Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | APRIL 2018
PROVIDING HEALTHY HOMES
Best practices to help you maintain the health of your building and tenants
PLUS: SAVE MONEY BY CONSERVING WATER AND ENERGY WHY RENTAL OWNERS SHOULD BE CAUTIOUS WHEN ENTERING UNITS
Contents
East Bay Rental Housing Association Volume XV, Number 4 | April 2018
APRIL 2018
EBRHA OFFICE
3664 Grand Ave., Suite B, Oakland, CA 94610 tel
510.893.9873 |
fax
510.893.2906
www.ebrha.com EBRHA STAFF
Tina Bocheff | tbocheff@ebrha.com | 510.318.8305 ASSOCIATION EXECUTIVE
Esteban Cortez | ecortez@ebrha.com | 510.318.8303 COMMUNICATIONS & MEMBER ENGAGEMENT MANAGER
Sue Larsen | slarsen@ebrha.com | 510.318.8302 ACCOUNTING
Rae Schindler | rschindler@ebrha.com | 510.893.9873 MEMBER ENGAGEMENT & EDUCATION COORDINATOR
Erica Yarbrough | eyarbrough@ebrha.com | 510.318.8304 MEMBER ENGAGEMENT & MARKETING COORDINATOR
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Knock, Knock
The Principles of Healthy Housing
BY DANIEL BORNSTEIN
BY DOUG HENDERSON
EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge SECOND VICE PRESIDENT Irina Gelfenbeyn CHAIR, POLITICAL ACTION COMMITTEE Rick Philips SECRETARY Nathan Durham-Hammer EBRHA DIRECTORS
Symon Chang, Jacqueline Jacobs, Brent Kernan, Carmen Madden, Arcola Moore, Fred Morse, Conor Murphy, Joshua Polston, Jason Russell, Jack Schwartz, Judy Shaw, Carlon Tanner PUBLISHED BY
22
East Bay Rental Housing Association PUBLISHER
Wayne C. Rowland
Sustainability at Scale
MANAGING EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING
BY ERIN ALEXANDER
Tina Bocheff | 510.318.8305
Features & Columns 6
NEWS
Join EBRHA in the Fight Against the Costa-Hawkins Repeal 8
ELLIS ACT
Take Advantage of Energy Cost Savings BY BRIAN CIZMAR
30
ESQ&A
Notification Required? BY ANGELICA A. SANDOVAL
34
Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 3664 Grand Ave., Suite B, Oakland, CA 94610.
GREEN SHEET
Green Hayward PAYS® Installs Property Improvements For Immediate Bill Savings 2 RENTAL HOUSING
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Events & Directory 32 COMMUNITY CALENDAR 34 V ENDOR DIRECTORY 38 M EMBERSHIP INFORMATION 38 A D INDEX
Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2018 by EBRHA. All rights reserved.
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contributors ERIN ALEXANDER, MBA Erin Alexander, MBA is the Project Installation Manager for Ecology Action’s Waterlink Program. She is responsible for managing multiple direct installation projects in single and multi-family residences and commercial restaurants. She is committed to creating a world that is socially, economically and environmentally equitable.
DANIEL BORNSTEIN As the founding attorney of Bornstein Law, Broker of Record for Bay Property Group and expert witness, Daniel Bornstein is a well-respected expert in landlord-tenant disputes and other real estate issues with over 23 years of experience in handling real estate and civil litigation related disputes in and throughout the Bay Area. His expertise in property management, rent control and all manner of complex real estate litigation has made him a leader in the Bay Area’s real estate landscape.
BRIAN CIZMAR Brian Cizmar is Vice President at Evolution Building Efficiency, a company that provides no-cost apartment building retrofits using government or utility incentives. He is passionate about greenhouse gas and water reduction technologies, and oversees energy modelling, system design, and installation for Evolution’s customers. He is based in San Leandro.
DOUG HENDERSON Doug Henderson, BA, HHS, a former general and electrical contractor, specializes in lead and other health hazards in homes, and teaches lead and healthy homes courses for contractors, health professionals and property owners. As a project designer with the Alameda County Healthy Homes Department, he has been making homes healthier for 25 years.
ANGELICA A. SANDOVAL Angie has worked with Fried & Williams since 2013 as a law clerk, paralegal and now as an attorney. During that time, she has been exposed to a variety of real estate laws including landlord-tenant, neighbor disputes, and rent board matters. During law school, she participated in various housing clinics throughout the bay area. As a native Spanish speaker, she is fully equipped to understand, assist and serve the needs of Spanish-speaking clients
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ACTIVATE YOUR VOICE 1. EBRHA On Your Side Have you experienced a situation or ruling that you feel infringed on due process as a property owner? We constantly hear about outcomes that are just plain wrong. EBRHA collects member experiences in order to make changes to a broken and biased system. Tell us your story today at www.ebrha.com 2. Grand Jury Complaints This investigative body looks at complaints received from citizens alleging mistreatment by officials, suspicion of misconduct, or government inefficiencies. To file a complaint, send an email to grandjury@acgov.org. 3. Attorney Complaints The Office of Chief Trial Counsel reviews complaints of unethical conduct by attorneys licensed to practice in California (this includes Rent Board hearing officers and tenant attorneys engaged in suspicious misconduct). To file a complaint, go to www.calbar. ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.
EBRHA IS HERE FOR YOU. KEEP US INFORMED ON ANY COMPLAINTS FILED WITH THESE AGENCIES.
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COLUMN
news
If passed, the Costa-Hawkins repeal would allow cities to set rent controls on all residential rentals
Join EBRHA in the Fight Against the Efforts to Repeal Costa-Hawkins THE RESIDENTIAL RENTAL HOUSING INDUSTRY IS UNDER ASSAULT.
Politically. Economically. Morally. Socially. The widespread negative political narrative associated with California’s “housing crisis” has put residential rental property owners in the cross-hairs of complaint akin to the Robber Barons of the Old West. From city council chambers to the legislative halls of the Capitol, the chorus of claimed greed follow in the wake of anecdotal examples of a few outliers’ excessive rent increases. The aberrant actions of a few have unnecessarily tainted the entire rental housing community. It brings to mind a common saying: “We have met the enemy and they are us.” A number of very significant legislative proposals have surfaced in the wake of this industry criticism. We will report on these as the session heats up with committee hearings and floor votes. And we will look to you for grassroots support through active response to appropriate “Red Alerts.” While important in and of themselves, these individual proposals pale in comparison with the most significant challenge facing the industry in last 20 years: a proposed ballot initiative called the “Affordable Housing Act.” This initiative would gut the Costa-Hawkins Rental Housing Act, thereby paving the way for local enactment of strict forms of rent control on all rental properties. The proponents organized under the banner “Coalition for Affordable Housing” have amassed 6 RENTAL HOUSING
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over $1 million and collected the 25% signature threshold as of the end of March. It is expected that they will spend whatever it takes to get the ballot initiative qualified for the November 2018 statewide ballot. They have until June 25 to collect the 365,880 signatures need to qualify for the November general election. The time has passed for rental property owners to be complacent about the events and circumstances surrounding this industry. EBRHA is certainly not taking the important issues of the day lying down. We have and will continue to develop and implement a comprehensive action plan to actively oppose this proposed initiative. Every day, we will be participating in worthwhile activities to inform our members and the public about the actual and practical impact of the ballot initiative: 1) On single family homeowners that could face rent and price control mandates including arguing before rent boards for fair return; 2) On renters who will unquestionably find it extremely difficult to find replacement housing; 3) On property owners and renters from 58 counties and over 482 cities, which can define and implement a confusing array of rent control ordinances, charter provisions or regulations; and 4) On businesses, including the financial markets, and government. Notice to owners: Get involved! Support your association’s political activities and educate yourself about these major issues. Join EBRHA’s grass roots campaign against the proposed repeal of Costa-Hawkins. Talk to your friends and neighbors and local political representatives. Most importantly, talk to your residents. Let them know you are a faithful steward of your property and their well-being. Look at their circumstances from their viewpoint. Many — if not most — tenants are there by choice, not circumstance. Finally, be sure to contribute financially to EBRHA’s efforts to derail or defeat the proposed initiative. Yes, the issue is one of the biggest we have faced in sometime. Are you ready to jump in with both feet and help us? RH
Be at the center of it all Bring us your challenges. We have solutions! Gear up to explore the NAA Exposition at Apartmentalize, a one-stop shop for rental housing pros to discover top solutions and services. 500+ exhibitors will be there to share the latest innovations—and help you find what works best for your business. Plus, even more in store for you on the exhibit floor! • Maintenance Mania® — cheer on maintenance techs as they compete in the National Championship. • NAA Learning Zone — quick, hands-on education from the experts. • NAA Prize Vaults — crack the code and win cash! Interested in exhibiting? Contact us at exhibits@naahq.org!
