Rental Housing Magazine Winter Q1 2022

rental

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 | W I NTE R Q 1 2 022 | $ 9. 9 5

Forecast 2022

A BRIGHTER FUTURE

give that property

A SHINE

Rating

THE REVIEWS SERVING AL AMEDA AND CONTR A COSTA COUNTIES

APARTMENTALIZE

JUNE 22-24

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Contents

Features

20 ONLINE REVIEWS ARE NOT JUST FOR PROSPECTS

While curating online reviews is crucial, acting on associate feedback is even more important.

22 GETTING YOUR RENTAL PROPERTY READY TO SHINE

All you need to know about getting your property ready.

2 WINTER Q1 2022 / EBRHA.COM

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NEW YEAR, NEW ISSUE. WINTER Q1 2022

EAST BAY RENTAL HOUSING ASSOCIATION Volume XXVI Number 19 | Winter 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

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

Wayne C. Rowland, Luke Blacklidge, Chris Cohn, Irina Gelfenbeyn, Brent Kernan, Carmen Madden, Chris Moore, 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.

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Contents WINTER 2022

Departments 8 10 13 14 16 18

WELCOME Letter from the CEO, Derek Barnes CALENDAR EBRHA events and other happenings INFORM Forecast 2022 – A Journey of Change EDUCATE Simplifying the 1031 Exchange to the Delaware Statutory Trust ADVOCATE The latest news on AB 854, Eviction Moratoriums and more CONNECT Strengthening Vulnerable Soft-Story Buildings INSPIRE The Psychology of Color

26 SUPPLIER DIRECTORY 30 LAST LOOK

Sustainable Landscapes

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Welcome A LETTER FROM EBRHA CEO DEREK BARNES

exit the business of providing rental housing this year – primarily due to the pandemic’s economic impacts and increasing regulation.

After over 80 years in business, EBRHA is inimitably familiar with the natural cycle of rental property ownership in the East Bay. While there are always sellers in the market, there are also buyers. Owning real estate in geographies that continue to appreciate is still a good investment for many. Nevertheless, the economics and operations of running rental properties are constantly changing and becoming more restrictive, as we’ve all seen – especially over the last two years. Our strategies and tactics for managing our businesses must also change. Access to forms, resources, expertise, and networking are some of the key benefits of being a member of a trade association like EBRHA.

Derek Barnes

Dear EBRHA Members,

A

s we welcome 2022 and gear up for the year ahead, we’d like to express our gratitude for being your trusted resource in navigating the complexities and challenges of owning, managing and maintaining rental properties. Since early 2021, EBRHA has introduced a wide array of new services and programs focused on helping members achieve their business goals while supporting the broader housing community.

I am thrilled to report that we welcomed more than 400 new members to EBRHA in 2021! That's tremendous growth. However, we must also acknowledge our small property owners who have chosen to 6 WINTER Q1 2022 / EBRHA.COM

Despite another challenging year, the association hit significant milestones and achieved positive outcomes within the East Bay rental housing community.

Here are some 2021 highlights: • Launched three new membership levels with simplified pricing structures to offer support, services and benefits more tailored to member needs • Rebranded and relaunched our Rental Housing magazine and introduced a new monthly newsletter, Rentrospect • Presented over 70 educational and informational webinars, spanning a wide range of topics to keep EBRHA members well informed • Awarded a grant from Alameda County to help distribute the county’s allocation of $126M in Emergency Rental Assistance Program (ERAP)

“EBRHA has introduced a wide array of new services and programs focused on helping members achieve their business goals while supporting the broader housing community.” funds – helping over 250 rental property owners and their renters complete their ERAP applications • Relaunched our annual Trade Expo – EBRHA 360 – showcasing over 40 industry exhibitors and presenters, with more than 200 members attending • Raised more than $10,000 toward out “Community Forward” campaign helping four (4) local nonprofits provide critical services to our community • Helped deter unfavorable rental housing laws such as Tenant Opportunity to Purchase Act (TOPA), which was proposed at the state and local levels, and mandatory and invasive rent registries proposed at the state level Amid a continued pandemic, last year has not been easy for our industry, especially with the slow distribution of emergency rental assistance funds and the extension of local eviction moratoria. The continued health emergency orders, which effectively keeps eviction moratoria in place, are being challenged in Oakland and Alameda counties by a lawsuit filed in early March 2022 by Zacks, Freedman & Patterson – a longstanding EBRHA member.

Given the Bay Area’s fiscal recovery and strong economy, EBRHA supports all efforts to end the local health emergency order and eviction moratorium in response to the 2020 pandemic. With EBRHA leadership, our eight (8) CalRHA affiliate

associations, and EBRHA members coming together to neutralize the forces working against the interests of rental property owners/managers, we have made steady progress in voicing the challenges facing the community of housing providers – especially small property owners.

We’ll be announcing new ventures and initiatives, like our recent partnership with Intellirent, to help you stay ahead of the curve and maintain a competitive edge. As 2022 unfolds, members will have opportunities to participate in pilot-testing EBRHA-exclusive property management software programs, register for expanded in-person events and educational offerings, and enroll in a number of new certification programs – all developed to help you manage, optimize and grow your business.

EBRHA remains focused on its efforts to bridge gaps in emergency rental assistance distribution, analyze the impact of complex housing laws, advocate for pro-housing legislation, and provide essential rental property support to our members and community at large. There’s so much more work for us to do together!

Warm regards,

Who Are EBRHA Members?

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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

MARCH 10 2-3:30 PM Financial Planning Presented by Matthew Sagers and Mass Mutual

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MARCH 13 Daylight Saving MARCH 15 2-3:30 PM Rental Property Management 101 Presented by EBRHA Board Member Joshua Polston 8 WINTER Q1 2022 / EBRHA.COM

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MARCH 17 St. Patrick's Day

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MARCH 18 2-3:30 PM Tax and Investing Strategies Presented by EBRHA Jason Stone and Jim Timar, Barth Caldron Law Firm

APRIL 6 2-3:30 PM Product Overview: Financial Platform for Property Owners Presented by Chris Hsu, Louis Olson, Azibo

MARCH 22 3-4:30 PM Member Updates Q&A Presented by Grant Chappell, NAI NorCal

APRIL 12 2-3:30 PM The Roundtable Presented by EBRHA Board President Wayne Rowland

MARCH 24 3-4:30 PM Member Orientation Presented by EBRHA Staff

APRIL 18 Tax filing deadline

APRIL 1 April Fool's Day

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APRIL 20 3-4:30 PM Effective Communication With Your Resident Presented by Attorney Brent Kernan APRIL 21 2-3:30 PM The Forum Presented by Dan Lieberman, Rental Housing Expert

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NON-EBRHA EVENTS

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

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MARCH 8 2-3:30 PM The Roundtable Presented by EBRHA Board President Wayne Rowland

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Inform INDUSTRY NEWS & MARKET TRENDS

By Michael Miller, National Apartment Association

ith so much change already upon the industry, what can we expect throughout 2022? Some industry leaders break down the current market of high rent prices and occupancy rates and examine trends of inflation, scarcity and resignations.

