Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | MARCH 2018
SPRING CLEANING Maintenance tips for providing safe and habitable housing
PLUS: GETTING RID OF OBNOXIOUS BUILDING ODORS USING THE ELLIS ACT TO GO OUT OF BUSINESS
Contents
East Bay Rental Housing Association
MARCH 2018
Volume XV, Number 3 | March 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 EBRHA OFFICERS PRESIDENT Wayne C. Rowland
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Local Market Proves Resilient
How to Get It Done BY KEVIN KNOBLES
BY GRANT CHAPPELL
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
East Bay Rental Housing Association
22
PUBLISHER
Wayne C. Rowland MANAGING EDITOR Tina Bocheff
A Bad Case of Building Odor
ART DIRECTOR & COPY EDITOR Esteban Cortez ADVERTISING
BY CLAYTON BARRY
Tina Bocheff | 510.318.8305
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.
Features & Columns 6
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.
NEWS
EBRHA Steps Up to Actively Oppose Costa-Hawkins Repeal Initiative 8
ELLIS ACT
The Right to Go Out of Business BY MATTHEW QUIRING
28
ESQ&A
Denial of Entry BY MATTHEW QUIRING
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Events & Directory 32 COMMUNITY CALENDAR 34 V ENDOR DIRECTORY 38 M EMBERSHIP INFORMATION 38 A D INDEX
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 ACTIVATE YOUR VOICE CLAYTON BARRY Clayton Barry is a general contractor and partner at SERVPRO of San Leandro and Belmont/ San Carlos. He is a certified mold inspector and mitigator, and has more than 30 years experience serving property owners and managers in the East Bay.
GRANT CHAPPELL Grant Chappell is the Vice President of NAI Northern California. Since 2005, Grant has focused on East Bay apartment opportunities for his clients. Grant also serves on the Board of CEI, the Center for Elders’ Independence, a local nonprofit providing PACE Care to seniors in Alameda County. In his free time, Grant enjoys skiing, golf, biking and traveling.
KEVIN KNOBLES Kevin Knobles is the owner and General Manager of KMK Contracting. He is a licensed and insured General Building and Maintenance Contractor and comes with more than 18 years of Bay Area construction experience ranging from single and multifamily residential and commercial construction applications, including both new construction and minor/major renovation, repair and remodel projects.
MATTHEW QUIRING Matthew Quiring graduated from the University of California, Berkeley with a degree in psychology, and received his law degree from the University of California, Davis School of Law in 2008. Prior to joining Fried & Williams in 2014, Matthew was in private practice in Berkeley with over five years of experience resolving and litigating landlord-tenant disputes in Alameda County.
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
title newshere Oakland Owner Move-In Relocation Ordinance Passes
If passed, the Costa-Hawkins repeal would allow cities to set rent controls on single-family rentals
EBRHA Steps Up to Actively Oppose Costa-Hawkins Repeal Initiative THE BALLOT INITIATIVE IS UNDERWAY TO REPEAL THE COSTA-
and give local governments unlimited authority over residential rents. The proponents of the “Coalition for Affordable Housing” have amassed over $1 million as of the end of February. And it is likely that they will spend what it takes to get the ballot initiative qualified for the November 2018 statewide ballot. EBRHA is not taking this issue lying down. EBRHA will continue to develop and implement a comprehensive action plan to actively oppose the proposed initiative. Every day, EBRHA will be initiating or participating in worthwhile activities to inform members and the public about the actual and practical impact of the ballot initiative. Our commitment is to identify the adverse impact of the 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. Then there is our commitment to our members. Through a grassroots campaign, we will keep you informed via our website, email, and public and private forums, and ask that you financially contribute to our plan of action. This issue is one of the biggest we have faced in some time. Are you ready to step in with both feet and help us? HAWKINS ACT
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Earlier this year, Oakland city council voted to enact the Uniform Residential Tenant Relocation Ordinance. Under the new ordinance, rental owners (or an immediate family member) who want to move into their own rental property may be required to pay between $6,500 and $9,875 per unit, depending on the size, plus an additional $2,500 for seniors, disabled individuals, or minors 18 and under. In addition, the newly enacted ordinance applies to single-family homes, condos, and multi-family property owners. EBRHA opposed the ordinance, citing that it would create a hardship on owners who wish to offer their rental units to elderly family members and children, as well as sick relatives in need of homes. As of early March, the final ordinance had not yet been released by the city. City officials have told EBRHA that they are considering adding a “hardship” exemption to the ordinance, but the details on the exemption are not yet clear. EBRHA will release more information on the new ordinance as it becomes available.
Updates to Maximum Application/Screening Fee in California When applicants submit a rental application, rental owners may charge
the applicant an application screening fee. In 2018, owners may charge up to $49.12, and may use the fee to cover the cost of screening the applicant, such as checking their personal references and obtaining a credit report. As a reminder: The application fee cannot legally be more than the landlord’s actual out-of-pocket costs, and rental owners must give applicants a receipt itemizing out-of-pocket expenses for obtaining and processing the information about the applicant. For more information on application fees, go to www.dca.ca.gov/publications/landlordbook/looking.shtml. RH
WHERE
HOPE LIVES Please join us for the annual luncheon to benefit
Oakland Elizabeth House Thursday, March 22nd
Claremont Country Club 5295 Broadway Terrace, Oakland $95 per person
Proud Sponsor
11:00 a.m. to 12:00 p.m. Reception and Silent Auction, Wine Pull, Raffle Ticket Sales, and Basket of Hope 12:00 p.m. to 2:00 p.m. Luncheon featuring keynote speaker, Hon. Jennifer Madden followed by alumna speaker Tomeka Durling and Fund-A-Hope. With your support, this fundraiser will provide a significant portion of Oakland Elizabeth House’s operating costs. “Hope Lives” because of your generosity. We plan to sell out, so please purchase your tickets as soon as possible online at oakehouse.org/events or by reply card. No denim or cell phones are allowed at the Claremont Country Club. Parking is limited.
Hon. Jennifer Madden was elected to the Alameda County Superior Court bench in June of 2016 and sits in a Family Law assignment in Hayward, CA. Prior to serving on the bench, Jennifer served as an Assistant I District Attorney at the Alameda County District Attorney’s Office for nineteen years. Most recently, she served as the head of the Human Exploitation and Trafficking (H.E.A.T) Unit and managed a team who prosecuted traffickers and engaged the community and law enforcement in trainings on Human Trafficking.
COLUMN
ellis act
The Right to Go Out of Business What is the Ellis Act? BY MATTHEW P. QUIRING
I
n 1979, the citizens of Santa Monica amended their city charter, granting the city additional powers to regulate the supply of housing stock available. One of the changes included sharply limiting the availability of demolition permits for residential rental units. As a result, a young man who recently inherited a housing complex, Jerome Nash, could not demolish the building as long as it remained occupied, and he could not terminate the tenancies because of the local eviction controls. Unless Nash sold his inheritance, Nash was obligated to operate the building as the rental property owner indefinitely. Nash sued Santa Monica on the basis that the regulations infringed on his fundamental rights as an owner, because he effectively could only rent or sell the land and not use it himself by redeveloping it for another purpose. Although Nash won the first round at 8 RENTAL HOUSING
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Going Out of Business The essence of the Ellis Act is to give rental property owners an absolute right to cease renting property without selling it. This is often described as “going out of business,” but the effects are not so broad. The Ellis Act applies to property, not people. An owner can use the Ellis Act to empty one building, but continue to rent other property elsewhere. The Ellis Act also only applies to residential property. As a State law, the Ellis Act was effective in reversing the impact of the Nash decision. However, the Ellis Act was written in such a way that each city would retain some control over the Act’s implementation. This means that each city has a different process that an owner must follow to use the Ellis Act. While the city-specific details are important to know, there are certain rules and limitations which apply in all cases.
