellent way to find out

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what upgrades are possible and where the real savings potential lie. Common Building Upgrades For simplicity, I will describe the four major systems in every building and how they might be contributing to energy loss. Every building is different and you will need to discover for yourself where your greatest savings potential is. Building Envelope — The building envelope, or building shell, describes the materials, insulation value and infiltration rate of the exterior of the building. This includes windows, insulation and openings that can lead to draftiness and air leakage. Since the building envelope can result in major energy loss, it is often the best place to start. Heating (including boilers), Ventilation, and Air Conditioning — These systems mechanically control temperature and air flow. Those that are outdated or poorly designed consume massive amounts of energy. Luckily, huge savings can also be found here, since modern systems are significantly more efficient. Lighting — Electricity costs almost twice as much as gas, and with the price rapidly dropping for high quality energy efficient lighting, like CFL and LED, this is low hanging fruit for buildings with older lighting systems. Water — You may wonder what saving water has to do with energy efficiency. However, 19% of California’s electricity consumption goes to water related uses like pumping stations and treatment plants (Dan Brekke, 19%: The Great Water-Power Wake-Up Call, 6/10/2012). These costs end up on your water bill. Reducing water waste is a triple win: save water, save energy and save money. Rebates, Tax Credits and Financing As the cost of producing energy rises, it is less expensive to incentivize energy efficiency than to build more power plants. It’s also the environmentally responsible choice. Therefore, there are a variety of programs and tools available to help pay for energy efficiency retrofits and maximize your return. Rebates — The California Public Utilities Commission has designed programs like Energy Upgrade California

that rewards building owners for saving energy. Get more info at www.energyupgradeca.org Tax Credits — Currently, there is a 30% tax credit for solar installations on residential and commercial properties, available through 2016. Learn more at www.seia.org. Many energy efficiency or conservation credits have expired, but more information is available at www.ftb. ca.gov/individuals/faq/credits.shtml and www.energystar.gov. Financing — There are many financing options available, ranging from individual home loans up to a few thousand dollars, to government backed refinancing opportunities of several million. The financing available will depend greatly on the type of building and the type of project you are considering. You can find available funding by using the Energy Upgrade California’s Funding Finder at multifamily.energyupgradeca.org/properties Building Science Resources There are many resources available to building owners interested in energy efficiency, including: The Bay Area Regional Energy Network’s advisor service at (510)-891-6558; Energy Upgrade California’s multifamily program administrator at info@builditgreenutility.org; EBMUD at www.ebmud.org; Build it Green at www.builditgreen.org; and StopWaste at www.stopwaste.org. The Present and Future of Building Efficiency Much of green building is focused on high-tech solutions and new construction. It’s inspiring to envision a future of comfortable, environmentally friendly housing with reasonable energy costs. However, as we invent the green buildings, cars and light bulbs of the future, it is important that we not forget the buildings of today. These buildings can easily be retrofitted with a range of energy efficiency upgrades, benefitting owners and tenants alike. Building efficiency is a significant force for creating a more sustainable future. RH

Marisa Lee is the marketing manager at Advanced Home Energy and a passionate advocate for green building and energy efficiency. She can be reached at 510-540-4860.

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FEATURE

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Landscaping for a Green Lifestyle How an EBRHA member created a green oasis in an urban setting. BY KATE DOBBINS

