Rental Housing - December 2014

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | DECEMBER 2014

NEW LAWS FOR 2015

Rental housing laws that affect property owners

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Contents

DECEMBER 2014

East Bay Rental Housing Association Volume XI, Number 12 December 2014 EBRHA OFFICE

Features & Columns

360 22nd Street, Suite 240 Oakland, CA 94612 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 EDUCATION & MEMBER MANAGER

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

Evangelina Salazar | esalazar@ebrha.com EBRHA OFFICERS

10

14

No Slowdown in Sight

8th Annual Expo Recap

BY GRANT CHAPPELL

BY TINA BOCHEFF

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

Mark Almeida, Symon Chang, Reggie Hairston, Carmen Madden, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Menna Tesfatsion PUBLISHED BY

Wayne C. Rowland PRODUCED BY

18

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

New Laws for 2015

ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING

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.

Features & Columns 8

NEWS

Events & Directory

Notice to Oakland Residential Property Owners of New Tenant Protection Ordinance 32

ESQ&A

BY STEVE WILLIAMS

Tenant Dispute Turns Violent

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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.

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

ebrha.com

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

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

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright Š 2014 by EBRHA. All rights reserved.

COVER ILLUSTRATIONS: CANSTOCKPHOTO.COM

Tina Bocheff | 510.318.8303

BY RON KINGSTON

contributors

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

RON KINGSTON Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He has 30 years of lobbying experience and is one of the original writers of the state’s legislation against rent control, the CostaHawkins Act. He grew up in South Lake Tahoe and lives in Carmichael with his wife Sherrie, a financial planner. In his spare time, he cycles, skis and takes international scuba diving trips.

BRYON MALIK Photographer Bryon Malik was born and raised in Oakland, California. Growing up in an environment full of everyday struggles allowed Malik to develop a dynamic perspective on how to see the beauty of life. As a free spirit attracted to life’s beauty, Malik was intrigued in a variety of arts and dabbled in music and dance. But he fell in love with photography because of its ability to capture a moment, tell a story and provoke thought through imagery.

STEVE WILLIAMS Steve Williams of Fried & Williams LLP received his bachelor’s degree in Law and Society from the University of California, Santa Barbara.

He received his law degree from Golden Gate University. He has been representing property owners in the Bay Area since passing the California bar exam in 1999. Steve’s experience includes counseling property owners in many areas of the law, including landlord/tenant, co-ownership and neighbor disputes, and purchase/sales transactions. He has represented clients in court, at arbitration, at mediation, and at government agency hearings, including Rent Board hearings.

TENANT SCREENING

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

Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of 2014, landlords can collect a maximum of $45.16 for an application fee.

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*Includes TransUnion credit report, FICO score and eviction history

East Bay Rental Housing Association TEL

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ebrha.com

510.893.9873 | FAX 510.893.2906 www.ebrha.com

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COMMERCIAL REAL ESTATE AND MULTI–FAMILY FINANCING SOLUTIONS Responsiveness, REQUIRE:

UPCOMING MEETINGS & EVENTS

Landlord Basics DATE/TIME TUESDAY, DECEMBER 9, 2:00 P.M. - 3:30 P.M. SPEAKER Tori Blanca, EBRHA, CCRM PRICE Free to EBRHA members and non-members

Women’s Auxiliary Luncheon DATE/TIME TUESDAY, DECEMBER 16, 11:45 A.M. LOCATION Scott ’s Seafood Restaurant, 2 Broadway, Oakland

PRICE Auxiliary members and guests: $38

DETAILS Annual Holiday Party. Admission includes full turkey dinner, a glass of wine and entertainment.

RSVP required by Dec. 13. Make checks payable to Women’s Auxiliary. RSVP to Anna Alberti at 510-562-1179.

Landlord 102 DATE/TIME THURSDAY, DECEMBER 18, 2:00 P.M. - 3:30 P.M. SPEAKER Tori Blanca, EBRHA, CCRM PRICE EBRHA Members: Free; Non-members: $69

Flexibility, and Market Expertise NEED TO TALK ABOUT YOUR BUSINESS? TALK WITH US. MIKE POPOVICH SVP/Market Manager p: 510.899.7548 c: 415.385.3999 e: mpopovich@torreypinesbank.com TORREYPINESBANK.COM

EBRHA Office Closed

DATE

THURSDAY, DECEMBER 25 AND FRIDAY, DECEMBER 26

Online Registration at ebrha.com

Unless noted, all events are held at the:

Sign up, pay registration fees and receive reminders online.

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

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news Oakland Rent Board Seeks Landlord Representative The Housing, Residential Rent and Relocation Board has a vacancy for

View of the East Bay from the hills

Notice to Oakland Residential Property Owners of New Tenant Protection Ordinance BELOW IS THE TEXT FROM THE OFFICIAL NOTICE REGARDING THE NEW TENANT PROTECTION ORDINANCE THAT THE RENT BOARD

On November 5, 2014, the Oakland City Council adopted the Tenant Protection Ordinance (TPO), which prohibits various harassing behaviors by owners, landlords and apartment managers against tenants, thereby bolstering existing laws and leases that protect tenants. The TPO creates remedies that could be enforced by private civil rights of action. The TPO prohibits actions by owners, landlords and apartment managers done in bad faith, such as: Influence or attempt to influence a tenant to vacate a rental unit; threaten by word or gesture with physical harm; fail to perform repairs and maintenance required by written contract or by state, county or municipal housing, health or safety laws, or threaten to do so. The entire TPO can be found on the Rent Adjustment Program Website at www2.oaklandnet. com/rentadjustment. Copies of the Ordinance can also be obtained at the Housing Assistance Center located on the 6th Floor at 250 Frank H. Ogawa Plaza, Suite 6301 between 10 a.m. to noon and 2 to 4 p.m.

MAILED TO ALL OWNERS ON NOVEMBER 28:

Note from EBRHA Executive Board: This law was unnecessary and duplicative. Almost every cause of action under the TPO is already included in the Just Cause Eviction Ordinance or under current state law. Unfortunately, the City Council failed to take these facts into consideration when passing this ordinance.

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a landlord representative. The Board hears appeals from Rent Adjustment staff decisions, recommends regulations for, and changes to, the Rent Adjustment Ordinance, and adopts regulations for implementation of the Just Cause for Eviction Ordinance and Oakland’s Ellis Act Tenant Protections. The Board also hears appeals related to Code Compliance Relocation Payments. There is an expected time commitment with the position. Evening meetings are usually held at city hall twice a month. If you are interested in the position, contact EBRHA at news@ebrha.com.

Safer Housing for Oakland On October 30, 2014, the city of Oak-

land took another important step in the process of making housing safer for the city’s residents at a gathering in City Hall, where tenants, property owners and other community members discussed the design of a new retrofit program for multifamily apartment buildings and ways Oaklanders can get involved in shaping the initiative. Salient questions such as “Am I in danger?”, “How much will the tenant have to pay?”, and “What does an actual retrofit really look like?” were brought up while important resources were shared with the group. City staff from San Francisco and Berkeley also shared lessons learned in the implementation of their respective retrofit programs.

Pertinent details: The key facts shared at the meeting include the following: 1) Soft story buildings are wood frame buildings, constructed before 1991, where the ground floor is usually an open story with parking, walls and/or columns; 2) Oakland has potentially 22,000 soft story rental units that could cause a great life safety risk in the next major earthquake.