Rules & Limitations First, when a rental property owner terminates a tenancy with the Ellis Act, the owner must give their tenants at least 120 days to vacate. This is twice as long as the usual 60 day notice required to terminate a long-term tenancy. For tenants who are disabled or low-income, the timeline is dramatically extended to a full year, at the request of the tenant. trial, his case was appealed to the CaliSecond, after the property is vacant, fornia Supreme Court, which reversed, the units remain rent-controlled for five finding that Santa Monica’s regulations years, if they were rent-controlled when were rationally related to the legitimate they were occupied. This rule is meant purpose of ensuring sufficient affordable to prevent rental property owners from housing in the city. using the Ellis Act to empty buildings As a State Supreme Court case, the and then mark up the rent freely. This is Nash decision became the rule throughreinforced by the requirement that the out California, but only for a short owner’s exercise of rights under the Ellis time. The far-reaching implications of Act must be recorded on the property as the Nash case were understood by the a public document, which encumbers the California legislature, the only instituproperty even after sale. If the accomtion with the power to change the law modations are re-rented by writing a new one. “In some cases, the within two years, the In 1985, the California rental property owner is legislature passed the Ellis Ellis Act may not be necessary, such liable for penalties and Act, named for the San damages to the tenants Diego state representative as when the owner intends to move who were displaced. who sponsored the bill, into the property, or Many cities, including with the stated purpose Berkeley and Oakland, “to supersede any holding when the property is otherwise exempt also require that rental or portion of any holding from eviction conunits be re-offered to in Nash v. City of Santa trols.” the previous tenants Monica[.]”
for up to 10 years after being removed from the market. Check the local ordinance to determine the owner’s long-term obligations to displaced tenants before re-renting. Third, the Ellis Act cannot be used to remove individual condominium units from the rental market. The Ellis Act can only apply if all the condominium units within a building are withdrawn. This was a recent revision which closed a “loophole” in the original law which was encouraging condo conversions so that each unit could be “Ellised” individually. No Room for Error Taken altogether, the Ellis Act grants owners the unilateral right to withdraw their units from the rental market, but with a (literal) price. The Ellis Act allows cities to require owners to pay relocation fees, and tenants who refuse to vacate must be sued and evicted individually. If the owner loses because of any kind of slip in the procedural paperwork, the entire process must be restarted, which could take another year, and potentially another round of litigation. Similarly, the Ellis Act remains an active area of litigation, and because evictions can take a year or more to finish, changes to the law can happen unexpectedly after the process begins. On the other hand, many traditional eviction defenses such as retaliation or habitability complaints are irrelevant in an Ellis eviction because it is not conditioned on any default by the tenant or obligation of the owner. The Ellis Act always offers a chance to recover possession, but never a guarantee. A Complex Procedure City forms and regulations are subject to change without notice, and there are no safe harbors for owners. The owner is obligated to comply with the law as written, not as interpreted by the city, which may have different interests and priorities than owners. Although cities publish instructions and fact sheets to assist owners in the Ellis process, no tenancy should be terminated under the Ellis Act without an attorney’s supervision and review. Compliance with local Ellis requirements is intricate and complex. In Berkeley and Oakland, each tenant must first be served with a variety of individual
forms which inform them that the property is being withdrawn from the rental market, and where to find information concerning their tenancy rights. These forms also instruct tenants how to claim relocation extensions and benefits for age, disability, and low-income status. Then the local Rent Board must receive copies of the notices, with the dates pre-calculated for when the units will be vacant. The filing date must be chosen carefully to ensure that the future vacancy date does not land on a weekend or a holiday. All the papers should be filed together to ensure consistency. Adding to the logistical complexity, at least one form in particular requires notarization. Relocation Payments Berkeley and Oakland each require payment of relocation benefits, but in different ways. Oakland requires that the owner pay half the requisite amount directly to the tenants at the start of the process, and the remainder when the tenants move out. However, this can be challenging if there are unknown occupants in residence, making it impossible to actually name them on a check to begin with. Oakland rental property owners should make a concerted effort to determine the presence and identities of unknown occupants in their units, since failing to serve even an unknown occupant with their share of relocation payments could torpedo an Ellis eviction. In contrast, Berkeley requires owners to deposit the relocation payments directly with the Rent Board, which handles the distribution of the money thereafter. In either case, owners should check what the current relocation benefits are before starting the Ellis process. Protected Tenants For the next 120 days after serving notice of the Ellis termination, the tenants have an opportunity to claim elderly, disability, or low income status. Owners who receive requests for extensions to vacate under those grounds can request additional information, but the process to challenge the tenants’ claims are unclear. In an abundance of caution, many owners elect to grant the extension without contest, especially if other tenants are unlikely to vacate for another year
ONLINE
TENANT SCREENING EBRHA provides members with lowcost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of 2018, rental property owners can collect a maximum of $49.12 for an application fee.
MEMBER PRICING Basic Report*. . . . . $15 Bad Check Search. $10 SSN Search . . . . . . . $7 Criminal . . . . . . . . . $10 Verbal and Fax Reports.Add $20
*Includes TransUnion credit report, FICO score and eviction history. Sign-up required. Call EBRHA for details.
510.893.9873 | FAX 510.893.2906 www.ebrha.com TEL
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anyways. Tenants who receive extensions must continue to pay rent and comply with their lease terms, and may be evicted for just cause if they default on their obligations. Tenants may request notice if the property becomes available for rent in the future. Tenants who are elderly, lowincome, or disabled qualify for additional relocation payments in addition to the extended time to vacate. Approaching the Finish Line If all goes well, the owner should take steps to tie up the loose ends as tenants prepare to vacate. If a security deposit is held for the unit, the owner should undertake inspections to determine any deductions or refunds as usual. Oakland in particular has two extra steps: final payment of the remaining half of the relocation benefits to all occupants, and filing a certification of vacancy with the Oakland Rent Board once each unit is empty. Many Ellis evictions end in negotiated buy-outs which help ensure smooth transitions.
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A Complex Procedure This article is intended to generally illustrate the contours of the Ellis Act process in the East Bay, and is not intended to be an exhaustive guide. Many details have been omitted which cannot be overlooked in an actual Ellis filing. In some cases, the Ellis Act may not be necessary, such as when the owner intends to move into the property, or when the property is otherwise exempt from eviction controls. Always consult with an attorney before attempting to remove your property from the rental market under the Ellis Act. The attorneys at Fried & Williams LLP have assisted dozens of property owners throughout the Bay Area with Ellis Act terminations, buyouts, evictions, and litigation. For a consultation about whether the Ellis Act is right for you and your property, contact our offices today. RH
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© 2018 by Fried & Williams LLP. All Rights Reserved. The information contained in this article is general in nature. For advice on any particular matter, please consult with an attorney because the facts of your situation may be unique and the law changes from time to time. The author of this article, Matthew P. Quiring, is an associate at Fried & Williams who coordinates Ellis Act evictions.