COVID-19 MARCHES ON

The rental housing industry continues to endure the effects of the COVID-19 pandemic, and no one—whether living or working in apartments—has escaped its assorted impacts.

Rental housing professionals and their communities have 10 WINTER Q1 2022 / EBRHA.COM

realized a multitude of implications due to the changes happening in the industry and economy and adjusted accordingly, at one point on the fly, but now using strategic planning and processes. These implementations of processes and procedures are intended to address changes in rent prices, inflation, the labor market, and technology.

“There are so many challenges in front of us right now.

Two current issues we face today are the ever-evolving legislative issues as well as delays in the distribution of the Emergency Rental Assistance Program (ERAP) funding, which is meant to assist our residents impacted by COVID,” says Don Brunner, President and CEO of BRG Realty Group

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Forecast 2022 – A Journey of Change

Article Source: National Apartment Association

“There are positives that have come out of the pandemic – new systems that we have in place that won’t go away that I think are much better,”...

and NAA 2022 Chairman of the Board. “We as an association continue to offer ideas to assist in the distribution of ERAP funding. One such idea would be to allow management companies to apply on behalf of their residents.

On the legislative front, our Governmental Affairs team is working hard on behalf of our members, keeping us up to date on changes as they occur.”

Ronda Puryear, CAM, CPM, president, residential management with Management Services Corporation (MSC) and NAA 2022 chair-elect, sees two major challenges going forward: The “Great Resignation” and affordable housing, both of which she provides solutions for in 2022. Inflation is also another item Puryear hopes to see ease during the next 12 months.

RENT PRICES

While rent growth slowed a bit toward the end of 2021, prices are still well ahead of what was typically seen during pre-pandemic years. The national rent index from Apartment List increased 0.1 percent in its December National Rent Report, which was the slowest month-over-month increase in 2021. Since January 2021, median rent growth increased nearly 18 percent. This is compared to 2.6 percent rent growth, which is what was seen, on average, in the January-to-November window during 2017-2019.

“What I expect is, at least during the first half of 2022, we’re going to see this robust market continue through June, and I think we’re going to see rents continuing to go up,” says Chris Burns, senior vice president with Lincoln Property Company and NAA 2022 secretary. “We’re going to see pretty good absorption, and we’re going to see a lot of transaction volume across the Southeastern market because there’s still a lot of pent-up capital that needs to be invested, and deals are trading at record prices in all markets. Everybody is a seller today and, fortunately, for every seller, there’s a buyer at a good price.”

The talk of higher rent prices and the growth that has been experienced during the pandemic “feeds into the affordable housing discussion that we are the problem,” Puryear says. “We need to continue to work with legislators, with localities, and with national housing institutions to let them know we are here as a partner, to be part of the solution rather than being seen as the problem.”

The need for affordable housing is great, and the industry is being unfairly targeted as the reason behind the lack

of affordable housing, according to Puryear. She wants to educate Congress and work with local and national housing coalitions to help solve the problem.

“NAA is working hard to provide dependable housing to all who qualify,” says Brunner. “As affordable housing continues to be part of legislators’ agendas at the local, state and national levels, it is key that we as an association are present at the table at every level.”

INFLATION

In October 2021, inflation in the U.S. increased 6.2 percent during the previous 12 months, which is a 30-year high.

According to a December 2021 Gallup poll, 45 percent of American households report inflation has caused them hardship – 35 percent moderate hardship and 10 percent severe hardship.

The impact of inflation on rent prices is nothing but astounding. It has hindered AMLI Residential employees from living at the communities at which they work. “In an effort to continue to attract and retain great service associates, we began offering additional housing allowances for all communities under 400 units,” says Traci Hall, president – West Region with AMLI Residential. “We had typically only offered one per property for service associates, and now we are offering two. No one can argue it is valuable to have our team live onsite.”

LABOR SHORTAGE

According to the Beige Book from the Federal Reserve, labor shortages across the nation and sectors have hindered economic activity, consumer spending and manufacturing.

In the latest data from the Bureau of Labor Statistics, 4.2 million people quit in October 2021, down from roughly 4.4 million in September 2021, but up from 3.4 million in October 2020. The real estate and rental and leasing industry saw 48,000 quits in October 2021, 11,000 more than the previous month and roughly unchanged from October 2020.

“Recruiting and retaining in our industry is our biggest challenge,” explains Hall. “There is incredible pressure on compensation, and I truly believe that if you provide the right culture and engagement for your team, they will stay and continue to thrive and create value. After a moderate year of turnover in [2020], 2021 will likely see the highest turnover of employees in five years.”

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LESSONS LEARNED AND FUTURE HOPES

Multifamily construction has outpaced its single-family counterpart by a wide margin during the past year. According to RealPage analysis of the latest Census Bureau data, multifamily permits increased 34 percent between October 2020 and October 2021, while single-family permits were down more than six percent. Multifamily starts jumped nearly 40 percent year-over-year compared to an almost 11 percent drop in single-family. However, construction delays have impacted multifamily completions, which are down nearly 32 percent from October 2020. In contrast, single-family completions are up 3.5 percent.

TECHNOLOGY

“The one technology that got really expedited with the pandemic was the whole concept of self-guided touring,” Burns says. “While that had come to the market, certainly before the pandemic started, it forced a lot of us to get comfortable quickly with that concept because when we were on lockdown and didn’t really have people or our people were locked in the office and couldn’t interact with customers, the whole self-guided—in order to get people out to physically see units—became a great option in the playbook.”

The virtual aspect of the industry existed before the pandemic, but it gathered steam as office closures and other shutdowns continued. Prospective residents are now able to visualize their potential new home in a better light, notes Brunner, who also added virtual tours have improved during the pandemic.

12 WINTER Q1 2022 / EBRHA.COM

OCCUPANCY

Occupancy in the U.S. is at an all-time high. At 97.5 percent in November, RealPage states occupancy is bucking the trend seen in previous years when rates typical see a downturn during the winter months. “Unless there’s something wrong in the submarket, almost every submarket you go to has record occupancy,” Burns says. “People haven’t been moving, not so much because they can’t afford to buy a house, but there hasn’t been any product, because that market has been so tight. So, a lot of those people aren’t moving.”

