Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | OCTOBER 2014
You’re Invited to Our
8th ANNUAL TRADE EXPO
PLUS: EBRHA’S PRESIDENT ADDRESSES OAKLAND ELECTION ISSUES PREVENTING SHORT-TERM RENTALS IN YOUR UNITS
Wednesday, Oct. 22 at the Greek Orthodox Church in Oakland
925-344-5755 877-264-6964
(Call Now For a Free Estimate)
Contents
OCTOBER 2014
East Bay Rental Housing Association Volume XI, Number 10 October 2014 EBRHA OFFICE
Special Expo Issue
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
12
Expo Schedule of Events
See You at the Greek
BY JILL BROADHURST
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, Mila Zelkha PUBLISHED BY
Wayne C. Rowland PRODUCED BY
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EBRHA Communications Committee Tina Bocheff, Jill Broadhurst, Esteban Cortez, Wayne C. Rowland MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff
Expo Workshops at a Glance
ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING
Tina Bocheff | 510.318.8303
8
NEWS
Oakland Seismic Retrofits Stalled by Politics
16
SPEAKER BIOS
18
EXHIBITOR BIOS
24
FEATURE
30
38
ESQ.&A
Non-conforming Use of a Property BY JASON MAUCK
Meet the Experts
Events & Directory
Meet the Vendors
36 COMMUNITY CALENDAR
Your Vote(s) Counts 38 M EMBER DIRECTORY
42 M EMBERSHIP APPLICATION 42 A D INDEX
BY WAYNE ROWLAND
LOCAL ISSUES
Preventing Short-term Rentals BY MICHAEL J. MCLAUGHLIN 4 RENTAL HOUSING
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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. Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright Š 2014 by EBRHA. All rights reserved.
COVER ILLUSTRATIONS: CANSTOCKPHOTO.COM
Features & Columns
contributors JILL BROADHURST As EBRHA’s Executive Director, Jill is responsible for the strategic goals of the organization, including the financial health, membership growth, education curriculum and service options. Jill began her work with EBRHA as the Community Affairs and Advocacy Director back in 2010. At a very young age, Jill was introduced to property management and ownership through her immigrant parents. It is from this very personal story that she is able to provide balance and clarity in representing the diverse make-up of property owners.
JASON MAUCK Jason Mauck is an attorney in the Oakland office of Ericksen Arbuthnot and practices in the areas of real estate, personal injury and employment law. He is a contributing member to the real estate practice group and focuses his real estate practice on affordable housing property management representation and landlord/tenant law. Jason is proud to have represented Goodwill Industries of the Silicon Valley, Eden Housing Management and the Walnut Creek Marriott in past actions, as well as numerous individual clients and professionals.
EBRHA PAC Endorses Oakland Mayoral and District 4 Candidates
After careful consideration, the EBRHA PAC is pleased to announce the following endorsements: OAKLAND MAYOR (in no particular order) • Joe Tuman joetuman.com • Courtney Ruby courtneyruby.com • Bryan Parker bryanparker.org DISTRICT 4 • Jill Broadhurst jill4oakland.com * District 2 and District 6 endorsements will be announced on our website
MICHAEL J. MCLAUGHLIN Michael J. McLaughlin is a real estate litigation attorney with the law firm of Fried & Williams LLP. With 15 years of litigation experience, he represents landlords in all areas of landlordtenant law, and has represented numerous landlords in dealing with tenants engaging in short-term rentals. He joined Fried & Williams after more than a decade of litigation practice in New York City and Washington, D.C.
WAYNE C. ROWLAND Wayne is President of the EBRHA Board of Directors and is an avid representative of EBRHA issues in the community. He purchased his first property a year out of college and has over 30 years of real estate investment experience. He is a graduate of San Francisco State University with a degree in finance.
EBRHA PAC is seeking volunteers to support the candidates. Here’s how you can help: • Put up a lawn or window sign • Walk door-to-door or phonebank To volunteer, contact news@ebrha.com.
FOR UP TO DATE ENDORSEMENT INFO, GO TO: EBRHA.COM/ELECTION
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news
Oakland Seismic Retrofit Stalled by Politics FROM RICK PHILIPS, EBRHA BOARD MEMBER: EBRHA participated in yet another City of Oakland “working group” to develop an ordinance to get seismic retrofit work done on certain apartment buildings in Oakland (identified several years ago as Soft-Story, 5 or more units.) ABAG (Association of Bay Area Governments), Oakland City staff, EBRHA and other stakeholders in Oakland tried to get the politicians to take this seriously. So far, still no luck. Several years ago, two Oakland Councilmembers brought stakeholders together over many months to gather facts and find a funding source for life-saving construction known as seismic retrofitting, making older apartment buildings safe for the next earthquake. The conclusion: rent control had to be loosened in order for owners of old buildings to be able to finance this construction. Councilmembers Quan and Nadel terminated the committee with no result. It seemed clear that the political benefits of rent control were stronger than protecting the lives of Oakland renters. This year now-Mayor Quan tried again. Unfortunately, this time the nonprofits that are funded by rent control (and that support the Mayor) took a different position. They stated flatly that there was no threat to rental housing from earthquakes, so no seismic retrofitting needed to be done! This directly conflicted with years of scientific studies, City Council votes, and plain common sense. Reality had left the building! Unfortunately, the Hayward Fault will not respect local politics. First, EBRHA believes that the experts are correct. The “Big One” on the Hayward Fault
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is coming, certain apartment buildings will fail and endanger residents and the future of Oakland. Second, EBRHA believes that many Oakland rental owners that are able to fund seismic retrofit have done so, or are working towards completing these projects. Third, many rental owners cannot fund both the current rent control “subsidies” for their long-term tenants and, at the same time, fund expensive, life-saving seismic retrofit construction. They cannot spend the same dollar twice. Unless Oakland wants massive owner bankruptcies, these small owners must be allowed a more generous pass-through of seismic costs. EBRHA represented you, our members, in trying to develop a package of incentives, both financial and regulatory, to allow these owners to strengthen their buildings. We see reducing these subsidies to do lifesaving work as a win-win-win for renters, owners and the City. If you have experience with seismic retrofit work on your rental property or with large rent control “subsidies” for your tenants blocking needed improvements, please contact Rick Philips at rphilips9@hotmail.com.
SB 411 Water Bill Defeated Bill SB 411 (Wolk) was defeated in early September, thanks in part to EBRHA’s state lobbyist and the efforts of EBRHA members. The bill would have prohibited rental property owners from turning off water service for any reason, including repairs; denied rental property owners from evicting tenants who fail to pay their own water bills; required rental property owners to pay fines assessed against tenants who violated water waste and overuse rules imposed by water suppliers; and allowed tenants to intentionally delay the payment of their water bill. The bill was amended in the closing days of this year’s session to exclusively address water usage, billing practices, repairs and new tenant defense mechanisms in unlawful detainers in residential rental properties. EBRHA is committed to water conservation, but it should not be at the expense of penalizing rental property owners due to the conduct of tenants. EBRHA—along with its sister Associations—successfully defeated the bill on the last day the legislature met for
C O L D W E L L B A N K E R the year. EBRHA thanks all members for calling key members of the Legislature and asking them to vote “no.”