For tenants, it could be personal injury, loss of housing, and potential damage to possessions. For owners, it could be expensive repair costs and a loss of property or rental income. For Oakland overall, it could lead to the permanent

C O L D W E L L B A N K E R displacement of residents and slow economic recovery; 3) Oakland seeks to do a two-year pilot program beginning in early 2015, followed by a mandatory program; and 4) San Francisco and Berkeley both have mandatory programs in place. Next steps: Over the next several months there will be multiple opportunities to provide input on the design of the apartment retrofit program. Based on community feedback at the October 30 meeting, engagement will include online opportunities as well as targeted outreach to residents in soft story apartment buildings. The next meeting will be in December 2014 and will be advertised in advance. If you have questions, please refer to the informational webpage: http://www2.oaklandnet. com/Government/o/PBN/OurOrganization/BuildingServices/o/Permits/ DOWD008964 or contact Chief Resilience Officer Victoria Salinas at vsalinas@ oaklandnet.com or 510-238-3487. Note: Possible changes in capital improvement pass-throughs for seismic work are under consideration, and taking place soon (in Berkeley there is no pass-through, in San Francisco it is 100% amortized over 20 years). A map of soft-story buildings in Oakland’s database can be found at http://softstory.openoakland.org, but be aware that it isn’t entirely accurate.

Berkeley 2015 Annual General Adjustment At its regular meeting on October 20, 2014, the Berkeley Rent Stabiliza-

tion Board adopted the Annual General Adjustment (AGA) Order for Year 2015 which will allow eligible landlords to increase the 2014 permanent rent ceilings by 2.0%. The 2015 AGA of 2.0% represents 65% of the increase in the Consumer Price Index (CPI) for All Urban Consumers in the Bay Area during the period from July 1, 2013 to June 30, 2014, which was 3.0% as posted by the Bureau of Labor Statistics. The 2015 AGA may not be charged to tenants whose tenancy began on or after January 1, 2014, and who had their rents set pursuant to the Costa-Hawkins Rental Housing Act. For more information, go to www.cityofberkeley.info/rent or call 510-981-7368. RH

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EXPO RECAP PHOTOS: BRYON MALIK

8TH ANNUAL EXPO EBRHA members, vendors, speakers and volunteers came together to make our 8th Annual Trade Expo the best yet. BY TINA BOCHEFF

E

BRHA’s 8th Annual Trade Expo on October 23 was a great success, drawing over 300 attendees to the 60-company vendor fair and educational workshops.

Back by popular demand was Ron Kingston’s“New Rental Laws for 2015” workshop, as well as a lively panel discussion on recent changes to the Oakland rent ordinance.

Both workshops were standing room only. Special thanks to Board President Wayne Rowland, who introduced speakers and moderated the workshops.

The return to the Greek Orthodox Church was seen as a positive by exhibitors and attendees alike, with easy access and ample free parking, while the complimentary reception continues to be a big hit.

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Special thanks to event sponsors APT Maintenance, Advent Properties, Bay Property Group, Bornstein & Bornstein, Credit Bureau Associates, Chase, Coinmach, General Roofing, Intervest, Ruth Stroup Insurance and Trulia. Additional thanks to the many volunteer Board members who helped staff the event: Luke Blacklidge, Symon Chang, Reggie Hairston, Carmen Madden, Fred Morse, Conor Murphy, Rick Philips, Sarah Picker, Judy Shaw, Abbe Sultan, Carlon Tanner and Menna Tesfatsion. This event would not have been nearly as successful without their support.

Finally, thanks to all EBRHA members and guests who attended the event. Stay tuned for information on the 2015 Expo date. RH

1.

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On This Page

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1.

EBRHA members in the expo hall

2.

Amy Roither-Quintero (L) and Leah Ingram (R) of Detect All Fire & Security

3.

Carlos Barraza of Coinmach talks to expo guests

4. Jill Broadhurst, EBRHA Executive Director 5.

Tim Cannady (L) and Pierre Caldazilla (R) of Trulia

6.

Ron Kingston (L), EBRHA Lobbyist and President of CPGG and Wayne Rowland (R), EBRHA Board President

6. ebrha.com

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9.

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On These Pages 1.

Q&A during an educational workshop

2.

Expo guests attend a workshop

3.

Daniel Russo and Stephanie Gipson of PPI Towing

4. Tina Bocheff, EBRHA Director of Strategic Partnerships and Editor (L) and Jill Broadhurst, EBRHA Executive Director (R) 5.

Mike Rodriguez of General Roofing

6.

EBRHA Board Member Fred Morse assists with Q&A during a workshop

7.

Kevin Alkire and Lisa Flores of Bay Property Group

8.

EBRHA staff Cathy Hayden, Esteban Cortez, Jill Broadhurst, Tori Blanca and Tina Bocheff (left to right)

9.

Doug Kellor of Fidelity Roof talks to expo guests

7.

10. Wayne Rowland, EBRHA Board President; Luke Blacklidge, EBRHA Board 2nd Vice President; Benjamin Scott of Advent Properties; Connie Taylor and Barbara Kong-Brown of the Oakland Rent Board, and Daniel Bornstein of the Law Offices of Bornstein & Bornstein in panel discussion (right to left) 10. ebrha.com

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market outlook

ance Loan Platform for 5+ unit multifamily loan in the $1-5 million dollar range.

While Fannie and Freddie will go up to 80% LTV for purchase and refinance, they often pose stricter standards on environmental and structural issues, depending on whether the property is located in a seismic hazard zone. For example, any soft story properties would require level one Seismic Risk Assessment.

While I do not see this program having a big impact locally, given the abundance and competition of lenders for multifamily loans, it speaks to government’s willingness to want to stay involved on Positive sales data shows Bay Area multifamily a national level in seeing that housing is continues moving upward. BY GRANT CHAPPELL affordable through available liquidity. I asked Nils Ratnathicam of the Rincon Group about his take on the lending market.

“Every time Treasuries Yields make a run and it looks as if the lowest lending rates are behind us, the yield gains reverse and we end up right back where we started,” he said. “Five-year fixed rates for multifamily just don’t seem to want to increase above 4.00%. As long as this trend continues, there doesn’t appear to be much that can cool down the Bay Area real estate market.”

Moving east to Contra Costa County, the market continues to roar with an abundance of new multifamily projects in the pipeline. According to a recent article in the Business Times, more than 1,100 n an election year, one must be units spread amongst seven projects trade expo in October. While many wary of the October surprise. The are underway in Walnut Creek. This long-term owners expressed a desire Giants won the World Series, the represents a nearly 20% increase of the to acquire additional properties, most Fed completed the final asset purchase approximate 6,000 existing rental units were frustrated that they could not find through QE3, and the Bank of Japan in this city. Even more striking, the article anything attractive. Prices (and rents) and the European Union announced points out that Bay Area rents have risen are just too high. Many agreed that this their own QE programs. There is much 43% since 2006, with San Francisco leadis the strongest rental market they’ve to celebrate and to be cautious for in ing the country with an average asking seen in at least 10-15 years. Hardly the coming year. rent of $3,233/month, dominating the anyone expressed fear of rents declining, Locally, few signs point to any slowregion. vacancies increasing or inflation loomdown in the market. Sales data shows I asked my colleague Ethan Berger ing. After seven years of attending the further increase in price appreciation about his take on the expo, I always found that and high volume in Oakland, Berke“There is much to market in Contra Costa it’s a venue for members ley and Alameda. Job growth remains County. “Strong buyer to discuss their challenges celebrate and to be positive on both sides of the Bay, with demand has helped to in owning rental property. cautious for in the many new residents relocating from out coming year. Locally, push the sales price of Not this year. of state.

