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Housing E A S T B AY R E NTA L H O U S I N G A S S O C I ATI O N | M AY/J U N E 2 022 | $ 9. 9 5

Rental properties KEEP IT OR LEAVE IT?

Hiring

RELIABLE CONTRACTORS

Building Great Renter Relations

& GOOD BUSINESS

SERVING AL AMEDA AND CONTR A COSTA COUNTIES MAY+JUNE 2022 / EBRHA.COM 1

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JUNE 22-24

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Contents

Features

22 REIMAGINING

OUTDOOR AMENITY SPACES

The pandemic has afforded owners and operators the opportunity to rethink their outdoor amenity offerings.

26 RENTER RETENTION

– PRACTICAL ADVICE FOR RENTER SATISFACTION The No. 1 reason to go the extra mile to keep renters happy is simple: Renter turnover is costly.

2 MAY+JUNE 2022 / EBRHA.COM

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M AY/J U N E 202 2

EAST BAY RENTAL HOUSING ASSOCIATION Volume XXVII Number 20 | May/June 2022 EBRHA OFFICE

3664 Grand Ave., Suite B, Oakland, CA 94610 TEL 510.893.9873 | FAX 510.893.2906 ebrha.com CHIEF EXECUTIVE OFFICER

Derek Barnes aemail@ebrha.com | 510.893.9873 ext. 407 COMMUNICATIONS AND MEDIA RELATIONS

Ash Sukumar communications@ebrha.com | 510.893.9873 ext. 404 ADVERTISING AND MEMBERSHIP SALES

Danielle Baxter sales@ebrha.com | 510.893.9873 ext. 403 MEMBER SERVICES AND SUPPORT

Damon Rothgeb membership@ebrha.com | 510.893.9873 ext. 414 FACILITIES AND EVENT SCHEDULING

Shani Brown shani@ebrha.com | 510.893.9873 ext. 406 PROGRAM OPERATIONS AND ENGAGEMENT

Jennifer Wood jennifer@ebrha.com | 510.893.9873 ext. 413 BILLING AND ACCOUNTING

Chris Welton accounting@ebrha.com | 510.893.9873 ext. 405 EBRHA OFFICERS PRESIDENT Wayne C. Rowland FIRST VICE PRESIDENT Luke Blacklidge TREASURER Chris Moore SECRETARY Brent Kernan EBRHA BOARD OF DIRECTORS

Wayne C. Rowland, Luke Blacklidge, Chris Cohn, Lazandra Dial, Brent Kernan, Carmen Madden, Chris Moore, Courtney Morse, Fred Morse, Joshua Polston, Jack Schwartz, Aaron Young PUBLISHED BY

East Bay Rental Housing Association PUBLISHER Derek Barnes EDITOR Michelle Gamble ART DIRECTOR Bree Montanarello

STAY CONNECTED WITH EBRHA Call: 510.893.9873 Membership Questions: membership@ebrha.com Visit: ebrha.com Share Your Feedback: editor@ebrha.com Advertise: sales@ebrha.com Read: issuu.com/rentalhousing Learn: ebrha.com/faq Ask: ebrha.com/submit-your-questions Participate: web.ebrha.com/events GET SOCIAL @ebrha_rentrospect facebook.com/EastBayRentalHousingAssociation @EastBayRHA

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. Rental Housing is published bimonthly for $9.95 per issue by the East Bay Rental Housing Association (EBRHA), 3664 Grand Ave., Suite B, Oakland, CA 94610. 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 bimonthly, 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 Bay Central Printing Company. ©2022 by EBRHA. All rights reserved. MAY+JUNE 2022 / EBRHA.COM

Contents M AY/J U N E 202 2

Departments 6 8 9 10 11 14 16 18

EBRHA AT WORK Letter from EBRHA President Wayne Rowland CALENDAR EBRHA events and other happenings ABC’S OF TRASH TIPS FOR YOUR TENANTS The Bay Area Bin Support field techs share tips WELCOME Letter from the CEO, Derek Barnes INFORM When is it time to keep your rentals or sell them? EDUCATE Renter Compliance – Preventing and Managing the Eviction Process CONNECT Tips to find reputable contractors ADVOCATE Legislature’s “LANDLORD” Wordplay, Wit or Weapon? Hacks to improve curbside appeal

30 SUPPLIER DIRECTORY 34 LAST LOOK

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EBRHA at Work A M E S S AG E TO C I T Y CO U N C I L F R O M WAY N E R O L A N D

Despite numerous outreach attempts by EBHRA, only two Oakland Councilmembers (Kalb and Taylor) made attempts to reach out to EBRHA to discuss the impact of Councilmember Fife’s propose cut of the city’s allowable 6.7% increase. Council passed the ordinance May 31, 2022 to permanently cut the formula (60% of CPI) and cap it at 3% by a vote of 6-2.

Wayne Rowland

Wayne Rowland, EBRHA Board President, delivered a strong message to City Council on behalf of rental property owners.

On average, rents in Oakland have been declining steadily since 2016, but rental operating costs have been rising significantly due to much higher inflation the last 12 months. [Source: Zumper]

6 MAY+JUNE 2022 / EBRHA.COM

May 24, 2022

Honorable Councilmembers: I am writing to express my opposition to the recent proposal by Councilmember Carroll Fife to change how Oakland’s annual rent adjustment is calculated. The cpi adjustment as it is currently calculated is the longstanding result of collaboration and agreement among tenants, housing providers and the City of Oakland. It should not be lightly dismissed because of the result of a single year’s rate of inflation. In 2001 Oakland’s City Council convened a committee of stakeholders to address what it felt were needed changes to its then Rent Arbitration Program. The arbitration program, which began in 1980 by capping rent increases at 10%, was Oakland’s response to the double-digit inflation of the day, which peaked at 13.55% that year. The committee, which met frequently, consisted of representatives of tenant advocacy groups, rental housing providers and members of Oakland’s City Council. At the conclusion of its work, most if not all the recommendations made by the committee were adopted into law by the Oakland City Council and remain to this day as bedrock provisions of Oakland’s Rent Adjustment Program. The cpi adjustment is one of those provisions. Prior to the current cpi adjustment, the rate of increase was set annually by the City Council in a raucous, highly politically charged annual public meeting. A process that all stakeholders agreed needed to change. The cpi adjustment, which took politics out of the process, is the result of that agreement. Councilmember Fife’s proposal, which would reintroduce politics back into the equation, could not come at a worse time for Oakland housing providers. Through the Council’s own actions, many have not received rent on fully occupied units for more than two years. Under the misnomer of an “eviction moratorium,” a “Rent Payment Moratorium,” allowing any renter, whether impacted or not by the COVID-19 pandemic, to without explanation stop paying rent, remains the Council’s main policy response to the pandemic. Meanwhile, all the costs of providing housing, i.e., water, sewer, gas, electric, garbage, insurance, repair services, and other fees, are rising in double digits. Even the existing cpi increase begins to look like thin gruel for housing providers trying to keep up and remain viable in Oakland. The current proposal before the Council to reduce the adjustment to below the cpi is a bad idea. It not only reinjects politics into the process, but it also undercuts years of precedent that has created stability and predictability in the annual adjustment process. Precedent matters. At a time when the Council has just rewarded itself a generous 6.3% pay raise, this is no time to break long-standing precedent and reinject politics into the annual adjustment. Doing so would be unjust and further deny Oakland’s rental housing providers the financial lifeline they need to continue in the essential business of serving the City’s housing needs. I urge the Council to reject the proposal currently before them. Sincerely,

Wayne C. Rowland EBRHA Board President MAY+JUNE 2022 / EBRHA.COM

05 06

Calendar

F I N D T H E L AT E S T E B R H A E V E N T S & R E G I S T E R AT W E B . E B R H A .CO M / E V E N T S

JUNE 9 4-5 PM Community Mediation Service Presented by SEEDS JUNE 14 2-3:30 PM The Roundtable Presented by EBRHA Board President, Wayne Rowland JUNE 16 2-3:30 PM The Forum Preparing Your Property for Sale Presented by Dan Lieberman, housing expert JUNE 23 2-3:30 PM Lead Abatement Presented by Alameda County Healthy Homes Dept. JUNE 28 3:00-4:30 PM Monthly Member Updates and Q&A Presented by Robotics Home Automation 8 MAY+JUNE 2022 / EBRHA.COM