“At renewal time, it may even make it challenging for some to continue to keep pace, and then they start to look at other options like doubling up or moving from the city center to the suburbs or some of those natural shifts occur if the pricing dynamic gets upside down,” Burns says.

Michael Miller is the managing editor for NAA. This article was reprinted with permission from the NAA.

ANDREY POPOV/ADOBE STOCK

CONSTRUCTION

“We learned, and the residents learned they probably want a little more of their own space, particularly outdoor space,” Burns says. Balconies and patios became extremely important for those who had the opportunity to step outside.

“We went through a period where balconies weren’t as important and patios weren’t as important, particularly in inner cities. I think those people who were in units without balconies quickly learned that the people in the building across the way that had balconies could at least go out and sit on their balcony during the day and get some fresh air.

Having outdoor space and balconies in the common areas; outdoor space where people can get outside; and some amenity space and gathering space to be able to social distance means that residents are still able to live outside the unit to a certain extent.”

From an industry advancement point of view, the pandemic hasn’t been all negative. “There are positives that have come out of the pandemic – new systems that we have in place that won’t go away that I think are much better,” Puryear says. “Things that we’re doing that help people have more time at home with their family, that help people get home earlier in the day or finish their day from their home office, which creates a better mental state for everyone.”

“The industry, in general, is in a good trajectory, better than it has been … so, it appears to be a bright future,” says Rose.

Educate T I P S & H OW -TOS

Simplifying the 1031 Exchange to the Delaware Statutory Trust Jeffrey Bangerter, president of Bangerter Financial, authored the book Are You Tired of Tenants, Toilets and Trash – Consider the 1031 Exchange to the Delaware Statutory Trust.

Bangerter’s goal in writing the book is to provide rental property owners a simplified version of how the 1031 to DST tax-deferred exchange works, while providing enough detail to allow owners to move forward to make this type of investment if it makes sense for their personal financial situation.

Q. In brief, please describe ( from the property owner’s point of view) the 1031 Exchange to the Delaware Statutory Trust (DST).

A. When you do a 1031 to a DST you no longer have the property owner duties, as the DST is a passive property ownership structure.

Q. Who should invest in DSTs? A. A DST can be the best solution for the real estate investor who wants to retire from being a property owner without paying a large tax when they sell their property.

Q. Describe the tax advantage to rental property owners.

The tax advantage of the 1031 Exchange is the deferral of all Federal and State Capital Gains Tax and depreciation recapture tax.

Q. Please breakdown (in summary) the role of Sponsors, Realtors, Regis-

the passive nature that allows the real estate investor to retire from property owner duties. The disadvantage is the real estate investor is no longer in control and cannot liquidate the real estate when they want; they must wait until the Sponsor sells the property and then they can do whatever they choose at that time.

Q. What do you think is of particular importance in using the Exchange in light of COVID-19 and the newly lifted eviction moratoriums?

A. For any owners of rental property that had tenants not able to pay due to COVID, they have learned the value of having a property type that is less impacted by COVID rules. tered Securities Representatives, and Qualified Intermediaries in a 1031 Exchange.

A. The role of the Sponsor is to find, buy, manage, and sell the real estate in a DST. The Realtors’ role is to help the client sell their local property. Then they have no involvement in the DST offering.

The role of the Registered Representative is to help the client understand and purchase the appropriate DST solution.

The Qualified Intermediary (QI) is required to receive the funds from escrow of the property sold and then send the money to purchase the new property. If you do not use a QI you do not qualify for the 1031 Exchange or you have a failed exchange. The QI account must be set up before you close on the property you are selling.

Q. What are the advantages of a DST investment and what are the disadvantages?

A. The primary advantage of the DST is

Q. Please share what your personal views are of the value of using the 1031 Exchange?

A. I have personally been involved in 1031 Exchanges that have saved my clients millions of dollars in taxes. The money will provide them a better life and leave a bigger legacy for their heirs.

It also allows them the time and freedom to enjoy the balance of their lives without the constant headaches that come with actively managed rentals.

Q. What do you personally like about the 1031 Exchange for property owners?

A. The 1031 Exchange allows real estate owners to defer and ultimately eliminate a significant tax that would occur if they just sold the property.

The DST is considered “Like-Kind” property and qualifies for the 1031 Exchange. It provides property owners the option to become a passive owner in a larger real estate while also offering the benefit of keeping professional management in place.

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Advocate T

AB 854

hanks to the efforts of EBRHA members and other housing community partners across California, we successfully STOPPED AB 854 (Lee) from moving forward. This early victory in the 2022 legislative session is a welcome departure from the constant attacks on the rental housing industry, thanks largely to your efforts to inform our elected state officials about our strong opposition to AB 854.

This will not be the last time legislatures challenge our industry. Thank you for your engagement. We appreciate the phone calls and emails to the California Assembly to fight a bill that would have forced rental property owners to stay in business for at least five years, regardless of their economic circumstance.

Since California’s eviction moratorium ended September 30, 2021, be prepared to come together to resolve the remaining issues and legalities that have arisen. We encourage all members to work through EBRHA to manage and resolve any legal questions or resolutions vs. outsiders.

EBRHA actively and financially supports the lawsuit filed by our state association, CalRHA, in opposition to California’s eviction moratorium. CalRHA is pursuing the current lawsuit to resolve the damages caused by the state’s evictio n moratorium. We are currently assembling member/nonmember stories and potential plaintiffs to support the case.

However, be informed that another local lawsuit to lift the local health emergency order and eviction moratorium in Alameda County and Oakland has been filed on March 1, 2022. John Protopappas of Madison Park is leading this effort and working with the law firm of Zacks, Freedman, and Patterson (ZFP). Both are long-time EBRHA members. Given the Bay Area’s fiscal recovery and strong economy, EBRHA supports its efforts to end the local health emergency order and eviction moratorium in response to the 2020 pandemic.

Earlier in January 2022, Protopappas and ZFP delivered a demand letter, seeking an injunction of the health emergency order, to the Alameda Board of Supervisors and Oakland City Council. Alameda County must take action by April 1, 2022, to either lift or extend the current health emergency order and eviction moratorium. EBRHA’s board members and CEO have had discussions with John Protopappas and Andrew Zacks to review the possible arguments and legal standing to eliminate the moratorium and possibly pursue damages.

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NOTE: If you have been contacted or solicited by any of the parties mentioned above, we strongly recommend that you work directly with EBRHA so we can properly coordinate member support and consolidate financial resources.