Contra Costa multifamIn the financing world, few signs point to I had the opportunity to speak with any slowdown in the ily assets near all-time Freddie Mac recently many property owners at EBRHA’s market.” highs in almost every announced a Small Bal-

No Slowdown in Sight

I

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city. Two of my recent listings in Concord received multiple offers within days of going on the market at prices 15-20% over what we would have been able to achieve 12 months earlier.” Both Alameda and Contra Costa County offer great alternatives to San Francisco, given their close proximity to BART and various freeways. It’s no surprise we are witnessing such strong pricing and activity.

2 – 4 Units Alameda, Berkeley and Oakland all performed well last quarter, most notably Alameda. It posted the highest average sales price ever. Our internal data goes back to 2003, well before the peak of the previous cycle. In 2005-2007, the average price exceeded $800,000 on five different occasions, and only $700,000 at the beginning of this year. Even more encouraging, 17 transactions closed, far exceeding the 8-12 deals we normally see.

Berkeley also performed well, posting its highest average price since Q4 2007, when only six properties traded hands for an average of $962,000. Last quarter, 22 properties sold at an average of $860,000. Furthermore, Berkeley has exceeded an $800,000 average for five of the last quarters and posted at least 18 sales per quarter, all strong indicators of a very healthy market.

Oakland posted the second consecutive quarter north of $500,000, with 89 properties selling for an average of $546,000. Even though prices have recovered, six of the last seven quarters have posted 100 transactions or less.

5+ Units Similar to the 2-4 unit market, the 5+ unit market continues to record volume not seen since previous market peaks.

Alameda achieved $7.7 million in volume for an average sales price of $1.93 million, $191 per unit and $237 per square foot. Alameda rarely exceeds $3-5 million in volume historically, further demonstrating strong market demand as investors bid up properties close to $200,000 per unit and consistently north of $200 per square foot.

I removed a sale from Berkeley’s num-

bers located at 1122 University. It sold for approximately $30 million, was built in 2008 and would eclipse all of Berkeley’s other sales combined.

Berkeley posted $20 million in volume at an average price of $1.7 million, $203,000 per unit and $260 per square foot. In going back to the start of 2012, only five quarters have recorded volume in excess of $20 million.

While Oakland’s total volume declined by $27 million compared to the previous quarter, it still posted $49 million in volume for an average price of $1.44

million, $131,000 per unit and $175 per square foot.

Going back two years, most quarters barely exceeded $100,000 per unit average and $150 per square foot. With higher asking rents in Oakland and the Bay Area, investors appear to be paying a premium for long term rental upside.

Despite Oakland’s changes to Capital Improvement Pass Through in the rent ordinance, buyers still find that Oakland presents opportunities that few cities can offer.

Keep in mind that NAI Norcal does

transactions (2-4 units)

average sales price (2-4 units)

Source: NAI Northern California ebrha.com

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RENTAL HOUSING 15

total volume (5+ units)

price per sq. foot (5+ units)

not track cap rates, as we look for trends in sales, but all three cities had properties sell in the high 3% and low 4% range.

Conclusion In summary, as we have reported for the last two years, the market continues to roar with a lot of steam behind it. While this largely reflects a housing shortage in one of the strongest economies in the world, new deliveries of apartments and single-family properties to the area will start to ease the situation. A rise in interest rates would also dampen the market a bit, but as we’ve reported, there does not appear to be an immediate uptick in the near future.

For now, commercial and residential development planning remains rampant on both sides of the Bay, and the market continues its upward trajectory. I am excited to see how the year concludes with such low inventory. Stay tuned. RH

Grant Chappell is the Vice President of NAI Northern California. He can be reached at grant@nainorcal.com or 510-972-4941.

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EAST BAY RENTAL HOUSING ASSOCIATION

BAY

360 22nd Street, Suite 240 Oakland, CA 94612 Phone: 510.893.9873 Fax: 510.893.2906 news@ebrha.com

RE NTA L HOUSI NG

Looking for Group Insurance? Want to Reduce your Premiums? Need Guidance with the Complexities of Coverage? EBRHA Introduces a New Trusted Partner.

A SSOC I ATION

Dear EBRHA Member:

I am delighted to announce that we have a brand new association insurance program for our members. We feel that this will be a tremendous value added member benefit.

The new EBRHA program includes all of the following: • Group Medical Insurance • Group Dental Insurance • Group Vision Insurance • Worker’s Compensation • Liability Insurance • Retirement Plans – 401(k) • Human Resources Services ________________________________________ If your company has at least three or more full-time employees and is an EBRHA member, you can request information immediately. If your company enrolls with a new Group Medical Insurance Program, Worker’s Compensation Policy, Liability Policy or Retirement Plan, you may find that the savings reduces or eliminates the cost of your membership dues.

If you like the group insurance plans that you have in place for you and your employees, and want to have our endorsed association insurance program partner, Successful Solutions, LLC, service your account, you may be eligible for a free one-time annual membership!

Please contact Successful Solutions, LLC by phone at (888) 333-5094 or visit www. ebrha.com and click on the “Looking for Group Insurance?” ad to get more information.

Of course, there is no fee or obligation to request information on the program. We hope you are as pleased with this new EBRHA member benefit as we are.

Sincerely,

JILL BROADHURST EXECUTIVE DIRECTOR

FEATURE

New Laws for 2015

BY RON KINGSTON

O

f the 130 bills EBRHA and CalPCG tracked, 73 were considered “Tier One” top priority bills because of their potential to seriously hurt the interests of rental property owners. These Tier One bills included bills like the “Ellis Act” bills, which sought to limit the right of rental property owners to go out of business, and AB 2561, the “Food Crop” bill by Assembly Member Bradford, which would have given tenants unprecedented rights to grow potted food plants without regard to damage to the property.

Bills other than Tier One are considered “Tier Two” because they bear on the interests of rental property owners, but do not grossly change their rights or interests. Although Tier Two bills have a lower priority, they must be vigilantly tracked because of the potential for the author of the bill to introduce an amendment that can hurt the interests of property owners. Such was the case, for example, of SB 411 (Wolk).

We held an “Opposed” or “Opposed Unless Amended” position on 31 bills in 2014. Each of these bills either died or was amended in such a way as to remove our opposition.

We also supported 11 bills. For all other tracked bills, we held a “Watch” position, which simply means that we kept an eye on it.

Overall, despite another year of legislative attacks on the rights of rental property owners, our lobbying team successfully killed the most horrendous bills, while getting significant amendments on all other bills of importance. As such, 2014 marks the second year in a row in which no harmful rental property legislation was signed into law.

The following are relevant 2014 legislative bills that were signed into laws. Unless noted, all bills are effective January 1, 2015.