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
market outlook
Local Market Proves Resilient What will 2018 bring to the multifamily real estate sector? BY GRANT CHAPPELL
A
s we look forward to another seller’s market in 2018, investors can not help but wonder how long these prices and rents can sustain such heights. The threat of heavier rent control and housing regulations both at a local and state level should give pause to buyer (and to some degree seller) investment decisions. The sales charts below tell a different story. With a volatile stock market ringing in the first quarter based on positive job news, there are still fears of inflation. Will 2018 serve as the tipping point for market correction? Who is Buying? With sales volume up and correspondingly high prices, some wonder who is buying all these properties. At NAI Norcal, we field that question often with new clients as we prepare a property for sale. We frequently see a mix of 12 RENTAL HOUSING
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deduction on their personal income taxes. Furthermore, it should bode well for values on 2- 4 unit properties as a way for a first time buyer to retain some tax shelter from the income of other units. Federal Updates With Jerome Powell set to take over from Janet Yellen as the head of the Fed, it seems we are due for additional rate increases this year, reflecting a continuation of Yellen’s policy of gradual rate increases that started in December 2015. In early 2018, yields on the 10-year treasuries were trading at four-year highs. If rates remain significantly higher than last year, it’s logical to expect prices to take a dip, as at some point an investor will not want to keep putting more money down to meet lender debt coverage requirements. I recently worked on a loan assumption on an 8-unit building not far from Oakland’s Lake Merritt. By assuming the loan, the sellers saved on their pre-payment penalty, and the rate was a touch better than what was available through other lenders. Based on conversations with three different lenders in February, I received mixed reviews on rate increases on loan products. One loan officer noted that a number of transactions are all cash due to high GRM and low Cap Rates. This means they do not always have a chance to compete for business and have kept rates at the same level since late last year. Two other lenders noted that they’ve seen a fairly substantial increase since last fall as they closely track the trailing 12-month Treasury average.
1031 Exchange buyers, as well as local and foreign buyers on any given deal. “Local” means Bay Area cities with high real estate values, including San Francisco. The East Bay continues to offer moderately higher Cap Rates than much of the Bay Area. With limited inventory for sale in East Bay, any given property when correctly priced will typically Rental Market Updates yield five to ten offers. Both Trulia and Zumper’s recent reports For much of 2017, tax policy and on the California rental market show associated impacts few signs of relief for weighed heavily on inves- “While single family renters. Zumper noted tors’ minds. At the end of home values and that five of the 10 most the day, 1031 remained commercial rents expensive rental markets intact and there was no are not directly tied in the U.S. are in Calichange to the Capital to the scope of this fornia. San Francisco, Gains rate. I personally article’s historical San Jose, Los Angeles felt it was fair in many direction, they and Oakland take the respects, especially to have an impact on #1, #3, #5 and #7 spot renters who now can apartment rents and, respectively with San utilize a higher standard ultimately, values.” Diego at #10 and Long
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Beach not far behind at #13. Both Trulia and Zumper note this reflects the high demand for housing in California rather than other attributes such as rent control, expensive (and lengthy) approval process for new projects, and high construction costs. These figures likely add fodder for groups pushing for more rent control on the state level. Trulia paints an intriguing picture observing that Oakland “suffered a 51% spike in median rental rates between 2012 and 2017” noting that 2012 was the year rents bottomed out. While this increase was the second highest in the nation, San Jose and San Francisco were not far behind with increases of 40% and 38%. When looking at these figures, it’s no wonder YIMBY (Yes In My Back Yard) groups have sprung up all over the Bay Area. In contrast, the vast majority of rental owners and managers I speak with have noted a slow down in rental demand and have had to lower asking rates or be more patient in finding the right tenant. While Oakland has 3,600 units in the construction pipeline, high construction costs will deter some developers to actually break ground. It’s clear that challenges remain to build our way out of the housing affordability crisis. 2 - 4 Units Alameda, Oakland and Berkeley posted exceptional gains in value in 2017, with Berkeley setting a new record high for average sales price on 2 to 4 unit properties. Both Oakland and Alameda came close to past records. With 35 sales transactions closing in Berkeley’s 4th quarter at an average of $1.4 million, I was floored seeing both peak activity and values to close out the year. Alameda posted 13 sales in Q4 at an average of $1.15 million, just a few thousand dollars shy of the record set in Q4 2015. Oakland finished the year with 100 sales in Q3 averaging $747,000, and 86 in Q4 at an average of $775,000, just shy of the record of $795,000 in Q2 2015. My team at NAI Norcal set a high mark in Rockridge in the 4th quarter, with a 4-unit building off of College Avenue selling at $2.4 million. We see a lot of first-
time buyers seeking to start ownership with a smaller multi-unit purchase, rather than a house, often outbidding investors for prime properties. 5+ Units Alameda and Berkeley nearly mirrored each other in volume with a slower third quarter (Q3) and robust fourth quarter (Q4). Alameda finished with $24.7 mil-
lion in Q4 volume and $412 per square foot and $310,000 per-unit averages. The per-unit and square foot averages set new records for Alameda. In Q4, Berkeley posted $29.4 million in volume, with at $497 per square foot and $346,000 per-unit averages. These Q4 metrics also set new records in Berkeley. One off-market Berkeley sale in particular in Q4 went for close to 18
transactions (2-4 units)
average sales price (2-4 units)
Source: NAI Northern California
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total volume (5+ units)
price per sq. foot (5+ units)
price per unit (5+ units)
Source: NAI Northern California 14 RENTAL HOUSING
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GRM and a low 3% Cap Rate, yet only $315,000 per unit. It seems some investors will pay for long term upside, even if GRM and Cap Rate make financing nearly impossible. Finally, Oakland closed out the year hovering near $100 million in sales volume. Oakland posted $107 million in Q3 sales volume at $282 per square foot with $220,000 per-unit averages. In Q4, Oakland had $91.7 million in sales volume at $297 per square foot with $236,000 per-unit averages. Oakland’s fourth quarter set new records in the “price per square feet” and “price per-unit” metrics, illustrating the continuation of a seller’s market. Conclusion In summary, the local market has proven resilient to higher taxes and heavier regulations on housing. Even with higher interest rates, I do not expect to see a dramatic shift this year as pricing is so far ahead from the depths of the recession. The stock market recently took nearly the largest drop ever in one day, but it would take several of those to erase the gains of the past few years, and the same holds true for real estate. The Bay Area and California are still so far behind in their housing needs that it will take years of new development to truly dampen investor demand for multiunit properties. If 2006 and 2007 are any guide, a market shift can happen gradually and then suddenly, but the fundamentals supporting current local real estate prices don’t seem to be shifting any time soon. RH
Grant Chappell is the Senior Vice President of NAI Northern California. After graduating from California Polytechnic State University in San Luis Obispo in 2003 with a degree in Business Administration and a minor in Spanish, Grant has worked exclusively in Real Estate. He can be reached at grant@nainorcal.com or 510-3364721.
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!
