Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | JULY 2018
AVOID TURNOVER HEADACHES
How a turnover specialist can help reduce stress in your rental business
PLUS: COSTA-HAWKINS: THE LAST LINE OF DEFENSE IN RENTAL HOUSING AVOID FAMILIAL DISCRIMINATION BY FOLLOWING OCCUPANCY GUIDELINES
Contents
East Bay Rental Housing Association Volume XV, Number 7 | July 2018
JULY 2018
EBRHA OFFICE
3664 Grand Ave., Suite B, Oakland, CA 94610 tel
510.893.9873 |
fax
510.893.2906
www.ebrha.com EBRHA STAFF
Tina Bocheff | tbocheff@ebrha.com | 510.318.8305 ASSOCIATION EXECUTIVE
Esteban Cortez | ecortez@ebrha.com | 510.318.8303 COMMUNICATIONS & MEMBER ENGAGEMENT MANAGER
Rae Schindler | rschindler@ebrha.com | 510.344.6646 MEMBER ENGAGEMENT & EDUCATION COORDINATOR
Erica Yarbrough | eyarbrough@ebrha.com | 510.318.8304 MEMBER ENGAGEMENT & MARKETING COORDINATOR
Sue Larsen | slarsen@ebrha.com | 510.318.8302 ACCOUNTING
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Last Line of Defense
Rental Turnovers Can Be (Almost) Effortless
BY BRENT KERNAN
BY ADRIAN PEREZ
20
EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn CHAIR, POLITICAL ACTION COMMITTEE Rick Philips SECRETARY Nathan Durham-Hammer TREASURER Jason Russell EBRHA DIRECTORS
Symon Chang, Jacqueline Jacobs, Brent Kernan, Carmen Madden, Arcola Moore, Fred Morse, Conor Murphy, Joshua Polston, Jack Schwartz, Judy Shaw, Carlon Tanner PUBLISHED BY
East Bay Rental Housing Association PUBLISHER
Wayne C. Rowland
A Full House
MANAGING EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez
BY ANGIE WATSON-HAJJEM
ADVERTISING
Tina Bocheff | 510.318.8305
Features & Columns 6
NEWS
EBRHA Defeats Disastrous Rental Housing Bills in Sacramento 24
Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610.
ESQ&A
Locked Out BY VARIOUS AUTHORS
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Events & Directory 28 COMMUNITY CALENDAR 30 V ENDOR DIRECTORY 34 M EMBERSHIP INFORMATION 34 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 © 2018 by EBRHA. All rights reserved.
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contributors
ONLINE
BRENT KERNAN Brent Kernan has represented property owners in court and administrative venues for over 20 years. He is a graduate of U.C. Berkeley and New College of California School of Law. He has taught law and served as a Judge Pro-Tem for the Alameda Superior Court. He writes on many different legal subjects including Bay Area owner/tenant law. In addition to his law practice, he is currently general counsel for Story Rentals, Inc., an Oakland-based property management company, and a member of EBRHA’s Board of Directors.
WILLIAM C. LYNN William Lynn is an attorney with Fried & Williams LLP. He is a graduate of UC Berkeley and Brooklyn Law School. Now in his 10th year of practice, William is experienced in handling business transactions, business litigation, estate planning, landlord-tenant, family law, and general civil litigation. William has successfully served as counsel for many bench trials, settlement conferences, motion hearings, as well as depositions.
ADRIAN PEREZ Adrian Perez is President of ALP Constructors in Concord, including ALP Rental Turnover Specialties. He spent 20 years as a field craftsman in San Francisco before launching his own construction company in 2012 with two other craftsmen. Today, ALP Constructors and ALP Rental Turnover Specialists employ 100 carpenters, painters, laborers, and cleaning professionals, along with its licensed affiliates of plumbers, electricians, and landscaping craftsmen.
ANGIE WATSON-HAJJEM
TENANT SCREENING EBRHA provides members with lowcost 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 2018, rental property owners can collect a maximum of $49.12 for an application fee.
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Angie Watson-Hajjem is the Fair Housing Coordinator for ECHO Housing, a non-profit housing counseling agency. Angie investigates housing discrimination cases and provides counseling, mediation, and Fair Housing education to members of the rental housing industry, tenants and the community at large. 510.893.9873 | FAX 510.893.2906 www.ebrha.com TEL
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news build the housing approved in their general plans, and will not provide any immediate relief for people facing higher housing costs. To learn more about this campaign, donate and get involved, go to www.californiansforaffordablehousing.org. For more information on the importance of preserving Costa-Hawkins, go to page 8.
EBRHA & CalRHA Join Forces With the California Business Roundtable to Stop the Flawed Rental Housing Initiative EBRHA AND THE CALIFORNIA RENTAL HOUSING ASSOCIATION
a state-wide organization comprised of 10 rental housing associations (including EBRHA) representing 21,250+ members totaling more than 518,000 units, have partnered with the California Business Roundtable (CBRT) to fight the ballot initiative, known as the “Affordable Housing Act” (Initiative 17-0041). CBRT is a non-partisan organization representing the largest employers in California, and over 600,000 employees, whose mission is to strengthen the economy and create jobs. “EBRHA, along with our affiliate partners across the state, are pleased to announce this important partnership with CBRT to fight the flawed rental housing initiative, which will not do anything to ease the housing crisis. It’s time to talk about real solutions that incentivize the development of all types of housing, both affordable and market rate,” said Tina Bocheff, Association Executive of East Bay Rental Housing Association. “For decades, cities have ushered in new employers, with all kinds of incentives, while there has been no plan for housing. And, all Californians are paying a hefty price. This initiative will worsen the situation exponentially.” The so-called “Affordable Housing Act” (Initiative 17-0041) is anything but affordable housing. The initiative will not increase funding for affordable housing, will not force local communities to
(CALRHA),
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EBRHA Defeats Disastrous Rental Housing Bills in Sacramento The most harmful rental housing bills EBRHA lobbied against were
voted down or substantially amended in early June. This victory came just weeks after EBRHA’s Legislative Day lobbying team and other CalRHA affiliates fought these bills head-on in Sacramento. The defeated or amended bills include: 1) AB 2925 (Bonta) – Defeated: Would have established statewide “just cause” eviction mandates and would have resulted in a surge in court cases as any reason stated in a 30 or 60-day termination notice could have been challenged; 2) AB 2618 (Bonta) – Defeated: Would have required all rental owners to take “landlord education” classes every two years through a new state administered department; 3) AB 2343 (Chiu) – Amended: Would have extended the 3-day notice to pay, cure, or quit and the 5-day unlawful detainer tenant answer period to 10 days. The bill also proposed to require property owners to provide “reasonable accommodation” should a tenant need additional time to relocate. Chiu’s bill was gutted and amended to remove almost every proposed change in the unlawful detainer process and the 10-day extension for the unlawful detainer answer period. 4) AB 2364 (Bloom) – Defeated: This bill was an attack on the Ellis Act, requiring units to be rent controlled for 10 years after being taken off the market and the rental owner goes out of business. While all the bills made it out of initial committee, none moved to the next stage. Bonta’s statewide “just cause” bill, which was heard on the Assembly Floor, received just 16 votes of the nec-