AB 319 (Campos): Eviction Abuse Victims

Description: Prohibits local agencies from forcing rental

property owners to evict tenants who are victims of domestic violence, sexual assault, stalking, human trafficking, and elder or dependent adult abuse, or based upon the number of calls made by a person to an emergency response center.

What to Know: The prior practice of some local governments was to force property owners to evict tenants even when they were victims of abuse. This legislation puts a stop to that practice. Nothing in this legislation, however, prevents a rental property owner from choosing to evict tenants for any lawful reason.

AB 1513 (Fox): The “Squatters” Bill

Description: The purpose of this bill is to provide an alternative eviction and trespass process when “squatters” are found living in vacant homes. This three-year pilot project allows owners of residential property or their agents in the cities of Palmdale, Lancaster, and Ukiah to register vacant real property with the local law enforcement agency and to execute, under penalty of perjury, a Declaration of Ownership of Residential Real Property. Once registered, police officers can order unauthorized persons living in the home to vacate within 48 hours, and/or arrest and charge them with trespassing.

Impact of Lobbying Efforts: We wanted to assure that unlawful detainer complaints were not adversely affected.

How to Comply: The bill only applies to properties in Palmdale, Lancaster and Ukiah over the next three years.

Properties owners of vacant properties in those areas will be allowed to register qualified properties with local law enforcement. Once registered, police will be authorized to remove anyone to vacate the property within 48 hours notice. Failure to vacate, the police may arrest the occupants and charge them with trespass. Another bill may be introduced next year to permit other cities to offer a similar program. While the bill only applies to residential properties in other cities, the sponsors of the bill will ask a member of ebrha.com

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RENTAL HOUSING 19

his or her drivers license status.

“Overall, despite another year of legislative attacks on the rights of rental property owners, our lobbying team successfully killed the most horrendous bills, while getting significant amendments on all other bills of importance.” the Legislature to introduce another bill next year to expand the program to many Bay Area cities and counties.

AB 1522 (Gonzalez): Employee Paid Sick Days

Description: Effective July 1, 2015; Employees who work in California for 30 or more days within a year are entitled to paid sick days, accrued at a rate of one hour for every 30 hours worked. An employee would be entitled to use accrued sick days beginning on the 90th day of employment. “Employee” does not include those covered by a qualifying collective bargaining agreement, providers of in-home supportive services and qualifying air carrier employees.

How to Comply: Unless a qualifying collective bargaining agreement exists, the bill applies to residential rental property owners and their employees. Because there are other important details to the bill not reflected herein, rental property owners should read the entire bill and familiarize themselves with all of the provisions. Ensure that your employees are provided with sick time consistent with the rules of the bill. Speak to an employment law attorney for advice.

AB 1657 (Gomez): Free Court Interpreters in All Civil Actions

Description: The bill authorizes courts to provide a court interpreter in any civil action or proceeding at no cost to the parties, regardless of income of the parties.

What to know: The policy behind this law is to ensure court interpreter services are provided without barriers.

AB 1660 (Alejo): Nondiscrimination; Drivers License

Description: Current law allows undocumented persons to be issued a California drivers license. This bill protects persons on the basis of having such a license from employment discrimination under the California Fair Housing and Employment Act. What to know: The bill only applies to employment discrimination. It does not apply to housing discrimination or create a new protected class with respect to renting a dwelling unit. With that said, expect to see a bill addressing housing discrimination on the basis of an undocumented person’s drivers license some time in the near future. For now, ensure that you or your business is not discriminating against any employee on the basis of 20 RENTAL HOUSING

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AB 1685 (Williams): Pest Control Notice by Email

Description: Pest control operators are required to provide notice to property owners and tenants when pest control work is to be performed, for example, when chemicals are sprayed. This bill allows notice to be given via email if an email is provided.

How to Comply: If owners and tenants want to be notified electronically about when pest control work is going to be performed, they may provide their email address to the pest control operator. It is not mandatory to provide your email.

AB 1690 (Gordon): New Rental Housing LandUse Densities

Description: Any city or county that does not identify adequate sites in its housing element must adopt rezoning programs to accommodate all of its very low and low-income housing need on sites designated for mixed uses only if those sites allow for 100% residential use and require at least 50% residential floor area of a mixed use project.

How to Comply: Members should get involved in local government housing element review process to assure that there are adequate sites for very low and low-income households.

Involvement should include active participation with local government staff, stakeholders, and city councils and board of supervisors to assure that the policies do not include punitive or overly restrictive real estate ordinances.

AB 1710 (Dickenson): Data Breach

Description: Current law requires a person or business that owns or licenses computerized data that includes personal information to notify any person whose personal information may have been compromised due to a breach of the security of the system. Under this bill, if the person or business providing the notification was the source of the breach, that person or business must offer to provide appropriate identity theft prevention and mitigation services, if any, to the affected person at no cost for not less than 12 months if the breach exposed or may have exposed certain kinds of personal information. The bill also bars any person or entity from selling an individual’s social security number, unless otherwise allowed under state and federal law.

What to know: This is a consumer protection bill that takes a small step toward helping people deal with security breaches involving their personal information, and protecting people’s social security number.

AB 1804 (Perea): Insurance; Notice of Lapse

Description: Prohibits an insurance policy from lapsing or being terminated for nonpayment of a premium unless the insurer, at least 10 days prior to the effective date of the lapse, termination, expiration, nonrenewal, or cancellation, gives notice to the policyholder.

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EBRHA lobbyist Ron Kingston (left) and President Wayne Rowland discuss new laws at EBRHA’s 8th Annual Trade Expo.

County can visit www.recyclingrulesac.org for local effective dates.

How to Comply: Multifamily residential dwelling owners subject to this law have essentially three options for dealing with their organic waste: 1) source separate organic waste from other waste and subscribe to a basic level of organic waste recycling service that includes collection and recycling of organic waste; 2) recycle organic waste onsite or self-haul its own organic waste for recycling, or 3) subscribe to an organic waste recycling service that may include mixed waste processing that specifically recycles organic waste.

AB 1918 (Williams): Heating and Cooling Equipment Tracking Sales and Installation

What to know: Sometimes, people are unaware that they have not paid their monthly insurance premium because, for example, their debit card on file with the insurance company expired. Whatever the reason, this reasonable consumer protection bill requires insurance companies to provide 10 days notice prior to cancelling a policy, so as to prevent shock and surprise of an unexpected cancellation.

AB 1826 (Chesbro): Organic Waste Removal

Note: Local governments such as Alameda County, cities of Alameda, Albany, Berkeley, Emeryville, Livermore and Piedmont have already adopted more restrictive waste recycling requirements. Oakland’s recycling law will become effective on July 1, 2015. Should you manage or own properties in these jurisdictions, it is important to comply with the more restrictive local government restrictions.

Description: This law requires businesses, including multifamily residential dwellings (5 units or more) that generate a certain amount of organic waste per week to arrange for recycling services for that organic waste. Organic waste is defined as food waste, green waste, landscape and pruning waste, nonhazardous wood waste, and food-soiled paper waste that is mixed in with food waste. Multifamily dwelling owners, however, are not required to arrange for organic waste recycling services for food waste generated by their tenants.