JUNE 30 3-4:30 Ready to Sell Presented by John Caronna

JULY 4 Independence Day JULY 5 2-3:30 PM Asset Protection Presented by Harry Barth, ESQ of Barth Calderon JULY 6 3-4:30 PM Rent Adjustment Program (RAP) Updates, Presented by Marvin Nettles JULY 12 2-3:30 PM The Roundtable, Presented by EBRHA Board President, Wayne Rowland JULY 21 3-4:30 PM Member Orientation EBRHA staff

NON-EBRHA EVENTS

IF YOU WOULD LIKE TO PITCH AN EVENT FOR THE CALENDAR, PLEASE EMAIL EDITOR@EBRHA.COM

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JUNE 8 2-3:30 PM Bet Your Assets Pet Screening Presented by Victoria Cowart of Pet Screening

ABC’s

of Trash Tips for your Tenants The Bay Area Bin Support field techs share tips they feel would be most helpful to keep trash areas clean and organized. 1. Ask tenants to double or triple knot trash to avoid spillage. It’s much easier to keep a clean and sanitary trash room when landfill waste is bagged and sealed correctly. Avoiding trash spillage helps keep away rodents and foul odors. 2. Breakdown boxes. Encourage and remind your tenants to always break down boxes before disposing of them in the recycle bins. Since the pandemic started, there has been an increase in online ordering leading to a much higher volume of cardboard boxes in trash areas. A lot of trash spillage and overflow is caused by space not being utilized properly in the bins due to bulky boxes. Post signage in the trash rooms and continuously send communication reminding tenants that boxes must be broken down. Leave twine or duct tape readily available in trash area so that tenants can bundle and stack cardboard when there isn’t sufficient space in the recycle bin. The recycle company will still collect bundled recycle if stacked neatly on top or next to bins. 3. Compost correctly. The new law SB1383 took effect this year with the goal of keeping compostable materials and food out of landfills. Multifamily owners are among those affected by this new law. Food scraps, yard trimmings and

plant debris, and food-soiled paper products are all compostable. Food service-ware should be Compostable - BPI Certified Products. Remind tenants not to use plastic bags to bag up and dispose of their compost materials as this will be considered contamination and collection service may be refused. BPI Certified Compostable bags are available for purchase. Pizza boxes should be placed in a compost bin instead of the recycle bin. 4. Diversion. Encourage tenants to make full use of the recycle and compost bins available to them to help keep waste out of landfill. Use signage so that tenants know the proper bins to use. Have sufficient recycle and compost bins available for tenants even in common areas around the property. Make a

list of commonly mistaken recycle items such as Styrofoam, electronics, clothing and plastic bags to avoid contamination notices and refused collection service. Contamination in recycle and compost bins which lead to refused collection service can have a domino effect in your trash area for weeks to come. 5. Education. Send continuous communication, reminders and place signage around common areas to always encourage tenants to be active partners in the waste program efforts on the property. We have noticed that taking out the trash is often a chore given to children who may not know where to properly dispose the trash, recycle or compost. Ask parents to remind their children proper disposal instructions. MAY+JUNE 2022 / EBRHA.COM

Welcome E

A LETTER FROM EBRHA CEO DEREK BARNES

Over the years, EBRHA has built a strong working relationship with Oakland HCD and Rent Adjustment Program (RAP). We have always been available to city council members to discuss the challenges of rental property owners and renters, as well as proposed solutions when needed. However, only two city council members have reached out to EBRHA to discuss Councilmember Carroll Fife’s proposal to change and cap the formula for determining the allowable rent increase in Oakland. If obtaining a balanced perspective from small, community-based independent rental operators was important, city council should have engaged in more outreach before taking the drastic step to approve Fife’s proposal in the May 31, 2022 City Council meeting. During the week leading up to the City Council meeting, EBRHA took extraordinary steps to directly communicate with Councilmembers, educate owners through ads and direct mail campaigns, activate our member base via alerts, and garner support from other pro-housing organizations. Thank you to all EBRHA members and partners who helped advocate and amplify our collective response. Our opposition was loudly heard. In the end, Councilmember Loren Taylor’s amendment to Fife’s proposal to achieve a more fair and balanced approach for all sides was rejected. Fife’s ordinance passed with six votes – Gallo opposed, and Taylor abstained. 10 MAY+JUNE 2022 / EBRHA.COM

It’s time to deliver some hard truth to Councilmembers. Let’s continue to push and make strong points about the unintended consequences of capping annual increases to 60 percent of CPI with a cap of 3 percent: • More small rental property owners will get out of the business entirely OR choose to exit the local rental housing business and invest in geographies that make it easier to do business. This is a disturbing and continuing trend, and the data is irrefutable. The most vulnerable owners are under-resourced – primarily women, BIPOC, retirees, and our elderly. • More rent-controlled units that are older properties will be owned and managed by faceless investors, absentee owners and large investment companies with no roots or interest in the community where they own housing assets. • Housing will become less safe and maintained as owners will have no choice but to minimize other expenses to offset rising operating costs due to high inflation. Owners will defer maintenance, security and improvement projects that increase the quality of habitability, security and safety for residents. So, while Oakland City Council might think a “protenant agenda” gets political wins and votes in the short term, the bottom line is that they’re not focusing on strategic priorities that affect long-term change, innovation and transformation in housing. They’re shifting the burden of inadequate living wage policies, public safety, departmental accountability, and housing programs for increased production onto struggling small property owners. There’s a lot of talk about equity and social justice. The truth is that after decades of “progressive policies,” the Black and African American population in Oakland has decreased by more than 40 percent since the ’80s. Many of these residents were property owners. We’re losing generations of Oaklanders who are being replaced by more affluent renters and owners who are not deeply attached to our city’s history and cultural vibrance.

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BRHA’s 1,600 members own and operate almost 45k rental units throughout Alameda and Contra Costa counties. Eighty percent of our members are small business owners operating 10 rental units or less, 50 percent are womDerek Barnes en, over 45 percent are POC, and about 20 percent are owner-occupants. Many members inherit property, are first-time rental investors or immigrants, and will often reside in space within their investment property to make home ownership economically feasible.

Inform LOVE IT OR LIST IT

When to Sell or Keep Rental Properties

eciding to keep or sell a property isn’t quite as easy as loving or “falling out of love” with it. Many factors need to be considered before making the choice to give up or keep your property. Issues include myriad market forces such as interest rates, economic development, personal life changes, and others. Property owners must take one or several of these concerns into account before making the choice about selling or keeping their rentals. Financial experts say that property owners need to keep an eye on the

By Ryan Tucker economy and financial impacts, not just in general, but also specific things that come up in the region where the property is located. A shift in the neighborhood might prompt you to consider selling. Home values in the region can decline when neighborhood stability decreases or crime rises. The only time to hold onto a property in this situation is to know about future planning. Different areas in cities and towns often go through phases when it comes to development and redevelopment. It’s important to keep an eye on local politics and city planning.

If you happen to own a home in which the neighborhood is going downhill, but also know the city or county has plans for revitalization and redevelopment, then it’s best to consider the effect on property values. You wouldn’t want to sell a rental in an area expected to become the next city center or where something like a sports complex or arts center is being built. Redevelopment means more money in your pocket whereas a rental in an area in decline might be better to sell before property values plummet. MAY+JUNE 2022 / EBRHA.COM

Other economic factors can impact your decision too. It can be a positive change where big industries and corporations are moving into an area, which means more demand for housing. “If the area is experiencing a large net inflow of new residents, a large business like Google or Apple decided to open headquarters there, or some other big economic development news that makes your area more appealing to live in matters in your decisions,” said Marina Vaamonde, owner and founder of the Texas-based company HouseCashin. “If the area is experiencing a large outflow of residents, unemployment increases, and companies start to leave the area, you should think about selling because the long-term economic health of the area looks poor.” “Is the property giving you a positive cash flow?” asked Alex Ferro, a real estate agent and investor based in Chicago. “Do you have long-term renters who are not giving you any major issues. Is the neighborhood improving? How are the schools and growth happening? If the property is in an area that has a lot of potential growth then you should keep the property. Rental property will continue to appreciate, and rental incomes will most likely increase as well as the asset’s value. In an overall scenario these changes are all win-win.” Elena Jones, a personal finance expert from Jar Financial based in Los Angeles, said, “I believe two factors influence the period of sale. The first is that if individuals reside in a particular region where leaseholder popularity for their designated area is significant, it is probable that they will be able to demand higher rental income. 12 MAY+JUNE 2022 / EBRHA.COM