essary 41 to pass, while his “landlord education” bill died in the Assembly Appropriations Committee. Bloom’s bill attacking the Ellis Act only received 27 votes of the 41 needed to pass. While this is a great victory for all homeowners throughout the state, the fight is not over! Every year legislators find new and creative ways to attack the rental housing and home ownership industry. The attacks are more extreme in nature and are coming at a pace unseen in recent years. Radical solutions may also be gaining momentum across the state as California continues to struggle against cities that refuse to allow more homes to be built. This victory is thanks to the hard work of all EBRHA members and CalRHA affiliates who came out on Legislative Day, and those who made calls to their legislators urging a “No” vote. When our message is clear and focused, and when rental owners join with all homeowners to use their collective voices, we can win. Let’s continue fighting for the health of our industry and all homeowners as new challenges arise. RH
TAKE ADVANTAGE OF YOUR MEMBER BENEFITS! TURN TO PAGE 28 TO SEE ALL OF EBRHA’S UPCOMING WORKSHOPS AND EVENTS
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government policy
Last Line of Defense Why the Costa-Hawkins Rental Housing Act is needed today as much as in 1995. BY BRENT KERNAN
T
he Costa-Hawkins Rental Housing Act is the 1995 state law that prohibits a city from maintaining a low, controlled rent after an apartment is vacated, instead allowing the property owner to adjust the rent to market value. Costa-Hawkins also prohibits cities from enacting rent control on certain units, including single-family homes, condominiums, and newly-constructed rental housing units. The protection against vacancy-control by local laws affects every potential rental unit in California. It is the main prize for the proponents of repeal: to end rental housing markets and create quasigovernmental controlled housing everywhere. Preserving the Housing Market What is so important about a “market”? Market forces create housing by bringing in supply when there is demand. Market forces create the impetus to expend enormous capital on 8 RENTAL HOUSING
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rate rental housing increases the supply of affordable housing. In a prominent 2016 study of Bay Area housing issues, researchers at the Institute of Governmental Studies at U.C. Berkeley concluded, “[c]onsistent with the LAO Report, we find that new market-rate units built from 2000 to 2013 significantly predict a reduction in the displacement indicator from 2000 to 2013.”2 Market rate housing is by far the primary engine for housing production. Why has multi-unit housing construction around Oakland restarted after decades of near zero construction? Because Costa-Hawkins’ protections for new housing construction from vacancycontrol provide the incentives required by investors, developers and lenders. Without Costa-Hawkins’ protections, rental price controls over vacant apartments threaten the incentives to supply marketrate housing by destroying the very meaning of “market rate.” The example of Cambridge, Massachusetts shows the difference between government-controlled rental housing and market rental housing. Massachusetts ended Cambridge’s rental price controls in 1995. Then the “aggregate annual permitted building expenditures increased dramatically for both houses and condominiums after 1994, rising from $21 million per year between 1991 and 1994 to $45 million per year between 1995 and 2004.”3 Rental price controls depress investment and construction of new housing.
large multifamily projects years before any return is realized. Housing markets have always caused the overbuilding that creates real affordable housing. California’s nonpartisan Legislative Analyst’s Office concluded in 2015 that the most important solution to the housing crisis in California’s coastal communities is to build more market“Naturally Occurring Affordable rate housing: “A shortage of housing Housing” along California’s coast means houseNaturally Occurring Affordable Housholds wishing to live there compete for ing (NOAH) is an acronym employed limited housing. This competition bids by housing extremists for existing rental up home prices and rents.”1 units that can be purchased cheaply after Market-rate housing increases mandated, uneconomic low rents ruin affordable housing by causing the property owners. The plan in Oakland routine overbuilding that (and likely all rent conprovides consumers more “Before Costatrol jurisdictions) is to power. Depressing supHawkins, rental “acquire” these NOAHs ply through rental price housing providers at artificially depressed controls clearly does not in ‘strict’ vacancy prices and convert them allow California to meet control jurisdicto “community” housthe needs of renters. It tions faced no good ing.4 only worsens the housing choices: get out of In this case, “acquirshortage. the business or go ing” means buying up Adding more market bankrupt.” housing from private
rental owners who cannot get enough rental income to continue in the rental housing business. When price controls make it impossible to maintain housing, the City of Oakland will be there to either condemn it or buy it. Depress rents through strict price controls and regulations, and you certainly get cheap housing. However, “naturally occurring” is not an accurate description of how the properties got so cheap. Many might simply call this “stealing.” The days of small rental property owners are certainly numbered if extremists prevent owners from operating in the rental market. Costa-Hawkins Works Costa-Hawkins was enacted in 1995 to fix the problems caused by collapsing housing markets in a handful of cities that did not allow owners to charge market rent to new tenants after a vacancy. And it worked. The legislative history of Costa-Hawkins reflects this. “Strict vacancy control laws deter construction of new rental housing and discourage new private investments. Strict rent control laws encourage some owners to take their units off the market or to sell the property.”5 California legislators realized that a healthy housing supply depends on the ability for market forces to stabilize housing and meet the demands of the new residents. Before Costa-Hawkins, rental housing providers in “strict” vacancy control jurisdictions faced no good choices: get out of the business or go bankrupt. Apartments became dilapidated due to deferred maintenance as property owners struggled just to pay the bills. Between 1988 and 1995, new construction essentially stopped in places like Berkeley, East Palo Alto and Santa Monica. How Cambridge, Massachusetts Grew Its Housing Supply Cambridge, Massachusetts had rental price controls on vacant units. Begun in 1970, the Cambridge law, like Bay Area rental price control ordinances, started as a minimal protective ordinance only to limit sudden rent increases. But by 1994 it strictly controlled the rental housing market, forcing owners to charge a new tenant the same rent as the previous tenant. Cambridge is very similar to Berkeley
UPCOMING WORKSHOPS The Ins & Outs of Owner Move-Ins D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, JULY 12; 6:00 P.M. - 7:30 P.M.
Daniel Bornstein, Attorney, Bornstein Law EBRHA Members: $39; Non-Members: $69 Just Cause & Standard Termination Obligations, Procedure Timeline, Tenant Relocation Payment, and more
Maximizing the Return on Your Investment D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, JULY 19; 6:00 P.M. - 7:30 P.M.
John Caronna, Multi-Unit Specialist, Coldwell Banker EBRHA Members: Free; Non-Members: $69 Maximize Under-Utilized Spaces & Amenities, Maintenance vs. Upgrades, How to Reduce Expenses, and more
Beginning QuickBooks — The Set Up D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, JULY 26; 2:00 P.M. - 3:30 P.M.