hen my brother Harry and I inherited property — a 5900-square foot, corner lot that housed two, two-story 1926-era buildings facing each other amid a drab landscape of crab grass — we were both pleased and challenged. The property, purchased by our grandparents in 1940, had promise, but we faced a lot of work. First, we renovated the buildings — each of which contained two flats — constructing new sets of back stairs, and upgrading plumbing, electrical, kitchens, and bathrooms. But our overriding focus soon turned to landscape. The backyard was lined by a concrete perimeter, and the crab grass lawn turned to sponge in heavy rain. A few bedraggled rose bushes and tired greenery occupied the courtyard between the buildings, while two junipers, circa 1970, and more crab grass dominated the front. An Introduction to Native Gardening First, we enclosed the front, street level entrance with a redwood enclosure and electric gate, so the property would be accessible only to residents and their guests. Looking for landscape inspiration, I attended local garden tours sponsored by “Bringing Back The Natives” and “Bay-Friendly Gardeners.” On one such tour, I saw a beautifully simple garden designed by Gregg Wolford. He agreed to take on the challenge of our property. Greg and his assistant, Kevin Otis, reconfigured spaces, installed drainage and a drip system, brought in fresh soil and planted natives. For the shady backyard, they incorporated plants that had been propagated in the Oakland hills and created a water feature out of a bathroom sink we’d removed in the process of renovating. Amazingly, the sink has become the most popular birdbath in the neighborhood. I’ve seen up to eight goldfinches at a time in there, scrubbing away. In the courtyard, Greg and Kevin replaced the concrete walkway with a curving path of flat stones salvaged from our remodel or from other sites. They planted wild currant, hazelnut, silk tassel, and a Western Redbud — none of which required watering after the first two or three years. They installed a two-tiered splashing fountain, fabricated by Oakland-based Art Craft Statuary, near the entrance to muffle traffic noises and planted an understory of drought tolerant, shade and sun-loving plants. The team also removed the junipers from the front yard, using the trunks to shore up soil in the court and backyards. They planted an Iron Wood and a host of natives that tolerate exposure to full sun, including sages, buckwheat, saltbush, manzanita, blue rye, fescues and St. Catherine’s Lace. In every season, but especially in summer, tenants and neighbors enjoy the ebrha.com

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Harry and Kate’s Native Garden PHOTOS BY KATE DOBBINS

The landscaping on the property provides a lush backdrop all tenants can enjoy. One tenant refers to the property as an “oasis” in an urban setting.

Landscape artists Gregg Wolford and Kevin Otis incorporated plants from the Oakland hills and created a water feature out of a bathroom sink.

“The gardens move through the seasons, dormant in winter, flowering in spring, luxurious in summer, and quieting into the subtle colors of autumn and the shedding of leaves,” Kate said. 22 RENTAL HOUSING

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aroma of these sun-baking plants. Our landscape now is 98% native. Thus, the gardens move through the seasons, dormant in winter, flowering in spring, luxurious in summer, and quieting into the subtle colors of autumn and the shedding of leaves. Advantages of Native Gardens Harry and I learned that planting natives eliminates the need for fertilizers and pesticides, dramatically reduces water use, does not significantly increase yearly maintenance costs, and attracts exceptional tenants — as well as flocks of birds, butterflies and bees. Without fertilizers and pesticides, our landscape is healthy and safe for children, who hop among the flat stones or peer at crawling insects. Three and four-yearolds, especially boys, are attracted to the fountains. They often pick up pebbles and try to throw them in (the start of a basketball career, perhaps)? Our water bill also decreased. During the past nine years, we activated the drip system only in summer. But this year, because of the drought, we continued it into winter. And although annual landscape maintenance costs have increased, they are easily absorbed in increased rents. Maintenance is seasonal. Kevin inspects the garden, prunes, checks the drip system and brings in new natives he’s propagated himself. After each of his visits, the garden shines like a clean home. Everything is dusted, vacuumed, and clutter free. Sadly, we lost Greg in 2011 when he succumbed to Lymphoma, but our native garden remains a tribute to his spirit and energy. Attracting Exceptional Tenants Finally, the payoff for our garden is the quality of tenants our units have attracted. “The beautiful native plants garden in our courtyard was a key consideration in selecting a place to live,” one tenant said. “It’s wonderful to be able to live surrounded by nature without worrying that we’re contributing to invasive species, drought conditions or other issues that come along with non-native plantings.”

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Another tenant called the property an “oasis.” “Its indigenous beauty is its contrast to our urban surroundings,” she said. I’m fortunate to live on the property, so this garden is my home as well as our tenants’. Harry and I feel that owning income property is about more than just the income. It’s about investing — spiritually as well as financially — in the land and buildings. We’ve worked to create a landscape that supports life, the wild life of winged creatures, as well as the social life of our neighborhood and the personal well-being of everyone who lives here. I encourage all EBRHA members to attend the Bringing Back the Natives garden tour on May 4, 2014. For more information, visit www. bringingbackthenatives.net. RH

Kate is an EBRHA member and native Oaklander. She’s had a number of careers, including English teacher, deposition summarizer and tech writer. She can be reached at mkated@gmail.com