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FEATURE
HOW TO
GET IT
Do-it-yourself maintenance tips to help save time and money. BY KEVIN KNOBLES
DONE W
hat’s the number one way you can protect your income property investments? You guessed it: by properly maintaining them. Proper maintenance and the prevention of water intrusion are vital to a structure’s longevity, tenant health, and of course, your property’s resale value. It’s in your best interest to be proactive with your property’s maintenance. Surely, there is a long list of things you could be checking at different times and seasons of the year. If you had all the time, funds and access to the interiors of your properties, you could do it all. However, that’s usually not the case. Though not true of all property owners, some owners rarely make an effort to even look at the unit during the life of their tenant’s occupancy. Therefore, some owners don’t deal with maintenance issues until they’ve become a bigger problem. Either that, or the issue is found during the tenant turnover process. At that point, the problem has become much more extensive and usually significantly more expensive to correct. This situation is usually preventable by doing regular inspections and through better communication with tenants. As a building and maintenance contractor with nearly 20 years of experience, I’ll tell you about some more realistic approaches to maintaining your income property in a manageable way and setting maintenance goals you can actually accomplish.
Setting Up a Maintenance Program
Let’s take a closer look at what you should be doing if you only had the opportunity to review the property once a year. If you had to pick only one time of the year to do your annual
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each floor level of the unit. Combination smoke and carbon monoxide detectors are typically your best bet for these applications and are fairly inexpensive to install. Roofing — Roofs should be inspected annually, paying special attention to the flashings and sealants that keep them watertight. Roofs should be kept clean of foreign and plant debris that generally build up in the valleys and gutter areas. Flat roofs are especially susceptible to debris and leaves, especially if the building is around a lot of foliage. Drainage pathways need to be kept clean to prevent drain overflow, and in worst cases, roof failures due to the weight of water buildup. Gutters and downspouts — Proper operation of the gutters and downspouts is important for several reasons. A gutter system full of debris will not drain the water correctly and will cause backups and overflows of the gutters, often times spilling over onto sensitive areas such as siding and flashing terminations which are generally not designed for that. Bathroom moisture and ventilation — Good ventilation is necessary in all of the wet rooms of a home. Proper ventilation can prevent surface mold on the walls and ceilings of the bathroom. Older homes often only have windows that people leave closed on cold days, while current code in most areas now requires fan ventilation. Another key area of concern is the area directly in front of the tub/shower where the floor starts and the caulk/grout joint from tub/shower to the walls starts. These areas are especially susceptible to water intrusion if not properly maintained. Often, a shower or tub enclosure in lieu of a shower curtain can help prevent water from exiting the shower area. Signs of moisture or deteriorating caulking around a toilet base usually indicate a failed wax ring and should be addressed immediately. Exterior window and door sealants — Caulking and sealants play a very important role in the water tightness of a building. Exterior sealants are used throughout the exterior of a building at places like siding, around windows and doors, concrete expansion joints and more. It is a good idea to walk the exterior for any voids in the sealants and repair as needed. A high quality exterior polyurethane sealant or hybrid latex sealant works best and is worth its cost as they generally will flex and adhere better than standard latex or painter’s caulking with a much longer service life. Sink and water leaks — Pay close attention to the area underneath interior sinks. A small leak in this area can quickly damage the interior of a cabinet, and is often not easily seen due to its location. Look at the drain assembly, P-trap and water supply lines and check for any signs of active leaks. Check the overflow for proper operation. A good test is to fill the sink up all the way and then let it drain out. This puts the most pressure on the drain and its connections to simulate its day-to-day use. Water heaters and furnace HVAC system — While these typically will not directly affect you as the building owner, a poorly maintained HVAC system or filter, or a water heater kept
“Typically, I like to set aside a minimum of one hour per unit to carefully inspect and make notes of a property’s interior and exterior. After all, this is your time to see what’s changed since last year’s inspections.” inspection, I recommend the fall period after the leaves have fallen and before the major rains come. First off, you need to find out what to maintain, which means you need to conduct inspections of the building. So take your time, notify your tenants of the upcoming inspection schedule, making sure to follow the proper notification process and procedures spelled out in local and state laws. (Note: Entering rental units in California is allowed under certain circumstances. California law does allow entry to make necessary or agreedupon repairs, decorations, alterations, or other improvements, so rental owners should come to an agreement with tenants before conducting an inspection. Rental owners should consult with an attorney before entering any rental unit.) Don’t schedule it too far in advance. Give the minimum notification required by law and gain entry when scheduled. You want to see actual living conditions. Be prepared with a checklist or spreadsheet that easily identifies major issues (some good home maintenance checklists are available online). If you’re the forgetful type or more technology driven, use a phone app to help manage those inspection dates. This can also help in managing your maintenance programs when you have more than one property to inspect. Typically, I like to set aside a minimum of one hour per unit to carefully inspect and make notes of a property’s interior and exterior. After all, this is your time to see what’s changed since last year’s inspections. If you’re new to property ownership or unsure of exactly what you should be looking for, get some help. An experienced and qualified home inspector, general contractor or even handyman can be a great asset during your walk-through and can help identify problems you may not be aware of during this important time. EBRHA has listings on its website to help you find the perfect contractor.
Common Maintenance Issues
Here are some of the more common maintenance issues requiring attention and how to go about identifying and repairing these items correctly. Smoke detectors and carbon monoxide detectors — By law, you are required to install and maintain these in all residential structures. You need to supply one smoke detector per bedroom and any hallway servicing a bedroom. You are also required to install carbon monoxide detectors at a minimum of one per 18 RENTAL HOUSING
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at its highest setting does create additional stress on the equipment and in turn generally lowers its service life. So check the furnace filters and make sure the water heater is at medium temperature. This can also help eliminate scalding and burns to small children and sensitive skin areas. Most tank-style water heaters also need to be drained annually as mineral deposits will build up in the bottom of the tank and shorten the heater’s life while also exposing you to these deposits during use. Faucet aerators and filters — Get in the habit of unscrewing the faucet aerators and checking the filter. Remove the trapped mineral deposits and flush the faucet. This will help eliminate unnecessary exposure to mineral deposits such as calcium and iron. Geographic areas with hard water tend to have this problem more than others. Dryer duct ventilation — Dirty and lint filled dryer ducts are a common source of house fires. Lint and debris builds up in the ductwork causing loss of airflow and when the temperature rises, it can ignite the debris causing fires in the walls and more. A damaged lint screen on an appliance can also let lint enter the ductwork. Check the ducts and filters and have them cleaned if debris is noted. This applies to common laundry areas as well. Fire extinguishers — While some units may be required to install readily available fire extinguishers at several locations, it is also a good idea to install them even if you are not required. A local fire extinguisher used by a tenant can quickly stop a small fire from becoming a much larger one. Make sure the extinguishers are in good condition and are not out of date or void. Entrance and egress issues — You are required to provide a safe means of access and egress to the property. While it may have been okay when your tenant first moved in, over time, things change. A wood staircase may have rotted and is no longer a safe path of travel. Or a hand rail may have become loose and is no longer able to support its intended weight. There are also laws regulating safe access and egress, so make sure you are in compliance at all times. Exterior drainage — Look for stand-
UPCOMING WORKSHOPS FREE WORKSHOP
Rental Property Management (RPM) 103 D ATE & TIME SPEAKER PRICE TOPICS
WEDNESDAY, MARCH 21; 2:00 P.M. - 3:30 P.M.