Sue Larsen, QuickBooks ProAdvisor & EBRHA Accounting Specialist EBRHA Members: $39; Non-Members: $69 Initial Setup, Customizing QuickBooks for Your Business, Start Date, Chart of Accounts, Cash or Accrual Method, and more
Rental Property Management (RPM) 101 D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, JULY 31; 2:00 P.M. - 3:30 P.M.
Carmen Madden, EBRHA Board Member Members: Free; Non-members: $69 Habitability & Safety, Fair Housing, Tenant Screening, Advertising Your Units, and more
Unless noted, all workshops are held at:
3664 Grand Avenue • Suite B Oakland, CA 94610
TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 ebrha.com
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RENTAL HOUSING 9
UPCOMING EVENTS Small Property Owners Roundtable D ATE & TIME M ODERATOR PRICE TOPICS
TUESDAY, JULY 10; 4:00 P.M. - 5:00 P.M. Wayne Rowland, EBRHA President Free to EBRHA members only An informal discussion on management issues and solutions
EBRHA Member Meeting D ATE & TIME SATURDAY, JULY 21; 9:30 A.M. - NOON PRICE Free to EBRHA members only TOPICS • Marijuana in Your Rental Units — Presented by Steve Williams, Fried & Williams LLP • Legal Q&A — Presented by Steve Williams, Fried & Williams LLP
Member Networking Mixer
D ATE & TIME LOCATION PRICE DETAILS
WEDNESDAY, JULY 25; 5:00 P.M. - 7:00 P.M.
Lake Chalet — 1520 Lakeside Drive, Oakland Free to members only (hosted appetizers, no-host bar) Mix and mingle with other EBRHA members, board, and staff at Oakland’s Lake Chalet
Unless noted, all events are held at:
3664 Grand Avenue • Suite B Oakland, CA 94610
TO REGISTER, GO TO EBRHA.COM/EVENTS 10 RENTAL HOUSING
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in many respects. It is near a major city and hosts a major university. Nonetheless, rent control ended in Cambridge in 1995 after a statewide initiative ended all local rent control in Massachusetts. In 2007, a comprehensive study by a BYU economist evaluated the implications of removal of rental price controls in Cambridge—that is, a return to a market-based rental housing economy.6 It noted an increase in multifamily rental housing of about 400% between the amount of new construction under rent control in 1994 and the amount of new construction under free market conditions in 2000.7 In June, 2012 the National Bureau of Economic Research published a similar study of the effects of rental price controls versus the unregulated rental market in Cambridge.8 It went even further: “imposition of rent control causes inefficiently low maintenance and misallocation of residents at both controlled and non-controlled locations within a neighborhood.”9 The return to a market rental economy in Cambridge improved and increased rental housing significantly by the start of the 21st century. Cambridge is a highly prosperous area where tech firms grow from the proximity of so many prestigious colleges. It faces the same housing problems as the Bay Area and much of the rest of the developed world. There is obviously no easy answer to the effect of highly desirable, economically vibrant locales on rental housing availability. But strict price controls is proven to be a failure that makes the problems worse. Even price control advocates acknowledge the primacy of increasing rental housing construction in meeting demand.10 However, they remain stubbornly blind to how their price control policies work against more construction. If the goal of the activists is to increase rental housing for the East Bay’s growing and changing population, then ending Costa-Hawkins would prove a disastrous mistake. As the 2012 study declared, the end of rental price controls in Cambridge demonstrated the “discouragement effect of the rent control law on the incentive to supply rental housing.”11 It is time to recognize that CostaHawkins is needed as much today as in
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1995. The same forces are at work today to depress the rental housing market through ineffective price controls that benefit only some tenants at the expense of the vast majority of tenants and the entire rental housing market. We can, and we must, help our low-income citizens while providing a vibrant private market to serve all our other citizens. If we want a multitude of housing choices for everyone, only a thriving private market will add the variety and quantity of housing we need. RH To read about EBRHA’s effort to preserve Costa-Hawkins, go to www.californiansforaffordablehousing.org.
References 1. “California’s High Housing Costs: Causes and Consequences” (2015) California Legislative Analysts Office, p. 3. 2. “Housing Production, Filtering and Displacement: Untangling the Relationships” (May, 2016) Institute of Governmental Studies, University of California, Berkeley, p. 4 3. “Housing Market Spillovers: Evidence of the End of Rent Control in Cambridge Massachusetts” (2012) National Bureau of Economic Research (NBER), p. 5. 4. See “Oakland At Home: Recommendations for Implementing A Roadmap toward Equity from the Oakland Housing Cabinet” (2016) (Oakland at Home). 5. Assembly Bill 1164, Comments, July 20, 1995 6. “Out of control: What can we learn from the end of Massachusetts rent control?” (2007) David P. Sims, Economics Dept. Brigham Young University (Sims). 7. Sims, Figure 3, page 140. 8. “Housing Market Spillovers: Evidence of the End of Rent Control in Cambridge Massachusetts” (2012) National Bureau of Economic Research (NBER). 9. NBER, page 10. 10. See Oakland at Home, page 10. Note that the Oakland at Home recommendations were made by a panel made up by 75% tenant advocates, 25% (maybe less) large scale rental housing developers, and not one person representing small rental housing providers like the majority of EBRHA members. 11. NBER, page 9.
Brent Kernan is an attorney and general counsel at Story Rentals, Inc. He can be reached at bkernan@aol.com. To reach EBRHA’s Government Policy Committee, email news@ebrha.com. 12 RENTAL HOUSING
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COMMUNITY RENTAL PROPERTY OWNERS Partnering with Abode Services to End Homelessness WORKING WITH THE HOUSING MARKET
WORKING WITH RENTAL PROPERTY OWNERS
More so than any other nonprofit in the region, Abode Services possesses the necessary expertise to achieve permanent housing outcomes in the Bay Area rental market. We work directly with rental property owners to open up the market to families and individuals experiencing homelessness in Alameda, Napa, San Mateo, and Santa Clara Counties. We couple our rental assistance with intensive services to keep hundreds of households stably housed. This strategy is a major piece in our evidence-based Housing First approach that works to end cycles of homelessness, not simply manage it.
We partner with community rental property owners to create a situation that benefits everyone involved. In return for providing units of housing, we offer rental property owners a range of services and incentives, including: n Free assistance finding and screening tenants who seek long-term housing n On-time payments every month n On-call and assigned Abode Services staff to respond to rental property owners’ concerns n Higher security deposits that meet rental property owners’ needs n Free inspections to keep units up-to-date with Housing Quality Standards We work with our participants on being responsible tenants as well as building financial and personal stability to maintain their housing.
$16 million: Direct payments to rental property owners and property managers annually.
INTERESTED IN WORKING WITH US?