This also implies that other shareholders or vendors see the potential and may be inclined to purchase the estate. The second aspect would be that rising rents are not paying for the cost of levies, utility services, and general liability due to increased rates. Alternatively, perhaps unanticipated repair costs are wreaking havoc on the owner’s savings account. If they’re figuring out that their ROI is steadily declining, it may be important to consider their assets.” FINANCIAL SENSE If you’re in the rental business strictly on an investment basis then it’s prudent to watch the market value and interest rates. Like any business you probably don’t have a personal feeling about the property per se. Yes, you care about your renters, but it’s your bottom line, and all financial impacts ultimately affect you. So, it’s practical to watch the ups and downs and assess your investment. Starting strictly at the fiduciary level, consider the overall picture. “Economically, keeping the property is an asset,” said Ferro. “As the prop-

erty is rented and the renter is paying rent, the outstanding debt is being paid by the renter and the homeowner would be receiving some cash flow. Not only is the cash flow on a monthly basis an extra income, the property is also appreciating and principal debt is being paid down, all by the renter. Essentially, the homeowner is winning in all scenarios here as they not only get cash, they get a house to sell in the future, and as time goes by the debt gets wiped out. Although there are market fluctuations, real estate in the long term has always appreciated.” Buying or selling when you’re an investor doesn’t always have to be influenced by outside forces. “My decision to sell is typically based on the asset, and not the overall market conditions present,” said Hanna John Azar, a property owner of San Francisco-based rentals and broker-associate at Compass Commercial. “I tend to buy properties that are below replacement costs, where I can add value. However, it is always best to sell in a seller’s market. In investment real estate this can mean that Cap Rates are trending lower. Days on the market for

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continued from page 11

comparable properties are not over 50 days, and that there is an ample amount of buyers in the marketplace.” “You can sell the rental property profitably if the current value of the rental property is significantly higher than the cost of its acquisition previously,” explained Luke Lee, managing partner at Ever Wallpaper based in the UK. “Just make sure to account for the mortgage interest expense you have paid previously in computing the total acquisition cost of the real estate property. In some cases, selling the rental property gives you higher profitability than renting it out to renters monthly. Based on research, rental rates rise by as much as 2.7 percent only.” Interest rates and long-term plans also should be considered when keeping or dropping a property. “I am a 15-year realtor and was a loan officer for five years prior to that,” said Robert Little of The Robert Little Group at RE/MAX Advantage based in Vegas. “I own several rental properties, two of which I lived in prior then bought a bigger house when I could afford more and turned them into rentals. I bought my first condo in 2002 when

rates were in the 7 percent range; it was all I could afford but as I started to do well I sold that property and parlayed it into a bigger property, which I lived in for two years then rented out – and I still own today. I did the same with my next purchase. I refinanced them when rates dropped.” Taxes and tax advantages or deficits may also compel a sale. “There are many tax advantages to rental investments,” explained Jones. “It encompasses devaluation and is one of the greatest perks as it enables owners to withdraw the expense of purchasing and enhancing estates from their tax payments well over the long term, significantly reducing their tax liability in the procedure. They can also benefit from the deduction. This implies that homeowners can subtract home loan interest on debt up to a million dollars in valuation. Furthermore, when remortgaging an estate for a higher price, landowners can subtract interest accrued if the resources have been used to enhance the estate.” Jones continued, “The disadvantage of keeping a rental property is that real estate is not a liquid asset. Even in the most trendy industry, completing a purchase can take months. And, if one’s duration is dictated by a crisis or other unforeseeable event, the desire to offload quickly may not result in the best value. Furthermore, despite their vigilance in evaluating potential renters, they may end up with renters who aren’t ideal or are detrimental, in which case the revenue site’s amortization stipend may be grossly insufficient.” Sometimes the decision to sell has nothing to do with interest rates or increased profitability. Renting prop-

erties can take up a lot of time and effort. You have ongoing renter rules and regulations to track, increased maintenance costs and demands as the property ages, and other property management considerations. “You know when it’s time to keep your rental properties when you still have a desire and zest to manage them even from afar,” said Herndon Davis, a mortgage loan officer based in Fort Lauderdale, Florida. “And you’re still satisfied with your year-over-year rate of return with either no or no dramatic increases in taxes, insurance or local and state regulations.” The decision to sell, according to some experts, should be strictly based on profitability. “As an expert in real estate and believing in true generational wealth and long-term security, I would never sell unless I am going to something bigger,” said Alejandro Ferro, a real estate owner and investor from HelpingHomeOwnersSell.com. “I don’t believe in selling an asset that is bringing in money and being successful. Unless I have extraordinary circumstances in my life needing to sell. If I am selling it is because I am looking to buy a larger building that will help me grow. That is, if I have to sell if I can’t get a lender to lend on the equity I have on properties. If a bank is willing to lend and I use those funds to buy other buildings, I will continue to use my assets to pay for my growth.” At the end of the day, property owners have to make their choices based on their circumstances and needs. Advice and market insight can steer you a certain direction but only you can decide what is best. Ryan Tucker is a Bay Area writer. MAY+JUNE 2022 / EBRHA.COM

Educate RENTER COMPLIANCE

Preventing and Managing the Eviction Process

14 MAY+JUNE 2022 / EBRHA.COM

Property owners can start by carefully screening renters and ensuring they can afford it. Going through a thorough application process offers the easiest way to avoid the problem. According to “6 Tips for [Property Owners] About the Eviction Process (And How to Avoid it)” by Andrea Collatz from SmartMove, “If you want to avoid payment issues, then be sure to do your due diligence with renter screening from the very start. There are three reports that can help a

[property provider] determine if the [renter] will be likely to pay the rent on time: Credit Report, ResidentScore Report and Income Insights Report.” It’s critical to look at prospective renters’ payment histories with other properties, especially when their credit score may be in question. Their credit scores might be fair, and that could be because the person went through something like a divorce and lost income as a result. In a down economy, renters may have had to

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othing is more stressful for both property owners and renters to face than an eviction. Property owners don’t want to go through it, and renters are often just as stressed as the property owners. However, sometimes it can’t be helped – or can it? Property owners can take steps to prevent it from happening in the first place, and if it happens despite their best efforts, there are effective and caring ways to manage it.

By Brea Harper

switch jobs and lost income. However, their rent history will give you a better idea of their ability to pay or prioritize rent. If you have an applicant with a fair score, but an impeccable rental history versus a prospect who has a good credit score, but a sketchy payment history, better to choose the best record. It shows that no matter the financial situation, this person prioritizes rent payments. No matter the screening process, “life happens” and sometimes despite someone’s best intentions, he/she may not be able to pay rent. This case certainly has been true with COVID wreaking havoc on many people’s lives.