Thursday Night Party: Rock the Block! Celebrate with industry friends and colleagues in the historic Gaslamp Quarter. A must-attend networking opportunity. Included with full conference registration
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COLUMN
property managment
Knock, Knock
Entering a rental unit is not as straight-forward as rental owners may think. BY DANIEL BORNSTEIN
I
n the 1970s sitcom “Three’s Company,” fictional landlords Ralph Furley and Stanley Romper moved freely in and out of their tenants’ apartment, often causing them to scramble in embarrassing moments. But times have changed, so rental owners should be extra careful when entering a tenant’s rental unit. California Law California recognizes both the tenant’s right to quiet enjoyment of the premises, and the owner’s right to access the unit under limited circumstances. Transla8 RENTAL HOUSING
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agreed repairs, decorations, alterations, or improvements; 3) to supply necessary or agreed services; 4) to show the dwelling unit to prospective or actual purchasers, mortgagees, residents, workers, or contractors; 5) to make an inspection pursuant to subdivision (f) of Section 1950.5 of the California Civil Code, if requested by the tenant; 6) to repair, test, and/or maintain smoke or carbon monoxide detectors required by Health and Safety Code Section 13113.7 and 13260; 7) to inspect a waterbed for compliance with the installation requirements of Civil Code 1940.5; 8) when the resident has abandoned or surrendered the premises; or 9) pursuant to a court order. Even when there is a permissible purpose to enter, as delineated above, the time to enter the unit may only be within normal business hours. Exceptions are made in an emergency and when the resident consents to entry outside of normal business hours. A rental owner could also enter the residence when the resident has abandoned or surrendered the premises, but this goes beyond the scope of this article. Giving Notice to Enter When a rental owner desires to enter the unit for an acceptable purpose, the tenant must be given reasonable notice. Twenty four (24) hours’ written notice is presumed reasonable, but every case is different. If the purpose of entry is to inspect the unit prior to the termination of the tenancy as required by Civil Code Section 1950.5(f), the owner or agent is required to provide at least 48 hours’ written notice. The resident and the owner/agent may agree to waive the written notice.
tion: Once the keys are handed over, the law is tilted slightly toward the tenant. With that in mind, rental property owners need to be vigilant when they Avoiding Lawsuits consider entering their rental units and Tenant lawsuits are proliferating throughresist the temptation to “just show up.” out the Bay Area. Amid Civil Code Section the flurry of litigation by 1954 spells out the “When a rental residents and enterprispermissible reasons a owner desires to ing tenant lawyers, it is rental owners can enter enter the unit for an critical that all requirethe premises. The reasons acceptable purpose, ments are followed to cited under the Civil the letter. Code are as follows: 1) in the tenant must be given reasonable We caution that a the case of an emergency; notice.” resident manager is an 2) to make necessary or
INFORMATION n NETWORKING n ADVOCACY n COMMUNITY IMPROVEMENT
12TH ANNUAL
Trade Expo & Symposium
DON’T MISS THIS SPOOK-TACULAR EVENT! All Bay Area rental housing vendors are invited to EBRHA’s 12th Annual Trade Expo. Share best practices and meet face-to-face with hundreds of rental owners who seek assistance with maintenance, management, legal and financial issues. This year, our Expo will feature a Halloween theme and costume contest. Everyone is encouraged to participate for a chance to win fabulous prizes. Space is limited, so claim your booth in advance!
VENDORS: RESERVE YOUR BOOTH TODAY! THURSDAY, OCTOBER 25 GREEK ORTHODOX CATHEDRAL 4700 LINCOLN AVE OAKLAND, CA
TO CLAIM YOUR SPOT EMAIL ERICA AT EYARBROUGH@EBRHA.COM OR CALL 510-893-9873
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agent of the owner, and so proper procedures also must be followed by them. All too often, rental owners get into trouble because of the actions of a manager who happens to have keys to an apartment to do some sort of project and abuses this access, possibly catching a resident in an embarrassing moment. These unauthorized entries are oftentimes seemingly innocuous, like routine maintenance, but the law makes no distinction — infringing on a tenant’s privacy rights cannot be explained away. Following the Law Inquisitive rental owners who want to periodically check up on their residence should be aware of limitations under state law. Under California law, rental owners cannot enter rental premises only for the purpose of policing the unit. One gambit rental owners have used is invoking Health and Safety Code Section 13113.7 and 13260, which allows the repair, testing, or maintenance of smoke or carbon monoxide detectors, but we urge caution in today’s rental housing environment. RH
The information contained in this article is general in nature. Consult with an attorney for specific advice. Daniel Bornstein is the founding attorney of Bornstein Law, Broker of Record for Bay Property Group, and an expert witness. He has oover 23 years of experience in handling real estate and civil litigation related disputes in and throughout the Bay Area. He can be reached at 415-409-7611 or daniel@bornstein.law.
GET ACTIVE WITH EBRHA
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CONTACT TINA AT TBOCHEFF@EBRHA.COM FOR MORE INFORMATION
COMMUNITY RENTAL PROPERTY OWNERS Partnering with Abode Services to End Homelessness WORKING WITH THE HOUSING MARKET
WORKING WITH RENTAL PROPERTY OWNERS
More so than any other nonprofit in the region, Abode Services possesses the necessary expertise to achieve permanent housing outcomes in the Bay Area rental market. We work directly with rental property owners to open up the market to families and individuals experiencing homelessness in Alameda, Napa, San Mateo, and Santa Clara Counties. We couple our rental assistance with intensive services to keep hundreds of households stably housed. This strategy is a major piece in our evidence-based Housing First approach that works to end cycles of homelessness, not simply manage it.
We partner with community rental property owners to create a situation that benefits everyone involved. In return for providing units of housing, we offer rental property owners a range of services and incentives, including: n Free assistance finding and screening tenants who seek long-term housing n On-time payments every month n On-call and assigned Abode Services staff to respond to rental property owners’ concerns n Higher security deposits that meet rental property owners’ needs n Free inspections to keep units up-to-date with Housing Quality Standards We work with our participants on being responsible tenants as well as building financial and personal stability to maintain their housing.
$16 million: Direct payments to rental property owners and property managers annually.
INTERESTED IN WORKING WITH US?
1,300+: Rental property owners actively leasing with Abode Services or our participants since 2013.
If you are a rental property owner — or know someone who is — with a current or anticipated vacancy, we are interested in hearing from you.
2,246: Individuals housed on a given night, instead of being homeless.
Find out how partnering with Abode Services can help you achieve your financial goals and make a difference in your community.
2,690: Active rental units since 2013.
Please contact us at landlords@abodeservices.org or 1.800.811.0393, or visit www.abodeservices.org/landlords.
Abode Services is one of the largest and most effective nonprofits working to end homelessness in the San Francisco Bay Area. Learn more at abodeservices.org.
Because everyone should have a home.
Louis Chicoine Executive Director 510.657.7409, ext. 206 lchicoine@abodeservices.org
Vivian Wan Chief Operating Officer 510.657.7409, ext. 212 vwan@abodeservices.org
COLUMN
going green
Take Advantage of Energy Cost Savings Don’t miss the chance to install solar water heating in your building at no cost to you. BY BRIAN A. CIZMAR
S
olar Water Heating (SWH) is a technology where the sun is used to pre-heat water before it enters your water heater. Solar collectors on your roof heat water up to 140 degrees, which is then stored in a storage tank. Water on its way to a building’s water heating system passes through the heat exchange in the solar storage tank, and is preheated before going into the water boiler. Thus, instead of heating up cold water, preheated water enters your boiler, which decreases energy use and wear and tear on your heating system. The performance of a SWH 12 RENTAL HOUSING
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Laboratory (NREL), SWH is the best way to reduce greenhouse gas emissions from California’s multifamily apartment buildings. You are probably already aware of the many ecological and cost saving benefits of electricity produced on the roof top with photovoltaic solar panels, but when it comes to really preventing greenhouse gases from being emitted into the atmosphere there aren’t many options better than SWH. In 2004, water heating in the residential sector consumed about 23% of all residential natural gas use, 8% of all residential electricity use, and 12% of total residential energy expenditures. Water heating consumed about 3.5 quadrillion BTUs (quads), or about 3.5% of total US energy demand in 2004. That is a lot of energy flowing out of our taps! Given that the typical SHW system can save between 40-80% of this total, we see the potential for both economic and ecological savings are astounding. The current technical potential of SWH is estimated at 1 quadrillion BTUs of primary energy savings a year. This is a potential reduction in CO2 emissions of 50-75 million metric tons. This staggering amount is equivalent to removing 10 million cars from the road or the carbon sequestered by 60 million acres of forest. These savings — as attractive as they are by themselves — may not be as enticing as the more than $8 billion in retail energy costs savings. That’s $8 billion per year! So while it is true that money does not grow on trees, when looking up at your roof, give a thought to how much of that $8 billion could be in your pocket.
system is expressed as a “solar fraction.” The Cost of Transporting Energy A system with a solar fraction of 60% These savings only represent the savings reduces the water heating potential to the end user. energy demand and cost “According to a The true overall benefit by 60%. Typical solar 2007 study by the from SWH comes from fractions in the US are in National Renewexamining what NREL the range of 40-80%. able Energy Laboradefines as the “primary tory (NREL), solar energy reduction.” PriAn Efficient water heating is the mary energy calculations Technology for best way to reduce account for both the Greenhouse Gas greenhouse gas end use energy savings Reduction emissions from Caliand for the energy that According to a 2007 fornia’s multifamily is used to produce and study by the National apartment buildtransmit the energy to Renewable Energy ings.” the end user. Each unit
of natural gas displaced by a SWH system reduces the amount of required natural gas production by more than 1 unit, because a significant amount of energy is lost in energy production. In 2004, 3% of natural gas produced was used as pipeline fuel, another 5% was used in well and field operations and at natural gas
processing plants. In electricity production, 7% of electricity generated is lost in transmission. To illustrate the difference between primary energy efficiency and end use efficiency, take the example of an electric water heater. Considering end use energy, an electric water heater appears to be
FREE MEMBER WORKSHOP
Rental Property Management 102 Date: Wednesday, April 18 Time: 2:00 pm - 3:30 pm Price: Members: Free; Non-Members: $69 Presented by: Brent Kernan, EBRHA Board Member Topics include: • Managing the tenancy • Rental agreements and addenda • Rent control vs. rent regulation • Mandatory information and disclosures • And more!