1,300+: Rental property owners actively leasing with Abode Services or our participants since 2013.
If you are a rental property owner — or know someone who is — with a current or anticipated vacancy, we are interested in hearing from you.
2,246: Individuals housed on a given night, instead of being homeless.
Find out how partnering with Abode Services can help you achieve your financial goals and make a difference in your community.
2,690: Active rental units since 2013.
Please contact us at landlords@abodeservices.org or 1.800.811.0393, or visit www.abodeservices.org/landlords.
Abode Services is one of the largest and most effective nonprofits working to end homelessness in the San Francisco Bay Area. Learn more at abodeservices.org.
Because everyone should have a home.
Louis Chicoine Executive Director 510.657.7409, ext. 206 lchicoine@abodeservices.org
Vivian Wan Chief Operating Officer 510.657.7409, ext. 212 vwan@abodeservices.org ebrha.com
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FEATURE
Tu
Rental urnovers Can Be (Almost) Effortless How working with a Rental Turnover Specialist (RTS) can save time and money in your rental business. BY ADRIAN PEREZ
R
ental turnovers can be unpredictable, costly, and very time-consuming. Departing tenants may complain about security deposit deductions, and rental property owners can potentially lose hundreds of dollars in rental income each day the unit is vacant. Owners and managers may find themselves wading through the endless list of maintenance contractors, painters, and cleaning services to get the best price, and then juggle schedules for individual subcontractors. And on top of that, your existing tenants may be calling you about contractors wandering in and out of the building. Though some of these issues are unavoidable, rental turnovers don’t have to be a headache. In most cases, rental turnovers can be relatively predicable. The smoothest rental turnovers are largely a result of plan-
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Costs Associated With a Basic Turnover* THE FOLLOWING ARE THE POTENTIAL COSTS associated with a basic turnover. A Rental Turnover Specialist (RTS) will work with the owner to incorporate the unit pricing into the owner’s current move-out inspection documents, or the owner may use the RTS’ priced tasks for both their move-in and move-out report. By using an RTS with a mutually agreed upon unit pricing, the need to seek out numerous bids or scramble to schedule differing subcontractors, or supervise the work of differing contractors, is eliminated. COST OF A BASIC TURNOVER IN A 2-BEDROOM APARTMENT (800 S.F.)* Repaint Interior Only (one color) Minor Drywall Repairs Complete Cleaning $2,400 (or about $3.00 per sf) APARTMENT UNIT PRICING EXAMPLE
Base Painting (One Color) Bedroom = $375 Bathroom = $300 Closet = $175 Kitchen/Dining = $275 Living Room = $435
Electrical Replace Base Duplex Outlet = $120 Replace GFCI = $160 Replace Entry Light = $150 Door Bell = $60 Wall Damage Hole In Wall (1” or less) = $10 Hole In Wall (1” – 2”) = $20 Hole In Wall (2”-4”) = $40 Hole In Wall (4” +) = $60
Doors Interior Lockset = $60 Exterior Lockset = $120 Replace Interior Bedroom Door = $400 Replace Exterior Steel Entry Door = $800 Replace Deadbolt = $150
*Prices are not guaranteed. For specific unit pricing, contact ALP Constructors or a Rental Turnover Specialist. RH
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ning the costs of the most common unit repairs and relying on a single-source contractor for a coordinated turnover. This includes the assessment, pricing, procurement, repair, painting, and cleaning of your vacant units. This is where a Rental Turnover Specialist comes to the rescue. A Rental Turnover Specialist (RTS) is: 1) A licensed general contractor; 2) Bonded and insured to perform multifamily construction; 3) Performs all of the elements of the turnover, 4) Provides a mutually agreed-upon unit price for the most common tenant damages; and 5) Concurrently schedules each of the differing crafts using in-house employees for a seamless turnover.
Hiring a Rental Turnover Specialist
The first step to hiring an RTS is to locate a licensed general contractor who has the available labor force and employs people in-house who specialize in all the necessary trades of a rental turnover. These include general maintenance and repairs, painting, and cleaning. Rental property owners should also look for a contractor that possesses the required general liability insurance to work on multifamily residential properties, as this is a separate insurance rider that not-all contractors carry. It is also beneficial that the RTS is a member in good standing with a recognized residential construction trade association, preferably one that is focused on multifamily construction and maintenance.
Determining Mutually AgreedUpon Unit Pricing
Pricing for a rental turnover can be developed in two ways. One option is done by proactively calling an RTS to inventory a typical rental floorplan within your community. Option two is to determine pricing upon the immediate need for a rental turnover, in which the owner calls an RTS for a price to restore a specific unit, and concurrently, an inventory of that floorplan is created for future use.
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form the work, and a defined schedule/completion date based on the known scope of work.
“Though it’s possible for rental owners to receive advance warning of a turnover, life circumstances can change at any moment for a tenant, and a rental owner may find themselves dealing with a rushed move out, sometimes with just a few days notice.” During the initial inspection in both these cases, the RTS will create an inventory checklist that includes the unit’s floorplan, and a catalog of the construction finishes, flooring, doors and hardware, appliances, light fixtures, bath/plumbing fixtures, and kitchen cabinetry. Typically, this inventory checklist applies to all units within that same building. Shortly after the initial inspection, the technician will return with a detailed checklist of common rental turnover maintenance tasks with unit prices for these tasks (see page 20 for sample pricing). An RTS will work with the owner to incorporate the unit pricing into the owner’s current move-out inspection documents, or the owner may use the RTS’ priced tasks for both their move-in and move-out report. By using an RTS with a mutually agreed upon unit pricing, the need to seek out numerous bids or scramble to schedule differing subcontractors — or supervise the work of differing contractors — is eliminated. It is from this mutually agreed-upon unit pricing that the property owner or manager can effectively perform: (1) The tenant’s move-out inspection; (2) Define the base budget for those damages revealed in the inspection; (3) Provide the departing tenant with an estimate of their security deposit, and finally; (4) Send on the inspection document to the RTS for a pre-determined price and schedule a prompt restoration of the rental unit.