Also, be aware if the COVID eviction moratorium has been lifted in your city or county (some places in the East Bay still have the moratorium in effect). Another way to prevent or better manage eviction is to stay engaged with your renter. A good relationship with a renter will go a long way toward avoiding the eviction altogether. When someone creates goodwill with another person, the renter will be far more inclined to ensure rent gets paid. Also, property owners can work with the renter to come up with solutions. According to Cal West Property Management in the article “Tips to Avoid [Renter] Eviction in Your Rental Property,” “It’s important to stay engaged with your renters throughout the eviction process. If the renter fails to pay rent, they will be evicted. But when a renter fails to pay, you have to follow up and stay engaged. Encourage communication with your renter. You can avoid eviction by working through the problems together and avoiding the awful mess that is an eviction. Renters don’t want to be evicted; it stays on their public record and on their credit for a long time. This will prevent them from being able to rent in the future. The articles continues, “Make sure you offer incentives. If your renter won’t comply, or lost a job and is struggling financially, you can help them get out of the property without eviction. Maybe offer them money or give their deposit back. That’s a way to encourage the renter to get out sooner without having to go through the process. An eviction costs $1,500 or more, so you want to avoid it if possible.” As you move forward with an eviction, please be aware of all of the

legalities. You don’t want to find yourself in court over an illegal eviction. According to the article “How to Avoid Eviction and Still Get a [Renter] to Move Out” by Alyssa Adams, “Before embarking on a journey to remove your [renter], the reasons why need careful consideration. Unfortunately, not every [property provider] has the best intentions, and some laws protect a [renter] from retaliatory eviction. As the property owner, you may feel you have the right to remove anyone, at any time, and for anything, but that is not the case. Therefore, to protect yourself from any dispute or accusation of unfair practices, never pursue any eviction based on the following: race, color, sex, national origin, religion, familial status, disability, marital status, sexual orientation, gender identity, ancestry, or source of income.” The Collatz articles states, “While it may seem like extra work, it’s in the [property provider’s] best interest to make sure all lease documents are in order. In the event of litigation, it will be helpful to have proof of each charge (i.e., property damage, late rent payment, etc.). “It’s important to abide by any state-specific laws so that in the case of going to court, the judge won’t question the [property owners] practices or credibility. Ensure that all correspondence between landlord and renter are kept in writing; which includes emails, texts and letters.” Using these tips will greatly improve your chances of avoiding evictions and managing them better. After all, no one needs that kind of stress. Brea Harper is a California-based writer. MAY+JUNE 2022 / EBRHA.COM

Connect Creating Positive Relationships With Contractors

By Michelle Gamble e’ve all heard the stories about contractors being hired to upgrade properties and either not finishing the job or doing shoddy work. It makes many property owners nervous. The experience, though, doesn’t have to turn out this way – not if you manage the contractor relationship with effective strategies and expertise to prevent these problems. The good news is, it’s not as difficult as you think. Right upfront you can ensure success by making sure your prospective contractor has some basic business practices in place. “When hiring a contractor, you should look for someone who is reliable, licensed and has a lot of experience,” said Rina Patel, co-founder and licensed realtor with We Buy Any Philly Home based out of Pennsylvania. “If they are not licensed, you could be opening yourself up to financial problems down the road. A licensed contractor has gone through the proper channels and has met all of the requirements set by the state or municipality. This means that they are qualified to do the job and that you can trust them to do a good job.” Next, word of mouth has a powerful effect. You will want to ask that contractor for referrals and past clients to call. Even better, find a contractor recommended to you by a friend. Referrals can be biased, as the contractor can weed out the unhappy clients. “It’s 16 MAY+JUNE 2022 / EBRHA.COM

also important to check references and see if the contractor has any complaints filed against them,” said Patel. “Many contractors are referred by friends, neighbors or colleagues. There are simple tips when vetting a contractor,” said David Haas, co-founder and COO of PowerPay (getpowerpay.com). “Do a quick search with the Better Business Bureau and look up the contractor on Google reviews. If they really care about their business, there will be many Google reviews and good rating on BBB.com. You can also look at their social sites and see if they have a lot of happy customers. If there are a lot of happy customers, there’s a good chance they will take good care of your project as well.” According to Jim Kabel, owner of Next Stage Design based in San Jose, California, “Finding a reliable contractor isn’t easy, but our tip is to keep looking until you find the right fit. There might be a contractor that you think could do the job, but consider these final questions to determine if they’re the most reliable contractor for you: • How well do they communicate? • Did they make you feel like a priority in the initial meeting process? • Do they have insurance and workers' compensation? • Are they licensed and insured in the area? When you can answer all of these questions, you can feel more confident moving forward with a contractor.” Nothing speaks more loudly about a contractor’s skills and capabilities than examples of their work. “Two positive signs that you’re choosing the

right contractor include a portfolio of (successful) renovations that is similar to your own project and a wealth of experience with homes in your area,” added Kabel. “If your contractor has this background, you can better rely on reviews and referrals from the community. When you’ve vetted the contractor based on these three qualifications, you should have enough information to make your decision.” When drawing up the contract and developing the payment schedule, every expert repeatedly says do not pay all of the money upfront. It makes it too easy for the contractor to abandon the project or leave shoddy work behind. “We never pay contractors

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COMMUNITY RESOURCES & OUTREACH

“You should also make sure to get estimates from multiple contractors to compare prices. 100 percent of the fee until the work is 100 percent complete,” said Brian LeBow, broker and owner of Arcadia, California-based Bell Properties Inc. “This ensures that if a job is left incomplete, the payment will be affected as well. Never pay for a service until it’s complete.” Also, clarity is important when it comes to payments. You want to avoid any misunderstandings, so keep it in writing with specific guidelines and payment agreements. It’s especially important to be clear about what

happens if supply costs unexpectedly increase. “I also once dealt with a contractor who quoted me a price higher than what we had discussed once the work was finished,” said David Clark, a contractor, Home Improvement Expert and CEO at BasementGuides. com. “We argued for a long time over this matter, and they got rude with me. Luckily, I remembered I had recorded one of our initial phone calls where we discussed pricing. I played the recording back to them, which finally brought the discussion to a close. Once every-

thing was done, I still filed a complaint with the Consumer Beware List.” Even if you’re an individual and just want a property upgraded, the use of basic business skills can result in a win-win outcome. “On the recommendation of my friends, I hired a contractor to take care of a minor kitchen remodel,” added Clark. “They were very transparent with their pricing scheme and highly organized in their way of working. They supervised the remodel perfectly and kept me in the loop during the entire process.” Now that’s a great way to work with a contractor! Michelle Gamble is the editor of Rental Housing Magazine. MAY+JUNE 2022 / EBRHA.COM

Advocate BILL 2179

Legislature’s “LANDLORD” Wordplay, Wit or Weapon?

“A good name is to be chosen rather than great riches…” – Proverbs 22:1

ou may be aware that in recent years the California legislature has gone to great lengths to set standards that substantially rebalance the bargaining power of those who pay for possession of residential rental housing. You would be shocked and appalled, however, to discover that the legislature’s secret weapon is preying upon your “good name”. SO, WHAT’S IN A NAME? A name is an identity, a reputation, a community, or a brand. In today’s current climate, a name has the power to catapult a career to stardom or scorch the earth underneath it, causing its barren demise. The term “landlord” can be traced back to the feudal system where land owned by a Lord of the Manor was

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provided to a “tenant” to live and cultivate in exchange for loyalty; the entire system was developed based on class and social rank with a goal of gaining great riches. However, the progress of human beings over a millennium caused the extinction of a feudal governmental system and witnessed the rise of a democratic one. In California, there are 160 years of laws surrounding the terms of “landlords” and “tenants”. Over time even unnecessary or superfluous changes have been made to these terms; in fact, there are approximately 25 different terms used to define the terms “landlord” and “tenant”. Most of these confusing terms are simply the product of inconsistent drafting over the same number of years. Nevertheless, these terms are outdated. In the past decade, California politics,

has been reforming definitions of identity by giving them a flavor of neutrality. This stance permits broad categorization to replace terms now considered offensive with an intent to eliminate antiquated and inequitable rules of law, and to bring the law of this state into harmony with modern conditions. In fact, the legislature has recognized the term “lessor” as another term that is used instead of “landlord”. Over the past few years, the legislature has in many, not all cases, replaced the term “landlord” with “lessor” in the Civil Code that focuses on the hiring of real property. Yet, when legislators campaign for reform to benefit the “tenant,” the only term used is “landlord” when describing the inequality between “landlords” and “tenants” – nor any of the barrage of terms the law uses to reference a “landlord.” (Homeowner, Housing Owner, Landlord, Landlord of a residential dwelling unit, Lessor, Owner, Owner of a residential dwelling unit, Owner of any housing accommodation, Owner of the Accommodations, Owner of Residential Rental Property, and Property Owner, rental housing provider are examples of the terms that are used in our state laws that refer to a landlord. The legislature and local governments have turned the name “landlord” into a sword, wielding it chaotically in its fight for affordable housing in California, by likening all “landlords” to greedy slumlords who sit in a dreary office counting coins. So far, the legislature is doing a fine job at slashing protections for “landlords” in

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By Ron Kingston

favor of renters, and in some cases, the wielding has even provided renters with more bargaining power than “landlords” by passing Assembly Bill 1482, the COVID-19 Tenant Relief Act, and several other legislative measures. “Landlords” will no longer sit idly by watching their legal protections shrink each and every year because the legislature refuses to address the housing crisis in California in any other way. Enough is enough, California property owners who have made a choice to house other California residents are done being bullied by California district leaders who have forgotten that they represent all constituents, not just a secular class of constituents. So, now is the time for

“landlords” to join the fight to choose a name, a neutral name … a good name. A name that is associated with almost every other sort of contract involving a person who provides a service to another person for payment of that service – a “lessor”. The silver lining here is that “landlord”, in a sense, was never really a “good name” to begin with because at its genesis the lord of land chose to use his land to gain great riches. However, modern “landlords” take on a critical community responsibility by providing a home to over six million Californians. And many “landlords” have worked tirelessly to build and maintain a healthy and sustaining reputation within their communities.