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FEATURE

HOW I

GREENED MY RENTAL PROPERTY Using green features and renovations to create a housing community. BY DAN ANTONIOLI

hen I set out to buy my first home in early 2000, I had a modest budget and a modest vision. As a professional green builder, I planned to buy a fixer-upper and renovate as green as possible. But when my realtor brought me to a large, mixed-use two building property on the edge of West Oakland, my vision expanded. I knew immediately that I would create a community household, share both buildings as one big home, and renovate green. Thus the 611 Ecovillage was born. Although small in scale, the word “ecovillage” is a good fit for the building at 611 because we share community and value sustainability, and it’s consistent with the emerging green community movement. I set out to demonstrate that you could create green, affordable rental housing in an urban setting that tenants like — and even prefer — over conventional rentals. Saving Energy Greening my rental property has been a good investment. The first upgrade I made was with appliances and lighting. Replacing 60-100 watt lightbulbs with low-watt fluorescents was easy and inexpensive, and brought an immediate reduction to our electricity bill. The chart on page 30 shows comparisons in energy usage between the three most common types of bulbs. All of the appliances were old and needed replacing. The hot water heater in the main house was literally a 100-year-old functioning antique RUUD on-demand unit. By investing in Energy Star appliances and a modern on-demand hot water heater, our utility bills were cut in half. Plus, the Energy Star products are more durable, which any investor knows will last longer and save money. I wasn’t interested in fixing and flipping, so I made sure that any product or appliance I bought would last. When I re-roofed the building, I didn’t have the budget for solar, but I made sure that the roof was “solar ready” by installing the mounting hardware for rackebrha.com

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RENTAL HOUSING 27

ing. The extra labor and materials for this cost approximately $500 and made for a solid solar roofing system. When the day came to install solar, it was plug and play. Indoor Air Quality and Light All of the paints and finishes are low-to-no volatile organic compounds (VOCs), which improves indoor air quality as there is no off-gassing of VOCs. I took out the old shag carpet and restored the original hardwood floors with a water-based finish, so there’s less dirt collecting on the floor. This coupled with a solar hot air system bringing warm, fresh air into the house makes for good indoor air quality. Many areas of the main house were dark, so I also installed four skylights throughout the building to bring in natural light. When tenants are informed about the benefits of indoor air quality, they appreciate their homes even more. Water One of my building customers gave me their old unused hot tub for free. I upgraded the pump and filter and added a solar hot water loop, thus making the hot tub approximately 90% solar heated. It costs pennies on the dollar to run this hot tub compared to a conventional hot tub, and the solar has paid for itself many times over. I’m currently experimenting with a chemicalfree water treatment system that will extend the life of the water

before draining is necessary, and which will allow it to be used as greywater in the landscape. Another water and energy-saving benefit of hot tubs is that if you take a short rinse before and after use and soak regularly, compared to showering or taking a bath every day, this saves water and energy, especially if the hot water is solar heated. Whenever I advertise rooms for rent, I make sure that the solar hot tub is listed, as it’s a big selling point. Landscaping on the property was a bit of a challenge because all of the surfaces are hardscaped, but to borrow a phrase from the world of permaculture: “The problem is the solution.” Granted, it would be nice to have a large backyard to cultivate with edible and drought-tolerant landscaping, but instead I learned to grow and maintain a large potted landscape. While it requires more maintenance, it’s well worth the investment and makes for an oasis feel in an urban environment, and much of the watering is done with greywater. Roof Deck The smaller building has a roof deck that’s shared by all. The deck gets year-round sunshine, has a laundry line and supports a lush rooftop garden on drip irrigation. By allowing the two buildings to function as one household, all tenants in the main house get to enjoy the roof deck. You might think that not having a clothes dryer is a huge

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611 Ecovillage Upgrades Dan first made appliance and lighting upgrades to his property. The chart below shows comparisons in energy usage between the three most common types of bulbs.