Carmen Madden, EBRHA Board Member Members: Free; Non-members: $69 • Terminations • Notices • Security Deposits • Inspections
Everything Zero Waste D ATE & TIME SPEAKER PRICE TOPICS
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OaklandRecycles Team Free to Members & Non-Members Improving and increasing resident compost and recycling participation, Establishing and maintaining clean enclosures, Avoiding contamination surcharges, Managing successful Bulky Pickups
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Unless noted, all workshops are held at:
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ing water at or around the building foundation. If it’s still there 24 hours after a rain, the drainage needs to be addressed to eliminate the standing water and potential damage to the foundation and structure.
Make it Easy on Yourself
Doing annual check-ups of your property also provides you time to inspect the unit
for other issues, such as habitability and lifestyle issues that may affect the building or its neighbors. Are there additional tenants you’re not aware of? Are there pets that are not listed on the lease agreement? Is the property being used for illegal activities? Unfortunately, these things do happen and you should be aware if they are happening within your property. If you find yourself identifying issues
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during your walk-through, you will want to schedule repairs and make an effort to address them as soon as possible. Some items can be repaired while other items will need to be replaced in order to provide your tenants with a safe and habitable environment. A good contractor can help you in this evaluation. Items that require replacement and do not get replaced can grow into larger issues such as mold, fire and electric hazards, trip and fall hazards, and more. You may be responsible for these and possibly any legal issues that arise out of your neglect to repair/replace these items correctly or when notified.
You Get What You Pay For
It’s important to hire the correct people to do the job. There’s no industry more susceptible to the old adage of, “You get what you pay for” than in the construction and home improvement industry. So always remember to hire licensed and insured contractors when doing repairs. This will also ensure things are done to code and will provide you with some recourse if things don’t go as planned. It’s worth the money to do it right the first time, and building a trustworthy relationship with a well-qualified and experienced contractor is often key. When doing repairs, make sure permits have been obtained for work requiring permits and that the work is well documented. Some repairs may trigger additional code upgrades, so make sure you are taking that into consideration. Rebates may also be available for appliance and green upgrades, so always remember to check on available rebates in your area. Not only will you do your part in energy conservation, it will provide lower service and utility costs to you or your tenants. As a building owner, you are obligated to provide a safe and habitable structure, and just because you didn’t know about an issue does not mean that you are not responsible for it today. So don’t waste any more time! RH
The information contained in this article is general in nature. Consult with an attorney for any specific issue. Kevin Knobles is the General Manager with KMK Contracting. He can be reached at 925-292-8667 or kevink@ kmkcontracting.com.
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
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FEATURE
A BUIL
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BAD CASE OF LDING ODOR How to effectively get rid of obnoxious odors in your rental units. BY CLAYTON BARRY
T
reating malodors can be an expensive and complicated endeavor. Many odors, such as smoke, curry and urine, are especially difficult to treat. What’s worse, when these odors linger in an unoccupied apartment or home, they can chase prospective tenants or buyers away. When odors are heavy, they can also reach hallways and other common areas. Bad odors can also evoke a strong emotional response. An individual’s reaction to odor can be completely real and it can be highly subjective, even imagined. While there are many cleaning and deodorizing products for purchase, it is important to understand that there is no “miracle” product. Effective deodorization requires specific products and cleaning techniques that have been designed for each odor problem. Understand that masking agents which produce a pleasant fragrance to cover up a bad odor have shortterm effects. Instead of using masking agents, be sure that effective cleaning is an integral part of the real deodorizing process. An important fact to understand about odor is that it is comprised of many microscopic gas particles. These tiny particles are between .5 to 4.5 microns in size. To help understand how small that is, a human hair is 100 microns in diameter. The tiny size of odor particles explains how they can permeate porous materials. Furthermore, heat and moisture only exasperate this problem.
Smoke Odors
Heat causes smoke odor from cigarettes, cooking and fire damage to “set” the smoke. Here’s how it works: smoke is a byproduct of combus-
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Food and Cooking Odors
“When an indoor space is contaminated by smoke odor, all surfaces must be thoroughly cleaned using cleaning products made especially for smoke odor. The cleaning process must include ceilings, walls, floors, carpeting, draperies, blinds and even the HVAC system. Don’t miss the inside of cabinets or behind stoves and refrigerators.” tion, which also creates heat. Heat can cause structural materials to expand. As the pores in structural materials expand, the smoke particles penetrate. The particles become trapped as the expanded materials cool and contract. When you think about the heat that a raging fire can generate, it is easy to understand how expansion and contraction could be a factor. How about the smoke from a cigarette? Is this small amount of heat really a factor? Yes, even the slightest elevation in temperature by cigarette smoke can make an impact. Remember, we are talking about a microscopic world where measurements and temperatures are relative. If heat can lock in odor, then heat used in the cleaning process can help to unlock the odor particles. Cleaning crews should use cleaning detergents and rinse water that is as hot as possible to remove the smoke residue. When structural materials are re-heated they are able to expand and release the trapped particles. That is why professional cleaning companies also use “thermal foggers” to remove odor particles that remain after the first round of cleaning. These fogging machines heat the deodorization and treatment agents, turning them into a fog or gas. This treatment gas can go into the same cracks and crevices that the odiferous gas has penetrated. When an indoor space is contaminated by smoke odor, all surfaces must be thoroughly cleaned using cleaning products made especially for smoke odor. The cleaning process must include ceilings, walls, floors, carpeting, draperies, blinds and even the HVAC system. Don’t miss the inside of cabinets or behind stoves and refrigerators. Sometimes, a just cleaned and freshly painted apartment still has a lingering smoke odor because the cleaning of the HVAC system was overlooked, or the odor appears months later when the heating system is turned on. 24 RENTAL HOUSING
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Removing strong food and cooking odors is similar to the removal of smoke odors. Always use hot cleaning water with a grease cutting detergent. Clean all surfaces, and pull out and clean appliances. Clean the outside and inside of cabinets, have thermal fogging done if possible, and don’t forget the HVAC system.
Pet Urine Odors
There is perhaps no more bothersome odor in rental properties than pet urine, and it is the most difficult odor to control and eliminate. Over time, urine changes from a liquid to a salt. During this transition, it reacts with bacteria and produces gas. This is when it is the most odiferous. Each stage of urine requires a different treatment. So, depending on how many spots and what stage they are in, you will be applying different chemicals. A big challenge with a urine contaminated carpet is that the salt stage is considered dormant, but will be reactivated if it becomes damp or wet. That is why pet odors may become more discernible after carpet cleaning, even though it has been a year or two since pets were present. One of the problems with urine damage on a carpet is the fact that it will penetrate through the carpeting, the padding and into the sub-floor, which may be hardwood, plywood, manufactured board, vinyl or concrete. So, treating the surface fibers is seldom enough. Effective cleaning and deodorizing treatment may require work that is scheduled over a two-day period. Day one should consist of the following: cleaning the carpet surface, pulling up the carpet, cleaning the carpet backing, removing the cushion (pad), and treating the floor. On day two, you should follow these steps: seal the floor, relay new cushion, relay the carpet, and clean the carpet surface a second time. This is a lot of work and can be expensive, and unfortunately, there is no guarantee it will be 100% effective. It may even cost more than new carpet replacement. Thus, it is sometimes best to bite the bullet and replace the carpet and pad. If the floor is stained, be sure to clean and seal the floor before carpet replacement. For the occasional pet accident, the enzyme cleaning products available at the grocery or pet supply stores can do an effective job. However, it is smart to understand that even a small dog can produce several gallons of urine each year. Often, there will be many more accidents than you realize. To find the exact spot of these “accidents,” you can use a black light. It highlights ammonias in the urine residue on carpet fibers and is certainly more effective than using your nose or the touch test.