City of Alameda Abandons Rent Task Force Plans
Multi-Unit Specialist Recent Sales: • Highland Rd. Duplex, Lafayette, Represented Buyer • Snake Rd. 4 plex, Montclair, Represented Buyer
Members of the Alameda City Council voted Tuesday to abandon plans to
create a city-sponsored rents task force, opting instead to allow a local attorney to lead a community-based process to explore concerns about rising rents. The council voted 3-2 to move forward with the community based process. The community group is to report its findings on December 2. Council members didn’t make any decisions about when—or if—they would move forward with an official task force in the future. The task force proposal was the result of growing concerns over evictions and rising rents in Alameda. More than half of Alameda’s residents are renters. Councilman Stewart Chen, who spearheaded the proposal for the community-based process in what may have been the most forceful advocacy he has offered in two years on the council, said it would be more effective than a government-sponsored group because it won’t be bogged down by public notice and other requirements a city task force could have to comply with. Vice Mayor Marilyn Ezzy Ashcraft and Councilman Tony Daysog—who voted against moving forward with a community process—said they felt a city-sponsored group would be more legitimate and productive and would signal the seriousness of the city’s interest in addressing concerns over evictions and rising rents. EBRHA will follow this issue and send updates as they become available. Source: Michele Ellson, The Alamedan, September 17, 2014
New Oakland Rent Adjustment (RAP) Form Effective August 1, Oakland rental
property owners must use the updated RAP form for all rent increases and changes in terms of tenancy. The form is available through the City of Oakland website, and available for download to all EBRHA members on our website. RH
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RENTAL HOUSING 9
EXPO
an invitation from the executive director
See You at the Greek Compelling workshops, top local vendors, reception and networking opportunities abound at our Expo. BY JILL BROADHURST
E
BRHA’s 8th Annual Trade Expo is set for Wednesday, October 22, and we are excited with what we have organized on your behalf. Once again, the event will take place on a weekday and will feature free educational workshops, top local vendors, complimentary food and drink and, this year—with the move back to the Greek Orthodox Church in Oakland—FREE parking. Back by popular demand is Ron Kingston, EBRHA lobbyist and President of California Political Consulting Group. Ron is up in Sacramento every day, running to the capitol, providing testimony at official hearings, meeting with Senators, Assembly members and staff on all proposed legislation. Don’t miss his “News Laws for 2015” presentation. This information is critical to the health of your investment property business. We are also featuring a panel discussion about Don’t miss the 8th recent changes to the Annual EBRHA Trade Oakland Rent Ordinance, Expo on Oct. 22 at with representatives from the Greek Orthodox the Oakland Rent Board, Church. Whether the EBRHA Board, and you’re attending one our attorney and property of our informational management members, workshops or meetDaniel Bornstein and Ben ing industry vendors, Scott. They will discuss the there is something new rules regarding rent increases, enhanced noticfor everyone. ing, capital improvement pass-throughs and more. Of course, top local vendors will be on hand to share their latest product and service offerings, with special discounts for 10 RENTAL HOUSING
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EBRHA members. See a partial list of exhibitors on page 18. While admission is free for EBRHA members, the $20 guest fee can be applied to a new annual membership. So, non-members have nothing to lose and everything to gain by attending this event to learn about the valuable services we offer, including one-on-one property management advice, forms, education, vendor referrals and more. The entire Bay Area residential rental owner and property manager community is invited to this event, but space is limited. Be sure to register today so you don’t miss out. Go to www.ebrha.com/expo to register. Lastly, I want to put in a plug for our second annual Holiday Award Ceremony and Reception, honoring the leaders in our community. We are thrilled to offer a social event to wrap up the year with our members and board, right here in Oakland’s new co-working and event space, Impact Hub Oakland. The reception takes place on Wednesday, December 3 and includes fabulous food and live entertainment. Seating is limited, so be sure to register in advance. Find more information on page 15. We look forward to seeing you at any one of our many events, and as always, please contact us with your feedback. RH
See you there,
Jill Broadhurst
EBRHA Executive Director
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OCTOBER 2014
RENTAL HOUSING 11
EXPO
schedule of events
The East Bay Rental Housing Association presents
8TH ANNUAL
Trade Expo 3:00 p.m. - 7:00 p.m. Expo Hall Opens Meet more than 60 industry suppliers and enjoy complimentary food and drink 4:00 p.m. - 5:00 p.m.
“New Laws for 2015” Workshop Presented by Ron Kingston, EBRHA State Lobbyist and President, California Political Consulting Group (CPCG)
5:30 p.m. - 6:30 p.m.
“Oakland Rent Ordinance Updates” Workshop Presented by Daniel Bornstein, Esq., Law Offices of Bornstein & Bornstein; Ben Scott, Advent Properties; Luke Blacklidge, EBRHA Board; Connie Taylor, Oakland Rent Adjustment Program; Barbara Kong-Brown, Esq., Rent Board Hearing Officer; Wayne C. Rowland, EBRHA Board President (moderator)
7:00 p.m.
Expo Hall and Event Closes
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THANK YOU TO OUR 8TH ANNUAL EXPO SPONSORS Platinum Sponsors
Gold Sponsors
Reception Sponsors
Thanks to our generous expo sponsors who enthusiastically support this event. Without you, this expo would not be possible.
EXPO
workshop descriptions
Workshops at a Glance
Learn about new rental housing laws and important changes to the Oakland Rent Ordinance.
New Laws for 2015
Oakland Rent Ordinance Updates
Time: 4:00 p.m. to 5:00 p.m. Presenter: Ron Kingston, EBRHA State Lobbyist and President, California Political Consulting Group (CPCG)
Time: 5:30 p.m. to 6:30 p.m. Presenters: Daniel Bornstein, Esq., Law Offices of Bornstein & Bornstein; Ben Scott, Advent Properties; Luke Blacklidge, EBRHA Board; Connie Taylor, Oakland Rent Adjustment Program; Barbara Kong-Brown, Esq., Rent Board Hearing Officer; Wayne C. Rowland, EBRHA Board President (moderator)
EACH YEAR, more than 90 residential rental housing bills are introduced in Sacramento. Our political advocacy team works tirelessly to oppose or amend the bills that would be most financially detrimental to you. In this workshop, EBRHA’s lobbyist, Ron Kingston, will discuss the bills that were signed into law this year, and will give you a road map on how to comply with the new laws that will take effect January 1, 2015. Topics that he will address include mandatory retrofit requirements, new employment requirements including sick leave rights, unlawful detainers to abate illegal conduct involving weapons or illegal drug use and security deposits. He will also talk about controversial bills that are expected to be introduced early next year. Don’t miss this session, where attendees will not only learn of the new laws, but have the opportunity to ask questions and get clarification.
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THE CITY OF OAKLAND’S changes to the Rent Adjustment Program (RAP) Ordinance regarding debt service, rent increases and capital improvements went into effect in August. If the new procedures are not followed correctly, owners can face administrative penalties and interest for any overcharge in rent after allowable capital improvement rent increases expire. Because of these important changes, EBRHA has assembled a panel of experts who will address the complexities of the ordinance to ensure that property owners are managing their properties effectively. Topics addressed will include rent increases, capital improvement changes, enhanced noticing requirements and more. Don’t miss this informative workshop and the opportunity to have your questions answered by attorneys, city officials and other industry experts. RH
EAST BAY RENTAL HOUSING ASSOCIATION CORDIALLY INVITES YOU TO
SECOND ANNUAL AWARDS CEREMONY AND HOLIDAY RECEPTION WEDNESDAY, DECEMBER 3RD, 2014 6:00 P.M. - 9:00 P.M. IMPACT HUB OAKLAND 2323 BROADWAY, OAKLAND
Join your fellow EBRHA members, board and staff to honor leaders in the East Bay rental housing community. Enjoy extraordinary cuisine and live entertainment. 6:00 - 7:00 pm No-host wine and beer (includes one drink ticket) 7:00 - 9:00 pm Entertainment, Dinner and Awards Presentation
“BEST OF THE YEAR” AWARD CATEGORIES Landlord Member Award Vendor Member Award Property Management Company Member Award Goodwill Ambassador Award For awards criteria and to nominate your favorites, go to www.ebrha.com/awards or call 510-893-9873. Nominations are due Nov. 14. Winners will be featured in the January issue of Rental Housing magazine. A panel of EBRHA Board and staff will select the winners.