As such, we are proud to announce that Assembly Bill 2503, is on track to be approved as amended, which will take a task of this complexity and properly entrust it to the California Law Revision Commission, given its statutory mandate to, “[e]xamine the ... statutes of the state and judicial decisions for the purpose of discovering defects and anachronisms in the law and recommending needed reforms.” We are on the brink of a brand-new era in residential rental housing, and it begins today! Won’t you join the fight and help to build not only a good name, but a great one … Ron Kingston is a writer from California Strategic Advisors.

MAY+JUNE 2022 / EBRHA.COM

Inspire DESIGN TRENDS

Hacks to Improve Curbside Appeal By Michelle Gamble

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irst impressions happen in a blink of an eye. When renters come to see your property, it’s important that the first time they view it, they’re not immediately turned off. In fact, in a competitive housing market, anything you’re not willing to invest in doing to enhance that first impression means losing prospects. So, what can you do to enhance your properties curbside appeal without spending a lot of money? Start with the obvious – the front yard. Look around. How does the lawn look? If it has brown patches and weeds instead of grass, you can do two quick fixes. First, go to the local garden center and find some quality fertilizer. Before you throw it over the lawn, pull the weeds from their roots and toss them in the compost garbage (no need to fertilize weeds). It’s important you yank the weed by the roots lest it grows back. After you’ve fertilized, give it a day or two and you’ll start to see the grass is greener. Ensure the sprinkler system works and gives full ground coverage to eliminate future brown patches. Then look around in the flowerbeds. How do they appear? Is there any garbage, leaves and debris built up? Throw out any garbage and debris and rake up the leaves. Are flowers growing or are weeds? As of this publication, it’s late to throw down spring flower seeds. If the flowerbed is loaded with weeds and shrubs, pull them and clear it out. You may want to add bark or another form of ground covering. Wild flowers will still grow in and around the bark, so don’t worry that your seeds won’t sprout. You have two choices. You can completely clear out the flowerbed

and throw down spring seeds anyway (those flowers probably won’t sprout until the following spring). Even though it will be empty now, at least it will appear well-kept. The second choice would be to buy some small flowering plants (preferably sustainable) and replant the bed. You may decide to plant some bushes. Ask your local garden specialist what kind of bushes work best in your climate. Dead bushes won’t enhance the curbside appeal. Next, consider repainting the outside. A beautiful, new coat of paint makes any structure appear nearly new. It will cost paint and labor, but it’s a small investment. Don’t miss handrails and decorative fencing. Nothing looks less appealing than a crumbling handrail that has gone to rust. Decorative fences with problems like dry rot should beg the question of keep it and upgrade it or simply remove it. Also, dry rot will concern potential renters. It will make them wonder what else is rotting and not attended to, which doesn’t make your image as a property owner look good. Next, consider the details. Sometimes it’s the little things that can kill a deal. Are the outside windows and screens clean? What about the front or screen doors. How do those look? Does the front door have a layer of dirt? What about the patio or entry way. When was the last time someone cleared out spider webs? Does the patio need to be sprayed off? How about the edges of the property. Are weeds pulled? When was the last time someone trimmed those hedges and bushes? What about the driveway cracks? Are weeds springing out of the cement

cracks? Take a small pick or shovel and dig up those unsightly weeds. Now look at the garage door. Maybe it needs to be replaced. It costs a little more to replace a garage door, but dents and stains on the door material make a property look unkept and old. If you can’t just clean up the door, go and invest in a new one. Between the new paint job you gave the place and the updated garage door, you will be shocked at how much better the property looks. You may also want to invest in lighting for the landscaping. Warm, romantic lights embedded in the flowerbeds really improve and attract people to the property. Do simple lighting to accentuate the landscaping. When you do virtual tours, be sure to show how the landscaping looks when it’s properly lit up. Finally, the trees should be trimmed and look healthy. Dead or diseased trees will pull down the look of the property. Avoid doing things like planting plum trees in the front yard. The fruit will fall down on the property and make it look messy. Any tree that loses fruit, nuts, or seeds doesn’t make a great choice for the front yard. Anything that sheds in or around the driveway will dump on people’s cars – and no one likes that one (the car wash people maybe). At the end of the day, you don’t have to spend your savings to upgrade your property. Look at the details and clean up from there. One blighted-looking feature can repel quality renters in a “blink” of the eye. So, make that blink work for you. Michelle Gamble is the editor of Rental Housing Magazine. MAY+JUNE 2022 / EBRHA.COM

Reimagining Outdoor Amenity

SPACES

By Ellen Ryan he pandemic has afforded owners and operators the opportunity to rethink their outdoor amenity offerings. At the Avant at Pembroke Pines in Florida, a resident wakes up on Tuesday, showers, grabs her sunglasses, then takes her laptop and coffee up to the co-working area. Setting up a video call on an umbrella-shaded table, she enjoys a warm breeze as she takes in the view over the pool. “We see more co-working spaces where residents can sit, work, talk with others, and Zoom,” says Matt Darcy, vice president of construction at BH Management. “We’ve even converted some outdoor game areas to Wi-Fi-accessible spaces of this type.” Outdoor amenities are always changing, and the pandemic has had its effects. More working from home is just one of them. Here’s some of what’s hot now—and how management companies are responding. MAJOR TRENDS Darcy says outdoor workspace pre-dates the pandemic because of greater parental leave and studies showing that employees are more productive when working from home. “That changes where people can live,” he notes, with large cities losing workers to rural and beach “Zoom towns.” Another trend is multifunctional green space where kids can play, food trucks can park, and people can gather in various ways. The ideal: Open land that hosts, say, sunrise yoga, a Saturday afternoon band concert and an allresidents picnic supper. “That can give you a competitive advantage,” Darcy says. In open areas, even small ones, “people can play catch, sit on beanbag chairs … you don’t specifically have to program every square inch,” says Ned Dodington, a Greystar director of development based in Minneapolis. MAY+JUNE 2022 / EBRHA.COM

Hammock gardens are good for reading a book or watching kids romp, says Marcella Eppsteiner, senior vice president for Marketing, Training and Revenue Management at Mission Rock Residential. “We’ve leaned into more flexible spaces rather than having amenities really designed,” she says. With natural wetlands and preserved areas on about 24 acres, Alliance Residential also strategically placed “pocket parks” around Broadstone Ingleside so every resident has one amenity just steps from home, whether it’s a grill station or a sculpture. And especially where land is scarce, offering a variety of options on a rooftop, a middle floor – or both – is catching on. The Bower at Edina, a Class A Greystar property in a busy Twin Cities retail corridor, put its game and yoga “lawns,” pool and hot tub and more on the fifth floor and grilling, firepit and entertainment/lounge areas on the 18th floor, connected to the club space. MAKING TOUGH CHOICES The standard pool, playground and pet park will always be top draws. Even residents and prospects who don’t use a pool say they want one. Management companies look at several factors in choosing amenities: industry trends, what residents want, what prospective residents ask for or look at, what competitors offer (or don’t), and the like. What if a top-desired amenity is pricey, but an almost-as-popular choice costs little? How does a company choose? Points of agreement include: • What amenities does this demographic use most in this market? • How much would rent have to increase? Would this market support that? • How much space would this amenity use? How would its layout fit? What other amenities could occupy that same area? • Could current B – be rehabbed to a B amenity or a B to an A–? This process leads some companies to put in a smaller pool or designate green space where cornhole and bocce can 24 MAY+JUNE 2022 / EBRHA.COM

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“The standard pool, playground and pet park will always be top draws.”