Effective Date: (1) On and after April 1, 2016, a business that generates eight cubic yards or more of organic waste per week shall arrange for recycling services specifically for organic waste. (2) On and after January 1, 2017, a business that generates four cubic yards or more of organic waste per week shall arrange for recycling services specifically for organic waste. The State holds discretion to require those generating two cubic yards of organic waste to arrange for recycling services by January 1, 2020 if disposal of organic waste has not been reduced to 50% of the disposal level of 2014. Residents in Alameda 22 RENTAL HOUSING

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Description: Requires the State Energy Resources Conservation and Development Commission to develop and implement a system for tracking the sales and installation of central heating and aircooling equipment to ensure units are properly permitted and installed. The purpose of the bill is to combat the growing “Craigslist” problem of cheaply hired Internet contractors who perform unpermitted and often improper installs of heating and air units. The shoddy work often results in inefficient energy use, unfair competition for contractors who follow permitting rules, and an inability of the local government to collect important permitting fees. The bill also directs the commission to establish an incentive program for contractors and local governments to improve verification of building code compliance and permitting rules following installation.

Effective Date: Development of the sales and installation tracking system begins January 1, 2015. There appears to be no timeline for the completion and implementation of the tracking system. The incentive program begins January 1, 2016.

How to Comply: As a result of the bill, local governments will be better equipped and able to enforce building permit rules and regulations. By tracking the sales of air conditioning and heating units, they can follow up with the contractor or individual who purchased the unit and check to ensure that a building permit was applied and paid for. In other words, those who may be thinking of bypassing the permitting processes when installing a new heating or cooling unit should think twice.

AB 2119 (Stone): Transactions and Use Taxes

Description: Authorizes the board of supervisors of a county to levy, increase, or extend a transactions and use tax throughout the entire county or within the unincorporated area of the county, if approved by the qualified voters.

What to know: In many counties throughout the state, more than half of their territory is in unincorporated areas, making those counties responsible for financing a large amount of infrastructure. This bill allows counties to introduce a sales tax measure that will be applied to unincorporated areas, spent on the infrastructure of those unincorporated areas, and voted on

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if a city failed to take action against a tenant.

That meant that a city could take a property owner’s money, decide to not pursue an eviction, and then refuse to give the property owner’s money back. This bill attempted to reintroduce that same unfair policy. We vigorously argued that the bill was unfair, and needed amending. The authors later agreed to take our amendment which now requires the city to actually file an unlawful detainer prior to accepting any fees from a rental property owner.

Association’s Position: Originally, we were “Opposed Unless Amended.” After the amendments were taken, we moved to a neutral position.

Effective Date: The bills went into effect as soon as they were signed by the Governor and chaptered by the Secretary of State.

The bills were signed and chaptered on September 15, 2014.

How to Comply: If you are a residential rental property owner in one of the cities or counties in which the bill applies, then you must take appropriate action against a tenant if requested by the city attorney or city prosecutor. If requested, landlords must attempt to evict the targeted tenant, or assign the right to evict over to the prosecuting attorney. Once the prosecuting attorney files an unlawful detainer, property owners will be required to pay a $600 fee. The new law helps property owners evict problem tenants who may be breaking the law.

“We held an ‘opposed’ or ‘opposed unless amended’ position on 31 bills in 2014.

Each of these bills either died or was amended in such a way as to remove our opposition.” by the qualified voters of those areas.

AB 2256 (Garcia): Service of Process

Description: Eliminates the requirement of persons performing lawful service of process or service of subpoena to identify to the guard of a gated community the person or persons to be served. Process servers must still display a current driver’s license or other identification and evidence of current registration as a process server.

What to know: The bill makes it easier for process servers to surprise the recipient of the service or process or subpoena.

AB 2282 (Gatto): Recycled Water Infrastructure

Description: Effective in 2019; Requires the California Building Standards Commission to adopt mandatory building standards for the installation of recycled water infrastructure in newly constructed residential, commercial and public buildings during its triennial update for the 2019 building code for both outdoor and indoor uses. This is a water conservation measure that in the long run will help California save its precious water resources by creating a system for reusing water for non-drinking purposes.

What to know: The new standards will apply to single and multifamily housing in areas where there is or will be access to water recycling facilities.

AB 2310 (Ridley-Thomas) & AB 2485 (Dickenson): Local Government Forced Tenant Evictions

Description: These related bills reauthorize a lapsed pilot program allowing city attorneys or city prosecutors to require rental property owners to evict tenants who are involved in specified unlawful activities. AB 2310 applies to the counties of Alameda, Los Angeles and Sacramento for illegal weapons or ammunition activities. AB 2485 applies to the cities of Oakland and Los Angeles, and the county of Sacramento for illegal activities relating to drug sales. Under the bills, property owners have the option of paying the city $600 to handle the eviction proceedings.

Lobbying Efforts: Under the original pilot program, if a property owner elected to pay the city to handle the eviction proceeding, there was no actual requirement that the city take any legal steps to evict the tenant; nor was there any mechanism for a property owner to receive a refund of the $600 fee 24 RENTAL HOUSING

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AB 2451 (Daly): Water Submeters

Description: Installing and Landlord Liability: The new law makes a number of changes to the way inspections, testing and certification of water submeters.

Association’s Position: Initially, we adopted an “Oppose unless Amended” position because the bill proposed to allow a district attorney to prosecute a rental property owner if a water submeter did not operate properly. As a result of successful discussions and amendments with the County Sealers Association, we changed our position to a “Watch” position. The final amendments assured that we would not be exposed to criminal prosecution.

How to Comply: The measure only applies to properties that have water submeters. Under the bill, submeters may be inspected and sealed by any county sealer, not just one County Sealer under the former rule. Also, rental property owners will be protected from civil and criminal litigation so long as the water submeter is deemed “sealed” by a county sealer. The rule applies regardless of whether the submeter was actually tested.

Moreover, property owners are protected from liability so long as the water submeter has been maintained properly or deemed by the sealer to show no signs of intentional tampering, damage or alteration.

AB 2494 (Cooley): Penalties for Frivolous Lawsuits

Description: The bill extends a court’s power to order a party, the party’s attorney or both to pay the reasonable expenses,

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including attorney’s fees, incurred by another party as a result of bad-faith actions or tactics that are frivolous or solely intended to cause unnecessary delay. “Actions or tactics” include, but are not limited to, the making or opposing of motions or the filing and service of a complaint, cross-complaint, answer or other responsive pleading. “Frivolous” means totally and completely without merit or for the sole purpose of harassing an opposing party.

What to know: This is a common sense law that penalizes attorneys and parties to lawsuits who file frivolous claims or employ abusive litigation tactics. This law applies to landlords and tenants in unlawful detainer proceedings, or any other court proceeding.

AB 2561 (Bradford): Residential Rental Property

Description: The bill requires rental property owners to permit their tenants in a single family or duplex rental properties to participate in personal agriculture in portable containers so long as certain rules are followed. The potted plants must be in a rented space outside in the backyard area on the ground level.

Moreover, property owners reserve the right to establish the precise boundaries within which tenants may grow their plants.