RSVP TODAY AT
EBRHA.COM/EVENTS OR BY CALLING 510-893-9873 14 RENTAL HOUSING
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the most efficient water heating option. However if the primary energy efficiency is considered, and the relatively low efficiency of converting fuels to electricity is taken into account, the initial efficiencies are lost. In regions where gas is used for the majority of electrical production, an electric water heater will use more natural gas than a direct gas water heating system. California’s CSI-Thermal Incentive Program The main barriers to releasing the huge potential of SWH are market and economic considerations. Right now, natural gas is cheap, and returns on SWH investment are long. However, programs like the California Solar Initiative are in place to help break down these barriers and incentivize adoption of this exciting technology. The California Solar Initiative — administered by the CPUC and Pacific Gas & Electric — offers rebate incentives for each and every therm of energy you save by installing SWH. If your building has central water heating, around 20 or more apartment units, and uses natural gas to heat water, it is likely that you will be able to get SWH installed on your building for no cost to you, resulting in immediate ROI. Smaller buildings may also qualify, sometimes with a small out of pocket cost — a no-obligation inspection will usually clear this up. The CSI Thermal program also includes rigorous warranty and performance guarantees, ensuring the installation of a system that will last for decades. Take Advantage Now As with all rebate programs, the funds are first come, first served, and are going fast. The program is set to expire in 2019, and the most recent similar program in California was in the ‘80s. This may be your last chance to claim your incentive funding and get a no-cost SWH system installed at your apartment building. RH Brian Cizmar is the Vice President of Evolution Building Efficiency, a statewide building efficiency contractor. Evolution has installed hundreds of SWH systems on multifamily properties throughout California. See www.evo-llc.com and www.csi-thermal.com for more information.
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FEATURE
THE PRINCIPLES OF
Healthy H How to provide tenants with a healthy environment in your rental units. BY DOUG HENDERSON, BA, HHS
W
hat is healthy housing? Healthy housing is designed, constructed, maintained, and rehabilitated in a manner that is conducive to good occupant health. Some of the health problems related to unhealthy housing are asthma, allergies and injuries. In extreme cases, there could be brain damage, behavior and learning problems, and poisonings. Healthy tenants are stable tenants. Healthy tenants can go to work every day, which means they are more financially stable. Their good health not only means a better income, but they have fewer medical bills to sap their resources. All of which means they will be able to pay the rent on time and keep the house in order. With tenants comfortable and safe in their well-maintained homes, there will be fewer complaints and claims. Everybody wins. There are seven simple principles that if followed can make your property a healthy environment for your tenants and save you from costly repairs.
1. Keep it Dry
Uncontrolled moisture can quickly destroy your building by promoting mold growth, deterioration of building materials, pest infestation and structural weakness. Stop water first — Water can enter the building through a leaky roof, which can lead to expensive major repairs. But a good roof is not enough. Water needs a clear path from the roof to the ground. Good gutters and downspouts can 16 RENTAL HOUSING
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it inside. Whole house ventilation keeps the overall contaminant levels lower by bringing in outdoor air and expelling indoor air. Ideally whole house ventilation is planned and controlled to provide enough air flow to make the home comfortable and healthy but not enough to create drafts or waste energy. Many homes have adequate but uncontrolled whole house ventilation through various unplanned holes and gaps. Point source ventilation is needed where the residents’ activities create pollutants (mainly moisture and combustion products) that need to be exhausted outside. Aside from combustion appliances like furnaces and water heaters which should have their own flues to get rid of contaminants, the three primary sources of indoor pollution are cooking, bathing, and drying clothes. Exhausted air should be vented out of the building. When running ducts to the exterior, they should be as short as possible, with as few bends as possible, in a solid metal duct (not flex-tubing) and should end at the exterior (either through the wall or the roof) with an approved hood termination and a damper to keep out pests. With exhaust fans “you get what you pay for” is generally true. A cheap fan may move some air, but they are usually noisier, less efficient, and they burn out faster than a higher quality fan. Also a worthwhile investment for the bathroom is a fan with a humidistat that keeps it running when there is a high level of moisture in the air, and turns it off when the humidity falls to an acceptable level.
“Astute rental property owners understand that in addition to an initial investment in the purchase of a property, an ongoing investment in maintenance will keep the building in good shape and reward the owner with years of trouble free service.” accomplish this, with the aid of splash blocks or downspout extenders at the ground, and earth sloped away from the house to prevent pooling at the foundation. Preventive attention to plumbing fixtures at common leak locations also pays dividends. As with a roof leak, the cost of a neglected plumbing leak increases as time passes. Look under sinks and bathtubs, and check the wax ring under the toilet. Look for discoloration on the floor near the toilet, and check the floor for sponginess. Also, if you can rock the toilet from side to side, the wax ring may be failing. Less obvious than roof and plumbing leaks is the stealthy entry of water vapor. Water vapor can pass invisibly through concrete slabs and floors and spread throughout the house. It may be unnoticed until it condenses on a cold surface or it may show up as a musty smell. Water vapor can be the result of improper site or roof drainage. It can come from underground as a result of underground springs or nearby creeks. One simple measure that can reduce vapor entry is to install a vapor barrier consisting of a layer of plastic sheeting over the soil under the building. Other sources of moisture come from cooking, bathing, laundry or simply people breathing. For occupant-generated moisture, ventilation is often the solution. Keeping things dry is essential to prevent mold growth. Mold growth starts whenever a mold food source, like wood or sheet rock, is wet for more than two days. If a building has a mold problem, it has an excess moisture problem which must be resolved to stop the mold growth. Once dry, mold can be removed from non-porous surfaces like ceramic tile, but porous surfaces like sheet rock may need to be replaced.
2. Keep it Ventilated
Bringing in fresh air and exhausting contaminated air is essential for the health of a building and its occupants. Ventilation generally falls into two categories: whole house ventilation and point source ventilation. There is usually more pollution in indoor air than outdoor air, because the indoor air has more contamination added to 18 RENTAL HOUSING
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3. Keep it Contaminant-Free
Contaminants in homes come from many sources and bring a variety of health risks. Some are built into the home, some are brought in the front door by the occupants, and some hitchhike on shoes or clothes. Lead and asbestos are examples of contaminants that were used in residences in the past. While asbestos can be very hazardous to workers in the industry, in homes it is usually stable and is best left alone unless it has been damaged and becomes friable. Lead-based paint, which can be found in many homes built before 1978, is especially hazardous to children under age 6 when it is disturbed by renovation or deterioration. To prevent exposure, painted surfaces need to be kept in good condition, and any repairs or renovations that disturb painted surfaces must be done with an EPA Lead-Safe certified firm using lead-safe work practices.
4. Keep it Safe
The most common cause of injuries in homes is falls, especially for the elderly. A few simple measures can make a property safer and prevent falls. Make sure stairs and railings are up to standards. For example a small variation in the height of a
stair tread can make trips and falls much more likely. Strong graspable rails are important. Showers and bathtubs can be especially hazardous for people with mobility challenges. They can be made dramatically safer by installing grab bars and non-slip surfaces. Children under the age of 14 are also vulnerable to falls and being injured by falling furniture. Fire safety and electrical hazards are also high on the list of potential hazards. Smoke alarms are required in all sleeping rooms and in hallways outside sleeping rooms, and there must be a secondary exit route from all sleeping rooms, such as a window through which a person can exit. Carbon monoxide alarms are also required on each level of the dwelling. Fires are often caused by faulty or overloaded electrical systems. Older electrical wiring is inadequate for the demands of modern appliances, and amateur repairs and upgrades frequently compound the problem. Hiring unqualified workers for electrical work can turn out to be an expensive or even deadly mistake.
5. Keep it Pest-Free
The nightmare scenario in pest control is the cockroach infestation that has survived despite regular pesticide spraying for years. Routine spray applications are ineffective, costly, and hazardous to the health of occupants. There has to be a better way, and there is. It’s called Integrated Pest Management, or IPM. Pests are attracted to homes that provide for their needs: food, water, shelter, and a way in. If you can make these elements scarce, the property will not support pests. A successful IPM program requires a cooperative approach, with the property manager, pest management professional, and resident working together. The resident’s role is to deny pests food by keeping it in sealed containers, cleaning surfaces, and reporting pest sightings. The property manager can make sure that any pest entry points to the structure or to hiding places are sealed, and that excess moisture conditions are addressed. Monitor pests and act quickly if an infestation develops, and enforce house-
UPCOMING WORKSHOPS Rental Property Management (RPM) 101 D ATE & TIME SPEAKER PRICE TOPICS
WEDNESDAY, APRIL 4; 2:00 P.M. - 3:30 P.M.