The Move-Out Inspection Form
After the owner or manager performs a tenant’s move-out inspection, if is often unnecessary for an RTS to inspect the unit, as the move-out inspection checklist is all the RTS needs to schedule, procure, and assign the needed trades to begin the renovations. For a property manager, the ease of filling out an integrated tenant move-out inspection form, and sending that same form to an RTS for budgeting and scheduling, allows the property manager to confirm the scope of work, the initial costs to per18 RENTAL HOUSING
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Getting the Work Done
The benefit of doing an initial inspection with an RTS is that the pre-priced unit costs for the most common tenant damages are quantified for the owner. Based on these pre-determined costs, a work order is created after the moveout inspection and forwarded to the RTS to procure the materials and assign jobs to the in-house team. In the most common rental turnovers, the initial move-out inventory covers more than 90% of the actual work needed to restore the unit. Common additional items may include greater volumes of a defined scope of work that was included in the inspection (for instance, more drywall damage or more water damage than originally discovered). In about 20% of rental restorations, unforeseen damages or larger scopes of work are priced with the RTS on-site. Common unforeseen damages often include water damage under flooring and around bath/shower enclosures, odor decontamination, damaged kitchen cabinets, and inoperable electrical outlets or light switches. An RTS will also perform a formal safety inspection of each unit, documenting for owners items such as dryer vents, furnace filters/vents, smoke detectors, carbon monoxide detectors, interior gas water heater and gas furnace leak detection, light fixtures, and operations of all electrical outlets. These safety inspections are sometimes a suggestion or may be a requirement from your general liability insurance carriers. Having a qualified third-party provide these inspections as a part of a refurbishment is a bonus at no additional charge to the owner.
Save Time & Money
Though it’s possible for rental owners to receive advance warning of a turnover, life circumstances can change at any moment for a tenant, and a rental owner may find themselves dealing with a rushed move out, sometimes with just a few days notice. This can cause great stress on a property owner, as the goal is usually to get the unit rented again as quickly as possible. As renters in the Bay Area’s high-demand rental market are almost always ready for an immediate move-in, the security and convenience of a Rental Turnover Specialist assures the property owner that the units will be completed and available for movein, saving time and money in the end. RH
The information contained in this article is general in nature. Consult with a professional for specific advice. Adrian Perez is President of ALP Constructors in Concord, including ALP Rental Turnover Specialties. He can be reached at adrian@alpconstructionca.com or 925-567-4777.
OPTIMIZE YOUR BOOKKEEPING
NEW! EBRHA Bookkeeping Consulting Service Need help selecting accounting software, setting up your books, or running reports for your rental housing business? EBRHA’s Accounting Specialist and QuickBooks ProAdvisor Sue Larsen is available for bookkeeping consultations. To get started, contact Sue Larsen for fees and availability.
SLARSEN@EBRHA.COM OR 510-318-8302 ebrha.com
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fair housing
A Full House
Avoid discrimination in your rental housing business by following Fair Housing occupancy guidelines. BY ANGIE WATSON-HAJJEM
T
he topic of occupancy guidelines comes up in numerous Fair Housing trainings I conduct for property managers and owners. There is often confusion, a misunderstanding or lack of knowledge on these guidelines, which can bring up issues when running your rental housing business. What Are Occupancy Guidelines? Occupancy guidelines address the number of people that should be allowed to rent a home. The Department of Fair Employment and Housing (DFEH) uses the “2 plus 1” occupancy guideline. This guideline suggests that in each rental unit, rental owners should allow two people per bedroom plus one additional person for the rest of the household. For example, let’s say a rental owner 20 RENTAL HOUSING
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the person, couple or family that meets their rental criteria for tenancy. However, rental owners should not put strict limits on the number of people allowed to rent the unit. Disparate Impact One of the main reasons the DFEH initiated this “2 plus 1” guideline is to prevent housing providers from setting strict occupancy guidelines for their rental units, which could have a disparate impact on families with children. Imagine this: What if a rental owner has an apartment building consisting of just onebedroom units? And what if that owner decided that he only wanted one person in his units? In this example, it’s likely that there would be no children living in the property. When faced with occupancy restrictions like this, families with children would not be allowed to rent in this building and could be prevented from even applying for a unit. This is an example of a disparate impact. A disparate impact is a neutral policy that hurts members of a protected class – in this case, families with children. In this same scenario in which the owner only rents units to single occupants, married couples or domestic partners would also be prevented from renting the units. Marital status is also a protected class under California Fair Housing laws, and strict occupancy guidelines would negatively affect these individuals as well. The “2 plus 1” occupancy guideline simply provides greater housing access to more people.
has a one bedroom available for rent. Following the “2 plus 1” occupancy guideline, the owner should allow three people to rent the unit. The three renters could be made up of any combination, meaning there may be three adults, two A Helpful Guideline adults and one child, or one adult and It’s important to note two children. In a two “One of the main that this “2 plus 1” bedroom unit, five people occupancy guideline is (any combination) should reasons the DFEH initiated this ‘2 plus not a law, but merely a be allowed to rent the 1’ guideline is to pre- guideline. However, the unit using the “2 plus 1” vent housing proDFEH does investigate guideline. viders from setting housing complaints This is not to say that strict occupancy prompted by a rental owners must fill their guidelines for their owners’ restrictive occuone-bedroom units with rental units, which pancy guideline. three people and their could have a dispaWhen a complaint two-bedroom units with rate impact on famiis filed, the DFEH will five people. Rental ownlies with children.” contact the rental owner, ers should first rent to
JULY WORKSHOP: RSVP NOW! Beginning QuickBooks: The Set Up Date: Thursday, July 26, 2018 Time: 2:00 p.m. - 3:30 p.m. Price: Members: $39; Non-Members: $69 Presented by: Sue Larsen, Certified QuickBooks ProAdvisor Although QuickBooks is designed for small business owners, initial setup can be confusing. What is the start date? What chart of accounts do you use? Should you use the cash or accrual method? Learn how to customize QuickBooks for your rental business bookkeeping needs.
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MEMBER NETWORKING MIXER
Mix and mingle with other EBRHA members, board, and staff at Oakland’s Lake Chalet. Enjoy hosted appetizers and no-host happy hour drink specials. Date: Wednesday, July 25 Location: Lake Chalet — 1520 Lakeside Drive, Oakland Time: 5:00 pm - 7:00 pm Details: Enjoy hosted appetizers and no-host drinks
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EBRHA.COM/EVENTS OR CALL 510-893-9873 22 RENTAL HOUSING
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and both the complainant and the owner are offered mediation to resolve the case. If mediation is not successful or one party declines the mediation offer, the DFEH will open up a formal investigation on the owner. That investigation could entail an audit of the owner’s polices and records, as well as interviews with staff and tenants (both current and former). The DFEH will attempt to gain information that might support the allegation of discrimination. It can be a long process, and some investigations can last up to a year. If discriminatory practices are discovered, the owner may be required to pay punitive damages, as well as compensatory damages. The DFEH may require that the owner and his or her business be monitored by a Fair Housing organization for a period of time to ensure the owner is complying with Fair Housing laws. The owner can also be required to get Fair Housing training and pay for that training. Studio Apartments What if an owner is renting out a studio apartment without a designated bedroom? It is important to note that some studio apartments may have more space than a one-bedroom. Because of this, it is generally advised that rental owners allow two people in a studio unit. That two-person household can be made up of two adults, or an adult and a child. The age combination of the household should not be a factor. A case could also be made that the square footage of a particular studio unit could accommodate more than two people. If a rental owner’s occupancy guidelines are challenged by a potential renter, they are encouraged to call a Fair Housing agency or the Department of Fair Housing and Employment for guidance. In the many years I’ve been a Fair Housing specialist, however, I’ve never seen the DFEH open up an investigation on a housing provider because they wouldn’t allow more than two occupants in a typical studio. Conclusion There is a lot of uncertainty when it comes to occupancy guidelines in rental
units. I’m often asked by rental owners if they can rent their units to more people than the “2 plus 1” guideline dictates, which is absolutely allowed. Rental owners can choose to follow a more liberal occupancy guideline. The important thing to remember is to make sure that your rental polices and guidelines are applied equally to all applicants. For questions about occupancy guidelines or other Fair Housing issues, rental owners are encouraged to contact ECHO Housing at 1 888-ASK-ECHO. Our counseling, mediation and education services are free to all housing providers and tenants. RH
Angie Watson-Hajjem is the Fair Housing Coordinator with ECHO Housing. She can be reached at 510-581-9380 or angie@ echofairhousing.org.