Tickets on sale now! $65 per person
Includes entertainment, one drink ticket, dinner, dessert and coffee. Purchase your tickets at ebrha. com/awards or call (510) 893-9873. Space is limited. ebrha.com
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RENTAL HOUSING 15
EXPO
speaker bios
Meet the Experts EBRHA has assembled a panel of industry experts to keep you informed on rental housing updates. DANIEL BORNSTEIN
LUKE BLACKLIDGE
Attorney, The Law Offices of Bornstein & Bornstein, and Managing Broker, Bay Property Group
Litton-Fuller Group and EBRHA Board
Daniel Bornstein has over 15 years experience handling real estate/civil litigation related disputes and has successfully handled thousands of landlord/tenant disputes. He is a past EBRHA board member, a member of the Professional Property Managers’ Association and has conducted numerous seminars throughout the Bay Area. He also regularly serves as an expert witness in litigation involving property management and real estate disputes.
Luke Blacklidge has been a real estate broker with Litton-Fuller Group for the past 25 years and specializes in sales of apartment buildings in the East Bay. He has specialized in the Oakland apartment market during his entire career. He is a Past President of the Alameda County Apartment House Owners Association, and expert of Oakland rent control issues and 1031 exchanges. He owns several Oakland apartments and does his own management. He is an EBRHA past-President and currently is an officer on the EBRHA board.
RON KINGSTON
EBRHA State Lobbyist, and President of the California Political Consulting Group Ron is the President of the California Political Consulting Group (CPCG) and EBRHA’s state lobbyist. Ron’s accomplishments are well-recognized in the state of California as a result of a deep knowledge of historical, political, functional and technical aspects of the law. Ron has worked as a lobbyist for almost 30 years, during which he has represented clients before Democratic and Republican Legislatures. He is a personable, highly respected, and very knowledgeable lobbyist who has written 89 bills, with an enactment success rate of 94%. All but a handful of bills ultimately became law both at the state and federal level. 16 RENTAL HOUSING
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BARBARA KONG-BROWN
Arbitrator, Mediator and Hearing Officer Barbara Kong-Brown conducts mediations and hearings for the Rent Adjustment Program in the City of Oakland. She has served as a neutral in over 2,000 alternative dispute resolution matters involving labor and employment law, personal injury, medical malpractice, partnership/commercial disputes, probate, real estate, agricultural, business matters, and landlord and tenant issues. She is a graduate of the University of California, Berkeley, and University of San Francisco Law School and serves on the board of the Oakland Chinatown Chamber of Commerce.
WAYNE C. ROWLAND
President of Rowland Property Management and EBRHA President
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Wayne is President of the EBRHA Board of Directors and is an avid representative of EBRHA issues in the community. He purchased his first property a year out of college and has over 30 years of real estate investment experience. He is a graduate of San Francisco State University with a degree in finance.
BENJAMIN SCOTT
Founder and President, Advent Properties, Inc. Benjamin Scott is the Founder and President of Advent Properties, Inc. based in Oakland. Benjamin has been in the investing and property management business for himself and others for the past 14 years. Benjamin currently serves as one of the two landlord representatives on the Oakland Rent Board, as well as on the Policy Committee for the Board. Benjamin is a graduate of UC Berkeley and has held prior management positions with Clear Channel Outdoor, the Oakland Chamber of Commerce and the East Bay Rental Housing Association.
CONNIE TAYLOR
Program Manager, Oakland Rent Adjustment Program Connie has worked to resolve problems between landlords and tenants for over 20 years. She came to the Oakland Rent Adjustment Program in 2002 as a program analyst and became program manager in 2011. RH
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RENTAL HOUSING 17
EXPO
about the exhibitors
Meet the Vendors
Our Expo features more than 60 suppliers that offer the products and services you need.
Advanced Home Energy’s mission is to assist homeowners by offering a wide range of home energy efficiency solutions. Our goal is to partner with those who are interested in going green. We strive to achieve real comfort and energy savings in every home we work on. We believe efficiency is green.
Advent Properties, Inc. was established to offer a comprehensive, responsive, and customer-friendly professional real estate experience in Monterey, Santa Clara, San Mateo, Contra Costa, Alameda and San Francisco Counties. We are experts in real estate sales, commercial and residential property management, and offer on-site and traveling notary public services.
Alameda County Environmental Health Department exists to protect the health, safety, and well being of the public through promotion of environmental quality. 18 RENTAL HOUSING
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The Alameda County Healthy Homes Department’s unique multidisciplinary approach serves the community in order to eliminate environmental lead contamination, prevent childhood lead poisoning and improve health outcomes by addressing housing problems.
Albert Nahman Plumbing and Heating provides upfront pricing, friendly and knowledgeable plumbing contractors who arrive at your door on time, in uniform, and work carefully and efficiently on your home’s plumbing so you can get back to your routine with the least amount of disruption possible.
American Bath Enterprises, Inc. is a family owned business founded in 1993. Our acrylic bathtub and shower wall enclosures are manufactured in our Hayward, CA factory and shipped throughout the United States and Canada. From the beginning, our commitment to our customers has always been to make the installation of new units and the renovation of existing bathtub and shower wall enclosures easy and affordable.
ebrha.com
AmericanWest Bank sets the standard for service excellence in businessfocused community banking through understanding our client’s needs and goals, building lasting relationships and working as a team to deliver seamless solutions.
The American Lung Association in California saves lives and improves the health of Californians and their lungs. Through research, education and advocacy, we fight to reduce smoking, keep the air we breathe clean, prevent and treat lung diseases such as asthma and COPD, and eliminate lung cancer.
A-One Construction has been in business for over 30 years, we have transformed ourselves from a successful roofing construction firm into an innovative, service-driven, and customer focused full service Construction Company. In fact, A-One Construction’s vision is to transform the construction experience by bringing more value to every construction project.
Located in Northern California, Arc Water Damage services the complete San Francisco Bay Area and vicinity. We offer top service in water damage restoration and reconstruction. We are a fully licensed construction company that offers a broad spectrum of services.
APT Maintenance Inc. is a General Contractor (license #975959) specializing in apartment turnover and maintenance and is based in Oakland, Calif. We have seen remarkable growth over the past three years, as clients have come to appreciate an affordable alternative with the horsepower to complete jobs as small as kitchen sink clogs, and as complicated as full bathroom and kitchen remodels.
Bartlett Tree Experts is a 100+ year old tree and shrub care company with global reach and local roots. We provide science-based solutions, a safetyfirst record and expert care for your trees and shrubs. No matter the size or scope of your needs, our arborists can help keep your trees healthy and beautiful while protecting your landscape investment.
Want to give your bathroom a fresh look without the grueling labor of gutting your entire bathroom? Welcome to BATHFITTER. We fit your bathroom— and lifestyle—perfectly.
Bay Area Contract Carpets is a familyowned business with more than 100 years experience in residential and commercial carpet installations and sales. Visit our 15,000 square foot warehouse and showroom to see our extensive stock of carpet and linoleum, and for free estimates and competitive pricing.
Bay Property Group is the Bay Area’s premier commercial real estate, professional property management and residential leasing company. We serve the entire Bay Area, including San Francisco, Oakland, Berkeley, Alameda, Fremont, Newark, Union City, South Bay and beyond.
Coinmach delivers complete laundry solutions, not just coin operated equipment. Through design, installation and maintenance of common area laundry rooms, Coinmach delivers industryleading laundry solutions to multifamily owners, managers and residents nationwide.
Bayside Building Services & Pest Elim ination Bayside Pest Elimination provides the ultimate in professional preventive maintenance pest-management programs that maximize public health protection against incursions of pest animals. Our protocols, techniques and materials yield timely and effective protection, all while demonstrating minimal adverse effects upon the environment.
Bornstein and Bornstein is a San Francisco law firm providing an array of real estate and civil litigation legal services throughout San Francisco, Oakland, Berkeley, San Jose, Marin, and throughout the entire Bay Area. Our attorneys are committed to providing aggressive representation for a reasonable fee.
Chase provides owners and investors of apartment buildings with the right financing solutions to meet their needs. Whether you are looking to refinance an existing apartment building or purchase a new building, we have the loan programs to help get your deal done, with no hassles and no surprises.