Carmen Madden, EBRHA Board Member Members: Free; Non-members: $69 Habitability, Fair Housing, Tenant Screening, Advertising Your Rental Units, and more
EVENING EVENT
Managing Roommates & Subtenants in Your Units D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, APRIL 12; 6:00 P.M. - 7:30 P.M.
Clifford Fried, Fried & Williams LLP EBRHA Members: $39; Non-Members: $69 Current Subleasing Laws, Adding Sublease Provisions, Owner Rights Under Costa Hawkins, and more
Rental Property Management (RPM) 102 D ATE & TIME SPEAKER PRICE TOPICS
WEDNESDAY, APRIL 18; 2:00 P.M. - 3:30 P.M.
Brent Kernan, EBRHA Board Member Members: Free; Non-members: $69 Rental Agreements, Lease Addenda, Rent Control, Mandatory Disclosures, Habitability Issues, and more
EVENING EVENT
The Ins & Outs of Owner Move-Ins D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, APRIL 24; 6:00 P.M. - 7:30 P.M.
Daniel Bornstein, Bornstein Law EBRHA Members: $39; Non-Members: $69 Just Cause and Standard Termination Obligations, Local Requirements, Timeline, Relocation Payments, and more
Unless noted, all workshops are held at:
3664 Grand Avenue • Suite B Oakland, CA 94610
TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873 ebrha.com
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keeping standards. A pest management professional trained in IPM practices can develop an effective plan for dealing with an infestation, and use the least toxic methods that work. Each pest requires a different approach to be effective. Pests and pesticides are a nuisance, but
they are also a threat to health and safety. Cockroaches and dust mites can trigger asthma attacks and rodents can carry disease. Bed bugs don’t carry disease but they cause welts and psychological distress. Sometimes the biggest hazard with pests is the action taken by the occupant
Maisel Property Management, Inc. Serving Oakland and Surrounding Areas
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(415) 508-0337 20 RENTAL HOUSING
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to try to get rid of it. Many pesticides are harmful to people, especially when used by residents who are not trained in safe use. Some, like foggers or “bug bombs” are ineffective and dangerous.
6. Keep it Clean
All of the principles of Healthy Housing are inter-related, and keeping it clean is an important factor. Keeping it clean discourages pests by eliminating food sources and removing cluttered hiding places. Clean homes have fewer contaminants like lead dust and pesticides. Allergens from dust mites, pets, and tracked-in dust are reduced by regular cleaning.
7. Keep it Maintained
As with car maintenance, “pay now, or pay more later” is the rule of the day. Good maintenance keeps repair costs down. For example, leaves in gutters can lead to expensive mold problems. A clogged dryer vent is both a fire hazard and a source of excess moisture. A cracked furnace heat exchanger allows exposure to carbon monoxide. If you wait for complaints, these could become major and expensive problems and cause health hazards and lawsuits. With a regular maintenance program, they are simply a planned (and relatively small) cost of doing business. A maintenance schedule and records are essential. Make regular inspections to check for problems that may not have been noticed by the resident.
An Ongoing Investment in Maintenance
Astute rental property owners understand that in addition to an initial investment in the purchase of a property, an ongoing investment in maintenance will keep the building in good shape and reward the owner with years of trouble free service. Good maintenance practices maintain the health of both the building and the tenants while protecting your investment. RH Doug Henderson, BA, HHS, a former general and electrical contractor, specializes in lead and other health hazards in homes, and teaches lead and healthy homes courses for contractors, health professionals and property owners. He can be reached at www.achhd.org.
FEATURE
Sust
tainability at Scale How rental owners can save money by conserving water and energy. BY ERIN ALEXANDER
K
ristina Quan and her husband started buying small apartment buildings more than 20 years ago, and they have been hooked ever since. From the outset, they looked for ways to save money through conservation strategies, because they pay the water and garbage bills for the properties. To engage residents in conservation, Quan emails them twice a year and posts signs in the garbage area. She even reduced the buildings’ water pressure to save water during the drought. Quan has also taken advantage of government-funded conservation programs (see page 24). For instance, two years ago, PG&E came out to change the ceiling lights to high-efficiency bulbs. Then, a few months ago, a water-conservation team from the WaterLink program replaced the faucet aerators and showerheads with low-flow models. They also upgraded her two 20-year-old commercial clothes washers with brand-new Energy Star Speed Queen models. The new washing machine uses just 3.8 gallons per load instead of 13.1 gallons, saving
Quan around $300 a year in water costs alone. But she says that not only is she saving money, her tenants are very happy with the machines. In another example, Eden Housing, a large nonprofit affordable-housing developer in the San Francisco Bay Area, started installing solar PV systems on their rehabs and new buildings in 2004. That was one action that helped them earn Build It Green Point Ratings for their new developments. Beginning in 2012, the organization committed to upgrading all its units with water-saving appliances. Affirming its commitment to conservation, Eden Housing hired Tom White in March 2017 as its first full-time energy and sustainability asset manager. White, the former publisher of Home Energy magazine, has an extensive background in sustainability and energy efficiency. According to White, one of the biggest challenges affordable-housing property managers face in implementing resource-conservation measures is finding funding, because affordable housing has a low profit margin. It’s difficult to fund “first costs” for measures that are more
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Take Advantage of Government-Funded Coservation Programs
expensive than just meeting code requirements. White was able to upgrade the qualifying showerheads and faucet aerators at no cost with the WaterLink program’s help, illustrating why free programs like these are especially appealing. Another challenge Eden Housing faces is monitoring building performance: how are the systems working? White aims to maintain high performance by using data to detect problems and proactively predict necessary maintenance. Eden Housing also shares real-time monitoring of solar systems online.
Energy Use in the Bay Area
BAY AREA MULTIFAMILY BUILDING ENHANCEMENTS PROGRAM BY ENERGY UPGRADE CALIFORNIA This program offers cash rebates and no-cost energy consulting for multifamily properties that undertake energy and water upgrades. The program assists in the planning of energy-saving improvements designed to reduce a building’s energy and water usage by 15% or more, and it provides $750 per unit in rebates to help pay for the upgrade. The program is funded by the Bay Area Regional Energy Network under the auspices of the California Public Utilities Commission. www.bayareamultifamily.org.
WATERLINK PROGRAM BY ECOLOGY ACTION Water conservation professionals install low-flow showerheads and faucet aerators at no cost. In exchange for participation, WaterLink can also upgrade all non-Energy Star commercial clothes washers to Energy Star models. The washers can be either leased or owned. This program is funded by the California Department of Water Resources in collaboration with local water retailers. Multi-family buildings must be located in the “disadvantaged community” areas shaded in purple on this map: https://waterlinkprogram.org/san-francisco-bay-area/ who-we-can-help/homes. RH
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Property managers often overlook the electricity or natural gas used to heat water. In fact, in the San Francisco Bay Area, water heating makes up about 40% of total residential energy use in multifamily buildings. So reducing hot water demand could significantly affect your utility bills. To lower your building’s water and energy usage, consider the following options:
Fix Leaks
You can significantly reduce hot water use by simply repairing leaks in fixtures (such as faucets and showerheads) and pipes. A leak of one drip per second wastes 1,661 gallons of water and can cost up to $35 per year.
Install Low-Flow Showerheads
Old showerheads can use up to 5 gallons per minute (gpm). In fact, some showerheads manufactured before 1992 had flow rates of 5.5 gpm. Just by changing to a 1.5 gpm showerhead, you can save up to 3 gallons per minute. There are two basic types of low-flow showerheads: aerating and laminar-flow. Aerating showerheads mix air with water, forming a misty spray. Laminar-flow showerheads form individual streams of water. If you live in a humid area, you might want to use a laminar-flow showerhead because it won’t create as much
Maximize your rental property income! INDEPENDENT RENTAL OWNER PROFESSIONAL Whether you are a new or experienced independent rental owner, earning your IROP gives you an “insider’s view” of professional property ownership and management practices. You’ll learn about: If you’re an independent rental owner we recommend this course!
• Key elements of successful rental unit ownership • Preparing and managing a budget • Planning taxes strategically • Establishing relationships with code department representatives
• Qualifying residents and complying with fair housing laws • Considering the important elements of an enforceable lease • Owner liability, rent collection, security deposits, and eviction
• Protecting and insuring your investment • Increasing your property’s energy efficiency to increase market value • Screening, hiring, and training employees • Scheduling unit inspections for preventive maintenance
• Developing turnkey rental unit preparation and resident movein processes • Showing the rental unit and qualifying and screening prospective residents • Managing resident retention and terminating leases
• Establishing rental rates and marketing to find residents
Available in person and online!
For more information, visit naahq.org/IROP
To locate an affiliate offering this course near you, visit naahq.org/learn/education/find-course.
UPCOMING EVENTS Legislative Day in Sacramento D ATE & TIME LOCATION DETAILS TOPICS
WEDNESDAY, APRIL 11; ALL DAY EVENT
Sacramento, CA — More details made available after RSVPing Open to EBRHA members only Meet face-to-face with legislators and their staff to share your concerns on rental housing legislation and issues.
NEW! NETWORKING AT 9:30 A.M.