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Refrigerators
UPCOMING EVENTS Small Property Owners Roundtable D ATE & TIME M ODERATOR PRICE TOPICS
TUESDAY, MARCH 13; 4:00 P.M. - 5:00 P.M. Wayne Rowland, EBRHA Board President Free to members only An informal discussion on management issues and solutions
NEW! NETWORKING AT 9:30 A.M.
EBRHA Member Meeting D ATE & TIME SATURDAY, MARCH 17; 9:30 A.M. - NOON PRICE Free to EBRHA members only TOPICS Legal Q&A — Michael Shepherd, Shepherd Law Group Building Maintenance Issues — Kevin Knobles, KMK Contracting
LUNCH-N-LEARN
Benefits of Heat Treatment for Bedbugs & Mold D ATE & TIME THURSDAY, MARCH 22; 12:00 P.M. - 1:30 P.M. PRICE $20 — Includes lunch DETAILS Registration required by March 21
Member Networking Mixer D ATE & TIME LOCATION PRICE DETAILS
WEDNESDAY, MARCH 28; 5:00 P.M. - 7:00 P.M.
Grand Tavern, 3601 Grand Avenue, Oakland Free to Members (appetizers included, no-host bar) Mix and mingle with other EBRHA members, board, and staff at Grand Tavern.
Unless noted, all events are held at:
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Another source of bad odor in rental housing can occur when a refrigerator has been off for some time and food spoils. Luckily, you can remove the bad odor on your own following a few simple steps. To properly clean and deodorize a fridge, the unit needs to be unplugged. Next, pull the refrigerator away from the wall and remove the dust from behind and under the unit. If there is a drip tray, remove and clean it too. Then, apply a liquid cleaning chemical designed to combat protein odors to the refrigerator’s interior. Let the cleaner sit for 10 to 30 minutes, then towel dry the interior. You may need to purchase a protein cleaning liquid that can be applied as a spray. There are also smoke cleanup detergents available in liquid quart and gallon size. These products are formulated for different types of smoke, but are effective for refrigerator cleanup. The next step is to wash the interior of the refrigerator using water and a detergent with an oxygen booster. These detergents are available at any grocery or hardware store. Mix the cleaner with water and apply with a sponge. Let it sit for about five minutes and then towel dry. As soon as the refrigerator interior is dry, fill it with crumpled newspapers. Close the door and let the fridge sit overnight. The following day, discard the newsprint, turn the unit on and place an opened box of baking soda inside. Your refrigerator should be odor free. Other than finding a liquid cleaning product designed for “protein” odor, this is a very simple process and one that is a time proven.
Achieving Satisfactory Results It’s apparent that there is no one magic cleaning agent or process for all odors. Each stubborn odor requires its own set of cleaning and deodorizing treatments. By following the remedies I have presented, you should be able to achieve satisfactory cleanup results. RH Clayton Barry is a general contractor and Partner at SERVPRO of San Leandro and Belmont/ San Carlos. He has more than 30 years experience serving property owners and managers in the East Bay. He can be reached at 510-3522480 or servpro9332cab@gmail.com.
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COLUMN
esq. & a
Denial of Entry What can a rental owner do when tenants deny entry into a unit? BY MATTHEW QUIRING
Q
My tenant is not allowing me and my handyman into her unit. There is a leak in her ceiling, and I want to take care of it as soon as possible to prevent the problem from getting worse. However, after giving 24-hour notice to enter and hiring a handyman, she still won’t let us into the unit. I also get charged every time the handyman comes to the property. Can I pass on those fees to the tenant? How do I handle this situation?
A
California law allows a rental owner to enter a tenant’s unit on 24-hour notice to supply necessary 28 RENTAL HOUSING
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condition. A 24-hour notice is required to enter, but the tenant is not required to be present. If the tenant does not want to be disturbed by the repairs, you can schedule the repairs when the tenant is absent. If the tenant is actively obstructing the repairs by changing the locks and physically blocking entry to the unit, the tenant can be evicted for unlawfully denying the rental owner access to the unit. You should consult with an attorney before attempting any eviction on these grounds to ensure that you have sufficient evidence and have served the proper notices. Depending on where the property is located, you may have to give the tenant a warning notice first. If the tenant continues to deny access after receiving lawful notice to cease, you can sue for unlawful detainer and demand an eviction. You should expect to bear the costs of hiring the handyman, so make each attempt at repair count. If the tenant is being hostile and directly refusing the repairs, you may be able to recover the costs in small claims court, but only for the times your workers came out and were denied entry. It will be much harder to pin the responsibility (and therefore costs) on the tenant if it is just a matter of coordinating schedules. Repair costs will not be recoverable in an unlawful detainer lawsuit, and would have to be sought after the tenant moves out. Most tenants are difficult to find after they are evicted, making further claims against them impractical and unappealing once the eviction is complete. —MATTHEW
or agreed-upon services, or during an emergency. Although the seasons have recently been dry, the leak may well qualify as an “emergency” if it is not fixed before rain returns. Water penetration to the interior of a dwelling can obvi“If the tenant is ously produce multiple being hostile and cascading problems and severe structural damage, directly refusing the repairs, you may be so you are wise to be able to recover the concerned. costs in small claims Outside of an emercourt, but only for gency, repair of the leak is similarly a “necessary” the times your workers came out and service to maintain the were denied entry.” property in habitable
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QUIRING
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Matthew Quiring is an attorney with Fried & Williams LLP and can be reached at 510-625-0100 or www.friedwilliams.com.
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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 • Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area.
GET ACTIVE WITH EBRHA
Volunteer to Attend Rent Board & Council Meetings
•
construction—all under one company.
• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance. • Screening, evaluation, engineering, construction, city sign-off
CONTACT TINA BOCHEFF AT TBOCHEFF@EBRHA.COM FOR MORE INFORMATION
For inquiries, please contact Homy Sikaroudi, PhD, PE
Serving the East Bay
APPLIED WATERPROOFING SYSTEMS
Providing Waterproofing Services Since 1985
Commercial & Residential Buildings Balconies Walkways Garage Coatings
Decks Patios Driveways
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
march
april
WEDNESDAY, MARCH 7 Rental Property Management (RPM) 102 Topics include: • Rental agreements • Rent control vs. rent regulation • Mandatory information and disclosures • EBRHA’s rental agreement and addenda Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.
WEDNESDAY, APRIL 4 Rental Property Management (RPM) 101 Presented by Carmen Madden, EBRHA Board Member Topics include: • Habitability • Fair housing practices and tenant screening • Advertising your rental units Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m.
TUESDAY, MARCH 13 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.