Commercial Coverage provides competitive commercial insurance programs on a national basis. We are based on a simple concept that is too often overlooked: We work for YOU!
Since 1986, CIC has provided quality tenant screening solutions which are backed by the most complete eviction, criminal and credit information available nationwide.
Credit Bureau Associates is a family owned and operated third generation collection agency that assists property managers and owners in recovering money due them. We accept accounts that are past due including money judgments. We report accounts to all the national credit bureaus and search daily for new addresses, phone numbers, jobs and assets. ebrha.com
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EXPO
exhibitors (cont’d)
Detect All Security & Fire is a familyowned business and a local leader in the Northern California and Southern Oregon regions. Our comprehensive security solutions are custom engineered to meet your unique needs. We recognize that security means more than just a burglar alarm; it is providing peace of mind that your home, your family, your business and your livelihood are well-protected.
Eden I&R is a nonprofit agency based in Hayward that maintains a database of over 74,500 housing units in Alameda County, and provides free information on housing-related services for property managers and for people seeking housing.
With over 60 years of experience serving commercial and residential buildings, Fidelity Roof Company has the experience and knowledge to solve a broad range of roofing and waterproofing problems with time proven, practical, cost-effective solutions. Across the Southwest, landmark after landmark is painted with one brand: Dunn-Edwards. Why? Because it’s the highest-quality paint available. With more than 100 stores, Dunn-Edwards is the foremost manufacturer and supplier of premium architectural and industrial coatings in the region, for one reason: It’s the best.
The East Bay Municipal Utility District provides high-quality drinking water to 1.3 million customers in Alameda and Contra Costa counties. The District’s award-winning wastewater treatment protects and serves 650,000 customers.
Founded in 1984, Earthquake and Structures, Inc. is a consulting A/E firm that provides professional services in construction management, structural, civil engineering, and architectural design to public and private sector clients. 20 RENTAL HOUSING
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First Federal Savings & Loan Association is committed to being a superior community financial institution, offering real estate financing and deposit services at fair and competitive rates, while adhering to the highest standards of business ethics, safety and excellence in service.
Fried & Williams LLP is a law firm with expertise in landlord-tenant law, eviction and rent control matters in Oakland and the Bay Area. We provide cost effective litigation and transactional representation for owners of real property.
ebrha.com
General Roofing Company has been installing quality roofs in the East Bay for over 80 years and is considered to be one of the top firms in the Bay Area. We are committed to doing quality, custom work to which our referrals will attest. We work closely with our customers and custom-tailor any work performed to their specific needs.
Great Escape Fire Escape Service, Inc. was the first fire escape service business in the Bay Area, founded in 1988 by Eli Giaquinto, a retired New York City fire fighter. With 22 years experience with the NYFD, Eli’s knowledge and experience with fire escapes is unmatched by anyone servicing ladders in the Bay Area today.
Established in 1987, INTERVEST Mortgage Investment Company was formed as an independent commercial and income property mortgage banking subsidiary of Sterling Bank. From this solid foundation, INTERVEST has grown dramatically to become its own successful, independent operation throughout the West.
Luther Burbank Savings was founded in 1983 as a privately owned bank. For 29 years we have emphasized operational excellence and a high standard of business ethics. Our business plan focuses on traditional mortgage loans and conventional savings accounts.
Mark Watts Commercial Appraiser. Mark Watts understands both the intricacies of the appraisal process and the rapidly changing commercial real estate market throughout the San Francisco area. As part of the eminently qualified team at Carneghi-Blum & Partners, Inc. Mark offers 20 years of personal experience and the resources of one of the area’s leading firms.
Old Republic Title Company provides real estate transfer products and services for individuals, businesses and governments. Our services are highly comprehensive and flexible to respond to changing market environments and to ensure your transaction is settled according to the most current industry standards.
P.W. Stephens can take the worry and confusion out of your abatement needs. From beginning to end, we ensure that your environmental remediation project is handled efficiently and expertly. You will have the confidence in knowing the job will be done right.
R&S is one of the largest networks of residential and commercial garage door and automatic gate dealers in California. With over 30 locations in Northern California alone, our goal of providing top notch sales and service has kept us on top within the garage door industry for over 40 years.
Commercial Real Estate Services, Worldwide.
NAI Northern California is a progressive, full service commercial real estate firm serving the Northern California Bay Area. NAI Northern California’s commitment to the Bay Area is longterm and dedicated to delivering the best results for our clients.
Founded in 1938, the Oakland Housing Authority (OHA) currently provides subsidized housing to over 15,000 families. The largest landlord in Oakland, OHA serves a diverse community in neighborhoods throughout the city. Our dedicated staff remains steadfast in its effort to gauge existing needs and provide meaningful opportunities for our families, in addition to expanding the availability of quality housing.
The Oakland Rent Adjustment Program works to encourage open communication and to foster a climate of understanding between Oakland landlords and tenants by providing mediation services for cases involving rent increases and some evictions.
OREXCO, incorporated in California in 1993, is a wholly owned subsidiary of Old Republic International (NYSE: ORI), a $16 billion dollar multi-line insurance holding company. When you choose OREXCO, you assure yourself that your exchange funds are secure.
Roto-Rooter is the #1 name in plumbing and drain services. You can rely on Roto-Rooter plumbers for fast, expert service. P.P.I. (Private Property Impound) Towing technicians can provide you with all the towing solutions you’d ever need; both in cases of emergencies and more routine situations. You can rely on our experts to guarantee your satisfaction on a whole wide range of towing services whether it’s for private property, both on or off the road and more.
Postlets, a Zillow company, helps landlords and property managers fill vacancies faster by simplifying the online rental listing process. Postlets distributes rental listings to the top rental websites, including Zillow, and makes it easy to add, manage and share listings—for free.
RentMethod is the fastest growing residential leasing brokerage in the Bay Area. We handle the entire leasing process from start to finish. On average, RentMethod increases rents by 5% and reduces vacancy downtime by 50% on its clients’ properties.
Jain Williams — My experienced and friendly staff is available to help you develop an insurance plan that provides you the protection you need. We will also work with you to set up college and retirement plans. We are committed to being available and accessible with convenient hours.
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EXPO
exhibitors (cont’d)
SGK Home Solutions, Inc. installs a wide variety of window and door products for residential clients throughout the Greater Bay Area. The company carries vinyl, wood and fiberglass products. It also remodels bathrooms, provides tile and flooring for kitchen remodels, refaces kitchen cabinets, and installs outside siding.
Statcomm is your all-in-one fire protection resource, specializing in resolving the most challenging fire/sprinkler system problems. Statcomm uniquely offers fire alarm systems, fire sprinkler systems, automatic gates, tele-entry & access control, fire-rated & rollup doors, inspection & testing, design & installation, monitoring.
StopWaste.org (the Waste Management Authority and the Source Reduction and Recycling Board combined) form an integrated agency dedicated to achieving the most environmentally sound solid waste management and resource conservation program for the people of Alameda County.
Many business owners struggle with the insurance world and how to best leverage Medical/Dental/Life, Property Casualty and General Liability insurance to reduce the company expense. Successful Solutions brings their insurance expertise and strategic partners to EBRHA members, providing the very best value and service. 22 RENTAL HOUSING
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The Law Offices of Marc L. TerBeek is an experienced firm and multi-disciplinary practice with focus in the areas of business and business development; real estate (including landlord/tenant matters) and land use (including cannabis law); civil litigation and injury law.
When it comes to protecting homes, Terminix has satisfied more customers than any other insect and pest control company in the industry. The dedicated associates of Terminix deliver more than 15 million service visits annually.
When a disaster occurs you need experienced restoration experts onsite quickly. Water Damage Recovery will be onsite at your property within an hour-and-a-half of your call, minimizing the disruption to your daily life and returning it to normal as quickly as possible. We provide prompt 24/7/365 emergency service for commercial water damage, residential water damage, mold removal, sewage cleanup, fire & smoke damage repair, catastrophe cleanup, trauma scene cleanup and animal droppings cleanup.