EBRHA Member Meeting D ATE & TIME SATURDAY, APRIL 21; 9:30 A.M. - NOON PRICE Free to EBRHA members only TOPICS • Water & Energy Savings for Multifamily Owners Presented by Bay Area WaterLink Team • Save Money with Solar Water Heating Presented by Brian Cizmar, Enovative Group • Legal Q&A — Presented by Brent Kernan, Attorney
steam and moisture as an aerating one. You can purchase high-quality lowflow showerheads for around $10 to $20 each and achieve water savings of 25% to 60%. Here’s a quick test to determine whether you should replace a showerhead: 1) Place a bucket (marked in gallon increments) under your showerhead. 2) Turn on the shower at the typical water pressure. 3) Time how many seconds it takes to fill the bucket to the 1-gallon (3.8 liter) mark. 4) If it takes less than 20 seconds to reach the 1-gallon mark, you could benefit from a low-flow showerhead.
Purchase Low-Flow Faucet Aerators
Tax and Legal Structures For Your Investment Property
Aerators are inexpensive to replace, and they can be one of the most cost-effective water conservation measures. New kitchen faucets typically come equipped with aerators that restrict flow rates to 2.2 gpm, while new bathroom faucets have ones that restrict flow rates to between 0.5 and 1.5 gpm. For maximum water efficiency, purchase aerators for the bathroom that have flow rates of no more than 1.0 gpm. In the kitchen, the flow rate should be at least 1.5 gpm to get the necessary washing power.
D ATE & TIME SPEAKER PRICE DETAILS
Purchase Energy-Efficient Dishwashers and Clothes Washers
Member Networking Mixer D ATE & TIME LOCATION PRICE DETAILS
WEDNESDAY, APRIL 25; 5:00 P.M. - 7:00 P.M.
Lake Chalet, 1520 Lakeside Drive, Oakland Free to Members (appetizers included, no-host bar) Mix and mingle with other EBRHA members, board, and staff and enjoy views of Lake Merritt at Oakland’s Lake Chalet.
LUNCH-N-LEARN
FRIDAY, APRIL 27; 12:00 P.M. - 1:30 P.M.
Michael Bader, BarthCalderon Attorneys LLP $20 — Includes lunch (Registration required by April 26) Learn about why your living trust provides zero asset protection, your LLC & taxes, different types of LLCs, and how to determine the right one for you.
Unless noted, all events are held at:
3664 Grand Avenue • Suite B Oakland, CA 94610
TO REGISTER, GO TO EBRHA.COM/EVENTS OR CALL 510-893-9873. 26 RENTAL HOUSING
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The biggest cost of washing dishes and clothes comes from the energy required to heat the water. Dishwashers — You can consume less energy with an energy-efficient dishwasher by using it properly and only operating it with full loads. When purchasing a new dishwasher, check the EnergyGuide label to see how much energy it uses. To ensure that your new dishwasher is energy efficient, purchase one with an Energy Star label. Washing Machines — Unlike dish-
APRIL WORKSHOP: RSVP NOW! Managing Roommates & Subtenants in Your Units Date: Thursday, April 12, 2018 Time: 6:00 p.m. - 7:30 p.m. Price: Members: $39; Non-members: $69 Presented by: Clifford Fried, Fried & Williams LLP Attend this informative presentation to learn about: • • • •
Recent changes to subleasing laws Adding sublease provisions Roommates and subtenants And more!
RSVP TODAY AT EBRHA.COM/EVENTS OR BY CALLING 510-893-9873
Visit your new one-stop shop for professional development, today! GoWithVisto.org
Credential programs available on Visto:
Plus, over 30 courses approved for NAAEI Continuing Education Credit.
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MEMBER NETWORKING MIXER washers, washing machines don’t require a minimum temperature for optimum cleaning, so the easiest way to use less energy is to wash clothes in cold water. Getting your tenants to do this will conserve energy. For more information and some infographics you can display in the laundry room, visit www.cleaninginstitute.org. Inefficient washing machines can cost three times as much to operate as energyefficient ones. Select a new machine that lets you adjust the water temperature and levels for different loads. Efficient washing machines spin-dry clothes more effectively too, which saves energy on drying. Front-loading machines also use less water and, consequently, less energy than top loaders. To ensure that your new washing machine is energy efficient, purchase one with an Energy Star label.
Happiness Factor
Mix and mingle with other EBRHA members, board, and staff at Oakland’s Lake Chalet. Enjoy views of Lake Merritt and hosted appetizers. Date: Wednesday, April 25 Location: Lake Chalet — 1520 Lakeside Drive, Oakland Time: 5:00 pm - 7:00 pm Details: Enjoy hosted appetizers and no-host drinks
In addition to all the savings that property managers reap when they implement conservation measures, their efforts improve their tenants’ quality of life. A 2015 study showed that “green” and energy-efficient buildings lead to greater happiness for their tenants: “In DTZ’s study, Energy Star-certified buildings had by far the highest satisfaction score correlation, which Porter attributes to the greater comfort of well-insulated and well-run buildings.” Overall, both the small and large operator will benefit from water- and energy-saving measures. There are challenges, but the bottom line is that whether properties are small or large, nonprofit or for-profit, saving money and making residents happy should be a top priority. RH
RSVP TODAY AT
EBRHA.COM/EVENTS OR CALL 510-893-9873 28 RENTAL HOUSING
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Erin Alexander, MBA is the Project Installation Manager for Ecology Action’s Waterlink Program. She is responsible for managing multiple direct installation projects in single and multi-family residences and commercial restaurants. She can be reached at 510-421-9209 or ealexander@ecoact.org.
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American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installations work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises.
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COLUMN
esq. & a
the future. At some point, your tenants will find out. Many investors in the Bay Area are happy to purchase properties with existing tenants who are current on their rent or have long-term leases. This information will typically be disclosed during negotiations for the purchase of the property. However, if your current tenant owes back rent you may want to consider a move-out (buyout) agreement. This typically means the tenant agrees to voluntarily vacate a rental unit in exchange Do I need to notify my tenants that I’m selling the for money. The Oakland ordinance probuilding? BY ANGELICA A. SANDOVAL hibits offering tenants money to vacate with intimidation or threats. There are very important terms and payment requirements associated with moveout agreements. Also, effective May 1, 2018 owners will be required to disclose additional information such as the tenants’ eligibility for relocation payments and how much they are entitled to. It is advisable that you have an attorney draft a move-out agreement to ensure you are protected. Disclosing your intention of selling your property to your tenants is optional. Keep in mind, if your tenant fails to vacate after agreeing to do so, they can’t be evicted on this basis. If you do not want to go through the hassle of a move-out agreement, you can sell your property, but you must ensure you honor the terms of any existing leases. In this case, you may want to disclose your intention of selling the building to Do I have to notify my tenants cause” for evicting your tenants. your tenants because you may need your that I’m selling my building? It is your right to sell your building tenants’ cooperation when showing the What are my responsibilities as a whene¬ver you want. building to a prospecbuilding owner in a sale? You do not have an “You may want to tive buyer. California obligation to disclose disclose your intenlaw permits rental ownI’m assuming that you have more this information to your tion of selling the ers to enter a rental unit than one unit in your building, tenants. There is state building to your to show the building to and that you do not live in the buildlaw that requires the tenants because you prospective buyers. You ing. I’ll also assume that like most new owner to notify the may need your tenor your agent must give EBRHA members, your building is in tenant about new owner- ants’ cooperation the tenant at least 24 Oakland. This means you are under ship, how to contact the when showing the hours’ advance notice. rent and eviction control and would new rental owner, and building to a proProviding this type of need a valid legal reason or “just where to mail the rent in spective buyer.” notice, will necessarily
Notification Required?
Q
A
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LEFTOVERS?
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Beacon Properties East Bay Property Management & Brokerage Services Since 1990
• We add value to buildings • Experienced and informed • Fully computerized • Integrity and care
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When your investments are worth millions of dollars, you need a team with a proven track record and a platform that you can trust.
require you to disclose the sale of your building. The buyer steps in to the shoes of the old owner. You should provide leases, documents, notices, and files for each unit in the building. This will prevent the new owner from tracking you down to obtain this information in the future. All security deposits should be transferred to the new owner. The buyer will be responsible for refunding the deposits to the tenants when that time comes. This should all be written to avoid any confusion at closing. —ANGELICA A. SANDOVAL
Over $300,000,000 in team transactions since 2014.
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KEITH MANSON
Senior Vice President Lic # 01490046 +1 510 874 1919 keith.manson@cbre.com
ZACHARY GREENWOOD
Associate Lic # 01960296 +1 510 874 1918 zachary.greenwood@cbre.com
CASEY HUSBAND
KERRY NIXON
Associate Lic # 02011683 +1 510 874 1925 casey.husband@cbre.com
Client Services Specialist Lic # 01976508 +1 510 874 1914 kerry.nixon@cbre.com
© 2017 CBRE, Inc. Photos herein are the property of their respective owners and use of these images without the express written consent of the owner is prohibited. CBRE and the CBRE logo are service marks of CBRE, Inc. and/or its affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective owners.
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The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Angelica Sandoval is a real-estate attorney from Fried & Williams LLP and can be reached at 510-6250100.