WEDNESDAY, APRIL 10 & 11 Legislative Day in Sacramento — All Day Event Turn to back cover for more details
SATURDAY, MARCH 17 EBRHA Member Meeting Topics include: • Legal Q&A — Presented by Michael Shepherd • Prioritizing Building Maintenance Issues — Presented by Kevin Knobles, KMK Contracting Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon WEDNESDAY, MARCH 21 Rental Property Management (RPM) 103 Topics include: • Termination of tenancy • Notices • Inspections and security deposits • Abandonment Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m. THURSDAY, MARCH 22 Lunch-n-Learn — Heat Treatment for Bedbugs & Mold Presented by Andrew Mccully, PW Stephens Members: $20 (Includes lunch); RSVP required by March 21 12:00 p.m. - 1:30 p.m. WEDNESDAY, MARCH 28 EBRHA Member Networking Mixer Grand Tavern, 3601 Grand Avenue, Oakland Members Only; Enjoy hosted appetizers and no-host bar 5:00 p.m. - 7:00 p.m. THURSDAY, MARCH 29 Everything Zero Waste Presented by OaklandRecycles Team Topics include: • Improving and increasing resident compost and recycling participation • Establishing and maintaining clean enclosures • Avoiding contamination surcharges • Managing successful Bulky Pickups Free to Members & Non-Members 10:00 a.m. - 11:30 a.m.
EVENING EVENT THURSDAY, APRIL 12 Managing Roommates & Subtenants in Your Units Presented by Clifford Fried, Fried & Williams LLP Topics include: • Current laws of subleasing • Adding subleasing provisions 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 Topics include: • Rental agreements and addenda • Rent control vs. rent regulation • Mandatory information and disclosures Members: Free; Non-Members: $69 2:00 p.m. - 3:30 p.m. SATURDAY, APRIL 21 Member Meeting Topics include: • Legal Q&A — Presented by Brent Kernan, Attorney Networking: 9:30 a.m. | Presentation: 10:00 a.m. - Noon EVENING EVENT TUESDAY, APRIL 24 Managing the Owner Move-In Process Presented by Daniel Bornstein, Bornstein Law Topics include: • Just Cause and standard termination obligations • Expected time for termination process • Tenant relocation payment 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 Members Only; Enjoy hosted appetizers and no-host bar 5:00 p.m. - 7:00 p.m. FRIDAY, APRIL 27 Lunch-n-Learn: Asset Protection Strategies for Rental Owners Presented by Harry Barth, 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 and pay, visit ebrha.com/calendar 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. 32 RENTAL HOUSING
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Oakland RENT ADJUSTMENT PROGRAM FEE
UPDATE: 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
2017-18 (2.3%) A CPI increase of 2.3% becomes effective on July 1, 2017. 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 ‘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 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 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
Richards Law John Richards | 925-231-8104 www.richards-legal.com The Evictors Alan J. Horwitz | 510-839-2074
ACCOUNTING & TAX
The Lee Accountancy Group, Inc. Jong H. Lee, CPA | 510-836-7400 jhlee@theleeaccountancy.com
The Shepherd Law Group Michael Shepherd | 510-531-0129 www.theshepherdlawgroup.com
Martin Friedrich, CPA 510-895-8310 www.besttaxcpa.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com ATTORNEYS — LAND USE/CONDO CONVERSION
APPLIANCE SALES & PARTS
Appliance Parts Distributor Mike De Fazio | 510-357-8200 www.apdappliance.com
Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bkjf.com
APPRAISERS
Access Appraisal: Apartment Specialists Joe Spallone, MAI | 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts | 415-990-0025 www.markwattscommercialappraisal.com ARCHITECTURE
InsideOut Design Pennell Phillips | 510-655-1198 www.aboutinsideout.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.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 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 www.oaklandchamber.com
ATTORNEYS — EVICTIONS/PROPERTY OWNER DEFENSE
Beckman, Feller & Chang P.C. Fred Feller | 510-548-7474 www.bkjf.com Bornstein Law Daniel Bornstein | 510-836-0110, x1007 www.bornsteinandbornstein.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 First Foundation Bank Michelle Li | 510-250-8133 www.ff-inc.com Luther Burbank Savings Gabriel Basso | 510-601-2400 gbasso@lbsavings.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
Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com
Sincere Home Decor Hei Chan | 510-835-9988 www.sincerehomedecor.com
Harding Legal Elva Harding | 415-967-7570 www.edhlegal.com
Urban Ore Marylou Van | 510-841-7283 www.urbanore.com
Jack Schwartz, Attorney at Law Jack Schwartz | 650-863-5823 jwsjr1220@comcast.net
CABINET DOOR RESURFACING
Northern Contours Charlene Hall | 866-344-8132 www.northerncontours.com
Burnham Brown Charles Alfonzo | 510-835-6825 www.burnhambrown.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com
Ericksen Arbuthnot Jason Mauck | 510-832-7770 www.ericksenarbuthnot.com
Law Offices of John Gutierrez John Gutierrez | 510-647-0600, x2 www.jgutierrezlaw.com
Fried & Williams LLP Clifford Fried | 510-625-0100 www.friedwilliams.com
Legally Mine Tyson Rollins | 801-770-1430 tyson@legallymineusa.com
Law Offices of Bill Ford Bill Ford | 415-306-7840 www.billfordlaw.com
Miller Property Law Inga Miller | 925-402-2192 www.millerpropertylaw.com
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com
Law Offices of Brent Kernan Brent Kernan | 510-712-2900 bkernan@aol.com
Richards Law John Richards | 925-231-8104 www.richards-legal.com
All Buildings Contracting & Development Rick Quinn | 510-545-9016 rickquinn55@gmail.com
Law Offices of Elaine Lee Elaine Lee | 510-848-9528 www.elaineleeattorney.com
Zacks, Freedman & Patterson, PC Lisa Padilla | 415-956-8100 www.zfplaw.com
APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com
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CLEANING
Lintz Cleaning Joshua Lintz | 415-264-8780 www.lintzcleaningsf.com The Sisters Home Services Cinara Neukirchen | 925-876-4286 www.thesistershomeservices.com CONSTRUCTION
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
Bay to Bay Garage Doors Robert Bruce | 925-872-5324 www.baytobaygaragedoors.com R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.com ELECTRICIANS
Momentum Electrical Contractors Tom Grealis | 888-280-0794 www.momentum-electric.com Thomas Electric Co. (TEC) Thomas Hurtubise | 510-814-9387 www.tecelectric.net
ELEVATOR REPAIRS
Paramount Elevator Corp. Mark Pipoly | 510-835-0770 www.paramountelevator.com FINANCIAL PLANNING
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
Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com San Francisco Heating and Cooling Pablo Richards | 415-286-2540 sfheatingandcooling@yahoo.com HOUSING SERVICES
Hamilton Family Center – First Avenues Mayo Lunt | 510-763-8540 www.hamiltonfamilycenter.org
Abode Services Audrey Kwon | 510-657-7409 x232 www.abodeservices.org 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 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
CSC ServiceWorks Stacy Weaver | 800-954-9000 x54313 www.cscsw.com Excalibur Laundries Richard Lisowski | 510-872-1664 www.excaliburlaundries.com ebrha.com