Trulia gives renters and rental professionals all the tools and valuable information they need to be successful in the home search and management process. Through its innovative mobile and web products, Trulia connects property managers and landlords with quality engaged renters informed about the apartment and neighborhood. To say hello or learn more about Trulia, call us at 888-987-8542.
West Coast Premier Construction Inc. (WCPC) is a San Francisco Bay Areabased company located in Oakland. We provide engineering, construction and technical services to a variety of building types and occupancy use throughout the Bay Area. WCPC specializes in seismic retrofit design and construction of soft-story apartment buildings as well as seismic retrofit of unreinforced brick masonry, concrete buildings and historic landmark buildings.
The Department of Veterans Affairs HUD/VASH program is a partnership between the VA and the Oakland Housing Authority that presents a unique opportunity for property managers, landlords and the Veterans of Alameda County. This collaboration helps bring Veterans off the street and into stable, permanent housing while licensed clinical social workers work closely with landlords and the Veterans providing counseling, ongoing support and linkage to necessary resources.
As the nation’s largest distributor of maintenance supplies exclusively for the multifamily industry, Wilmar has the specialized focus and proven experience to support the success of all types of property management programs. Since 1977, Wilmar has proudly dedicated itself to serving the needs of the multifamily housing community by providing quality maintenance, repair, and operations products with proven solutions to continuously improve property performance. RH
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Landlord-Tenant Disputes & Evictions Rent Board Representation Commercial & Residential Transactions & Leasing Purchase and Sales Agreements Real Estate Litigation Land Use, Zoning & Building Permits Corporate, LLC & Entity Formation Probate, Wills & Trusts 480 9th Street Oakland, CA 94607 Tel: 510-625-0100
177 Post Street, Suite 700 San Francisco, CA 94108 Tel: 415-421-0100
www.friedwilliams.com ebrha.com
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FEATURE
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ebrha.com
YOUR VOTE(S) COUNTS Ranked-choice voting: expanded voter options? Or political roulette wheel? BY WAYNE C. ROWLAND
PHOTO: FLICKR / SHARON HAHN DARLIN
T
hey called it the sad Cinderella story of the Nike Women’s marathon. In 2008, Arien O’Connell, a fifth grade teacher from New York City, ran in the Nike Women’s Marathon which was held in San Francisco that year. She had the fastest time of a big field of 20,000 runners, even besting the next fastest runner by more than 11 minutes. Yet when all was said and done, the second place finisher was declared the winner. What happened? At the time of the race, Nike had a rule that in order to qualify to win the race runners were required to have registered as “elite” runners. Ms. O’Connell, who considered herself a solid runner rather than an elite runner, had not registered as an elite runner. So despite having the fastest time, she was ineligible to win the race. The press reported at the time that she was not bitter about the outcome, indeed she was happy to have improved her own personal best by nearly 12 minutes. But, she was disappointed that winning the race apparently required more than just winning the race. That the second place finisher was crowned the winner of the marathon created quite a stir in running circles and in social media networks. Significant criticism was heaped upon Nike for the oddity of the result. But rather than put the controversy to rest by recognizing the runner with the fastest time as the winner, or creating another way to bestow recognition upon Ms. O’Connell, a Nike spokesperson, in response to the outcry declared bluntly, “at this point we’ve declared our winner.” Case closed. Such a scenario in a competitive situation that “second place wins the race,” is so unexpected that even when it’s explained as being within the rules of the game it still seems odd. Furthermore, even when the rules themselves are explained, it still leaves the gut feeling that those rules need to be changed. Second place wins the race brings to mind the City of Oakland’s ranked-choice system of electing city leaders. Under this system each voter is essentially allowed to cast three votes to fill certain offices such as Mayor and City Council Member. The voter must rank these choices in their order of preference. Any candidate who receives more than 50% of the first-choice votes wins the election outright. However if no candidate exceeds 50%, then the ranked-choice system becomes operative and the second and third choices come into play. Here’s how the Alameda County Registrar of Voters describes it: “If no candidate receives a majority of the first-choice votes cast, an elimination process begins. The candidate who receives the fewest first-choice votes is eliminated. Next, each vote cast for that candidate will be transferred to the voter’s next-ranked choice among the remaining candidates. This elimination process will continue until one candidate receives a ebrha.com
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ity in the presentations, differences did emerge in the ways in which the candidates indicated they would handle problems facing the city. About the only surprise to come out of the meetings was Council Member Libby Schaaf’s candid assertion that she would always likely be more tenant friendly than we would like. Such candor is laudable, as is the courage to speak her mind. We recognize that both of these are qualities often found in good leaders. Even so, as an industry that has borne the brunt of criticism over things beyond our control, such as gentrification, which have brought forth calls for new rent control restrictions and adjustments to the rent ordinance, we were hoping that all of the candidates would be open minded and impartial regarding housing-related issues. We couldn’t help feeling a little disappointed. In any case, we thank all of the candidates who took time to share their positions on the issues with us. The EBRHA Political Action Committee will be meeting to make endorsements and expressions of support in the Mayoral and City Council races in the very near future and will make those known through our website and email communications. Returning to the sad Cinderella story mentioned above, the pressure on Nike, based on criticism of its marathon rules (second place wins the race) that made registering as an elite runner a requirement of winning became too great. Within a week, the company decided that Arien O’Connell was a winner after all. The operative words in this case being “a winner.” While not withdrawing recognition from the prior winner (who had come in second) they decided they would recognize both runners as the winners of the race. But they also went one step further. They scrapped the elite runner rules that allowed for the second place wins the race outcome. From that point forward, to win the race required nothing more than to win the race. The sad Cinderella story actually had a happy ending. In the case of Oakland’s ranked-choice voting system, if voters come to understand and appreciate its mechanics, maybe they will also come to appreciate how to exercise their vote(s) under this system and be prepared for the unpredictability. If not, then we can always follow Nike’s example and go back to the old rules, with a primary and a general election where first place wins the race. In the meantime, as a voter you will need to study the candidates’ qualifications and their positions on the important issues. Select and rank your favored candidates, as required by rankedchoice voting, and cast your vote. May you choose well and may your favored candidate be the winner. RH
“THE SUBJECTS OF PUBLIC SAFETY, ATTRACTING BUSINESSES AND JOB CREATION WERE MENTIONED AS PRIORITIES BY EACH OF THE CANDIDATES AND EACH GAVE THEIR TAKE ON HOW THEY WOULD APPROACH THESE FOR THE BETTERMENT OF THE CITY.” majority and is declared the winner.” The above description is succinct and to the point, yet it does little to ease the confusion created by ranked-choice voting. How the second, third or fourth place (first-round) vote-getters can win the election is still not well understood by voters and remains just as hard to appreciate. But even as the public struggles with concept of rankedchoice voting, the candidates seem to be getting it just fine. They’ve aligned their campaign messaging to sync with rankedchoice voting. Why else the proliferation of the, by now familiar, “make me your second choice.” The bottom line is that in order to maximize the power of their vote, voters are going to have to study the issues and the candidates. There is no substitute for this. Then they must select and rank their three most preferred candidates. In this year’s Mayoral election, the number of candidates adds an additional layer of confusion and complexity. With 15 individuals running, it’s going to be difficult for voters to keep track of who’s who, let alone get a good sense of the various candidates’ qualifications. It will probably be just as difficult for the candidates themselves to stand out from the crowd. Recently, interested members of the East Bay Rental Housing Association, along with members of EBRHA’s Political Action Committee, had a chance to meet with several Mayoral candidates to hear them speak about their plans for the city if they were to be elected. We met with current Mayor Jean Quan, City Auditor Courtney Ruby, political science professor Joe Tuman, Port of Oakland Commissioner Bryan Parker and City Council Member Libby Schaaf. Two other candidates, Rebecca Kaplan and Dan Siegel, were extended invitations to speak, but both were unable to make it due to scheduling conflicts. During these meetings each of the candidates gave spirited and informative presentations regarding their positions on the issues of the day and how they would solve the problems facing the city if they were to be elected. The subjects of public safety, attracting businesses and job creation were mentioned as priorities by each of the candidates and each gave their take on how they would approach these for the betterment of the city. And while there was a certain amount of repetition and predictabil26 RENTAL HOUSING
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Wayne C. Rowland is the President of EBRHA and is an avid representative of issues in the community. He has over 30 years of real estate investment experience. He is a graduate of San Francisco State University with a degree in finance.