Comparison

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Incandescent

CFLs

Average Life Span

50,000 hours

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8,000 hours

Watts

6-8

13-15

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setback for tenants, but in the 14 years of living green, this has never been a problem. We use dry racks for indoor drying and the roof deck for outdoor drying. The hallway where the solar hot air comes in also provides a warm air heating system that dries clothes faster. The benefit of cold water washing and hang drying is that we save a considerable amount on our utility bills and lower our carbon footprint. According to the U.S. Department of Energy, a clothes dryer can cost between 6-10% of your annual energy use, so we save money from a reduction of gas and electricity. On-site Composting While some of the organic matter we generate goes into the municipal green waste stream, we prefer to compost on-site for use in the garden. Dedicated Bike Storage I’ve lived in homes that required lugging my bicycle up several flights of stairs, so I wanted to make sure that bicycle storage was easy and secure on the property. One of the garages is thus set up for bicycles and storage, and makes life easier for those of us who bike often.

Skylights were installed (pictured at right) throughout 611 Ecovillage to bring in more natural light.

Dan upgraded an old hot tub his client gave him. The hot tub is 90% solar heated, and costs less than running a conventional hot tub. In the foreground, a potted landscape Dan grows and maintains using greywater. 30 RENTAL HOUSING

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The Path to Going Green Many folks living at the 611 Ecovillage have moved on and started compost bins, bought a dry rack for hang drying clothes even if there’s a clothes dryer on site, and inquired with prospective landlords about things like indoor air quality. As green goes mainstream, these features will be increasingly popular. Future goals for the 611 Ecovillage include reaching net zero energy, exceeding California’s emerging green codes, rooftop food production, installing a heat recovery ventilator, new windows, insulation, tight building envelope and a dramatic reduction in water usage. Green can present opportunities for resilient and creative responses to environmental and resource problems, and we will continue on the path of going green. RH

Dan Antonioli, owner of Going Green, is a licensed general contractor specializing in green building and ecological design. He can be reached at 510-652-7893 or solardan26@gmail. com.

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COLUMN

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alongside the current tenants. If you allow the new tenants to move in before signing the appropriate paperwork, it may well be too late to demand a written lease without resorting to an enforcement action under the law. In addition, you and your existing tenants can sign a note releasing one another of the previous lease, contingent on signing the new, pre-approved lease. This document will clearly memorialize the date and mutual intent to establish a new lease on the new terms. This will help protect you if the new lease and old Landlords should consider these steps when lease conflict. adding a new tenant to a lease. BY MATTHEW QUIRING You may wish to request an increase of rent as part of the new lease. If you are in a rent-controlled city, like Oakland, be careful to observe the laws regarding rent control when setting the new rate. For instance, you should include a Rent Adjustment Program (RAP) notice with the new lease, stating what the new rent will be. This notice is available from the Oakland Rent Board and EBRHA. Once the tenants receive the RAP notice, they have 60 days to contest the rent increase before it becomes final. A pledge not to contest the rent increase as part of the new lease would not be enforceable. If the rent increase is challenged, and it is above the current CPI allowance, the best justification would likely be for increased operating and maintenance costs for the additional wear and tear by the additional tenant. However, this would likely be balanced against the tenWhat is the application process credit check, rental history, fees and so antsâ&#x20AC;&#x2122; claim for reduced services in their when adding a new person to on. tenancy relative to their rent paid for an existing lease? If the new tenant meets your stanhaving less space and comfort within the dards, you should then prepare a new unit themselves. The fact that the tenants When considering whether to allow lease for your current tenant to sign themselves may have requested the addiyour tenant(s) to add another with the new tenant tional tenant and agreed person to their lease, it is important to together. â&#x20AC;&#x153;Adding a new to the new lease with the treat the new tenant just like they were Adding a new tenant person to the mix new rental terms may be renting the property for the first time. to an existing agreement can change the helpful for your arguThis is appropriate, because a new tenis a significant change atmosphere in ments in that case. ant added to the lease of the old tenant in the underlying terms unexpected and Be wary if your curbecomes jointly and severally liable for of the tenancy, and new unpredictable ways, rent tenant(s) are insisall the rent and other obligations flowtenants should not be and the best way to tent on adding a new ing from that lease agreement. allowed to move in protect yourself and tenant but are reluctant Accordingly, you should first screen for any length of time your property is to to follow through with the new tenant as you would with any without committing them take precautions at the paperwork relatnew renter, including your application, to a written agreement the start.â&#x20AC;? ing to forming a new

Taking Precautions

Q A

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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/PAC

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12/23/09 10:16:33 AM

EBRHA’s Legislative Day on April 9 Needs You! Do you have an interest in representing EBRHA in Sacramento? You can spend the day learning about bills, meeting with legislators and their staff, while sharing our concerns and educating them on the intricacies and realities of our industry. Call us now for a special seat at this annual table. Training is required to attend this all-day commitment, and meals are provided.