TURN TO PAGE 36 TO SEE ALL OF EBRHA’S UPCOMING WORKSHOPS AND EVENTS
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COLUMN
the green sheet
information & resources
Green Hayward PAYS® Installs Property Improvements For Immediate Bill Savings GREEN HAYWARD PAYS® IS A CITY-SPONSORED PROGRAM
that aims to benefit 5+ unit multifamily properties as well as help meet state codes and conservation goals. The program is offered to City of Hayward properties to save money with no up-front costs. Here’s how it works: 1) Contact our dedicated program staff to request a free site visit. Hayward’s certified contractor visits your building and prepares a project proposal; 2) Efficiency improvements are installed in your building and you pay the contractor nothing. Water and energy measures include toilets, showerheads, aerators, LED lighting, hot water controllers and pipe insulation; and 3) A charge that is significantly less than the project’s estimated savings is added to your bill. You have no loan or lien with this transaction— just lower bills. Property manager Alfredo Campos wanted to save water and upgrade fixtures at his 12-unit building. He had existing toilets using 1.6-3.5 gallons per flush and showerheads using 2.5 gallons per minute. Alfredo reached out to Green Hayward PAYS® and received a free site visit to evaluate his opportunity for improvements and savings. Out of pocket, this project would have cost him $7,776, but with Green Hayward PAYS®, Alfredo had no upfront costs and received $1,293 in rebates. Alfredo 34 RENTAL HOUSING
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couldn’t be happier with the results that addressed his concerns and property needs. “For a small property like mine, Green Hayward PAYS® was a great way to install money saving fixtures,” Alfredo says. “I would recommend the Green Hayward PAYS® program because it conserves a valuable state resource—water.” EBRHA members and rental property owners in Hayward can call 510-463-6119 or visit www. greenhaywardpays.com to request their free site visit or to request more information. RH
ebrha.com
RECYCLING & DISCARDS MANAGEMENT
City of Alameda 510.749.5840 Albany 510.528.5766 Berkeley 1 - 9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html Emeryville 510.613.8710 Oakland 510.238.SAVE (7283) www.oaklandrecycles.com Household Hazardous Waste 800.606.6606 www.household-hazwaste.org REBATE PROGRAMS
EBMUD 866.403.2683 | www.ebmud.com PG&E 800.933.9555 | www.pge.com/res/rebates LOCAL GREEN ORGANIZATIONS
B.A. Green Business Program 510.567.6770 | www.greenbiz.ca.gov Build It Green 510.845.0472 | www.builditgreen.org Recology 415.875.1000 | www.recology.com StopWaste.Org 877.786.7927 | www.stopwaste.org FREE WEATHERIZATION PROGRAMS
Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921 BO - Enterprises 408.354.1900
EBRHA.COM | 510.893.9873
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Call Neal Golding
(510) 452-3666
nlgolding@pacbell.net LIC#552820
www.appliedwaterproofing.com
ASSISTING PROPERTY OWNERS WITH THEIR LEGAL NEEDS SINCE 1975. Effective. Efficient. Economical. 510-839-2067 TheEvictors.com ebrha.com
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community calendar EVENTS & CLASSES
april
may
WEDNESDAY, APRIL 4 Rental Property Management (RPM) 101 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.
WEDNESDAY, MAY 2 Rental Property Management (RPM) 103 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.
MAKE YOUR VOICE HEARD! WEDNESDAY, APRIL 11 Legislative Day in Sacramento — All Day Event Turn to back cover for more details
TUESDAY, MAY 8 Small Property Owners Roundtable An informal discussion on management issues and solutions Moderated by Wayne Rowland, EBRHA President Free to members only 4:00 p.m. - 5:00 p.m.
EVENING EVENT THURSDAY, APRIL 12 Managing Roommates & Subtenants in Your Units Presented by Clifford Fried, Fried & Williams LLP Members: $39; Non-Members: $69 6:00 p.m. - 7:30 p.m. WEDNESDAY, APRIL 18 Rental Property Management (RPM) 102 Presented by Carmen Madden, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m. SATURDAY, APRIL 21 Member Meeting Topics include: • Water & Energy Savings for Multifamily Owners — Presented by Bay Area WaterLink Team • Save Money w/ Solar Water Heating — Presented by Brian Cizmar, Enovative Group • Legal Q&A — Presented by Brent Kernan, Attorney Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon EVENING EVENT TUESDAY, APRIL 24 The Ins & Outs of Owner Move-Ins Presented by Daniel Bornstein, Bornstein Law Members: $39; Non-Members: $69 6:00 p.m. - 7:30 p.m. WEDNESDAY, APRIL 25 EBRHA Member Networking Mixer Lake Chalet — 1520 Lakeside Dr., Oakland 5:00 p.m. - 7:00 p.m.
LUNCH-N-LEARN THURSDAY, MAY 10 2018 Estate Planning & Your Investment Property Presented by Brad Barth, Barth Calderon Members: $20 (Includes lunch); RSVP required by May 9 12:00 p.m. - 1:30 p.m. WEDNESDAY, MAY 16 Rental Property Management (RPM) 101 Presented by Esteban Cortez, EBRHA Staff & Carlon Tanner, EBRHA Board Member Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m. SATURDAY, MAY 19 EBRHA Member Meeting Topics and speakers TBD Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon EVENING EVENT TUESDAY, MAY 22 Preparing for Oakland Rent Board Hearings Presented by Liz Hart, Rent Board Matters Members: Free; Non-Members: $69 6:00 p.m. - 7:30 p.m. EVENING EVENT WEDNESDAY, MAY 30 EBRHA Member Networking Mixer Aisle 5 — 3320 Grand Ave, Oakland 5:00 p.m. - 7:00 p.m.
LUNCH-N-LEARN FRIDAY, APRIL 27 Tax and Legal Structures For Your Investment Property Presented by Michael Bader, BarthCalderon Attorneys LLP Members: $20 (Includes lunch); RSVP required by April 26 12:00 p.m. - 1:30 p.m.
No Refunds on no shows; Online advanced registration required! To register, visit ebrha.com/events or call (510) 893-9873. Unless noted, all classes and events are held at the EBRHA Education Center, 3664 Grand Ave., Suite B in Oakland. 36 RENTAL HOUSING
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ebrha.com
Oakland RENT ADJUSTMENT PROGRAM FEE
Annual fees are $68 per unit and are due March 1. Owners are allowed to pass through $34 to tenants. BUSINESS TAXES & REGISTRATION
Registration fee is $60 and is due March 1. Tax is based on annual gross rental income at a rate of $13.95 per $1,000 of gross rental income. Tax renewal declarations are mailed at the beginning of the year. Online payments accepted at
www.ltss.oaklandnet.com LANDLORD PETITION FOR EXEMPTIONS
Claims covered include new construction, substantial rehabilitation, and single-family homes or condominiums.
ANNUAL ALLOWABLE RENT INCREASE
2018-19 (3.4%) A CPI increase of 3.4% becomes effective on July 1, 2018. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.
PERI OD
AM O U N T ( % )
JULY 1 ‘18 - JUNE 30 ‘19 . . . . . . . . . 3.4 JULY 1 ‘17 - JUNE 30 ‘18 . . . . . . . . . 2.3 JULY 1 ‘16 - JUNE 30 ‘17 . . . . . . . . . 2.0 JULY 1 ‘15 - JUNE 30 ‘16 . . . . . . . . . 1.7 JULY 1 ‘14 - JUNE 30 ‘15 . . . . . . . . . 1.9 JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 Visit www.ebrha.com/members to see previous adjustments.
CAPITAL IMPROVEMENTS INCREASE FORMULA
FOR FURTHER INFORMATION CONTACT:
(70 % of Improvement Costs ÷ Number of Units)
Oakland Rent Board 250 Frank H. Ogawa Plaza, Ste. 5313 Oakland, CA, 94612 510.238.3721 | www.oaklandnet.com
Useful Life of Improvement* *REFER TO ORDINANCE FOR NOTICING, QUALIFICATIONS AND AMORTIZATION PERIODS. SEE USEFUL LIFE CHART ON CITY OF OAKLAND WEBSITE.
Berkeley RENT STABILIZATION BOARD FEES
Annual fees are $270 per unit and are due July 1.
RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST P E R I OD A MO UN T BERKELEY RATES
DEC. 2017. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2016. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2015. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2014. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2013. . . . . . . . . . . . . . . . . . . 0.1% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% FEDERAL RESERVE RATES
DEC. 2014. . . . . . . . . . . . . . . . . . . . . N/A DEC. 2013. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4%
ANNUAL ALLOWABLE RENT INCREASE
2018 (2.3%) PERI OD AM O U N T
Beginning in 1998, adjustments are not allowed for the year following a tenant’s initial occupancy. To obtain the maximum amount for a specific address, please use the “Rent Ceiling Database” calculator on Berkeley’s Rent Board website. Visit www.ebrha.com/members to see previous adjustments.