be moved in and out. If a pool would be used only seasonally but the true goal is to strengthen community, Mission Rock figured maybe a grill/firepit/games area would do better. (In Denver, it does.) Some choices these days aren’t so tough. Since the pandemic, sometimes “it’s about finding and elevating those small spaces outside that you might not normally utilize,” says Dodington. For instance, “sure, it’s okay to do chin-ups on that column – and here’s a chin-up bar.” COVID has “allowed us to reimagine the possibilities of outdoor space,” Eppsteiner says. “The demand is everywhere – on land, on rooftops, on a middle floor,” she says. “Residents will flock to whatever outdoor space you provide as long as it’s marketed well and flexible.” LOCAL CONNECTIONS Many companies aim for a local connection, a sense of place. For instance, Alliance Residential’s Broadstone Ingleside in Charleston, S.C., offers hammocks and “porch swings” produced in-state. It also chose “a tactical-based outdoor rig that was customizable and complemented our indoor fitness items,” says Development Manager Kristen Vinesett, who points to a heavy military presence nearby. Greystar commissioned a 14-foot steel sculpture from a Minneapolis artist for the Bower at Edina’s entry. “Laden With Flowers” includes inviting magenta LED lights alongside a wooden bench, a fountain and the Promenade walking/biking trail. “One can walk through and feel like you’re in a dreamy

garden even … when it’s well below zero,” wrote the artist. Events, too, can build on amenities. Solana Lucent Station, a Mission Rock property in Colorado, has invited a local chef to turn out pies from its open-air pizza oven. He offered residents tips on using it themselves, leading to greater engagement overall. FITNESS MOVES OUTSIDE “Even before COVID-19, the functional fitness and CrossFit movements were driving enthusiasts toward outdoor exercise,” says Donald Santos, managing director at Alliance Residential for Carolinas/Mid-Atlantic. “Fitness amenities are constantly changing,” adds Ned Dodington, a Greystar director of development based in Minneapolis. Especially after the pandemic, “we’ll probably see more focus on the outdoors.” For now, some Greystar and BH communities are part of a trend in which fitness rooms open a wall, rolling out stationary bikes and other equipment for ventilation and a view. Alliance Residential incorporated outdoor fitness options at Broadstone Ingleside without a lot of equipment (HIIT, yoga, weights). Meanwhile, tennis is no longer what it was, so BH Management, among others, is converting tennis courts to pickleball “in every state we’re in,” says Matt Darcy, vice president of Construction at BH Management. “That’s an easy conversion, low cost and tremendously popular – a win-win all around.” Ellen Ryan is a freelance contributor to Units Magazine. This article is reprinted with permission from the NAA.

MAY+JUNE 2022 / EBRHA.COM

renter RETENTION Practical Advice for Renter Satisfaction By Michelle Gamble

he No. 1 reason to go the extra mile to keep renters happy is simple: Renter turnover is costly. Like most things in life, it comes down to dollars and good “sense” to do things to retain renters over the long run. Turns out, according to many experts, it doesn’t even take that much time to do little things to impress renters and create goodwill that will keep their satisfaction high. Realize that if a renter moves out, unoccupied space results in no rent coming in. In California with housing shortages, spaces can be filled faster than usual; however, even in the best-case scenario, it can take up to three months to get a new renter in. “Renter turnover is very expensive,” said Marina Vaamonde, owner and founder of HouseCashin, a Texas-based company. According to Alex K.’s blog post on Rooftop titled “Our First [Renter] Turnover Experience,” “There are three big components to this process: the move-out, getting the property rent-ready, marketing it and leasing the property to new [renters],” “Turnover is something all property investors deal with, and if not handled properly, it can really eat into your bottom line. Tenant turnover costs can range anywhere from $1,000 to $5,000, but estimated averages are somewhere in the ballpark of $2,500. The bottom line? Minimizing these events and getting through them as efficiently as possible is critical to your bottom line.” After you factor in what Alex K. just described, it doesn’t end there. More expenses can also be incurred. Vaamonde said, “When a [renter] leaves, you have to pay someone to extensively clean the place, make sure all the appliances are in good condition, and sometimes even paint or replace the carpet. This not only costs you money because you have to

pay for cleaning services, but also you can’t rent the unit out as it’s being cleaned. This means you’re losing out on revenue.” These expenses justify why it’s so financially prudent to invest in and retain good renters. “The longer you are able to retain renters the more profitable your rental will be,” said Bill Samuel, a property provider based out of Chicago. “Tenant retention almost always leads to lower property expenses, and therefore, bigger profit margins.” So, with cost considerations and a strong desire to be a great property owner, what can be done to keep renters happy? START WITH RENT As you embark on the process to examine what you can do to retain good renters, consider putting policies in place designed to enhance the property-owner-renter experience. “I apply ‘The Grandmother Test’,” said Vaamonde. “If I wouldn’t let my grandmother, whom I love dearly, live in the unit that I want to rent out, then I won’t rent it out until it’s in better condition. ‘Treat others as you would yourself,’ as the saying goes.” Develop policies rewarding good renters, such as limiting rent increases. Unless someone’s budget has also increased, a rental increase can drive people out of your properties. They simply can’t afford it – and this is especially true since COVID caused many people to lose their jobs. “We like to pass some of the savings we realize from repeat renters on to those renters,” said Leonard Ang, the CEO of iPropertyManagement Leasing. “It’s helpful that a lot of our properties are large complexes with multiple units, making it easy to show our renters how much we’re not raising their rent by comparison.” “I consider keeping the rent and lease offers below-mar-

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“Develop policies rewarding good renters, such as limiting rent increases.”

MAY+JUNE 2022 / EBRHA.COM

COMMUNICATION IS NO. 1 Next on the list, create excellent communication channels whether it be through your property management portal or more personalized solutions such as a company newsletter written to keep renters informed. Most importantly, be responsive to all maintenance requests. No one likes to feel like their needs are being ignored. “Yes, I ensure that communication between my property manager and the renter is excellent, and that their concerns are attended to swiftly,” said Gordon. “This makes my renters happy and more compelled to renew their lease because they are attended to properly.” “To retain renters you’ll need to present a clean and well 28 MAY+JUNE 2022 / EBRHA.COM

cared for property,” said Samuel. “This means responding to inquiries in a timely manner and performing the repairs professionally.” An excellent tip came from Matthew Carter, attorney at Inc and Go (www.incandgo.com). “For residential rentals, have a good property manager and a home warranty. That way, you can make sure any maintenance issues the renter has can be taken care of immediately. Timely responses to renter problems are always going to be key. The moment you make it difficult for a renter to get in touch with you, you are risking a break.” Next, try little extras created to work in your best interest while also making renters happy. “I leave touchup paint and ask the tenant to touch up the walls before we make our annual inspection,” said Grosse. “This often eliminates the need for painting upon vacancy. I also provide the inexpensive air filters for the tenant to change. Sometimes they are strapped for money, and I don’t want to sacrifice the life of my HVAC for $10 a year.” “I also ensure that routine checks like plumbing and wiring are done on their apartments, and necessary replacements are performed.,” said Gordon. “In addition, I provide optimum security services for them, both electronic and in-person, to make them feel safe and comfortable.” “I believe a good renter is more important than the monthly rent,” continued Grosse. “By not needing a proper-

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ket prices going an extra mile. [This] could pay off immensely if you can maintain your renters for a very long period. It would go a long way toward reduced [renter] turnover,” said Emma Gordon, founder of US Salvage Yards based in Dallas County, Texas. “When rents are at minimal appreciation, I don’t raise the rent,” said Kurt Grosse from Realty One Group Las Vegas. “I want my renters to be grateful to have a clean and nice place to live without being gouged for rent. When renters know they are staying they often make improvements. I try to be reasonable when rent is late a few days and will waive the charge ‘one time.’”