CONTACT TORI BLANCA AT TBLANCA@EBRHA.COM OR 510893-9873 TO RSVP OR VISIT WWW.EBRHA.COM/PAC FOR MORE INFORMATION.

34 RENTAL HOUSING

lease. If negotiations do not succeed, your tenants may opt to get around you by subleasing to the new tenant instead. Ordinarily, this can be prevented if the current effective lease prohibits sublease agreements. In summary, it is to the landlord’s benefit to be careful and cautious when adding a new tenant to an existing tenancy. Even if the relationship between you and your tenant is positive and friendly, adding a new person to the mix can change the atmosphere in unexpected and unpredictable ways, and the best way to protect yourself and your property is to take precautions at the start.

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

Carlon Tanner, Owner/Broker

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

(510) 613-0300

Additional Discounts for RHA Members ebrha.com

APRIL 2014

RENTAL HOUSING 35

community calendar EVENTS & CLASSES

april

may

TUESDAY, APRIL 1

TUESDAY, MAY 6

Landlord 102 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 6:30 p.m. - 8:00 p.m.

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 6:30 p.m. – 8:00 p.m.

WEDNESDAY, APRIL 9

THURSDAY, MAY 8

Legislative Day in Sacramento Training required; For more info or to volunteer, call Tori Blanca at 510-893-9873 8:00 a.m. – 4:00 p.m.

Lunch-n-Learn Presented by: Bay Alarm Topic: TBD Members: Free; Non-Members: $20 Must RSVP by Monday, May 5

THURSDAY, APRIL 10

Lunch-n-Learn Presented by: Benjamin Scott, Advent Properties Topic: Preparing for Oakland Rent Board Hearings Members: Free; Non-Members: $20 Must RSVP by Monday, April 7 12:00 p.m. – 1:00 p.m.

12:00 p.m. – 1:00 p.m.

TUESDAY, APRIL 15

TUESDAY, MAY 20

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Anna Alberti for more info: 510-562-1179 SATURDAY, APRIL 19

EBRHA General Membership Meeting Topics: • Legal Q&A — Speaker TBD • Emerging Mandatory Green Codes, Rebates & Incentives — Dan Antonioli, EBRHA Green Committee Chair & Green 10:00 a.m. - Noon

TUESDAY, MAY 13

Trading Up to a Mid-size Apartment Building Nick Myerhoff, Myerhoff & Associates, Inc. Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m. Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Topic and Speaker TBD Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Anna Alberti for more info: 510-562-1179 THURSDAY, MAY 22

The Eviction Process and How to Handle Nuisance Tenants Michael Shepherd, The Shepherd Law Group Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m. THURSDAY, MAY 29

TUESDAY, APRIL 22

Landlord 103 Tori Blanca, EBRHA, CCRM Members: Free; Non-Members: $69 6:30 p.m. – 8:00 p.m.

Landlord 103 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 6:30 p.m. – 8:00 p.m. WEDNESDAY, APRIL 23

Lunch-n-Learn Rick Walker, Water Damage Recovery Topic: Water Damage Mitigation — Managing Risks and Costs Members: Free; Non-Members: $20 Lunch provided; Must RSVP by Friday, April 18 12:00 p.m. – 1:00 p.m. TUESDAY, APRIL 29

Managing Bed Bugs and Bad Odors in Your Rental Properties Clayton Barry, SERVPRO of San Leandro Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

*Members: $39; Non-members: $69. Mandatory prepayment required; 72 hour cancellation; No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com/education or call (510) 893-9873. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

| APRIL 2014 |

ebrha.com

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

2014-15 (1.9%) A CPI increase of 2.1% became effective on July 1, 2013. 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 ‘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 JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6 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

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

Berkeley RENT STABILIZATION BOARD FEES

Annual fees are $194 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. 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% DEC. 2004. . . . . . . . . . . . . . . . . . . 1.6%

ANNUAL ALLOWABLE RENT INCREASE

2014 (1.7%) 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.