In early February, EBRHA and Berkeley Property Owners Association (BPOA) scheduled a joint association meeting to discuss the legal approach, grounds, arguments, and resources required to win the case on behalf of property owners. On March 7, 2022, EBRHA organized a member meeting to discuss the case and answer questions. Please stay tuned for information sessions on further developments to get crucial updates and understand the action items related to the lawsuit.

Thank you to all EBRHA members who have provided stories regarding their struggles and challenges related to the local eviction moratorium. Please consider contributing to the EBRHA Legal Fund in support of this lawsuit at ebrha.com/join-us/donation.aspx. Thank you for helping us raise funds and build resources to support the litigation.

DAMIR KHABIROV/ADOBE STOCK

EVICTION MORATORIUM – LEGAL UPDATES

OPINION: IN A FRAGILE HOUSING MARKET, PAYING RENT IS IMPORTANT

By Michelle Starratt, Derek Barnes and Roberto Robledo If you withhold rent – and can afford to pay – you can hurt small property providers and undermine Alameda County’s housing market In the wake of the economic fallout of COVID-19, the federal government has provided unprecedented help to low-income residents through the Emergency Rental Assistance Program (ERAP). For residents earning less than $98,000 for a family of three, renters or property owners can apply for assistance through Alameda County for unpaid rent due to personal economic fallout. In a fragile housing market, paying rent continues to be important.

Throughout this economic and health crisis, Alameda County has prioritized equity and worked to protect the residents most vulnerable to eviction and displacement.

Each application is evaluated and prioritized based on those most at risk of homelessness, including prioritizing small property owners.

We understand there is a great need in our community.

Both renters and rental housing providers, especially small rental housing providers, are hurting. ERAP has approved more than $59 million in rental assistance directly to rental housing providers in Alameda County, including more than $21 million in October and November. We are now asking the federal government for more money as we currently have more requests than funding.

For those residents who have not been impacted by COVID-19, have not lost income, and have not paid rent, the

message is clear: your rent is due. The eviction moratorium does not cancel your rent, and your rental housing providers can collect in small claims court. The economic impact of lost rent in our county is significant, and the impact on small rental housing providers is catastrophic.

A vibrant local rental property market is essential to our region’s economic and social justice success. To remain vibrant, renters who can pay rent need to continue to pay rent, or we risk units being removed from the market or lost to foreclosure. At the same time, rental housing providers need to assist renters applying for ERAP funds to move applications quickly to fruition and payment.

Low-income renters who cannot pay their rent, in partnership with their rental housing provider, can still apply for Emergency Rental Assistance. Information is available at ac-housingsecure.org or by calling 211. If you don’t have Internet access, call 211 for help to start an application.

Alameda County’s Housing and Community Development Department has taken unprecedented steps to engage, educate and inform renters and rental housing providers throughout the county. A working collaboration between property owners, government and renters is essential to help stem the tide of homelessness and displacement.

Michelle Starratt is the Alameda County Housing Director.

Derek Barnes is the executive director at East Bay Rental Housing Association. Robert Robledo is the executive director at Rental Housing Association of Southern Alameda County, a nonprofit trade association with over 650 members who own/ manage residential real estate, whose members collectively represent over 39,000 units in Southern Alameda County.

TENANT OPPORTUNITY TO PURCHASE ACT IN BERKELEY

On January 27, 2022, an updated version of the Tenant Opportunity to Purchase Act (TOPA) was discussed at a work session of the Berkeley City Council. The session was open to public comment and about 55% of the callers were against the implementation of TOPA in the city.

Based on the feedback received at the meeting, the Berkeley City Council is expected to craft new legislation in the next month or so. EBRHA will post updates as we receive more information.

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Connect COMMUNITY RESOURCES & OUTREACH

Strengthening Vulnerable Soft-Story Buildings

By Thor Matteson

E

Thor Matteson has practiced structural engineering since 1990. He has designed hundreds of earthquake retrofits. He wrote two books relating to earthquake retrofits: “Earthquake Strengthening for Vulnerable Homes” and “Wood-Framed Shear Wall Construction – an Illustrated Guide.” Matteson was frustrated that a better system for bracing soft-story buildings was not available, so he invented his own system, patented it, ran full-scale tests, and had it independently evaluated for building code acceptance. To date the system has been permitted and installed in over a dozen Bay Area cities. He established a manufacturing company in 2018 to produce SkinnyBraces and now limits his engineering practice to projects using SkinnyBraces. Learn more at www.quakebracing.com.

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arthquakes happen, and they happen unexpectedly.

You don’t want to be the property owner whose building collapses and threatens human life. Today, building earthquake preparedness has taken leaps and bounds over yesterday’s techniques.

In the case of soft-story apartment buildings (see Figure 1), many owners aware of the risks or those adhering to city requirements, will be pleased to know advanced strengthening techniques can spare their buildings and most importantly protect human life.

For 10 years I owned a structural engineering firm that focused on strengthening buildings to better resist earthquakes. This article shares some of what I learned. For brevity, I have simplified the engineering concepts.

THE CHALLENGE

Typically garage door or carport openings weaken one wall of a building, leading to the soft-story condition. Nobody wants to give up width in a parking space, driveway or garage-door opening. New structural elements need to be as narrow as possible. This article discusses four varieties of narrow structural systems: moment-frames, pre-manufactured steel frames, cantilevered columns, and the author’s patented “structural fuse” system.

Each of these four systems share some basic traits, most notably the need for a new footing to support the bracing system.

THE CONTENDERS

The following methods are the most common when trying to preserve access and parking space.

Steel Moment Frames (MFs) are the system of choice for new buildings where large wall openings are desired.

Typical MFs consist of two vertical columns, one on each side of the wall opening that creates the soft-story weakness. A steel beam connects the tops of the columns. The joints between the steel members are usually welded together. On-site welding poses a fire hazard and requires costly special inspections.

Engineers are accustomed to designing MFs, but they are usually a poor fit – literally – for a retrofit. Existing buildings often have electrical panels or gas meters (sometimes both) that obstruct the MF installation. In many cases, the beam going across the top of the door opening will conflict with garage door openers.

On the plus side, in addition to resisting earthquakes, MFs can support the building above; this can allow removing posts to make parking areas more open.

Pre-Manufactured Moment Frames (PMFs) are available. Manufacturers include PACO Steel, Simpson Strong-Tie and Hardy-Mitek.

As one contractor said about PMFs, “They are fine if you don’t mind taking the existing building apart and rebuilding it to fit around them.” PMFs can also support the building above if you wish to remove posts.

Engineers are accustomed to designing MFs, but they are usually a poor fit – literally – for a retrofit.

Steel Cantilevered Columns (CCs, see Figure 2) act like extremely strong and rigid flagpoles that extend from a new foundation to the structural members above the soft story.