Lobbying Efforts: The original few versions of the bill applied to any residential rental property, and allowed tenants to grow potted food plants inside or outside the property,

including the front stairs, back stairs, front lawn, back lawn, patio or deck, and the entire backyard. As a result of this proposed new right, properties would have suffered immense physical damage. As many property owners are aware, overgrown crops can damage anything made of wood including the exterior of the dwelling, balconies and stairs. Water and soil damage can occur and lead to mold and health hazards. Roots and vines can seep into pipes and electrical wiring. Outside appliances such AC condensers can also be damaged due to improper placement and over growth. Property owners would have lost all control over the appearance of the property, property values would have suffered, and owners would have been required to assume more liability if a tenant failed to properly place, maintain, or manage plant growth. Our lobbying team opposed the measure, and heavily lobbied the author and other members of the legislature to change the bill. The resulting bill removed the provisions allowing tenants to grow food anywhere, and gave power back to the property owner to restrict the agriculture as the owner sees fit. The bill also allows owners to select the type of pots the plants may be grown in.

Association’s Position: Originally, we were “Opposed.” After the amendments were taken, we moved to a Neutral position.

How to Comply: Owners of single-family duplex residential rental properties may not deny a tenant’s request to grow food plants in potted plants. However, he or she may establish the location including the parameters within which potted food plants may be placed and grown and may restrict the plants to the backyard of a single-family residential rental unit. The law does not permit a tenant to grow any unlawful crop including marijuana.

CALLING EBRHA MEMBERS! WE NEED YOU!

WE ANTICIPATE ROUGH PATCHES AHEAD FOR OUR INDUSTRY. We are looking for members who are willing to publicly speak to Oakland city council members in a formal setting, as well as one-on-one, about policies and programs that benefit or hurt the community and quality of life for all residents. EBRHA will prepare you and provide talking points regularly, but we are looking for commitment when the call is needed.

If you have a friendly demeanor, a story to tell, and can do so comfortably with your property and business owner hat on, we’d like to hear from you!

PLEASE CONTACT US AT NEWS@EBRHA.COM WITH “BOOSTER” IN THE SUBJECT LINE OR CALL 510-893-9873.

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AB 2565 (Muratsuchi): Electric Vehicle Charging Stations

Description: Effective July 1, 2015; This bill requires residential rental property owners to approve a written request of a tenant to install an electric vehicle charging station at the tenant’s designated parking space if certain conditions are met and in compliance with the property owner’s approval process for modification, which may involve rules for installation, use, maintenance, removal of the charging station and installation of the infrastructure for the charging station.

Tenants must maintain a $1,000,000 general liability insurance policy. The bill does not apply to residential rental properties that have fewer than five parking spaces and any property in a rent control jurisdiction.

Lobbying Efforts: The original version of the bill was but a skeleton of the final version that was signed into law. At

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introduction, the bill was seriously flawed. No consideration was given to the feasibility of installing an electric charging station with respect to construction, amperage, load capacity, electric billing, tax on improvements, rent control jurisdiction rules, lease terms and property owner control over the modification of his or her property. Our lobbying team, however, spearheaded an effort to educate the author on the infeasibility of the bill in its original form, and proposed many changes to make the bill workable. After many meetings and debate, almost all recommended changes offered by our team were adopted.

The resulting bill is one, which protects property owners while allowing tenants under appropriate conditions to install charging stations.

Association’s Position: Originally, we adopted an “Opposed Unless Amended” position. After our amendments were taken, we moved to a “Watch” position.

How to Comply: First and foremost, rental property owners and managers should adopt policies and procedures for receiving a tenant’s application to install and then maintain an electric charging vehicle station. If an existing tenant requests to pay for an electric charging vehicle station, a laundry list of items must be followed. The property owner is to review the real property improvements, which the tenant must pay for up front. Proper insurance must be maintained by the tenant at all times. The tenant will also be required to pay for any additional electrical usage and damage. Improvements paid by the tenant may include changing the electrical main panel.

AB 2747 (Weickowski): Electronic Transactions Between Owners and Tenants

Description: EBRHA supported this bill. The Uniform Electronic Transactions Act generally allows parties to agree to contract and conduct transactions by electronic means. Up to now, however, electronic transactions relating to residential rental security deposit agreements have not been allowed. AB 2747 removes this barrier to allow residential rental property owners and their tenants and prospective tenants to agree to transact electronically with respect to security deposits. Allowing the use of electronic transactions for security deposits helps brings owner-tenant relationships into the 21st century. Contracts, agreements, and payments can now be smoothly facilitated through electronic means.

How to Comply: If you want security deposit transactions to be conducted electronically, including delivery of the itemization of the deposit (Move-in/Move-out form), sign an agreement with your tenant to that end. You may not, however, force your tenant to transact electronically.

SB 1167 (Hueso): Pest Eradication

Description: Previously, if an enforcement officer found a pest infestation at a residential rental property, the common practice was for the officer to cite the owner, and tell him or her to get rid of the pests. Owners usually complied by getting a pest control operator to spray pesticides around the property or lay traps. Under the new rules of this bill, enforcement officers are now required to order owners to get rid of the pests and any 28 RENTAL HOUSING

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conditions that the enforcement officers believes may be causing the pest infestation. That simply means that owners must try to solve the root cause of the pest problem. Spraying and laying traps does not always get to the underlying cause of the problem. For example, a leaky pipe may be attracting pests. Under that scenario, the owner would have to fix the leaky pipe.

Association’s Position: Neutral How to Comply: Under the new law, property owners may be required to do more than hire a pest control operator to get rid of pests. If the cause of a pest infestation cannot be addressed through spraying, enforcement officers can require owners to take additional steps to address the cause of the problem.

New and Proposed State Regulations

Water Conservation: On July 15th the State Water Resources Board adopted an emergency regulation restricting water use for outside areas. Those regulations prohibit the use of outside potable water in a manner that results in runoff water on sidewalks, driveways, roadways and adjacent property. It also prohibits runoff from washing vehicles with a hose unless the hose is fitted with a shut-off nozzle, watering driveways and sidewalks, and using water in decorative fountains unless it has a recirculation feature. Violation of the regulations constitutes an infraction and may result in a fine up to $500 for each day the violation occurs.

Property owners and managers are advised to review rental and lease agreements to assure tenants, guests and invitees: 1) comply with the state regulation and; 2) are solely liable to pay all fees and fines associated with violation of the regulations.

Retrofit Reminder

Smoke Detectors: Smoke detectors are to be installed in each bedroom on or before January 1, 2016. When installing the detectors before this date, the landlord or manager should: a) Determine if each rental unit has smoke detectors in each bedroom and the type of detectors (AC vs. battery powered).

Where devices exist, note its existence, the manufacturer and the location of each detector in the rental unit file. For units without detectors in each bedroom, decide when compliance with the new law will be undertaken (must be before January 1, 2016), and note it in the rental unit file. b) Install the detectors on a specified schedule and note that schedule in the file of each rental unit. In the file, also note the date the detector was installed, location in the dwelling and the serial number. c) All existing devices must be operable and located in compliance with the new state law at the time of a new hiring and when installing new devices. d) New smoke alarms purchased must comply with the new law and be approved by the State Fire Marshal in order for the alarms to be sold in the state. The new devices must be tamper proof, and contain both a hush button feature and a 10-year battery life (AC powered smoke detectors and operable battery devices are not required to be replaced).