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)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . . . . 3.5% (NOT TO EXCEED $30) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

BERKELEY RATES

FOR FURTHER INFORMATION CONTACT:

DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4%

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

APRIL 2014

RENTAL HOUSING 37

member directory

CONTACTS, PRODUCTS & SERVICES ABATEMENT SERVICES

Environmental Remedies, Inc. Jaime Tamayo 925-519-6354 www.environmentalremedies.com P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net 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

Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com

Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com

American Asphalt & Concrete Jeannie Nyberg 510-723-0280, x28 www.americanasphalt.com ASSOCIATIONS

BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Patricia Bouie Hinds 510-836-3000 www.oar.org Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

AUTOMOTIVE

ATTORNEYS - EVICTIONS

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com

| APRIL 2014 |

ATTORNEYS - LAND USE/CONDO CONVERSION

ATTORNEYS - REAL ESTATE/ CORPORATION

ASPHALT/CONCRETE

38 RENTAL HOUSING

Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Matthew Quiring - Attorney at Law 510-225-1345 mpquiring@gmail.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

ebrha.com

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com

Chase Commercial Neil Oâ&#x20AC;&#x2122;Callaghan 415-315-8901 neil.ocallaghan@chase.com Cooperative Center Federal Credit Union Chris Perez 510-647-2127 cperez@coopfcu.org First Federal Savings & Loan Assoc. Anthony Moreno 415-460-2657 www.ffsavings.com First Republic Bank Jeff Fung 510-336-3907 www.firstrepublic.com Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Torrey Pines Bank Mike Popovich 510-899-7548 mpopovich@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 KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com CARPET CLEANING

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

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES

Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.com CONDO CONVERSION

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net CONSTRUCTION

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 Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.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 SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com 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 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 EMERGENCY RESPONSE

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com ENERGY RETAILER

AXA Corporation Purie Infante 415-740-6178 www.axacorp.joinambit.com FINANCIAL PLANNING

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com FIRE PROTECTION

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.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 GARAGE DOORS

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

ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.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 GREEN BUILDING

Going Green Dan Antonioli 510-652-7593 www.going-green.co HANDYMAN SERVICES

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 HAZMAT, CRIME SCENE, BIO CLEAN-UP

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com HEATING & AIR CONDITIONING

Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com DP Heating & AC Daryl Price 510-532-2043 dpheatingandair@sbcglobal.net Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.com INSPECTIONS

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

Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com INSURANCE

Capital Insurance Group John Reynoso 1-800-682-9255, x7519 jreynoso@ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.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 Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com ebrha.com

APRIL 2014

RENTAL HOUSING 39

Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com Yonas Hagos - Farmers Insurance Yonas Hagos 510-763-1030 www.farmersagent.com/yhagos INTERCOMS & ACCESS CONTROLS

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com INVESTMENT OPPORTUNITIES

LAUNDRY EQUIPMENT

Coinmach Kelly Carrillo 510-429-0900, x54435 www.coinmach.com LEAD, MOLD & PEST MANAGEMENT

Alameda County Healthy Homes Dept. Julie Twichell 510-567-8252 www.aclppp.org LEASING

Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com RentMethod Greg Sirotek 415-335-6814 www.rentmethod.com

PEST & VECTOR CONTROL

Alameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com PROMOTIONAL PRODUCTS

Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.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

LISTING SERVICE

Rental Roost, Inc. Nitin Shingate 925-357-8783 www.rentalroost.com

PROPERTY MAINTENANCE SUPPLIES

LITIGATION SUPPORT SERVICES

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

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

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com Wilmar Nick Mraz 800-345-3000 www.wilmar.com PROPERTY MANAGEMENT

ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com

PAINT SUPPLIERS

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com

| APRIL 2014 |

Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net

PLUMBING - WATER HEATERS

Martinez Real Estate Investment Jose Martinez 510-769-0436

40 RENTAL HOUSING

PAINTERS

ebrha.com

Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.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 Sasha Bermudez 510-883-7017 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 Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.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 Liz Hart 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 Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com

PROPERTY MANAGEMENT SOFTWARE

Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 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 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 510-972-4941 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

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us RENT CONTROL CONSULTANTS

Alan K. Beales 510-339-9776 Bay Area Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org ROOFERS