Unlike MFs or PMFs, it is possible to install a single CC on the most convenient side of an opening to provide necessary bracing. This helps avoid conflicts with existing electrical, plumbing or other obstructions.

Building codes severely penalize CCs by requiring a much bigger design “safety factor” compared to other systems. This can affect the entire earthquake retrofit design (footings, other connections, and potentially work in other building areas), not just the column itself.

The “SkinnyBrace” structural fuse system (Figure 3) is the author’s invention that combines several advantages of the other systems, without the

disadvantages. The specially designed structural fuses act similarly to fuses in an electrical system: they predictably absorb earthquake energy, before other parts of the system are overloaded.

The fuses are precisely engineered and manufactured to maximize efficiency of the system and provide predictable performance.

SkinnyBraces do not require onsite welding like site-built MFs and many CCs do. A single SkinnyBrace can often brace the weak wall in a typical four to eight-unit apartment building.

Finding room for a single SkinnyBrace on one side of a garage door is much easier than finding room for a MF’s two columns. Compared to CCs and most MFs, the predictable and reliable structural fuses allow designing SkinnyBraces with a more reasonable safety factor – this can reduce the required size of footings by 46 percent

compared to MFs and 62 percent compared to CCs. The structural fuses in SkinnyBraces are intended to be easily replaced after an earthquake. Most other bracing methods are “single-use” items, meaning that you may have to replace the entire MF, PMF or CC (and possibly the foundations that support them) after an earthquake. This would be extremely disruptive, expensive and time-consuming, and was another factor in developing my own bracing system. Replacing the structural fuses in a SkinnyBrace requires unfastening and replacing only five or six bolts.

CONCLUSION

If you need to strengthen a soft-story building, the bracing system you choose can have major impacts on parking and access, as well as initial cost and future repairability.

L TO R: Figure 1. Steel cantilevered column between two garage doors. The floor slab was cut out to allow digging a new footing trench to hold the column base. Figure 2 Classic “soft-story” building failure after the 1989 Loma Prieta earthquake. Figure 3 A single SkinnyBrace installed on one side of garage braces the apartment above. The replaceable yellow structural fuses at the top absorb earthquake energy.

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Inspire DESIGN TRENDS Color impacts our emotions, metabolism and health.

I

The Psychology of Color

f you’ve ever looked at a room and either felt positive, neutral or negative about it, it could be the influence of colors. Color has an actual psychological impact on people. Color can dramatically affect moods, emotions, energy levels, behavior, or even your health. For

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By Michelle Gamble example, certain types of color can increase blood pressure, metabolism or eyestrain. So, how does color create these reactions?

“Exposing people to specific colors might make them feel calm, energized or their moods quickly change,” said David Skates, a journalist and expert

on design market trends. “When we choose where things go in our homes or offices, we should keep this in mind.

Psychological impacts, physical training and cultural imprinting all together play a role in associating colors and reacting to them.”

As you begin the process of renting

“Colors, like features, follow the changes of the emotions.” –Pablo Picasso out your space, color can actually attract prospective renters either faster or slower. It can also influence certain demographics of people to select your property. According to Beth Martin of Beth R. Martin Designs (bethrmartin. com), “If your target market is higher-end, opt for accents of grays and blacks because these tones suggest sophistication, richness and power.

If you intend to attract luxury clients, it is more necessary to know the current color decor trends. People in the higher-end market tend to know exactly what they want and what looks expensive.”

Another train of thought suggests that property providers shouldn’t put any color in their spaces.

Realize that renting a space is no different than listing a space. “[Rental spaces] have to appeal to the masses,” explained Cindy Gelormini, the Paint Diva based in Providence, NJ. “You can’t get too personal with colors.

You may love yellow, but if your buyer hates yellow they can get turned off.

Avoid strong statements. No purple, red, orange, peach, or yellow. Stick to neutrals. Your renter can personalize it later. I have seen renters paint an accent wall and then paint it back to neutral when they move out. It’s easy when it’s just one wall.”

FEEL THE COLOR

Gelormini’s philosophy isn’t always shared among other experts who believe color can, in fact, attract more prospective interest. It’s important to understand, especially when considering your color choices, how that color makes people feel. Sometimes people will rent a space based on how they reacted it – and may not even be able to identify why a space elicited that reaction. Did it feel like “home” or did

it feel cold and unwelcoming? Did it feel inviting or too sterile?

“There is a lot of research on the influence that colors have on our dayto-day lives. Let’s be honest, though, no one has the time to read an entire book on color psychology to learn how a particular color can impact a specific human behavior,” said Harry Knowles, color specialist at Fantastic Services based out of Atlanta, Ga. How prospective renters perceive color is meaningful to the experience of the space. “You want future renters or homeowners to see a potential home as a fresh start and a blank slate, but don’t take this too literally,” said Martin. “Too much white looks stark and unfinished. You can choose certain rooms to highlight with a bold hue such as navy blue or emerald green, or select a subtle off-white for the walls and a bright white trim for contrast.”

Primary colors’ effect on people can be vastly different than pastels.

“Red is known for its use to encourage people physically and keep them alert, while blue boosts focus, and yellow increases creativity,” explained Knowles. “They also mention that the secondary colors such as purple and green have a calming effect on people.

White is great for minimalist designs, commonly implemented in limited space offices, making them look bigger.

However, in that case you would need to decorate a bit more, so it doesn’t have that ‘hospital’ look.”

ROOM COLORS

According to Martin, “Paint colors have more of an effect in certain rooms, and the most critical spaces are bedrooms, bathrooms and closets.

Bathrooms and closets should be kept as neutral as possible because it’s hard to apply makeup or select clothing in a

room with too much color. Bedrooms should feel serene, and this can be accomplished by selecting a color with low saturation, a very dark color or a version of white. I would definitely stay away from reds, oranges and yellows in your bedroom because these colors are too energizing.”

Of course, color experts have different opinions about what colors should be applied to what rooms. Also, consider the impression of the color on the floorplan and layout of the space.

“Most people like an open layout,” said Gelormini. “If you choose a different color for every room, it chops the rooms into smaller spaces. It’s best to keep the main living area neutral, but you can always do an accent wall in the dining room that says ‘eat here,’ or behind the bed in the bedroom, or the TV always looks good against a dark accent wall.”

Consider the use of the space too.

“Main living space should be neutral because too much color can be overstimulating in the space you live in all day. You can rely on area rugs, pillows and art for pops of color. Then when you get tired of it, a quick trip to [a home goods supply store] will give you a whole new look.

“For kitchens and bathrooms, match the tile.