ty management company, it’s like getting 7-10 percent more each month. My renters are $100, which eliminates use of my time and keeps money in the renters’ pockets. If my renters pay their rent on time for two years, I pay for the carpets to be cleaned. This is good for the carpet’s longevity, makes the renters love me, and it keeps them in the house longer because it looks good.” REMEMBER KINDNESS Always think of renters as your family and show them dignity and kindness. Your attitude alone can keep renters in place. When a property provider acts rudely or overlooks a renter’s feelings, it can be harmful to the relationship. After all, the renter makes your unit or house his or her home – and a home is a personal place. Ill will toward a property provider can push a renter to leave as soon as possible. “Renters are people who appreciate kindness,” said Grosse. “In this corporate world, they don’t see it often enough and are grateful to work with a person who shows kindness.” It doesn’t take a lot to leave a positive impression. “I had two [renters] who were sharing a unit as roommates,” said Vaamonde. “One of them got a girlfriend and they were so in love that they wanted to move in together a few months before the lease expired. Instead of being a stickler for rules, I allowed them to break their lease without a penalty and, because I knew they were great renters, gave them their se-

curity deposits back right away. I also arranged for a moving company to help them move their stuff, at my expense.” It’s always thoughtful to do little gestures that warm the heart and show you care. “Gifts during the holiday season are always a pleasant surprise for renters,” said Jasen Edwards, editor at Agent Advice. It’s these extra little touches that can help to foster the renter-property-provider relationship. You need to consistently position yourself as someone who’s open and ready to address their concerns.” Vaamonde added, “I send my renters a $20 gift card on Christmas as a way of saying Merry Christmas. I also send flowers on Mother’s and Father’s days (dads like flowers too, you know). It’s a small gesture that shows that I see my renters as more than just customers. They’re human beings.” Michelle Gamble is the editor of Rental Housing Magazine. MAY+JUNE 2022 / EBRHA.COM

Suppliers

EBRHA SUPPLIER DIRECTORY

ACCESSORY DWELLING UNITS Adapt Dwellings, Inc. Chris Paizis | 510.319.9045

Jack Schwartz, Attorney at Law Jack Schwartz | 650.863.5823 jwsjr1220@comcast.net

ACCOUNTING & TAX Martin Friedrich, CPA 510.895.8310 besttaxcpa.com

Law Offices of John Gutierrez John Gutierrez | 510.647.0600, x2 jgutierrezlaw.com

AFFILIATIONS ALN Apartment Data 800.643.6416 alndata.com APPRAISERS Watts, Cohn & Partners, Inc. Mark Watts | 415.777.2666 ASSOCIATIONS Hamilton Families Mayo Lunt | 415.321.2612 ATTORNEYS — EVICTIONS/ PROPERTY OWNER DEFENSE Bornstein Law Daniel Bornstein | 415.409.7611 bornstein.law

Burnham Brown Charles Alfonzo | 510.835.6825 burnhambrown.com The Law Offices of Alan J. Horwitz Alan J. Horwitz | 510.839.2074 alanhorwitzlaw.com Law Offices of Brent Kernan Brent Kernan | 510.712.2900 bkernan@aol.com The Shepherd Law Group Michael Shepherd | 510.531.0129 theshepherdlawgroup.com Zacks, Freedman & Patterson, PC 415.956.8100 zfplaw.com ATTORNEYS — LAND USE/ CONDO CONVERSION Law Offices of John Gutierrez John Gutierrez | 510.647.0600, x2 jgutierrezlaw.com

Richards Law John Richards | 925.231.8104 richards.legal.com ATTORNEYS — REAL ESTATE/CORP. Burnham Brown Charles Alfonzo | 510.835.6825 burnhambrown.com

30 MAY+JUNE 2022 / EBRHA.COM

BANKING/LENDING First Foundation Bank Michelle Li | 510.250.8133 ff.inc.com

Pacific Western Bank Kara Mooney | 301.272.6628 BUILDING SUPPLIES & REMODELING APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com

GOVERNMENT AGENCIES City of Oakland Housing and Community Development 510.788.0462 oaklandca.gov/rap

Oakland Housing Authority Leased Housing | 510.874.1500 oakha.org Oakland RAP oaklandca.gov/rap StopWaste.Org 510.891.6558 HANDYMAN SERVICES Start to Finish 510.727.9128

Sincere Home Decor Karen Au-Yeung | 510.268.1167 sincerehomedecor.com

INSPECTIONS Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com

CONSTRUCTION APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com

INSURANCE Commercial Coverage Paul Tradelius | 415.436.9800 comcov.com

Caldecott Construction, LLC 510.990.6282 caldecottconstruction.com

Foxen Kellie Orewiler | 419.560.7909

Precision Concrete Cutting 650.867.8657 pccnorcal.com SGDM, LLC. Henry Mak | 415.688.9869 hmak@sgdmllc.com DOORS & GATES R & S Overhead Garage Door Sean Boatright | 510.483.9700, x14 rsdoors.com

Kelly Lux — State Farm Insurance Kelly Lux | 510.521.1222 Kelly.lux.gjcg@statefarm.com Pacific Diversified Insurance Richard Callaway | 925.788.5558 rcallaway@pdins.com PFN Insurance Services 510.483.6667 pfninsurance.com

FINANCIAL PLANNING California Strategic Advisors Ron Kingston | 916.447.7229

INTERCOMS & ACCESS CONTROLS R & S Overhead Garage Door Sean Boatright | 510.483.9700, x14 rsdoors.com

First Republic Bank 415.262.2440 firstrepublic.com

LAUNDRY EQUIPMENT ShinePay Charles Aweida | 510.616.9210

Luther Burbank Savings Stephanie Penate | 310.616.0353

LEAD, MOLD & PEST MANAGEMENT Alameda County Healthy Homes Dept. 510.567.8282 aclppp.org

Wilkinson Wealth Management Steven Wilkinson | 510.625.1400 WilkinsonWealthManagement.com Fremont Bank 510.305.0949 fremontbank.com

LITIGATION SUPPORT SERVICES Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com PROPERTY MAINTENANCE A+ Cleaners LLC Angel Cornejo | 415.416.5291

APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com PROPERTY MANAGEMENT Bay Property Group 510.836.0330 baypropertygroup.com

Beacon Properties Aaron Young | 510.428.1864 beaconbayarea.com Crane Management Kit Crane | 510.918.2306 cranemanagment.net The Enterprise Company William McLetchie | 510.444.0876 theenterpriseco.com Kasa Operations Inc. Tania Kapoor Mirchandani 415.377.9452 tania@kasaproperties.com Lapham Company Jon M. Shahoian | 510.594.7600 laphamcompany.com Maisel Property Management 510.568.4444 maiselpropertymanagement.com Seville Property Management Maya Clark | 510.244.1289 sevillepropertymanagement.com Vision Property Management Frank Thomas | 510.926.4104 vpmpropertymanagement.com PROPERTY MANAGEMENT SOFTWARE AppFolio John Hogg | 866.648.1536

Azibo 408.890.1094 | azibo.com Yardi Systems 800.866.1124 yardi.com

City of Oakland Rent Adjustment Program

Rent Adjustment Program Housing & Community Development 250 Frank H. Ogawa Plaza Suite 5313 Oakland, CA 94612 oaklandca.gov/RAP rap@oaklandca.gov (510) 238-372`

*Announcements*

CPI The City Council will consider a proposal to modify the annual CPI rate to 60% of the change in CPI, or 3%, whichever is lower. If the Council adopts the ordinance before July 1, 2022, the 6.7% increase will not go into effect.

RAP Fee

AB 2179

Owners of rental units covered by the RAP Ordinance or the Just Cause for Eviction Ordinance must pay an annual fee of $101/unit.

California has recently enacted Assembly Bill 2179, which extends its Eviction Moratorium until June 30th. This new law does not preempt Oakland’s Emergency Moratorium, which continues to prohibit most evictions, rent increases beyond the CPI, and late fees on covered units until the City Council lifts the local emergency.