Fidelity Roof Company Steve Parry 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

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION

Adobe Soil & Structures Mark Almeida 510-919-1880 www.adobesoils.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 TENANT SCREENING SERVICE

Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com Credit Bureau Associates Kathy Parsons 800-564-6440 www.cbacredit.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

Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com WASTE & WASTE HANDLING EQUIPMENT

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WATER MANAGEMENT

HydroPoint Colleen Moore 800-362-8774 (day) 415-602-6984 (cell) cmoore@hydropoint.com WELDING - STRUCTURAL & ORNAMENTAL

Vidrio Enterprises Jessie James Vidrio 510-453-8052 jvidrio@msn.com WINDOWS

Advanced Home Energy Marisa Lee 510-540-4860 www.advancedhomeenergy.com ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

APRIL 2014

RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

ABATEMENT

Environmental Remedies. . . . . . . . . . . . . . . 25 P.W. Stephens. . . . . . . . . . . . . . . . . . . . . . . . . 31 APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 3 ATTORNEYS

JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . Fried & Williams LLP. . . . . . . . . . . . . . . . . . . The Shepherd Law Group . . . . . . . . . . . . . .

FREE RENTAL FORMS MONTHLY MEMBERSHIP MEETINGS LEGAL REFERRALS EDUCATIONAL CLASSES

29 34 25 33

BATHTUB & SHOWER ENCLOSURES

FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

American Bath. . . . . . . . . . . . . . . . . . . . . . . . 18

RENTAL SURVEYS

BUILDING MATERIALS/HARDWARE

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

MANAGEMENT ASSISTANCE

CARPETING & FLOORING

SEMINARS & WORKSHOPS

Bay Area Contract Carpets, Inc.. . . . . . . . . 35

TENANT SCREENING SERVICE

CONSTRUCTION

Going Green. . . . . . . . . . . . . . . . . . . . . . . . . . 31 West Coast Premier Construction. . . . . . . 33 ENGINEERS

Adobe Soil & Structures. . . . . . . . . . . . . . . . 31 Earthquake and Structures, Inc.. . . . . . . . . 28 West Coast Premier Construction. . . . . . . 33

NAME

COMPANY

HEATING & AIR CONDITIONING

DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 33

ADDRESS

INSURANCE COMPANIES

CITY

STATE ZIP

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . 5 Jain Williams - State Farm. . . . . . . . . . . . . . 24 Ruth Stroup Insurance. . . . . . . . . . . . . . . . . . 11 LAUNDRY

PHONE EMAIL

Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 33 LENDERS

RENTAL PROPERTY LOCATION ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 24 Torrey Pines Bank . . . . . . . . . . . . . . . . . . . . . 34

1-2 UNITS = $249.00

LOCKSMITH EVICTION SERVICES

3-4 UNITS = $269.00

Golden Gate Locksmith Co. . . . . . . . . . . . . 35

5-8 UNITS = $289.00

9-16 UNITS = $299.00

MAILBOXES

17+ UNITS = $299.00 + $5.00 PER UNIT

Salsbury Industries . . . . . . . . . . . . . . . . . . . . 19 PEST CONTROL

TOTAL DUE:

MASTERCARD

VISA

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 PLUMBING

CHECK (PAYABLE TO EBRHA)

AMERICAN EXPRESS

Albert Nahman Plumbing . . . . . . . . . . . . . . . 11 PROPERTY MANAGEMENT

CARD NUMBER

EXPIRATION DATE

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

Bay Property Group . . . . . . . . . . . . . . . . . . . 29 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35

NAME ON CARD

RESOURCES

ECHO Housing. . . . . . . . . . . . . . . . . . . . . . . . 25

SIGNATURE

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW

WATERPROOFING

360 22nd Street, Suite 240

Applied Waterproofing Systems . . . . . . . . 31

Oakland, CA 94612

WINDOWS, DOORS & SIDING

510.893.9873 | FAX 510.893.2906

ebrha.com

| APRIL 2014 |

ebrha.com

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 25 General Roofing Co. . . . . . . . . . . . . . . . . . . . 35

East Bay Rental Housing Association

TEL

42 RENTAL HOUSING

ROOFING SERVICES

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.

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