“For bedrooms, choose colors that are calming, restful, spa-like. These are soft blues, greens, neutrals. Avoid loud colors like bright yellow or red.”

No matter what color (or lack thereof ) suits your space, always consider use and damage. Different types of paints can hold up better or worse from scuffs, and some cleanup better than others.

Michelle Gamble is the editor of Rental Housing.

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REVIEWS Are Not Just for Prospects

By Doug Pike

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BLUE PLANET STUDIO/ADOBE STOCK

hile curating online reviews is crucial, acting on associate feedback is even more important.

Prospective residents aren’t the only ones visiting multifamily review sites. Job seekers sneak a peek at both resident and employee sentiment, as well as the company’s response, when they’re trying to assess workplace culture. During the 2021 Apartmentalize session, “Flipping the Script: Reviews are Not Just for Prospects,” panelists shared their strategies for improving online reputation and attracting and retaining associates.

“Applicants are looking past the company story or your stated core values on your website. They’re still looking at those, but they know that is the best version of the company,” said Melissa DeCicco, director of Client Performance at ApartmentRatings and SatisFacts. “They’re looking for something online that solidifies that message.”

And they’re not just looking at Google, Yelp and other typical resident review sites. They’re scanning Glassdoor, Indeed and LinkedIn to gain associate perspectives, as well.

“We’re all looking at reviews. When you’re trying to decide where to work, that’s huge,” said Karen Trueman, director of Talent Development and Brand Reputation at Legend Management Group. “What’s their culture like? What are their corporate values? That’s reflected in your reviews.”

Tricap Residential created what it calls a “culture club,” dedicated to looking at what people are saying online and establishing feedback opportunities for employees. The company also uses a survey app to regularly gauge employee satisfaction, enable shout-outs and recognition of associates, and ensure that the workplace culture aligns with objectives.

“Building feedback avenues for employees is really important,” said Suzanne Hopson, executive VP of Sales and Marketing at Tricap. “When a team is achieving higher than normal results, it’s important to dig in and find out what it is that they’re doing right, and also to lift them up for those achievements.”

Legend established a virtual engagement platform to help connect team members digitally and build camaraderie. The company created channels where associates can post and find co-workers with common interests.

“If residents have friends where they live, they’re more likely to renew. If employees have friends where they work, they’re more likely to stay,” said Trueman.

Creating a work environment that associates don’t want to leave typically translates to positive online reputation scores, as does the way associates are treated when they leave the company.

“Your brand is being represented by former employees,” said DeCicco. “They can still be the biggest fans of your organization, even if they left. They can still be brand ambassadors. If that experience leaving the organization isn’t positive, former employees are much more likely to share that sentiment.”

While curating online reviews is crucial, panelists said acting on associate feedback is even more important.

“If we start to see some opportunity on review sites, we use that feedback to make policy changes,” DeCicco said. “With employee engagement, it’s not just about going through the motions. It needs to be genuine. It needs to vibe with what your company is all about.”

Doug Pike is a content manager at LinnellTaylor Marketing.

Article Source: National Apartment Association.

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Getting Your Rental Property

READY TO

SHINE

By Michelle Gamble

W

hether you own a residence, apartment complex or office building, you will inevitably face the question: How do I make my property look its best to attract new renters?

The first step involves preparing the property to look its most attractive to be listed at a competitive price. Spaces in excellent condition can command a better price and generate more interest from prospective renters. Spaces in average condition won’t attract as many renters. So, it’s imperative your property shine as bright as it can – and the most important first step is to hire a top-notch cleaning crew and handypersons that can bring out that shine.

“Get started by creating a checklist for your handyman to inspect and complete for every unit,” said Bill Samuel, residential real estate broker, Blue Ladder Development (https://www.blueladderdevelopment.com/), “This will ensure that nothing is forgotten and that the unit will be ready for your new resident. Some of the items I would have them check would be electrical outlets, light fixtures, smoke detectors, furnace filters, hot water working, p-traps of all sink fixtures for leaks, and more.”

After your checklist is done, proceed to check off each item. Here are some of the priorities to consider as you begin the hands-on work.

FIRST IMPRESSIONS

Let’s start with the first impression – curb appeal. Unless the property is newer, chances are a nice repainting of the exterior will add a terrific update to it. Look at current color trends, which will make it appear brand new even when it’s not. As you evaluate the exterior upgrades, make sure you don’t disregard the back exterior. Nothing will make the proper-

ty look more unkept than painting the front and leaving the back the same.

What about landscaping? Does it need an update? Ground covering doesn’t always have to be grass, which needs continual watering in the summer and escalates water bills.

Here in California you will continually have to consider water usage and sustainability (see Last Look for ideas on flowering sustainable plants), especially in the East Bay region.

Things like rock and bark are acceptable replacements for grass. Turf looks like fake grass, because it’s fake grass – and some people won’t like how it appears.

When it comes to different ground coverings, there are grass alternatives that work great. Ornamental and native grasses offer excellent choices. Categories include cool-season grasses, warm-season grasses, running-growth habit, and clumping-growth habit. According to the EarthEasy blog, “You can convert part of your lawn to a display of ornamental or native grasses. There are many alternatives to choose from. These grasses are low-maintenance and grow well in most soils. They seldom require fertilizer, and have few pest and disease problems.

Ornamental grasses are also drought-resistant and lowmaintenance. When choosing ornamental grasses for your yard, consider the characteristics of each variety.”

If you elect to go for rock or bark coverings, don’t just pour and go. It’s not appealing even when the rocks are quality.

Have the landscape designed and add plant life in a way that looks chic, stylish and attractive. These days many property owners do things like put potted plants around the property too. Trim the bushes and trees. You may even want to plant some bulbs or wild-flower seeds in early spring so wild flowers come up later.

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Cleaning the interior ranks number one in importance. After all, the interior is where people dwell or live, and no one wants to live in a dirty place. “We always do a deep clean of our units in-between renters,” said Leonard Ang, CEO of iProperty Management.com based in Chicago, IL. “It’s worth it to avoid any issues after a new tenant moves in, especially when we’re working quickly to turn a place around and get it back on the market. This means shampooing all rugs and soft surfaces, dusting corners, and using a bleach solution on floors, counters, fixtures, and appliances, and using an Ozone bomb or similar product to really clear any potential smells out of the air.”

“By far, the best thing an owner or manager can do to have a rental look and feel ready is to make sure it’s immaculately clean and all maintenance checklist items have been completed,” said Jonas Bordo, the CEO and Co-Founder of Dwellsy.com. “When an apartment is empty, any imperfections stand out, and renters notice issues immediately – and they assume that the property provider isn’t going to take care of them.”