2017. . . . . . . . . . . . . . . . . . . . . . . . 1.8% 2016. . . . . . . . . . . . . . . . . . . . . . . . 1.5% 2015. . . . . . . . . . . . . . . . . . . . . . . . 2.0% 2014. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% (1% + $3 IF TENANCY CREATED AFTER JAN. 1999) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT. FOR FURTHER INFORMATION CONTACT:
Berkeley Rent Board 2125 Milvia Street Berkeley, CA 94704 510.981.7368 | www.ci.berkeley.ca.us/rent ebrha.com
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vendor directory — CONTACTS, PRODUCTS & SERVICES 24 HOUR LIVE ANSWERING SERVICE
Direct Line Tele Response Beth Devine | 510-843-3900 www.directlineanswers.com ACCOUNTING & TAX
The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com
The Evictors Alan J. Horwitz | 510-839-2074 wwwalanhorwitzlaw.com The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com
Chase Commercial Ted Levenson | 415-945-5430 ted.levenson@chase.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com
Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.com
ATTORNEYS — LAND USE/CONDO CONVERSION
Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bkjf.com
APPLIANCE SALES & PARTS
Appliance Parts Distributor Mike De Fazio | 510-357-8200 www.apdappliance.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com
APPRAISERS
Access Appraisal: Apartment Specialists Joe Spallone, MAI | 510-601-1466 www.accessappraisal.com
Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com Richards Law John Richards | 925-231-8104 www.richards-legal.com
ARCHITECTURE
InsideOut Design Pennell Phillips | 510-655-1198 www.aboutinsideout.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com
ASSOCIATIONS
BOMA Oakland/East Bay Julie Taylor, CAE | 510-893-8780 www.bomaoeb.org
ATTORNEYS — REAL ESTATE/CORP.
Burnham Brown Charles Alfonzo | 510-835-6825 Oakland/Berkeley Association of Realtors www.burnhambrown.com Davina Lara | 510-836-3000 Ericksen Arbuthnot oaklandberkeleyaor.com Jason Mauck | 510-832-7770 Oakland Chamber of Commerce www.ericksenarbuthnot.com Barbara Leslie | 510-874-4808 Fried & Williams LLP www.oaklandchamber.com Clifford Fried | 510-625-0100 ATTORNEYS — EVICTIONS/PROPERTY www.friedwilliams.com OWNER DEFENSE
Harding Legal Elva Harding | 415-967-7570 www.edhlegal.com
Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bkjf.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.com Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com
Legally Mine Tyson Rollins | 801-770-1430 tyson@legallymineusa.com
Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com
Miller Property Law Inga Miller | 925-402-2192 www.millerpropertylaw.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com
Richards Law John Richards | 925-231-8104 www.richards-legal.com
Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com
Law Offices of Elaine Lee Elaine Lee | 510-848-9528 www.elaineleeattorney.com
BANKING/LENDING
Richards Law John Richards | 925-231-8104 www.richards-legal.com
| APRIL 2018 |
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com
Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com
38 RENTAL HOUSING
Jack Schwartz, Attorney at Law Jack Schwartz | 650-863-5823 jwsjr1220@comcast.net
Chase Commercial Josh Milnes | 510-891-4545 josh.milnes@chase.com ebrha.com
First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com
Pacific Western Bank Marc Lipsett | 510-332-6964 www.pacificwesternbank.com Bridge Bank Dale Marie Golden | 510-899-7536 dale.golden@bridgebank.com BATHROOM/KITCHEN REMODELING & BUILDING SUPPLIES
American Bath Enterprises, Inc. Larry Arcadi | 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Paul Heiser | 510-843-4832 www.ashbylumber.com D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com Urban Ore Marylou Van | 510-841-7283 www.urbanore.com CABINET DOOR RESURFACING
Northern Contours Charlene Hall | 866-344-8132 www.northerncontours.com CLEANING
Lintz Cleaning Joshua Lintz | 415-264-8780 www.lintzcleaningsf.com The Sisters Home Services Cinara Neukirchen | 925-876-4286 www.thesistershomeservices.com CONSTRUCTION
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com All Buildings Contracting & Development Rick Quinn | 510-545-9016 rickquinn55@gmail.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com
vendor directory D.W. Hamilton Construction, Inc. D.W. Hamilton | 510-919-0046 www.dwhamiltonconstruction.com IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com Reedco Building Innovations Beth Wilson | 510-283-5257 www.reedcobuilding.com Silicon Valley Builders Group Chris Maune | 408-627-4177 www.svbuildersgroup.com SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com Zacan Inc. Hector Ortiz | 510-589-3626 zacaninc@gmail.com CONTRACTORS/ RESTORATION
ARC Water Damage Nina Lauffer 510-223-1279 or 877-437-9225 (toll free) www.bayareafloodrepair.com Emergency Services Restoration Maria Perez | 800-577-7537 www.esr24.com HARBRO Emergency Services & Restoration Malcolm Stanley | 650-670-2364 malcolm.stanley@harbro.com P.W. Stephens Environmental Steve MacFarlane | 510-651-9506 www.pwsei.com SES Restoration Inc. Paul Watts | 415-413-0939 paul@sesrestoration.com Servpro of Lafayette/Moraga/Orinda Jenny Villena | 925-299-1323 servpro9542@sbcglobal.net DOORS & GATES
ELEVATOR REPAIRS
Paramount Elevator Corp. Mark Pipoly | 510-835-0770 www.paramountelevator.com FINANCIAL PLANNING
Enhance Wealth Advisors Terry Allen, CFP®, AWMA SM 925-932-8609 info@enhancewa.com FIRE PROTECTION
All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com Detect All Security & Fire Amy Roither | 510-835-4100 www.detectall.com FLOOR COVERINGS
Bay Area Contract Carpets, Inc. Ken Scott | 510-613-0300 www.bayareacontractcarpets.com GENERAL CONTRACTORS
BayPro Property Solutions, Inc. Sergio Rodriguez | 925-895-7898 sergio@bayprosolutions.com GOVERNMENT AGENCIES
Oakland Housing Authority Leased Housing | 510-874-1500 www.oakha.org HANDYMAN SERVICES
APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com Christopher Simmons 510-776-2697 c2thejay44@gmail.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 HAULING SERVICES
KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com HEATING & AIR CONDITIONING
Bay to Bay Garage Doors Robert Bruce | 925-872-5324 www.baytobaygaragedoors.com
Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com
R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com
San Francisco Heating and Cooling Pablo Richards | 415-286-2540 sfheatingandcooling@yahoo.com
ELECTRICIANS
HOUSING SERVICES
HUMAN RESOURCES MANAGEMENT
Avitus Group Lance Harris | 925-827-0680 www.avitusgroup.com INDOOR AIR QUALITY/MOLD & ODOR REMOVAL
ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net Green Home Solutions—East Bay Howard Oliver | 510-666-6711 www.ghsnorcal.com INSPECTIONS
ECS Group, Inc. Shawn Rau | 707-732-3370 shawn@ecsgroup.net SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com INSURANCE
AAA - NCNU (Oakland Rockridge) Sherri Kamaka | 510-350-2060 sherrianne.kamaka@norcal.aaa.com Bulloch Insurance Brokers, Inc. Curt Bulloch | 925-640-0485 www.curtbulloch.com Commercial Coverage Insurance Paul Tradelius | 415-436-9800 www.comcov.com Gordon Insurance Pamela Hutchins | 877-877-7755 www.gordoninsurance.com The Greenspan Co./Adjusters Int’l. Rich Hallock | 866-331-4790 www.greenspan-ai.com PFN Insurance Services Nicholas Penland | 510-483-6667 www.pfninsurance.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 INTERNET & PHONE SERVICE PROVIDERS
Sonic Leah Gulley | 707-237-2459 www.sonic.com INTERCOMS & ACCESS CONTROLS
R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com INVESTMENT OPPORTUNITIES
Martinez Real Estate Investment Jose Martinez | 510-769-0436 LAUNDRY EQUIPMENT
Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com
Hamilton Family Center – First Avenues Mayo Lunt | 510-763-8540 www.hamiltonfamilycenter.org
Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com
Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net
Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org
Innovative Coin Cheri Guffey | 510-259-1494 www.innovativelaundry.com ebrha.com
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vendor directory PWS, The Laundry Company Herb McKay | 650-871-0300 www.pwslaundary.com
POWER WASHING
LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Dept. Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org LITIGATION SUPPORT SERVICES
SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co Ralph Scott | 510-654-2677 kgglocksmith@yahoo.com PACKAGE LOCKERS & DELIVERY MANAGEMENT
Smiota Inc Waheed Rasheed | 408-332-1352 www.smiota.com
Golden Gate Pressure Wash Gustave W. Link | 415-935-3160 www.ggpw-6c.com PRIVATE INVESTIGATIONS
Sam Brown Investigations Sam Brown | 415-621-5918 www.sambrowninvestigations.com PRIVATE PROFESSIONAL FIDUCIARY
Noel Parker, Fiduciary Noel Parker | 510-260-3520 www.noelparkerfiduciary.com PROPERTY LEAK DETECTION
AquaTrip brought to you by GSFM Jeff Maloney | 916-933-9554 www.buyaquatrip.com PROPERTY MAINTENANCE
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com
PAINTERS
ALP Construction & Painting Adrian Perez | 925-567-4777 www.alpconstructionca.com
APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com
Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com
KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com
PEST & VECTOR CONTROL
Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org Burge Pest Control Rich Crawford | 888-292-7378 www.burgepest.com
PROPERTY MAINTENANCE SOFTWARE
SYNCrew John Cranston | 415-968-1593 www.syncrew.com PROPERTY MAINTENANCE SUPPLIES
California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com
Ferguson Enterprises, Inc. Jermane Griffin | 916-752-7608 jermane.griffin@ferguson.com PROPERTY MANAGEMENT
Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com
Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com
Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com