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Call for Nominees to EBRHA Board of Directors EBRHA is looking for nominees to join our Board of Directors. Are you energetic and interested in building a stronger association? Do you have marketing skills or outreach experience? If so, we’d like you to join our Board of Directors. Terms are three years, and members elected this year will serve on the Board from January 1, 2015 to December 31, 2017. Elections take place at the No vember 15 member meeting. Go to www.ebrha.com/ board for an EBRHA Board Application Form, due November 1. Note: your application will be posted online and sent by e -news to all EBRHA memb ers.
Applications due November 1. For further information, go to ebrha.com/board
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local issues
Preventing Shortterm Rentals
What should property owners do when their rental units are listed on Airbnb? BY MICHAEL J. MCLAUGHLIN
W
ith its near-perfect climate and boundless recreational offerings, the Bay Area is one of the nation’s premiere tourist destinations. It’s also Ground Zero in a burgeoning war against short-term vacation rentals on social marketing websites like Airbnb. These short-term rental websites are an almost irresistible temptation to many tenants who want to cash in on the “sharing economy” by renting their apartments or room to transient guests. Short-term vacation rentals pose myriad concerns for landlords. Transient guests, almost none of whom has been screened by “hosts”, raise significant security concerns for residents living in multi-unit buildings, as well as neighbors living in residential areas. Short-term rentals also pose a serious liability risk to landlords. And, because most insurance policies exclude coverage for commercial activities, landlords must seriously consider whether their insurance policies would cover them in the event of a loss. In addition, most short-term rentals are subject to local hotel taxes, which tenants acting as hosts almost never pay. Finally, depending on the jurisdiction and the length of stay, short-term rentals often also violate local planning codes and subject landlords to enforcement actions, which generally include monetary penalties. Short-term rentals also raise 30 RENTAL HOUSING
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significant concerns for tenants. Many leases contain explicit covenants that prohibit tenants from subleasing all or part of their unit without the prior written consent of the landlord. Most tenants are aware of this and rightly assume their landlords would not approve of short-term subleases to transient guests, so they clandestinely list their units on sites like Airbnb and hope to evade detection. Is Your Unit Listed on Airbnb? A landlord can go to Airbnb.com and similar sites and search for their properties. But these sites can be difficult to navigate if you are looking for one particular property. Not surprisingly, websites like huntbnb.com have emerged to help landlords search for and find specific properties. Often, when a tenant has an active Airbnb-type listing, other residents and neighbors complain about the frequent comings-and-goings of strangers with luggage. That’s a telltale sign of a tenant engaged in short-term rentals. Finally, landlords should monitor their properties closely, including installing security cameras in the common areas, and looking for strangers coming and going from the property with luggage suitable for a weekend or short-term stay. Grounds for Eviction If a tenant is engaging in short-term rentals, a landlord’s best first step
ebrha.com
is to seek the advice of a real estate attorney who has experience dealing with short-term rentals. Most experienced attorneys will first want to determine whether short-term rentals are legal in the jurisdiction. Depending on the length of stay, short-term rentals of residential units often violate local planning codes. In Oakland, for example, rentals of residential units for less than seven days violate the city’s planning code and are illegal. Similarly, in Berkeley, the rental of a residential unit for less than 14 consecutive days is considered a “tourist hotel,” which is prohibited in residential zones of the city. If a tenant’s short-term rental violates the local planning code, his activity would constitute an “illegal use” of the property and may be grounds for eviction. Subleasing Clauses A landlord should also check the lease to see whether it contains a provision prohibiting the tenant from subleasing all or part of the unit without the prior written consent of the landlord. If the lease contains such a provision and the tenant is subleasing the unit without the landlord’s consent, the landlord may have grounds to evict the tenant for breach of a material term of the lease. In addition, every lease contains an implied covenant not to use the property for an illegal purpose. If the shortterm rental violates the jurisdiction’s planning code or other law, the tenant may be violating the implied covenant, which might also provide grounds for eviction even in the absence of an explicit provision prohibiting subleasing. Short-term rentals pose serious risks to landlords. While tenants often see these rentals as a risk-free way to make a quick buck, landlords must be vigilant and take the risks posed by this evolving “sharing economy” seriously. RH
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Michael J. McLaughlin is a real estate litigation attorney with the law firm of Fried & Williams LLP. He can be reached at mmclaughlin@friedwilliams.com or 510-6250100.
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COLUMN
esq. & a
However, if this has been going on for an extended period of time without objection, she could argue that you have waived the right to object to her activities. Your response would be that one cannot waive a prohibition on commercial activities when the zoning for the property does not include commercial uses (assuming that is the case). With respect to the second facet of the tenant’s use of the common areas, I would say that it is not your tenant’s right to use the common areas for a commercial purpose. Again, the units are residential, so the use of the common area Is your tenant using their unit and common areas for business would be a non-conforming use. It would also potentially be a nuifor commercial purposes? BY JASON MAUCK sance to the other tenants, a breach of the covenant of quiet enjoyment you owe to all the tenants, and potentially a security risk with all of the strangers coming through those doors. “[S]ince only the landlord is in the position to secure common areas, he has a duty to protect against types of crimes of which he has notice and which are likely to recur if the common areas are not secure.” (Frances T. v. Village Green Owners Assn. (1986) 42 Cal.3d 490, 501.) In other words, if there is notice of safety issues with the number and type of people coming in and out of the property, the landlord may be liable for acts of those third parties. As the landlord, you have an obligation to protect tenants and visitors on your property and allowing My tenant is hosting “swap question here: what the tenant does in regular swap meets could be a breach of meets”, in which people come her unit, and what the tenant is doing in that duty. to her unit and trade clothes with the common areas of the property. After Your choice boils down to accepting each other. She then sells any leftthat, there are a few things to consider, the non-conforming use of the property over clothes at a weekly yard sale namely your legal rights versus the pracor serving the tenant with an eviction she hosts in the building common ticality of enforcing those rights. notice. You can terminate the tenancy areas, which attracts a lot of strangWith respect to the use of the unit, with a 30-day notice (or 60 days if the ers and traffic to the unit. I found what does the lease say? tenant has been in the a page for the event on Facebook, Assuming that the lease is “With respect to unit over a year), or and it looks to me like it’s her busifor a residential purpose, the second facet of serve a three-day notice ness, but she says it isn’t. I asked her using the property for the tenant’s use of to quit or cure the mateto stop, but she refused and said it’s a commercial purpose the common areas, rial breach of the lease. her right. What can I do? would be a material I would say that it From a practical violation of the lease. In is not your tenant’s standpoint, proving that I’m sorry to hear that your tenant that case, your tenant right to use the the swap meet continhas decided to start conducting would not have the right common areas for ued in operation after her own version of Pawn Stars on your to conduct business on a commercial purthe three-day notice property. There are two facets to your her property. pose.” was served could pose
Q
A
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PHOTO: FLICKR/ DAFTGIRLY / JANET LACKEY
Non-conforming Use of a Property
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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ADOBE SOIL & STRUCTURES ENGINEERING CONTRACTORS, INC.