Keep in mind the following: 1) Smoke alarms connected to a

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panel or connected to a wireless communication signal are exempt from the new law; 2) the law does not apply to installing or replacing smoke detectors in common stairwells; and 3) because certain cities have adopted more restrictive smoke detector ordinances, landlords and managers are advised to comply the new requirements and local laws and regulations to the extent possible.

Carbon Monoxide Detectors (CO Device): Every owner of a “dwelling unit intended for human occupancy” must install an approved CO device in each existing dwelling unit having a fossil fuel burning heater or appliance, fireplace, or an attached garage. Qualifying units must have at least one CO device per floor, and if there are bedrooms on the floor, the CO device must be placed adjacent to the bedrooms. Also, you may follow the manufacturers instructions that come with each device. Single-family dwelling units were required to be incompliance on or before July 1, 2011. All other existing dwelling units were required to be incompliance on or before January 1, 2013.

Plumbing Fixture Mandate: On or before January 1, 2017, all noncompliant plumbing fixtures in any single-family residential real property built prior to 1994 must be replaced with water-conserving plumbing fixtures. For multifamily residential real property built prior to 1994, all noncompliant plumbing fixtures must be replaced with water-conserving plumbing fixtures on or before January 1, 2019. Water conserving plumbing fixtures includes 1.28-gallon toilets and 2.2-gallon-per-minute faucets and showerheads. Installation may be more difficult than expected. Replacing a faucet may involve replacing water supply lines and angle stops. Replacing a toilet may include replacing flooring because the toilet footprint may not match the old footprint. When purchasing a new faucet, ensure that the faucet matches the cover and openings in the sink. RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He can be reached at 916-447-7229 or ron@calpcg.com.

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Tenant Dispute Turns Violent Take immediate control and assert your legal rights to address and remedy a violent situation on your property. BY STEVE WILLIAMS

Q

Two of my tenants were recently involved in a shooting on my property. After months of bickering, one of them pulled a gun out and shot the other in the leg.

Luckily, the gunshot victim survived.

The shooter was released, and is claiming he shot in self-defense.

Surprisingly, the shooting victim continues to provoke and anger the tenant who shot the gun. Meanwhile, all of my other tenants are afraid and call me to complain anytime they argue in the common areas.

What can I do about this?

A

As a general rule, shooting someone at the property should result in an immediate eviction. Under Oakland’s 32 RENTAL HOUSING

| DECEMBER 2014 |

Just Cause for Eviction Ordinance (“Measure EE”), a landlord may evict a tenant with a 3-day non-curable notice when the tenant “has used the rental unit or the common areas of the premises for an illegal purpose.” While a tenant may argue that shooting someone isn’t specifically an illegal use of the property, such as using the property as a prostitution house or for drug sales, I think a good case can be made that shooting someone while at the property could be considered an illegal use of the property.

But certain facts and circumstances, such as claims of self-defense, may dictate a different course of action, particularly if the tenant isn’t charged or convicted of a crime. There are still

ebrha.com

things a landlord may do. Most likely there is a provision in the rental agreement that requires tenants to respect and not disturb their neighbors. Shooting or harassing or provoking a neighbor would violate this provision. Measure EE permits a landlord to evict a tenant for substantially violating a material term of the tenancy.

Even if there is no such provision, the laws impose certain obligations on tenants. These obligations include not to commit a nuisance and not to be so disorderly as to destroy the peace and quiet of other tenants at the property.

Again, shooting or harassing or provoking a neighbor tenant would violate these obligations. And Measure EE permits a landlord to evict a tenant who is creating a nuisance and/or destroying the peace and quiet of other tenants at the property.

However, in order to evict for lease violations or nuisances or destroying the peace, Measure EE first requires a landlord to give the tenant a warning notice to cease the offending conduct. The tenant will then have an opportunity to cease engaging in the offending conduct and avoid an eviction.

If for any reason you are unable to evict the tenant-shooter with a 3-day non-curable eviction notice, then you may consider immediately giving both tenants warning notices to cease for violating terms of tenancy and the law. And if either of the tenants’ offending behavior continues, then you will likely be in a position to serve the offending tenant(s) with an eviction notice.

This is a very serious situation and could have a more tragic result in the future. You should take immediate control and assert your legal rights to address and remedy the situation, which may result in an eviction. You should consult with an attorney for the best course of action. —STEVE WILLIAMS RH

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Steve Williams is an attorney with the Fried & Williams. He can be reached at (510) 625-0100 or swilliams@friedwilliams.com.

PHOTO: FLICKR / ECAPSCKAB

COLUMN

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-DONATION

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R Wrongful Eviction R Loss of Rent R Building Code Upgrade R Loss of Value If you are not sure, come in or call for a free review and a free quote. It may be time to upgrade your policy.

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

december

january

TUESDAY, DECEMBER 9

THURSDAY, JANUARY 1

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 2:00 p.m. – 3:30 p.m.

EBRHA Office Closed THURSDAY, JANUARY 8

TUESDAY, DECEMBER 16

Women’s Auxiliary Luncheon Annual Holiday Party Scott’s Seafood Restaurant in Jack London Square Auxiliary Members and Guests: $38 (Admission includes turkey dinner, glass of wine and entertainment) 11:45 a.m.; Please RSVP by Dec. 13; Make checks payable to “Women’s Auxiliary” Contact Anna Alberti at 510-562-1179 for more info THURSDAY, DECEMBER 18

Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 2:00 p.m. – 3:30 p.m.

TUESDAY, JANUARY 13

Habitability Issues and Your Rental Unit Jason Mauck, Ericksen Arbuthnot Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

TUESDAY, JANUARY 20

Women’s Auxiliary Luncheon

Landlord 102 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

Scott’s Seafood Restaurant in Jack London Square Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Please RSVP by Friday prior to luncheon Contact Anna Alberti at 510-562-1179 for more info

THURSDAY, DECEMBER 25

MONDAY, JANUARY 19

EBRHA Office Closed

EBRHA Office Closed

FRIDAY, DECEMBER 26

THURSDAY, JANUARY 22

EBRHA Office Closed

Landlord 101 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:00 p.m.

SATURDAY, JANUARY 24

EBRHA General Membership Meeting Topics: • Legal Q&A by Fred Feller; Buresh, Kaplan, Feller & Chang

Attorneys at Law

• New Laws for 2015 by Ron Kingston, EBRHA State Lobbyist 10:00 a.m. - 12:00 p.m.

TUESDAY, JANUARY 27

Oakland Rent Board Preparation Liz Hart, Rent Board Consultant Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.

No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

| DECEMBER 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 1.9% became effective on July 1, 2014. 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

(70 % of 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. 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

2015 (2.0%) 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.

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)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% *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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member directory — CONTACTS, PRODUCTS & SERVICES Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 www.elaineleeattorney.com 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

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 ACCOUNTING & TAX

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

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

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

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

BOMA Oakland/East Bay 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

38 RENTAL HOUSING

| DECEMBER 2014 |

Law Offices of Daniel Riley Daniel Riley 415-823-6129 driley_813@msn.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 ATTORNEYS - REAL ESTATE/CORP.