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vendor directory Innovative Coin Cheri Guffey | 510-259-1494 www.innovativelaundry.com
Roto-Rooter Martin Alvarez | 510-755-1262 sanactma@aol.com
PWS, The Laundry Company Herb McKay | 650-871-0300 www.pwslaundary.com
Water Heaters Only, Inc. Yana Carpenter | 800-835-5946 www.waterheatersonly.com
LEAD, MOLD & PEST MANAGEMENT
Alameda County Healthy Homes Dept. Larry Brooks | 510-567-8282 larry.brooks@acgov.org or aclppp.org
PRIVATE INVESTIGATIONS
LITIGATION SUPPORT SERVICES
Sam Brown Investigations Sam Brown | 415-621-5918 www.sambrowninvestigations.com
SpottCheck Consulting Susan Spott | 510-816-1452 www.spottcheck.com
PRIVATE PROFESSIONAL FIDUCIARY
LOCKSMITH EVICTION SERVICES
Noel Parker, Fiduciary Noel Parker | 510-260-3520 www.noelparkerfiduciary.com
Golden Gate Locksmith Co Ralph Scott | 510-654-2677 kgglocksmith@yahoo.com
PROPERTY LEAK DETECTION
PACKAGE LOCKERS & DELIVERY MANAGEMENT
AquaTrip brought to you by GSFM Jeff Maloney | 916-933-9554 www.buyaquatrip.com
Smiota Inc Waheed Rasheed | 408-332-1352 www.smiota.com
PROPERTY MAINTENANCE
PAINT
A-One Construction Eva Morrissey | 510-347-5400 www.a-oneconstruction.com
BEHR Paint Nick Mounts | 415-416-0994 www.behr.com The Sherwin-Williams Co. Sean Callahan | 925-932-3363 x134 www.sherwin-williams.com PAINTERS
Majestic Painters Nick Capurro | 925-336-0526 www.majesticpainters.com
KMK Contracting & Property Services Kevin Knobles | 925-292-8667 www.kmkcontracting.com SYNCrew John Cranston | 415-968-1593 www.syncrew.com
Alameda Co. Vector Control Services Daniel Wilson | 510-567-6826 daniel.wilson@acgov.org Burge Pest Control Rich Crawford | 888-292-7378 www.burgepest.com
PROPERTY MAINTENANCE SUPPLIES
Ferguson Enterprises, Inc. Jermane Griffin | 916-752-7608 jermane.griffin@ferguson.com PROPERTY MANAGEMENT
California American Exterminator Tami Stuparich | 831-338-4800 www.calamericanext.com Terminix Robert Sater | 510-489-8689 www.terminix.com
Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com Bay Property Group Daniel Bornstein | 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner | 510-428-1864 www.beaconprop.com
Western Exterminator Company Steve McHenry | 510-606-0602 www.westernexterminator.com PLUMBING/WATER HEATERS
Albert Nahman Plumbing & Heating Albert Nahman | 510-843-6904 www.albertnahmanplumbing.com Fast Water Heater Company Michael Kirk | 866-465-7442 www.fastwaterheater.com
Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com Canyon Pacific Management Tom Scripps | 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon | 510-834-0782 www.cedarproperties.com
L. J. Kruse Co. Beth Baldwin | 510-644-0260 www.ljkruse.com
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APT Maintenance, Inc. Keith Berry | 510-747-9713 www.aptmaintenanceinc.com
PROPERTY MAINTENANCE SOFTWARE
PEST & VECTOR CONTROL
36 RENTAL HOUSING
POWER WASHING
Golden Gate Pressure Wash Gustave W. Link | 415-935-3160 www.ggpw-6c.com
Crane Management Kit Crane | 510-918-2306 ebrha.com
www.cranemanagment.net The Enterprise Company William McLetchie | 510-444-0876 www.theenterpriseco.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
Advent Properties, Inc. Benjamin Scott | 510-289-1184 www.adventpropertiesinc.com ARA Pacific Mike Colhoun | 415-273-2177 www.arausa.com Better Homes and Gardens Real Estate Serenity Thompson | 415-846-6957 serenity.thompson@bhghome.com Better Homes Realty Rene Mendieta | 510-388-4092 rmendieta@att.net
vendor directory 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 steve@edringtonandassociates.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
RENT CONTROL CONSULTANTS
Bay Property Group Cristian Villarreal | 510-474-7404 cristian@baypropertygroup.com Big City Property Group Jill Broadhurst | 510-838-0655 www.bigcitypropertygroup.com Edrington & Associates Steven Edrington | 510-749-4880 steve@edringtonandassociates.com Rent Board Matters Liz Hart | 510-813-5440 liz.hart1801@gmail.com 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
Property Counselors Link Corkery, Inc. Nadine Corkery | link@linkcorkery.com www.pclclink.com
All-Guard Alarm Systems Sean Cooke | 510-909-7230 www.allguardsystems.com
Red Oak Realty Vanessa Bergmark | 510-292-2000 vanessa@redoakrealty.com
Detect All Security & Fire Amy Roither | 510-835-4100 www.detectall.com
Seville Real Estate and Management Maya Clark | 510-610-7699 www.homesbyseville.com
R & S Overhead Garage Door Sean Boatright | 510-483-9700, x14 www.rsdoors.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
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 SMOKE-FREE HOUSING
Alameda County Tobacco Control Coalition Tamiko Johnson | 510-208-5916 tamiko.johnson@acgov.org 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 Bay Area Waste Services Peter Gella | 510-788-0462 www.bawaste.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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MARCH 2018
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RENTAL HOUSING 37
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PRODUCTS & SERVICES APPLIANCE PARTS & SALES
Appliance Parts Distributor. . . . . . . . . . . . . . 5
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The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 21
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Shepherd Law Group. . . . . . . . . . . . . . . . . . 30 BUILDING MATERIALS/HARDWARE
Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 CARPETING & FLOORING
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.
Bay Area Contract Carpets, Inc.. . . . . . . . . 27 CONSTRUCTION
West Coast Premier Construction. . . . . . . 31 ENGINEERS
Earthquake and Structures, Inc.. . . . . . . . . 29 West Coast Premier Construction. . . . . . . 31 HOUSING SERVICES
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
Abode Services. . . . . . . . . . . . . . . . . . . . . . . . 11 INSURANCE COMPANIES
Jain Williams—State Farm. . . . . . . . . . . . . . 31 LAUNDRY
Innovative Coin . . . . . . . . . . . . . . . . . . . . . . . 31 LENDERS
JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 10 PLUMBING
Albert Nahman Plumbing . . . . . . . . . . . . . . 29 PROPERTY MANAGEMENT
Maisel. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 PROPERTY MANAGEMENT & SALES
Beacon Properties. . . . . . . . . . . . . . . . . . . . . 27 REAL ESTATE BROKERS
CBRE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 RENT BOARD CONSULTANTS
Liz Hart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 RESTORATION
SES Restoration Inc.. . . . . . . . . . . . . . . . . . . 20 ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 29 General Roofing Co. . . . . . . . . . . . . . . . . . . . 27 WASTE & RECYCLING MAINTENANCE
Bay Area Bin Support. . . . . . . . . . . . . . . . . . . 3 WATERPROOFING
JOIN TODAY! CALL 510-893-9873 OR GO TO WWW.EBRHA.COM/JOIN 38 RENTAL HOUSING
| MARCH 2018 |
ebrha.com
Applied Waterproofing Systems . . . . . . . . 31 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
HAVE 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 about issues in the state. Training provided.
LEGISLATIVE DAY EVENTS TUESDAY, APRIL 10 (ATTENDANCE OPTIONAL) 9:30 am – 12:00 pm: Legislative Briefing 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
RSVP AT EBRHA.COM/LEGISLATIVE-DAY OR CALL 510-893-9873