We Specialize In: • Seismic retrofitting, including engineering and construction in the Bay Area • Foundation and structural repair • Drainage and erosion control
Main: (510) 654-2600 Cell: (510) 919-1880 4202 Telegraph Ave., Oakland, 94609 adobesoils@yahoo.com Lic. # 687732
www.adobesoils.com Helping East Bay Owners & Managers Build and Maintain Their Income Property
A General Building & Maintenance Contractor
• Complete Kitchen & Bath Remodels • Tenant Turnover & Repairs • Water Damage Repairs • Code Compliance Repairs • Insurance Work • Energy Upgrades • Property Maintenance • Power Washing & More
www.kmkcontracting.com
(925) 292-8667 CA #961038
ebrha.com
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RENTAL HOUSING 33
Statement of Ownership, Management and Circulation 1. 2. 3. 4. 5. 6. 7.
Publication Title: Rental Housing Publication Number: 23266 Filing Date: 9-11-14 Issue Frequency: Monthly Number of Issues Published Annually: 12 Annual Subscription Rate: $36 Complete Mailing Address of Known Office of Publication: 360 22nd Street, Suite 240, Oakland, CA 94612; Contact Person: Jill Broadhurst; Telephone: 510-893-9873. 8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: EBRHA, 360 22nd Street, Suite 240, Oakland, CA 94612. 9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor: Publisher: Wayne Rowland, 360 22nd Street, Suite 240, Oakland, CA 94612; Editor: Tina Bocheff, 360 22nd Street, Suite 240, Oakland, CA 94612; Managing Editor: Jill Broadhurst, 360 22nd Street, Suite 240, Oakland, CA 94612. 10. Owner: East Bay Rental Housing Association, 360 22nd Street, Suite 240, Oakland, CA 94612 11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None. 12. Tax Status: Has Not Changed During Preceding 12 Months. 13. Publication Title: Rental Housing. 14. Issue Date for Circulation Data Below: September 01, 2014. 15. Extent and Nature of Circulation: Monthly - Trade Publication
AVERAGE NO. COPIES EACH ISSUE DURING PRECEDING 12 MONTH
NO. COPIES OF SINGLE ISSUE PUBLISHED NEAREST TO FILING DATE
1,400
1,400
a. Total Number of Copies
a challenge, as it would require witness testimony. Contradictory testimony (he said/she said) leads to unpredictable outcomes. A 30 or 60 day notice doesn’t generally require this level of proof, provided the notice was not served for a retaliatory or discriminatory reasons or other illegal purpose. As a final consideration, many cities in the Bay Area have rent control ordinances which place restrictions upon a landlord’s ability to evict a tenant. If your property is in one of these jurisdictions (e.g. Oakland) you should exercise caution and consult an attorney to know what your rights are before serving any notice to a tenant. —JASON MAUCK RH
b. Paid Circulation (1) Mailed Outside-County Paid Subscriptions Stated on PS Form 3541:
407 395
(2) Mailed In-County Paid Subscriptions Stated on PS Form 3541:
951 882
(3) Paid Distribution Outside the Mails Including Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Paid Distribution Outside USPS:
0 0
(4) Paid Distribution by Other Classes of Mail Through the USPS:
0 0
c. Total Paid Distribution:
1,358
1,277
d. Free or Nominal Rate Distribution:
(1) Free or Nominal Rate Outside-County Copies included on PS form 3541:
0 0
(2) Free or Nominal Rate In-County Copies Included on PS Form 3541:
24 35
(3) Free or Nominal Rate Copies Mailed at Other Classes Through the USPS:
18 88
(4) Free or Nominal Rate Distribution Outside the Mail:
0 0
e. Total Free or Nominal Rate Distribution: f. Total Distribution: g. Copies not Distributed: h. Total: i. Percent Paid:
42
123
1,400
1,400
5
15
1,405
1,415
97.00%
91.21%
16. Electronic Copy Circulation:
(a) Paid Electronic Copies:
(b) Total Paid Print Copies + Paid Electronic Copies:
1358 1277
0 0
(c) Total Print Distribution + Paid Electronic Copies:
1400 1400
(d) Percent Paid:
97.00% 91.20%
17. Publication of Statement of Ownership will be printed in the October 1, 2014 issue of this publication. 18. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Tina Bocheff, Publisher; Date: September 11, 2014.
34 RENTAL HOUSING
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ebrha.com
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Jason Mauck is an attorney with Ericksen Arbuthnot. He can be reached at jmauck@ericksenarbuthnot.com or 510-832-7770.
COMMERCIAL REAL ESTATE AND MULTI–FAMILY FINANCING SOLUTIONS Responsiveness, REQUIRE: 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
DO YOU KNOW IF YOUR INSURANCE POLICY HAS THESE IMPORTANT COVERAGES? 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. Call or email today for an appointment.
JAIN L. WILLIAMS State Farm Insurance Agent
510-530-3222
jain@jainwilliams.com www.jainwilliams.com Specializing in insurance for Property Owners. EBRHA member since 2008.
Beacon Properties East Bay Property Management & Brokerage Services Since 1990
• We add value to buildings • Experienced and informed • Fully computerized
License No. 797467
www.wcpc-inc.com Tel: (510) 271-0950
Seismic & General Contractors
Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley
• Integrity and care
Carlon Tanner, Owner/Broker
466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net
• Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area. •
construction—all under one company.
• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance. • Screening, evaluation, engineering, construction, city sign-off For inquiries, please contact Homy Sikaroudi, PhD, PE
ebrha.com
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RENTAL HOUSING 35
community calendar EVENTS & CLASSES
october
november
TUESDAY, OCTOBER 7
THURSDAY, NOVEMBER 6
Landlord 101 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
Landlord Basics Tori Blanca, CCRM, EBRHA Free to Member and Non-members 2:00 p.m. – 3:30 p.m.
THURSDAY, OCTOBER 16
TUESDAY, NOVEMBER 11
Fair Housing and the Rental Process Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
EBRHA Office Closed FRIDAY, NOVEMBER 14
Renovation, Repair and Painting Course (Recertification)
• This EPA-accredited training course will recertify workers as
TUESDAY, OCTOBER 21
Women’s Auxiliary Luncheon Auxiliary Members: $20; Guests: $35 Topic: : Mayoral Candidates Speak Out (Presentations by Jean Quan, Libby Schaaf, Joe Tuman, Courtney A. Ruby and Rebecca Kaplan) Scott’s Seafood Restaurant in Jack London Square 11:45 a.m.; Contact Anna Alberti for more information: 510-562-1179 WEDNESDAY, OCTOBER 22
8th Annual Trade Expo Greek Orthodox Church, 4700 Lincoln Ave., Oakland Workshops include:
•
“New Laws for 2015” by Ron Kingston, California Political Consulting Group, EBRHA Lobbyist
required under the new law for anyone who disturbs leadcoated surfaces during repair or renovation of pre-1978 housing.
• This 4-hour course was designed to train contractors who
perform building renovations, repairs or painting, and how to work safely and comply with the EPA regulations. The course addresses health concerns, regulations, before, during and after work procedures, as well as record-keeping and training noncertified workers.
• The class consists of a presentation of the new RRP regulations and hands-on student participation. There is an exam at the end of the course and students must pass at 70%.
Members: Free; Non-members: $20 3:00 - 7:00 p.m.; To exhibit, contact Tina Bocheff at 510-893-9873
Instructor: Richard MacFarlane, Benchmark Environmental Engineering Members: $150; Non-Members: $175; Limited seating. Registration deadline is Friday, Nov. 7; Register at www.ebrha.com 10:00 a.m. – 2:00 p.m.
TUESDAY, OCTOBER 28
SATURDAY, NOVEMBER 15
Landlord 104 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m.