ATTORNEYS - EVICTIONS/PROPERTY OWNER DEFENSE

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com

ATTORNEYS - LAND USE/CONDO CONVERSION

Buresh, Kaplan, Feller & Chang Fred Feller 510-548-7474 www.bureshkaplan.com Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Ericksen Arbuthnot Jason Mauck 510-832-7770 www.ericksenarbuthnot.com Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.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

ebrha.com

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

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Chase Commercial Neil O’Callaghan 415-315-8901 neil.ocallaghan@chase.com 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 NorthMarq Capital Brian Esquivel 415-433-4145 www.northmarq.com Opus Bank William Craun 925-648-5915 www.opusbank.com SF Fire Credit Union Herman White, Jr. 415-674-4808 www.sffirecu.org 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

CABINETS & COUNTERTOPS

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

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

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

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

A-One Construction Dirksen Rogers 510-747-9713 www.a-oneconstruction.com APT Maintenance, Inc. Keith Berry 408-690-0890 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.com D.W. Hamilton Construction, Inc. D.W. Hamilton 510-919-0046 www.dwhamiltonconstruction.com Going Green Dan Antonioli 510-652-7593 www.going-green.co KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net

Going Green Dan Antonioli 510-652-7593 www.going-green.co Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com

DOORS & GATES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com

GUTTER CLEANING

Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz HANDYMAN SERVICES

APT Maintenance, Inc. Keith Berry 408-690-0890 www.aptmaintenanceinc.com Bayside Building Services & Pest Elimination Helmut Tutass 510-717-3506 pestcontrol1@writeme.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

ELECTRICIANS

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

Paramount Elevator Corp.

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

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

Great Escape Susan Giaquinto 415-566-1479 www.greatescapeinc.com

HAULING SERVICES

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.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

HEATING & AIR CONDITIONING

Advanced Home Energy Shira Henry 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 Hassler Heating & Air Conditioning Mike Hassler 510-848-3030 www.hasslerheating.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

INSPECTIONS

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

GOVERNMENT AGENCIES

INSULATION

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

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com INSURANCE

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

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RENTAL HOUSING 39

Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com CSE Insurance Group David Earwood 925-817-6497 www.cseinsurance.com Capital Insurance Group John Reynoso 1-800-682-9255, x7519 jreynoso@ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com David E. Quan Agency Insurance Brokerage Xavier Quan 510-653-8880 www.dquanagy.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 Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.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 Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com INVESTMENT OPPORTUNITIES

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

Coinmach Carlos Barraza 510-429-0900, x54435 www.coinmach.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com LEAD, MOLD & PEST MANAGEMENT 40 RENTAL HOUSING

| DECEMBER 2014 |

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 LISTING SERVICE

Trulia Pierre Calzadilla 415-400-7260 www.trulia.com/rent 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 Rex Key and Security Joe Towbis 510-527-7000 www.rexkey.com PAINT SUPPLIERS

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PEST & VECTOR CONTROL

Alameda Co. 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 PLUMBING/WATER HEATERS

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Frank Bonetti Plumbing Dan Bonetti 510-582-0934 www.bonettiplumbing.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.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 PROPERTY MAINTENANCE SUPPLIES ebrha.com

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

Advent Properties, Inc. Benjamin Scott 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com 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 MSB Property Management Nik Bhachu 510-649-3380 www.msbmanagement.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 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 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com 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 Paragon Commercial Brokerage Ben Weil or Zack Ward 415-874-5018 thebenweilteam@paragon-re.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 Property Group Cristian Villarreal 510-474-7404 cristian@baypropertygroup.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Liz Hart 510-813-5440 liz.hart1801@gmail.com RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Hamilton Properties Bay Area Delesha Hamilton 404-606-2141 www.hamiltonpropertiesbayarea.com ROOFERS

A-One Construction Dirksen Rogers 408-690-0890 www.a-oneconstruction.com Fidelity Roof Company 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 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

B.A.S.S. Seismic Retrofit D.W. Hamilton 510-919-0046 www.bassseismicretrofit.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING

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

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

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

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

Discovery Coatings Gargie Balarbar 415-971-8207 www.discoverycoatings.com 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 415-602-6984 cell cmoore@hydropoint.com WINDOW WASHING

Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz WINDOWS

Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ebrha.com

|

DECEMBER 2014

|

RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

ABATEMENT

P.W. Stephens. . . . . . . . . . . . . . . . . . . . . . . . . 33 APPLIANCE PARTS & SALES

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

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 31 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 34 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23 The Shepherd Law Group . . . . . . . . . . . . . . 35

JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

FREE RENTAL FORMS MONTHLY MEMBERSHIP MEETINGS

BUILDING MATERIALS/HARDWARE

LEGAL REFERRALS

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

EDUCATIONAL CLASSES

CARPETING & FLOORING

FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

Bay Area Contract Carpets, Inc.. . . . . . . . . 25

LEASING SERVICE

CONSTRUCTION

MANAGEMENT ASSISTANCE

KMK Construction. . . . . . . . . . . . . . . . . . . . . 33 West Coast Premier Construction. . . . . . . 35

SEMINARS & WORKSHOPS

ENGINEERS

Adobe Soil & Structures. . . . . . . . . . . . . . . . . 7 Earthquake and Structures, Inc.. . . . . . . . . 27 West Coast Premier Construction. . . . . . . 35

TENANT SCREENING SERVICE

INSURANCE COMPANIES

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . 5 Jain Williams - State Farm. . . . . . . . . . . . . . 35

NAME

LAUNDRY

Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 33 Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 35

COMPANY

LENDERS

JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 30 Torrey Pines Bank . . . . . . . . . . . . . . . . . . . . . . 7

ADDRESS

CITY

STATE ZIP

PHONE

EMAIL

LOCKSMITH EVICTION SERVICES

Golden Gate Locksmith Co. . . . . . . . . . . . . 25 MAILBOXES

Salsbury Industries . . . . . . . . . . . . . . . . . . . . 21 PEST CONTROL

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

RENTAL PROPERTY LOCATION

PLUMBING

Albert Nahman Plumbing . . . . . . . . . . . . . . 15

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

1-2 UNITS = $249.00

3-4 UNITS = $269.00

PROPERTY MANAGEMENT

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

5-8 UNITS = $289.00

9-16 UNITS = $299.00

17+ UNITS = $299.00 + $5.00 PER UNIT

Bay Property Group . . . . . . . . . . . . . . . . . . . 31 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35 REAL ESTATE BROKERS

TOTAL DUE:

$

MASTERCARD

VISA

John Caronna—Coldwell Banker. . . . . . . . . . 9 RECYCLING

CHECK (PAYABLE TO EBRHA)

AMERICAN EXPRESS

StopWaste. . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 RESOURCES

CARD NUMBER

EXPIRATION DATE

ECHO Housing. . . . . . . . . . . . . . . . . . . . . . . . 27 RENT BOARD CONSULTANTS

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

NAME ON CARD

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 34 General Roofing Co. . . . . . . . . . . . . . . . . . . . 31

SIGNATURE

SECURITY

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 TEL

510.893.9873 | FAX 510.893.2906

ebrha.com

42 RENTAL HOUSING

| DECEMBER 2014 |

ebrha.com

Sentry Alert. . . . . . . . . . . . . . . . . . . . . . . . . . 25 TREE SERVICE

Bartlett Tree Experts. . . . . . . . . . . . . . . . . . . 29 WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 33 WINDOWS, DOORS & SIDING

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.

925-344-5755 877-264-6964

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