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esq. & a
Locked Out What can an owner do when a tenant changes the locks without permission? BY VARIOUS AUTHORS
an unlawful detainer action based on the three-day notice. Alternatively, if your tenant does not comply with your request for keys, you can also send a letter to your tenant and tell your tenant that you will be giving him a 24-hour notice to enter (to change the locks so you would have a copy of the keys) and that the new keys will be given to him. His refusal to allow you entry may be grounds for eviction as well. As with the other approach, you should also attempt to resolve the situation with your tenant before sending a warning notice to cease, followed by the three-day notice to perform or quit. This is a more dramatic/confrontational measure so if you do not wish to immediately engage in an antagonistic situation with your tenant, you may not want to take this approach. If you are not in an eviction-controlled jurisdiction, you may issue a three-day notice to perform or quit and require the tenant to change the locks back to the original ones so your keys would work. —WILLIAM C. LYNN
Q
Is it true that a tenant’s refusal to renew a written rental agreement in Oakland is just cause for eviction? If so, how does that work?
Q
My tenant changed the keys to his unit without permission, even though his lease agreement prohibits alterations without the owner’s approval. I am willing to let it slide if he gives me a copy of the key, but he is refusing to do so. What can I do?
A
Even in eviction-controlled jurisdictions, a rental owner may still enforce material terms of the tenancy. This means you should be able to enforce the term of the lease as to the unauthorized alteration. You must follow the jurisdiction’s requirements as to enforcing terms of tenancy. For example, in Oakland, you should first write a letter to the tenant as part of your good faith effort to resolve the issue and request that he provides a copy of the key(s) to you and remind him of his lease obligations. In addi24 RENTAL HOUSING
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A
tion, you should also remind the tenant Yes. Here’s how it works: in your letters that it would be a denial (1) You must first request or demand of access should you need to enter your tenant to execute a written renewal the rental unit for emergencies or any of the rental agreement. Your request or other legal reasons. You should do that demand must be in writing. at least a couple of times and allow (2) The length of the renewal term the tenant time to respond to show must be the same as the previous term. that you are working with the tenant So, for instance, if the previous rental to resolve this issue in good faith. If he agreement term was one year, then the does not comply with your repeated renewal term must also be one year. requests, then you would need to issue (3) The provisions of the renewal a warning notice to cease agreement must be the breach of the lease “In Oakland, you materially the same as term. If the tenant still should first write to the provisions in the fails to heed the warnthe tenant as part previous rental agreeing, then you would of your good faith ment. In other words, issue a three-day notice effort to resolve the you can’t significantly to perform covenants or issue and request alter the provisions of quit. If the tenant still that he provides a your rental agreement. refuses to provide you copy of the key(s) to For instance, you likely with a copy of the keys, you and remind him couldn’t use it as an then you may proceed to of his lease obligaopportunity to remove evict the tenant by filing tions.” the tenant’s right to a
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parking space or to have pets. (4) If the tenant refuses to execute the renewal, then you must serve the tenant with a written notice informing the tenant that failure to do so may result in the initiation of eviction proceedings. (5) If after all this the tenant still refuses, then you may seek to evict the tenant. While this may be just cause for eviction, in my experience, tenants are rarely evicted for failing to renew the rental agreement. They simply renew it and avoid eviction. So instead, it is actually an effective way to get your tenant to commit to another year of tenancy. —STEVE WILLIAMS
466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. William C. Lynn and Steve Williams are attorneys with Fried & Williams LLP. They can be reached at wlynn@ friedwilliams.com or swilliams@friedwilliams. com.
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community calendar EVENTS & CLASSES
july
august
TUESDAY, JULY 10 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Wayne Rowland, EBRHA President Free to members only 4:00 p.m. - 5:00 p.m.
NO EVENTS HELD IN AUGUST. TO VIEW UPCOMING EVENTS, GO TO WWW.EBRHA.COM/EVENTS.
EVENING EVENT THURSDAY, JULY 12 The Ins & Outs of Owner Move-Ins Presented by Daniel Bornstein, Bornstein Law Members: $39; Non-Members: $69 6:00 p.m. - 7:30 p.m. EVENING EVENT THURSDAY, JULY 19 Maximizing the Return on Your Investment Presented by John Caronna, Owner & Multi-Unit Specialist, Coldwell Banker Members: Free; Non-Members: $69 6:00 p.m. - 7:30 p.m. SATURDAY, JULY 21 EBRHA Member Meeting • Marijuana & Your Rental Property + Legal Q&A: Presented by Steve Williams, Fried & Williams LLP Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon EVENING EVENT WEDNESDAY, JULY 25 EBRHA Member Networking Mixer Lake Chalet — 1520 Lakeside Drive, Oakland 5:00 p.m. - 7:00 p.m. THURSDAY, JULY 26 Beginning QuickBooks — The Set-Up Presented by Sue Larsen, EBRHA Accountant & QuickBooks ProAdvisor Members: $39; Non-Members $69 2:00 p.m. - 3:30 p.m. TUESDAY, JULY 31 Rental Property Management (RPM) 101 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.
No Refunds on no shows; Online advanced registration required! To register, visit ebrha.com/events or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 3664 Grand Ave., Suite B in Oakland. 28 RENTAL HOUSING
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Oakland RENT ADJUSTMENT PROGRAM FEE
Annual fees are $68 per unit and are due March 1. Owners are allowed to pass through $34 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. Online payments accepted at
www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS
Claims covered include new construction, substantial rehabilitation, and single-family homes or condominiums.
ANNUAL ALLOWABLE RENT INCREASE
2018-19 (3.4%) A CPI increase of 3.4% becomes effective on July 1, 2018. 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 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 Visit www.ebrha.com/members to see previous adjustments.