EBRHA General Membership Meeting Topics: • Board Member Elections • Legal Q&A (Speaker TBD) 10:00 a.m. - Noon
•
“Update on Oakland Rental Property Ordinances” by EBRHA Board, Staff and City Officials
TUESDAY, NOVEMBER 18
Women’s Auxiliary Luncheon 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 TUESDAY, NOVEMBER 18
Landlord 101 Tori Blanca, CCRM, EBRHA Members: Free; Non-Members: $69 2:00 p.m. – 3:00 p.m. THURSDAY, NOVEMBER 27
EBRHA Office Closed FRIDAY, NOVEMBER 28
EBRHA Office Closed
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
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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. 2013. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2004. . . . . . . . . . . . . . . . . . . 1.6%
ANNUAL ALLOWABLE RENT INCREASE
2014 (1.7%) PERI OD AM O U N T
Beginning in 1998, adjustments are not allowed for the year following a tenant’s initial occupancy. To obtain the maximum amount for a specific address, please use the “Rent Ceiling Database” calculator on Berkeley’s Rent Board website. Visit www.ebrha.com/members to see previous adjustments.
2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)
2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . . . . 3.5% (NOT TO EXCEED $30) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.
BERKELEY RATES
FOR FURTHER INFORMATION CONTACT:
DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4%
Berkeley Rent Board 2125 Milvia Street Berkeley, CA 94704 510.981.7368 | www.ci.berkeley.ca.us/rent ebrha.com
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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
| OCTOBER 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 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 Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/RESTORATION
ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Water Damage Recovery Rick Walker 800-886-1801 www.waterdamagerecovery.net DOORS & GATES
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com
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
Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org GREEN BUILDING
Going Green Dan Antonioli 510-652-7593 www.going-green.co Smart Building, Inc. Sheryl Dron 510-444-7678 www.getsmartbuilding.com
ELECTRICIANS
GUTTER CLEANING
Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net
Mr. Sparkle Dylan Kelly 510-504-7048 www.mrsparkle.biz
ELEVATOR REPAIRS
HANDYMAN SERVICES
Paramount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.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 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
ENERGY RETAILER
AXA Corporation Purie Infante 415-740-6178 www.axacorp.joinambit.com FINANCIAL PLANNING
David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com FIRE ESCAPE SERVICE
Great Escape Susan Giaquinto 415-566-1479 www.greatescapeinc.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
HAULING SERVICES
KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.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
GLASS & GLAZING
ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com
INSULATION
GOVERNMENT AGENCIES
Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org
Advanced Home Energy Shira Henry 510-540-4860 www.advancedhomeenergy.com INSURANCE
ebrha.com
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RENTAL HOUSING 39
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 Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com Statcomm Inc. Cherie Anderson 650-988-9508 www.statcomm.com
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 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
Martinez Real Estate Investment Jose Martinez 510-769-0436
PROPERTY MAINTENANCE
LAUNDRY EQUIPMENT
APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com
Coinmach Carlos Barraza 510-429-0900, x54435 www.coinmach.com Innovative Coin Cheri Guffey 510-259-1494 www.innovativelaundry.com
PROPERTY MAINTENANCE SUPPLIES
LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Dept. Julie Twichell 510-567-8252 www.aclppp.org
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LISTING SERVICE
PLUMBING/WATER HEATERS
INVESTMENT OPPORTUNITIES
40 RENTAL HOUSING
LEASING
Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com
ebrha.com
Wilmar Nick Mraz 800-345-3000 www.wilmar.com PROPERTY MANAGEMENT
Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com 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 510-250-7918 www.adventpropertiesinc.com ARA Pacific Mike Colhoun 415-273-2177 www.arausa.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com 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
West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING
Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com TENANT SCREENING SERVICE
Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com TOWING SERVICE
Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com
Liz Hart 510-813-5440 liz.hart1801@gmail.com
PPI Towing Stephanie Gipson 510-533-9600 www.ppitowing.net
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
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 ALBA’s Glass Ben Moazeni 510-644-2522 www.albaglass.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ebrha.com
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OCTOBER 2014
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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. . . . . . . . . . . . . . 7 ATTORNEYS
Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 31 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 23
JOIN TODAY AND RECEIVE BENEFITS SUCH AS:
FREE RENTAL FORMS MONTHLY MEMBERSHIP MEETINGS
BATH & SHOWER ENCLOSURES
LEGAL REFERRALS
American Bath. . . . . . . . . . . . . . . . . . . . . . . . 23
EDUCATIONAL CLASSES
BUILDING MATERIALS/HARDWARE
FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE
Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
LEASING SERVICE
CARPETING & FLOORING
Bay Area Contract Carpets, Inc.. . . . . . . . . 28
MANAGEMENT ASSISTANCE
CONSTRUCTION
SEMINARS & WORKSHOPS
KMK Construction. . . . . . . . . . . . . . . . . . . . . 33 West Coast Premier Construction. . . . . . . 35
TENANT SCREENING SERVICE
ENGINEERS
Adobe Soil & Structures. . . . . . . . . . . . . . . . 33 Earthquake and Structures, Inc.. . . . . . . . . 27 West Coast Premier Construction. . . . . . . 35
NAME
INSURANCE COMPANIES
CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . 5 Jain Williams - State Farm. . . . . . . . . . . . . . 35
COMPANY
LAUNDRY
ADDRESS
Wash Multifamily. . . . . . . . . . . . . . . . . . . . . . 29 Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 31
CITY
STATE ZIP
LENDERS
JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 17 Torrey Pines Bank . . . . . . . . . . . . . . . . . . . . . 34
PHONE EMAIL
LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co. . . . . . . . . . . . . 28
RENTAL PROPERTY LOCATION
MAILBOXES
ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):
Salsbury Industries . . . . . . . . . . . . . . . . . . . . 27
1-2 UNITS = $249.00
PEST CONTROL
3-4 UNITS = $269.00
Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5-8 UNITS = $289.00
9-16 UNITS = $299.00
PLUMBING
17+ UNITS = $299.00 + $5.00 PER UNIT
CHECK (PAYABLE TO EBRHA)
Albert Nahman Plumbing . . . . . . . . . . . . . . 28 PROPERTY MANAGEMENT
TOTAL DUE:
$
MASTERCARD
VISA
CARD NUMBER
Maisel Property Management. . . . . . . . . . . 33 PROPERTY MANAGEMENT & SALES AMERICAN EXPRESS
EXPIRATION DATE
Bay Property Group . . . . . . . . . . . . . . . . . . . 31 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35 REAL ESTATE BROKERS
John Caronna. . . . . . . . . . . . . . . . . . . . . . . . . . 9 RENT BOARD CONSULTANTS
NAME ON CARD
Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 ROOFING SERVICES
SIGNATURE
DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 29 General Roofing Co. . . . . . . . . . . . . . . . . . . . 35 SECURITY
Sentry Alert. . . . . . . . . . . . . . . . . . . . . . . . . . 28 East Bay Rental Housing Association
WATERPROOFING
360 22nd Street, Suite 240
Applied Waterproofing Systems . . . . . . . . 31
Oakland, CA 94612
WINDOWS, DOORS & SIDING
TEL
510.893.9873 | FAX 510.893.2906
ebrha.com
42 RENTAL HOUSING
| OCTOBER 2014 |
ebrha.com
SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . . 3 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.
Workshops n Vendor Fair n Free Parking n Complimentary Food & Drink
Presented by the East Bay Rental Housing Association
8TH ANNUAL
Trade Expo WEDNESDAY, OCTOBER 22, 2014 3:00 - 7:00 P.M. Greek Orthodox Church 4700 Lincoln Ave., Oakland Workshops Include
Oakland Rent Ordinance Updates
New Rental Housing Laws for 2015
Ron Kingston, EBRHA State Lobbyist and President, California Political Consulting Group (CPCG)
Daniel Bornstein, Esq., Bornstein & Bornstein Ben Scott, Advent Properties Luke Blacklidge, EBRHA Board Connie Taylor, Oakland Rent Adjustment Program Barbara Kong-Brown, Esq., Rent Board Hearing Officer Wayne C. Rowland, EBRHA Board President (moderator)
Platinum Sponsors
Gold Sponsors
REGISTER NOW AT WWW.EBRHA.COM/EXPO To exhibit, contact Tina Bocheff at 510-318-8303 or tbocheff@ebrha.com.