Two big issues property managers must confront are smoke smells and pet odors.

There are several ideas that start coming into your mind when trying to remediate smoke odor,” said Jordan Fuller, real estate investor at Momentum Property Solutions based in Dallas, TX, in his article “How to Remove Odor from Your House.” “And we get it, you want the problem fixed with as 24 WINTER Q1 2022 / EBRHA.COM

little time and money invested as possible. However, if you don’t address it the right way, you’ll end up doing more work in the long run when you keep fighting with the smell. Here are some things that are common to try, but usually don’t get the job done.

“Cleaning Carpet: While freshly cleaned carpet can really improve the feel of your home, it will simply not cut it when dealing with smoke odor. It may even provide temporary relief, but often the smell will come back because it has sunk down even to the subfloor.”

Fuller goes on to suggest: “Replacing Flooring: This is definitely a step in the right direction. Any carpet definitely has to go (pad and all). However, this may not fix the problem forever if the odor has gotten into the subfloor (don’t worry – you don’t have to replace the subfloor). If other types of flooring (laminate, tile and vinyl) are in good condition, you may be able to get away with just thoroughly cleaning them.

“Painting: This is usually the first solution people think of when trying to remediate smoke smell. The issue is that latex paint does nothing to hide the smell – it just works its way back through. Without getting into a chemistry lesson, you need to use something oil-based to lock in the smell (spoiler alert).”

As for those infamous pet odors, it can be tricky to remove them. “We usually use Nature’s Miracle Pet Carpet Shampoo, but that doesn’t do anything about pet stains soaked into wood or concrete.” However, it must be done since pet odors can chase off prospective renters. It’s best to research

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SPARKLING CLEAN

products that can seal in the smell vs. try to remove them.

Lacquer and oil-based paints can do wonders.

STAGING FOR RENTAL PROPERTIES

Now let’s discuss the critical inside space. “Staging a property is crucial to breaking through the seller’s market. Staging can reveal the full potential of the home and help buyers truly envision themselves in the space,” said James Madison, senior vice president, Interdependence company based in Chicago, IL. “By removing personal items, deep cleaning, and fixing any outstanding issues, you will improve the chances of [renting] fast and at a higher price. The best way to stage a home is to start with a clean slate.”

“I’m a fan of the ‘mini-model’ concept,” said Bordo. “First step is to make sure the unit is clean and all maintenance is done. Second step is to place carefully selected decor pieces in high-visibility locations. This can include a table setting or two on the kitchen island, a selection of well-designed kitchen items on the kitchen counter that make it look occupied, a plant or three in selected locations, and some towels and other decor items in the bathroom(s). Generally, this kind of staging can be done for less than $500, and the items can be used over and over again so the cost is low and the arrangement is easy.”

Window coverings and blinds can either come across as dated or even tacky. You can purchase window coverings at a relatively inexpensive price and immediately improve the interior’s look and feel. Avoid selecting trendy patterns and stick with basic colors that match the colors in the house or

space. A general, attractive color lasts longer, as patterns tend to go out of style faster and scream “old” or “used.” Of course, if you have high-end draperies and coverings, you can choose to clean them and make them look as good as new again.

VIRTUAL TOURS

Now that your property has a high shine, time to show it off.

COVID-19 and the pandemic elevated the importance of the virtual tour, as many property providers had to work around in-person open houses.

“Take the time to do video instead of stills, with a guide to talk through each room,” said Ang. “Remember that you have to add value over Zillow, where photo galleries are abundant.”

“There are some great virtual-tour products out there, but the ones that resonate most with Dwellsy renters have some personality with them,” said Bordo. “Recording a walkthrough by the leasing agent or owner on a smartphone is almost ideal. It allows the leasing agent to narrate and talk about what’s great and gives the video a sense of real humans involved in the rental. Even better is to do a walkthrough live with the renter on a video call on the leasing agent’s phone so the renter can ask questions and have the leasing agent show them things they’re specifically interested in – such as the water pressure in the shower or how clean the oven is.”

Now that you’ve got the insider tips, it’s time to rent your property out!

Michelle Gamble is the editor of Rental Housing magazine.

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Suppliers

EBRHA SUPPLIER DIRECTORY

Pacific Western Bank Kara Mooney | 301.272.6628

AFFILIATIONS ALN Apartment Data 800.643.6416 alndata.com

BUILDING SUPPLIES & REMODELING APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com

Oakland Housing Authority Leased Housing | 510.874.1500 oakha.org Oakland RAP oaklandca.gov/rap

APPRAISERS Watts, Cohn & Partners, Inc. Mark Watts | 415.777.2666

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

StopWaste.Org 510.891.6558

Bay Property Group 510.836.0330 baypropertygroup.com

ASSOCIATIONS Hamilton Families Mayo Lunt | 415.321.2612

CONSTRUCTION APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com

HANDYMAN SERVICES Start to Finish 510.727.9128

Beacon Properties Aaron Young | 510.428.1864 beaconbayarea.com

INSPECTIONS Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com

Crane Management Kit Crane | 510.918.2306 cranemanagment.net

ACCOUNTING & TAX Martin Friedrich, CPA 510.895.8310 besttaxcpa.com

ATTORNEYS — EVICTIONS/ PROPERTY OWNER DEFENSE Bornstein Law Daniel Bornstein | 415.409.7611 bornstein.law

Burnham Brown Charles Alfonzo | 510.835.6825 burnhambrown.com

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

APT Maintenance Keith Berry | 510.747.9713 aptmaintenanceinc.com

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

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

Axis Construction Dawn Alonzo | 925.400.3997 axisconstruction.com Caldecott Construction, LLC 510.990.6282 caldecottconstruction.com

The Law Offices of Alan J. Horwitz Alan J. Horwitz | 510.839.2074 alanhorwitzlaw.com

KMK Contracting & Property Services Kevin Knobles | 925.292.8667 kmkcontracting.com

Law Offices of Brent Kernan Brent Kernan | 510.712.2900 bkernan@aol.com

Precision Concrete Cutting 650.867.8657 pccnorcal.com

The Shepherd Law Group Michael Shepherd | 510.531.0129 theshepherdlawgroup.com

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

Zacks, Freedman & Patterson, PC 415.956.8100 zfplaw.com

DOORS & GATES R & S Overhead Garage Door Sean Boatright | 510.483.9700, x14 rsdoors.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

Jack Schwartz, Attorney at Law Jack Schwartz | 650.863.5823 jwsjr1220@comcast.net Law Offices of John Gutierrez John Gutierrez | 510.647.0600, x2 jgutierrezlaw.com

26 WINTER Q1 2022 / EBRHA.COM

FINANCIAL PLANNING California Strategic Advisors Ron Kingston | 916.447.7229

First Republic Bank 415.262.2440 firstrepublic.com Luther Burbank Savings Stephanie Penate | 310.616.0353 Wilkinson Wealth Management Steven Wilkinson | 510.625.1400 WilkinsonWealthManagement.com FINANCIAL SERVICES First Republic Bank 425.262.2440 firstrepublic.com

Fremont Bank 510.305.0949 fremontbank.com

INSURANCE Commercial Coverage Paul Tradelius | 415.436.9800 comcov.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 INTERCOMS & ACCESS CONTROLS R & S Overhead Garage Door Sean Boatright | 510.483.9700, x14 rsdoors.com LEAD, MOLD & PEST MANAGEMENT Alameda County Healthy Homes Dept.