CAPITAL IMPROVEMENTS INCREASE FORMULA
FOR FURTHER INFORMATION CONTACT:
(70 % of Improvement Costs ÷ Number of Units)
Oakland Rent Board 250 Frank H. Ogawa Plaza, Ste. 5313 Oakland, CA, 94612 510.238.3721 | www.oaklandnet.com
Useful Life of Improvement* *REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS. SEE USEFUL LIFE CHART ON CITY OF OAKLAND WEBSITE.
Berkeley RENT STABILIZATION BOARD FEES
Annual fees are $270 per unit and are due July 1.
RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST P E R I OD A MO UN T BERKELEY RATES
DEC. 2017. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2016. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2015. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% 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%
ANNUAL ALLOWABLE RENT INCREASE
2018 (2.3%) 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.
2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:
Berkeley Rent Board 2125 Milvia Street Berkeley, CA 94704 510.981.7368 | www.ci.berkeley.ca.us/rent ebrha.com
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vendor directory — CONTACTS, PRODUCTS & SERVICES 24 HOUR LIVE ANSWERING SERVICE
Direct Line Tele Response Beth Devine | 510-843-3900 www.directlineanswers.com ACCOUNTING & TAX
The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com
The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com
First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com
Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com
ATTORNEYS — LAND USE/CONDO CONVERSION
Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com
APPLIANCE SALES & PARTS
Appliance Parts Distributor Mike De Fazio | 510-357-8200 www.apdappliance.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com
APPRAISERS
Access Appraisal: Apartment Specialists Joe Spallone, MAI | 510-601-1466 www.accessappraisal.com
Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com
ARCHITECTURE
InsideOut Design Pennell Phillips | 510-655-1198 www.aboutinsideout.com ASSOCIATIONS
BOMA Oakland/East Bay Julie Taylor, CAE | 510-893-8780 www.bomaoeb.org
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — REAL ESTATE/CORP.
Burnham Brown Charles Alfonzo | 510-835-6825 Oakland/Berkeley Association of Realtors www.burnhambrown.com Davina Lara | 510-836-3000 Ericksen Arbuthnot oaklandberkeleyaor.com Jason Mauck | 510-832-7770 Oakland Chamber of Commerce www.ericksenarbuthnot.com Barbara Leslie | 510-874-4808 Fried & Williams LLP www.oaklandchamber.com Clifford Fried | 510-625-0100 ATTORNEYS — EVICTIONS/PROPERTY www.friedwilliams.com OWNER DEFENSE
Harding Legal Elva Harding | 415-967-7570 www.edhlegal.com
Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bfc-legal.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com
Jack Schwartz, Attorney at Law Jack Schwartz | 650-863-5823 jwsjr1220@comcast.net Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com
Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com
Miller Property Law Inga Miller | 925-402-2192 www.millerpropertylaw.com
Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com
Richards Law John Richards | 925-231-8104 www.richards-legal.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com
Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com
BANKING/LENDING
Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com
Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES
American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com Urban Ore Marylou Van | 510-841-7283 www.urbanore.com CABINET DOOR RESURFACING
Northern Contours Charlene Hall | 866-344-8132 www.northerncontours.com CLEANING
Lintz Cleaning Joshua Lintz | 415-264-8780 www.lintzcleaningsf.com The Sisters Home Services Cinara Neukirchen | 925-876-4286 www.thesistershomeservices.com CONSTRUCTION
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com All Buildings Contracting & Development Rick Quinn | 510-545-9016 rickquinn55@gmail.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com
Law Offices of Elaine Lee Elaine Lee | 510-848-9528 www.elaineleeattorney.com
Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com
APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com
Richards Law John Richards | 925-231-8104 www.richards-legal.com
Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com
D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com
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vendor directory IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com
FINANCIAL PLANNING
Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FIRE PROTECTION
Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com
All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com
Silicon Valley Builders Group Chris Maune | 408-627-4177 www.svbuildersgroup.com
Detect All Security & Fire Amy Roither | 510-835-4100 www.detectall.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 Zacan Inc. Hector Ortiz | 510-589-3626 zacaninc@gmail.com CONTRACTORS/RESTORATION
ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com SES Restoration Inc. Paul Watts | 415-413-0939 paul@sesrestoration.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net DOORS & GATES
FLOOR COVERINGS
Bay Area Contract Carpets, Inc. Ken Scott | 510-613-0300 www.bayareacontractcarpets.com GENERAL CONTRACTORS
BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com GOVERNMENT AGENCIES
Oakland Housing Authority Leased Housing | 510-874-1500 www.oakha.org HANDYMAN SERVICES
INSPECTIONS
ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com INSURANCE
AAA - NCNU (Oakland Rockridge) Sherri Kamaka | 510-350-2060 sherrianne.kamaka@norcal.aaa.com Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com
Christopher Simmons 510-776-2697 c2thejay44@gmail.com
The Greenspan Co./Adjusters Int’l. Rich Hallock | 866-331-4790 www.greenspan-ai.com
Halcyon Properties Roger Shane | 510-847-7075 rbshane@aol.com
PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.com
KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com
Jain L. Williams - State Farm Insurance Jain L. Williams | 510-530-3222 www.jainwilliams.com
Start to Finish Christopher Bailey | 510-727-9128 cpmbailey@sbcglobal.net
Kelly Lux — State Farm Insurance Kelly Lux | 510-521-1222 Kelly.lux.gjcg@statefarm.com
HAULING SERVICES
KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com HEATING & AIR CONDITIONING
R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com
San Francisco Heating and Cooling Pablo Richards | 415-286-2540 sfheatingandcooling@yahoo.com HOUSING SERVICES
Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com
Hamilton Family Center – First Avenues Mayo Lunt | 510-763-8540 www.hamiltonfamilycenter.org
Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net
Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org
ELEVATOR REPAIRS
East Bay Indoors Howard Oliver | 510-666-6711 www.ebindoors.com
Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com
Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com
Paramount Elevator Corp. Mark Pipoly | 510-835-0770 www.paramountelevator.com
ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net
APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com
Bay to Bay Garage Doors Robert Bruce | 925-872-5324 www.baytobaygaragedoors.com
ELECTRICIANS
INDOOR AIR QUALITY/MOLD & ODOR REMOVAL
HUMAN RESOURCES MANAGEMENT
Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com
INTERNET & PHONE SERVICE PROVIDERS
Sonic Leah Gulley | 707-237-2459 www.sonic.com INTERCOMS & ACCESS CONTROLS
R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com INVESTMENT OPPORTUNITIES
Martinez Real Estate Investment Jose Martinez | 510-769-0436 LAUNDRY EQUIPMENT
Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com Innovative Coin Cheri Guffey | 510-259-1494 www.innovativelaundry.com PWS, The Laundry Company Herb McKay | 650-871-0300 www.pwslaundary.com ebrha.com
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vendor directory LAUNDRY MACHINE PAYMENTS BY SMARTPHONE
ShinePay George Melcer | 732-763-6780 www.getshinepay.com
POWER WASHING
Golden Gate Pressure Wash Gustave W. Link | 415-935-3160 www.ggpw-6c.com PRIVATE INVESTIGATIONS
LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Dept. Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org LITIGATION SUPPORT SERVICES
SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com
Sam Brown Investigations Sam Brown | 415-621-5918 www.sambrowninvestigations.com PRIVATE PROFESSIONAL FIDUCIARY