ERI Property Management Terrence Sims | 510-883-7070 www.erirentals.com Kasa Properties Tania Kapoor Mirchandani | 415-377-9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt | 510-530-2050 www.mpmoakland.com Mynd Stacy Winship | 510-455-2667 www.mynd.co OMM Inc./Mason Management Janice Mason | 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin | 510-594-0794 www.premiumpd.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Shaw Properties Judy Shaw | 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree | 510-798-9299 www.sphinxpm.com Vision Property Management Michael Margado | 510-926-4104 www.vpmpropertymanagement.com Wellington Property Company Jillian Loh | 510-338-0588 www.wellingtonpropertyco.com Woodminster Property Management Nicholas Drobocky | 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE
On-Site Janis Rossi | 408-795-4167 www.on-site.com REAL ESTATE BROKERS & AGENTS
Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com
Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com
Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com
Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com
Canyon Pacific Management Tom Scripps | 415-495-4739 www.canyonpacific.com
Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com
L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com
Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com
Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net
Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.com
Crane Management Kit Crane | 510-918-2306 www.cranemanagment.net
Caldecott Properties Andy Read | 510-594-2400 www.caldecott.com
Water Heaters Only, Inc. Yana Carpenter | 800-835-5946 www.waterheatersonly.com
The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.com
CBRE Keith Manson | 510-874-1919 www.cbre.com
PLUMBING/WATER HEATERS
40 RENTAL HOUSING
| APRIL 2018 |
ebrha.com
vendor directory Coldwell Banker — Apartment Specialist John Caronna | 925-253-4648 www.eastbayIREA.com
Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com
Coldwell Banker Commercial Henry Ohlmeyer | 925-831-3390 www.coldwellbanker.com
Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com
Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com
Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com
Lapham Company Tsegab Assefa | 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge | 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson | 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe | 510-379-1200 www.marcusmillichap.com NAI Northern California Grant Chappell | 510-336-4721 www.naikilpatrick.com NAI Northern California Timothy Norkol | 510-336-4724 tnorkol@nainorcal.com The Pinza Group Steven Pinza | 510-725-4775 www.pinzagroup.com Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com Sharon Medairy, Realtor® Real Estate Source, Inc. | 510-517-9969 www.medairy.net Six Degrees Realty Stephanie Christmas | 510-461-4663 www.stephaniechristmas.com Woodminster Real Estate Co Inc. Nicholas Drobocky | 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE
Urban Ore Marylou Van | 510-841-7283 www.urbanore.com RENT & MARKET RESEARCH
Rentometer Michael Lapsley | 781-405-2978 www.rentometer.com RENT CONTROL CONSULTANTS
Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com
RENTAL SERVICES
Hamilton Properties Bay Area Delesha Hamilton | 404-606-2141 www.hamiltonpropertiesbayarea.com Caldecott Properties Julie Keys | 510-225-9244 www.caldecott.com ROOFERS
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com Fidelity Roof Company Doug Kellor | 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala | 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling | 510-536-3356 www.generalroof.com SECURITY/SURVEILLANCE
All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com Sentry Alarm Systems 800-424-7773 www.sentryalarm.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com SEISMIC CONSTRUCTION
B.A.S.S. Seismic Retrofit D.W. Hamilton | 510-919-0046 www.bassseismicretrofit.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING
Earthquake & Structures, Inc. B.K. Paul | 510-601-1065 www.esiengineers.com W. Charles Perry & Associates W. Charles Perry | 650-638-9546 www.wcharlesperry.com West Coast Premier Construction, Inc. Homy Sikaroudi | 510-271-0950 www.wcpc-inc.com SIGNAGE
Sequoia Signs & Graphics Tom Schnurr | 925-300-1066 www.sequoiasigns.com
SOLAR ENERGY
Sunvalley Solar Keith Loebbecke | 510-294-0308 www.sunvalleysolarinc.com SUSTAINABLE ENERGY
Center for Sustainable Energy Alexandra Patey | 858-244-1192 www.energycenter.org/smp TENANT SCREENING SERVICE
Contemporary Information Corp. (CIC) Dan Firestone | 888-232-3822 www.continfo.com TOWING SERVICE
PPI Towing Stephanie Gipson | 510-533-9600 www.ppitowwing.net TREE SERVICE
Coastal Tree Service Hans Waller | 510-693-4631 www.coastaltreeservice.com VETERANS SERVICE ORGANIZATION
Swords to Plowshares Norman Thomas | 510-844-7500 www.swords-to-plowshares.org WASTE & COMPOST COLLECTION
Junk King Contra Costa Krishna Vepa | 925-954-5420 krishna.vepa@junk-king.com Waste Management Company Karen Stern | 510-430-8509 www.wastemanagement.com WASTE & RECYCLING MAINTENANCE
Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Clean Waste Revolution LLC Trivia Flowers | 510-565-4282 www.cleanwasterev.com Bay Area Bin Support Nancy Fiame | 888-920-BINS www.bayareabinsupport.com Trashlogic, LLC Lainika Johnson | 888-384-3131 www.trashlogic.com WINDOWS
Urban Ore Marylou Van | 510-841-7283 www.urbanore.com WINDOWS & SIDING
IRC General Contracors Peter Katsafouros | 510-882-4311 www.irc-construction.com ebrha.com
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APRIL 2018
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RENTAL HOUSING 41
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EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units.
CARPETING & FLOORING
Bay Area Contract Carpets, Inc.. . . . . . . . . 31 CONSTRUCTION
West Coast Premier Construction. . . . . . . 35 ENGINEERS
Earthquake and Structures, Inc.. . . . . . . . . 33 West Coast Premier Construction. . . . . . . 35
Our membership consists of more than 1,400 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 20,000 rental units, and serves over 25 cities throughout Alameda and Contra Costa counties. n Property management advice by phone or in person n Tenant screening service (application/report fees apply) n Annually updated legal forms, including forms online 24/7 n Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control, and more n Vendor directory of local businesses that offer exclusive member discounts n Annual trade expo and networking mixers n Monthly educational membership meetings n Community outreach and education n Local and state lobbying n An active and growing Legal Action Fund and Political Action Committee n Subscription to Rental Housing and units n Membership with the National Apartment Association and CalRHA
3664 Grand Avenue • Suite B Oakland, CA 94610
HOUSING SERVICES
Abode Services. . . . . . . . . . . . . . . . . . . . . . . . 11 LAUNDRY
Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 35 WASH Multifamily. . . . . . . . . . . . . . . . . . . . . 35 LENDERS
JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 10 PLUMBING
Albert Nahman Plumbing . . . . . . . . . . . . . . 33 PROPERTY MANAGEMENT
Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 PROPERTY MANAGEMENT & SALES
Beacon Properties. . . . . . . . . . . . . . . . . . . . . 31 REAL ESTATE BROKERS
CBRE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 RENT BOARD CONSULTANTS
Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 RESTORATION
SES Restoration Inc.. . . . . . . . . . . . . . . . . . . 20 ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 33 General Roofing Co. . . . . . . . . . . . . . . . . . . . 31 WASTE & RECYCLING MAINTENANCE
Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 3 WATERPROOFING
JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 42 RENTAL HOUSING
| APRIL 2018 |
ebrha.com
Applied Waterproofing Systems . . . . . . . . 35 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.
UPDATED CURRICULUM!
Invest in your career! CERTIFIED APARTMENT MANAGER — ONLINE Earning your CAM allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve owners’ investment goals. Presented by:
You’ll learn about: • Occupancy rates
• Contractors and vendors
• Comprehensive marketing plans
• Recruitment, hiring, orientation, and training of high-caliber employees
• Sales team management and product readiness
If you’re a community manager or experienced assistant manager we recommend this course!
• Equitable treatment of current and potential residents • Resident retention and the maintenance of a positive company image • Consistent and ongoing resident communication • Positive resident service and issue resolution • Enforcement of company policy in compliance with laws and regulations
• Systematic employee evaluation • Employment regulations and record keeping • Analysis of the property’s financial operations with corrective actions for underperformance • Monitoring of property performance to achieve the owner’s investment goals • Accounting principles and practices
• Property inspections
• Maximizing net operating income
• Preventive maintenance programs
• Reporting property performance honestly and accurately
• Service request process • Apartment turnover process
For just $815*, you can earn your CAM credential on a schedule that works for you! *Member price
For more information, visit naahq.org/CAM
MAKE YOUR VOICE HEARD IN SACRAMENTO SPEND THE DAY IN SACRAMENTO learning about bills, meeting with legislators and their staff, while sharing our concerns and educating policy makers on the intricacies and realities of our industry. Meet other EBRHA members and CalRHA partner association members and learn
LEGISLATIVE DAY EVENTS TUESDAY, APRIL 10 (ATTENDANCE OPTIONAL) 5:00 pm – 7:00 pm: Reception WEDNESDAY, APRIL 11 8:00 am – 9:00 am: Breakfast Meeting 9:00am – 4:00 pm: Meet with Legislators
about issues in the state. Training provided.
RSVP AT EBRHA.COM/LEGISLATIVE-DAY OR CALL 510-893-9873