510.567.8282 aclppp.org LITIGATION SUPPORT SERVICES Edrington & Associates Steve Edrington | 510.749.4880 edringtonandassociates.com PAINTERS Majestic Painters Nick Capurro | 925.336.0526 PROPERTY MAINTENANCE A+ Cleaners LLC Angel Cornejo | 415.416.5291

Greener Roofing Solution of CA John Regan | 925.899.6383 PROPERTY MANAGEMENT All County Bay Area Property Management Perry Harmon | 510.900.5400 allcountybayarea.com

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 PROPERTY OPERATION MANAGEMENT Tci Building Services Scott Isacksen | 510.877.0526 tcibuildingservices.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*

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

All fees are payable on or after January 1st and are delinquent if paid after March 1st. Owners who timely pay the annual RAP fee are allowed to pass on half of the fee to tenants for the current year.

Questions? Contact the Business Tax Office at (510) 238-3704 or BtWebSupport@oaklandca.gov.

CPI Effective July 1, 2021, to June 30, 2022, the CPI is 1.9%.

Contemplating a rent increase above the CPI? Contact the Rent Adjustment Program.

Oakland's Emergency Moratorium Oakland’s Emergency Moratorium continues to prohibit most evictions, rent increases beyond the CPI, and late fees on covered units until the City Council lifts the local emergency.

Questions? Contact a RAP Housing Counselor at 510-238-3721 or rap@oaklandca.gov.

supplier directory Activate Your Voice 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 ebrha.com.

GRAND JURY COMPLAINTS

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

The Prescott Company David Weglarz | 510.398.1027 theprescottcompany.com

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

Tyler Clark 925.788.5952 compass.com/agents/tyler-clark

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

Walker & Dunlop 415.233.3945 walkerdunlop.com RENTAL SERVICES ReLISTO Eric Baird | 415-237-1819 clicks.weblinkinternational.com

Lapham Company Tsegab Assefa | 510.594.0643

Specialized Real Estate 510.225.9224 sresproperties.com

Litton / Fuller Group 510.693.5444 littonfullergroup.com laphamcompany.com

ROOFERS Fidelity Roof Company Doug Kellor | 510.547.6330 fidelityroof.com

NAI Northern California. VP John Caronna | 415.531.5225 jcaronna@nainorcal.com

Frank Fiala Roofing Frank Fiala | 510.582.6929 ffialaroofing.com

NAI Northern California Grant Chappell | 510.336.4721 nainorcal.com

General Roofing Company Michael Wakerling | 510.536.3356 generalroof.com

Newmark Knight Frank Mike Colhoun | 415.273.2177 arausa.com

SEISMIC ENGINEERING & CONSTRUCTION Quake Brace Manufacturing Company 510.495.1575 quakebracing.com

Pacific Coast Real Estate 510.915.9721 pacificcoastre.com The Pinza Group Steven Pinza | 510.725.4775 pinzagroup.com

28 WINTER Q1 2022 / EBRHA.COM

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

Intellirent Cassandra Joachim | 415.849.4400 UTILITY BILLING AND MANAGEMENT Livable Daniel Sharabi | 415.799.5100 bayareabinsupport.com WASTE & RECYCLING MAINTENANCE Bay Area Bin Support Nancy Fiame | 888.920.BINS bayareabinsupport.com

Trash Scouts 510.788.0462 trashscouts.com WASTE MANAGEMENT Sewer Master 510.599.3691 sewerninja.com

Waste Management of Alameda County 510.430.8509

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.

MONKEY BUSINESS/ADOBE STOCK

REAL ESTATE BROKERS & AGENTS CBRE Keith Manson | 510.874.1919 cbre.com

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

WINTER Q1 2022 / EBRHA.COM

29

Last Look S U S TA I N A B L E L A N D S C A P E

Beautiful yarrow flowers.

HERE ARE SOME GREAT CHOICES:

Achillea (Yarrow) – we all love color and flowers yet we don’t want those 30 WINTER Q1 2022 / EBRHA.COM

plants that (a) require too much water or (b) a lot of maintenance. This plant is easy to plant and maintain and requires full sun and well-drained soil.

Allium (Ornamental Onion) – how about a gorgeous lavender-colored flower that attracts butterflies and honeybees with its sweet nectar? A popular choice, renters will enjoy the insect life that comes to rest on its flowers.

Armenia Maritima (Thirft, False Sea Pink) – a pop color, in this case pink, makes any flower bed look beautiful. This grows well near salt water and makes any rock garden look appealing.

Ascelepias Tuberosa (Butterfly Weed) – why not add some fun, floppy orange flowers to your garden? These flowers look great on the kitchen table, too.

Blue Star (Uniperus Squamata) – a cute, little bush that shows well in small spaces, this drought-tolerant gem is an eye-pleaser.

Lantana (Lantana Camara) – looks just colorful and bright, but it can be invasive. Plant it in window boxes, deck pots, hanging baskets, or barrels, and you will be pleased.

GUPPYS//ADOBE STOCK

S

ustainability is the wave of the future. Soon buildings, houses and units will move toward sustainability standards just out of the need to adjust to climate change and protect our natural resources. Other than choices such as different types of ground coverings (e.g., rocks, cobblestone, bark, or even synthetic grass), you can find many attractive plants that require little water but offer beautiful aesthetics to build a stunning look.

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31

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 Membership 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.

ü

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

ü

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

ü

Amplifies your voice and stories when it matters the most.

ü

Educates members and the community on rental housing best practices.

ü

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

ü

Bridges the gap between housing providers and policymakers.

ü

Advocates as a community for property owner rights.

ü

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.

Serving the San Francisco Bay Area - East Bay | South Bay | Peninsula | Tri-Valley | San Francisco

1-888-920-BINS (2467) bayareabinsupport.com