Noel Parker, Fiduciary Noel Parker | 510-260-3520 www.noelparkerfiduciary.com PROPERTY MAINTENANCE
LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co Ralph Scott | 510-654-2677 kgglocksmith@yahoo.com PACKAGE LOCKERS & DELIVERY MANAGEMENT
Smiota Inc Waheed Rasheed | 408-332-1352 www.smiota.com PAINTERS
ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com 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 SOFTWARE
Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com
SYNCrew John Cranston | 415-968-1593 www.syncrew.com
PEST & VECTOR CONTROL
Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org Burge Pest Control Rich Crawford | 888-292-7378 www.burgepest.com
PROPERTY MAINTENANCE SUPPLIES
Ferguson Enterprises, Inc. Jermane Griffin | 916-752-7608 jermane.griffin@ferguson.com PROPERTY MANAGEMENT
California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com
Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com
Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com Mynd Stacy Winship | 510-455-2667 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin | 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com Vision Property Management Frank Thomas | 510-926-4104 www.vpmpropertymanagement.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
On-Site Janis Rossi | 408-795-4167 www.on-site.com REAL ESTATE BROKERS & AGENTS
Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com
Canyon Pacific Management Tom Scripps | 415-495-4739 www.canyonpacific.com
Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com ARA Newmark Ryan Denman | 415-430-1031 www.aranewmark.com/norcal ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com
Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com
Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com
Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com
L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com
Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net
Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net
Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.com
The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com
Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com
Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com PLUMBING/WATER HEATERS
Water Heaters Only, Inc. Yana Carpenter | 800-835-5946 www.waterheatersonly.com 32 RENTAL HOUSING
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Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com
CBRE Keith Manson | 510-874-1919 www.cbre.com
vendor directory Coldwell Banker — Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Keller Williams Commercial Real Estate Michael Lopus | 925-683-6143 mlopus@kw.com Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.nainorcal.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com
RENT CONTROL CONSULTANTS
Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com St. John & Associates Michael St. John | 510-845-8928 www.stjohnandassociates.net RENTAL SERVICES
Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com ROOFERS
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE
Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com
All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com
Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com
Sentry Alarm Systems 800-424-7773 www.sentryalarm.com
Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE
Urban Ore Marylou Van | 510-841-7283 www.urbanore.com RENT & MARKET RESEARCH
Rentometer Michael Lapsley | 781-405-2978 www.rentometer.com
R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com SEISMIC CONSTRUCTION
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
West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SOLAR ENERGY
Sunvalley Solar Keith Loebbecke | 510-294-0308 www.sunvalleysolarinc.com SUSTAINABLE ENERGY
Center for Sustainable Energy Alexandra Patey | 858-244-1192 www.energycenter.org/smp TENANT SCREENING SERVICE
Contemporary Information Corp. (CIC) Dan Firestone | 888-232-3822 www.continfo.com TOWING SERVICE
Ken Betts Towing Service Ayub Azam | 510-532-5000 www.kenbettscompany.com PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net TREE SERVICE
Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com VETERANS SERVICE ORGANIZATION
Swords to Plowshares Norman Thomas | 510-844-7500 www.swords-to-plowshares.org WASTE & COMPOST COLLECTION
Junk King Contra Costa Krishna Vepa | 925-954-5420 krishna.vepa@junk-king.com Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com WASTE & RECYCLING MAINTENANCE
Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com Copia Resources, Inc. Stephanie Layman | 925-453-9495 www.copiaresources.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com WINDOWS
Urban Ore Marylou Van | 510-841-7283 www.urbanore.com WINDOWS & SIDING
IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com ebrha.com
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ad index
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EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units. Our membership consists of more than 1,400 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 20,000 rental units, and serves over 25 cities throughout Alameda and Contra Costa counties. n Property management advice by phone or in person n Tenant screening service (application/report fees apply) n Annually updated legal forms, including forms online 24/7 n Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control, and more n Vendor directory of local businesses that offer exclusive member discounts n Annual trade expo and networking mixers n Monthly educational membership meetings n Community outreach and education n Local and state lobbying n An active and growing Legal Action Fund and Political Action Committee n Subscription to Rental Housing and units n Membership with the National Apartment Association and CalRHA
3664 Grand Avenue • Suite B Oakland, CA 94610
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Beacon Properties. . . . . . . . . . . . . . . . . . . . . 26 RENT CONTROL CONSULTANTS
Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 25 General Roofing Co. . . . . . . . . . . . . . . . . . . . 23 WASTE & RECYCLING MAINTENANCE
Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 3 WATERPROOFING
JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 34 RENTAL HOUSING
| JULY 2018 |
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Applied Waterproofing Systems . . . . . . . . 27 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.
UPDATED CURRICULUM!
Invest in your career! CERTIFIED APARTMENT MANAGER — ONLINE Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals. Presented by:
You’ll learn about: • Occupancy rates
• Contractors and vendors
• Comprehensive marketing plans
• Recruitment, hiring, orientation, and training of high-caliber employees
• Sales team management and product readiness
If you’re a community manager or experienced assistant manager we recommend this course!
• Equitable treatment of current and potential residents • Resident retention and the maintenance of a positive company image • Consistent and ongoing resident communication • Positive resident service and issue resolution • Enforcement of company policy in compliance with laws and regulations
• Systematic employee evaluation • Employment regulations and record keeping • Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices
• Property inspections
• Maximizing net operating income
• Preventive maintenance programs
• Reporting property performance honestly and accurately
• Service request process • Apartment turnover process
For just $815*, you can earn your CAM credential on a schedule that works for you! *Member price
For more information, visit naahq.org/CAM
INFORMATION n NETWORKING n ADVOCACY n COMMUNITY IMPROVEMENT
12TH ANNUAL
Trade Expo & Symposium
DON’T MISS THIS SPOOK-TACULAR EVENT! All Bay Area rental housing vendors are invited to EBRHA’s 12th Annual Trade Expo. Share best practices and meet face-to-face with hundreds of rental owners who seek assistance with maintenance, management, legal and financial issues. This year, our Expo will feature a Halloween theme and costume contest. Everyone is encouraged to participate for a chance to win fabulous prizes. Space is limited, so claim your space in advance!
VENDORS: RESERVE YOUR SPACE TODAY! THURSDAY, OCTOBER 25 3:00 PM - 7:00 PM GREEK ORTHODOX CATHEDRAL 4700 LINCOLN AVE, OAKLAND, CA
TO CLAIM YOUR SPOT
EMAIL ERICA AT EYARBROUGH@EBRHA.COM OR CALL 510-893-9873