For more info, contact the Business Tax Office at (510) 238-3704

For questions about how the end of the State's moratorium might affect you, contact a RAP Housing Counselor at 510-238-3721 or rap@oaklandca.gov.

supplier directory

CBRE Keith Manson | 510.874.1919 cbre.com Coldwell Banker Commercial Henry Ohlmeyer | 925.831.3390 coldwellbanker.com Deeana Owens, Realtor Deeana Owens | 510.225.5810 owensrealestate.com Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com Lapham Company Tsegab Assefa | 510.594.0643 laphamcompany.com Litton / Fuller Group 510.693.5444 littonfullergroup.com

32 MAY+JUNE 2022 / EBRHA.COM

NAI Northern California Grant Chappell | 510.336.4721 nainorcal.com Pacific Coast Real Estate 510.915.9721 pacificcoastre.com The Pinza Group Steven Pinza | 510.725.4775 pinzagroup.com The Prescott Company David Weglarz | 510.398.1027 theprescottcompany.com Walker & Dunlop 415.233.3945 walkerdunlop.com RENTAL SERVICES ReLISTO Eric Baird | 415-237-1819 clicks.weblinkinternational.com

Specialized Real Estate 510.225.9224 sresproperties.com

ROOFERS Fidelity Roof Company Doug Kellor | 510.547.6330 fidelityroof.com

Frank Fiala Roofing Frank Fiala | 510.582.6929 ffialaroofing.com General Roofing Company Michael Wakerling | 510.536.3356 generalroof.com SEISMIC ENGINEERING & CONSTRUCTION Quake Brace Manufacturing Company 510.495.1575 quakebracing.com

TENANT SCREENING SERVICE Contemporary Information Corp. (CIC) Dan Firestone | 88.232.3822 continfo.com

Intellirent Cassandra Joachim | 415.849.4400 WASTE & RECYCLING MAINTENANCE Bay Area Bin Support Nancy Fiame | 888.920.BINS bayareabinsupport.com

Trash Scouts 510.788.0462 trashscouts.com

SGDM, LLC. Henry Mak | 415.688.9869 hmak@sgdmllc.com

WASTE MANAGEMENT Sewer Master 510.599.3691 sewerninja.com

West Coast Premier Construction, Inc. Homy Sikaroudi | 510.271.0950 wcpc.inc.com

Waste Management of Alameda County 510.430.8509

MONKEY BUSINESS/ADOBE STOCK

REAL ESTATE BROKERS & AGENTS

MAY+JUNE 2022 / EBRHA.COM

Last Look

ou would be surprised to know how you can upgrade your rental property and not break the bank. Here are some simple, easy and, most importantly, inexpensive ways to make your property look great.

Redo the kitchen and bathroom pulls or knobs – older pulls can look dingy, out-of-date, and sometimes just ugly. Go to your nearest hardware store and make a small investment in all-new pulls. Most of the time the average pull is anywhere from a $1 to $5 each, and they will instantly upgrade your rooms. Invest in new shower heads – shower heads often get built up from hard water and can look downright grungy. Shower heads vary in price from $29 to $50 for the fixture kit. Shiny, new heads and fixtures can instantly improve the look and feel of the bathroom. Replace your light-switch covers – new covers give a

34 MAY+JUNE 2022 / EBRHA.COM

room an extra pop. White covers often grow dingy and dirty. You can certainly clean them, but old always looks worn. It’s a simple upgrade that can brighten things up. Curtains and drapes – you may want to replace window coverings altogether and invest in quality blinds. Curtain and drape fabrics can become outdated. If you do replace them, go for neutral colors that won’t go quickly out of style. Swap out light fixtures – you don’t have to spend a fortune to swap out dated light fixtures to contemporary, more sophisticated lighting. Replace toilet lids and covers – sometimes it’s difficult to get toilet lids completely clean. Don’t spend too much time trying to clean older lids. Just invest $30 in new ones. New faucets for bathrooms and kitchen – this handy upgrade can make a big difference in how the sink appears. A new faucet can instantly improve the look of your vanity or sink.

NULI_K/ADOBE STOCK

SIMPLE INTERIOR UPGRADES

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Activate Your Voice EBRHA ON YOUR SIDE

Refreshingly simple property management software

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Yardi Breeze is easy to use. Tenant tracking, maintenance requests and online support... I love everything about it! Danielle Drozdek | RB Homes, Inc.

YardiBreeze.com | (800) 866 -1144

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 ebrha.com. 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 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 calbar.ca.gov, find the “Quick Links” on the left side, and then click on “Attorney Complaints” and complete the application.

MAY+JUNE 2022 / EBRHA.COM

LOCAL KNOWLEDGE, LOCAL ADVOCACY, LOCAL SUPPORT, WHEN YOU NEED IT. EAST BAY RENTAL HOUSING ASSOCIATION (EBRHA) is a nonprofit trade organization representing owners and managers of apartments, condominiums, duplexes, single-family homes and other types of rental housing. EBRHA members range in size from small investors with just one property to large property management companies that own or manage hundreds of units. Our membership consists of more than 1,500 rental housing owners, property managers, attorneys and other service contractors. Altogether, EBRHA represents over 30,000 rental units and serves over 25 cities throughout Alameda and Contra Costa counties.

INTRODUCING NEW EBRHA MEMBERSHIP LEVELS EBRHA is thrilled to present new membership levels tailored to your specific needs! • Standard: Tier 1

(Small-Medium Owners/Managers, 1-20 Units)

• Advanced: Tier 2

(Medium Owners/Managers, 21-50 Units & Suppliers)

MEMBERSHIP BENEFITS

• Property management advice by phone or in person • Renter screening service (application/report fees apply) • Annually updated legal forms, including forms online 24/7 • Monthly workshops on new laws, rental agreements, security deposits, legal notices, fair housing, rent control and more • Vendor directory of local businesses that offer exclusive member discounts • Annual Trade Expo and monthly networking mixers

• Enterprise Pro: Tier 3

• Monthly educational membership meetings • Community outreach and education

• NEW! EBRHA Affiliate Subscription Get introduced to rental property ownership/management, or simply stay abreast with the industry.

• Membership with the National Apartment Association and CalRHA

(Large Properties/Owners/Managers, 51+ Units)

• Local and state lobbying • An active and growing Legal Action Fund and Political Action Committee • Subscription to Rental Housing and Units

3664 GRAND AVENUE • SUITE B • OAKLAND, CA 94610

WHY SHOULD YOU RENEW YOUR EBRHA MEMBERSHIP? ASK YOURSELF:

1. Has managing rental property expectations/ relationships been a challenge in recent months?

4. Are you worried about the protection of your property rights?

7. Are you unsure who’s defending your business interests?

2. Are there unit vacancies you need to fill right now?

5. Do you have at-risk renters who have been paying rent reliably this year?

8. Are you concerned about the health of your rental housing business in 2022?

3. Is it difficult to constantly navigate all the housing legislative changes?

6. Have any of your renters not paid rent OR are they paying reduced rent?

If you answered “YES” to any of the questions above, then EBRHA is a partner you can’t afford to be without. Membership provides these benefits: ü

Helps you navigate complex housing laws to ensure you’re on the right path.

Provides the latest forms and information for legal compliance and risk mitigation.

Stays on top of relief resources and programs to help your business remain viable.

Amplifies your voice and stories when it matters the most.

Educates members and the community on rental housing best practices.

Helps you keep long-term residents happy and safe through uncertain times.

Bridges the gap between housing providers and policymakers.

Advocates as a community for property owner rights.

Offers on-call support and monthly events to help you succeed, one step at a time.

DID YOU KNOW? EBRHA SERVES ALAMEDA AND CONTRA COSTA COUNTIES

EBRHA IS RIGHT BY YOUR SIDE. RENEW YOUR MEMBERSHIP ONLINE AT EBRHA.COM -> MEMBER PORTAL OR CONTACT MEMBERSHIP@EBRHA.COM

One Vendor. Many Waste Solutions.

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HOW IT WORKS: Your bins and containers are pulled out and staged at the curb - all ready for garbage, recycle or compost collection services - with minimal time at the curb. Once the bins have been emptied, we return them to their original storage location – usually within a few short hours.

Bay Area Bin Support offers a wide range of waste maintenance services for multifamily, apartment communities and business properties Push & Pull Service • Junk Hauling • Trash Room Cleanup • Overflow Management • Hauler Liaison • Compactor Service • Cardboard Breakdown • Illegal Dumping Removal • Pressure Washing • Apartment Clean-out • Waste Bill Analysis • Trash Valet • Trash Chute Room Cleanup • Cardboard Bundling • Tenant Education & Communication • Trash Room Signage • Compactor Bin Transport to On-site SelfContained Trash Compactors • Outside Trash Enclosure Cleanup • Customer Support • Container Top-off Service • Trash Volume Monitoring & Reporting • Doorstep Collection • Cost-saving Recommendations • Customized Service Packages

We help you keep dumpster areas clean and free of excess garbage and debris. Enjoy a lower trash bill each month with reduced distance fees.

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