Rental
Housing EAST BAY RENTAL HOUSING ASSOCIATION | AUGUST 2013
time is MONEY PLUS: WHY YOU SHOULD OFFER MULTIPLE RENT PAYMENT OPTIONS ISSUES SURROUNDING MEDICAL MARIJUANA IN RENTAL HOUSING
Strengthen your bottom line with tips to collect rent on time
Products and Services for the Facilities Maintenance Industry
COUNT ON US 1,350 locations. All 50 states. 300 showrooms. 17,000 associates. 60 years in business. At Ferguson, it’s true that our inventory is huge with thousands of your top items in stock every day. And we fill your orders accurately and right away. But there is one thing we supply that property management professionals have come to rely on again and again for over 60 years our people. Our associates make certain you can count on Ferguson - where friendly service, expertise, and a willingness to go the extra mile are never in short supply.
PLUMBING | JANITORIAL/SANITATION WATER HEATERS | HVAC EQUIPMENT APPLIANCES | HIGH EFFICIENCY LIGHTING
NOW STOCKING JANITORIAL AND SANITATION SUPPLIES! 50 locations in Northern California to serve you. Call (888) 334-0004 today!
FERGUSON.COM Nobody expects more from us than we do ® © 2013 Ferguson Enterprises, Inc. All rights reserved.
Contents
East Bay Rental Housing Association
AUGUST 2013
Volume X, Number 8 August 2013 EBRHA OFFICE
Features & Columns
360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR | Jill Broadhurst
jbroadhurst@ebrha.com DIRECTOR OF OPERATIONS | Cathy Hayden
chayden@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS
Tina Bocheff | tbocheff@ebrha.com PUBLICATIONS & COMMUNICATION PRODUCER
Esteban Cortez | ecortez@ebrha.com MEMBERSHIP AND EDUCATION COORDINATOR
Tori Blanca | ebrhaadmin@ebrha.com EBRHA OFFICERS
14
20 Time is Money
Baseball Night Recap BY TINA BOCHEFF
BY DAN LIEBERMAN
PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy SECRETARY Jack Schwartz EBRHA DIRECTORS
Bill Bagnell, Link Corkery, Reggie Hairston, Carmen Madden, Fred Morse, Rick Philips, Judy Shaw, Menna Tesfatsion, Mila Zelkha PUBLISHED BY
Wayne C. Rowland
26
PRODUCED BY
EBRHA Communications Committee Tina Bocheff, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland EDITOR Tina Bocheff
Get With the Times
ART DIRECTOR PRODUCTION Esteban Cortez ADVERTISING
More 8
10
16
28
NEWS
EBRHA Members Play Pivotal Role in Debt Service Hearings EXECUTIVE DIRECTOR’S MESSAGE
Summer’s Here
30
ESQ. & A
Edibles Offer Smoke-free Options BY VARIOUS AUTHORS
BY JILL BROADHURST
Events & Directory
ASK A PROPERTY MANAGER
34 THE GREEN SHEET 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX
An Unpleasant Surprise BY SAM SOROKIN
FROM THE CAPITOL
Congressional Recess BY GREG BROWN
4 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2013 by EBRHA. All rights reserved.
COVER PHOTO: FLICKR USER “TAX CREDITS”
Tina Bocheff | 510.318.8303
BY THOMAS BACKAL
PL
APD
IAN
R
A
P
1.800.447.4926 APPLIANCE PARTS DISTRIBUTOR
Since 1963 O UT C E PAR T S D I S T R I B
Serving The Apartment And Builder Industry Since 1963
GE® Built-In Dishwasher • QuietPower™ motor • ENERGY STAR® Qualified • HotStart™ option • 4-level PowerScrub™
GE® ENERGY STAR® 18.2 Cu. Ft. Top-Freezer Refrigerator • Square Doors • Gallon Door Storage • NeverCleanTM Condenser • Deluxe Quiet Design • White, Black, and Bisque • 28 x 67 3/8
$259.00 GSD2100VWW
$519.00 GTH18GBDWW GE® 30” Free-Standing QuickClean™ Electric Range
• Super-Large Oven Capacity • Coil Heating Elements • Self Cleaning GE Spacemaker® 1.5 Cu. Ft. Capacity • TrueTemp™ System
Over-the-Range Microwave
$409.00 JBP28DRWW
• 1.5 Cu. Ft. Capacity - 950 Watts • Turntable On/Off • Two-Speed, 300-CFM Venting • 10 Power Levels
$229.00
JVM1540DMWW
Apartment And Renovation Specialists Appliances • Appliance Parts • Heating • Plumbing • In-Unit Delivery • Haul Away
On ALL Major Appliances EEE Y FDR R Within Our Normal Delivery Area V ELI
LARGEST Appliance Parts Inventory In NorCal ! San Leandro 16200 East 14th St. 510.357.8200 Prices subject to change without notice
Fremont 37250 Fremont Blvd. 510.490.0600
www.apdappliance.com
Dublin 6843 Dublin Blvd. 925.828.5800
contributors DAN LIEBERMAN Dan Lieberman is the president of Milestone Properties in Oakland. He has extensive experience renovating, marketing and repositioning multifamily properties. Over the past 18 years, he has upgraded and managed over 50 apartment communities in the East Bay. Dan was the 2004 president of the California Apartment Association, and he is currently writing a book on how to improve the performance of your rental properties, scheduled to come out this fall.
GREG BROWN Greg Brown joined the National Apartment Association (NAA) in the spring of 2010 to lead the expansion of the government affairs department and further develop the federal dimension of NAA’s advocacy activities. He has been a housing advocate for more than 10 years, with a strong emphasis in multifamily issues. Before joining NAA, he spent more than eight years with the National Association of Home Builders as the director of affordable housing for the multifamily division.
CLIFFORD FRIED Clifford Fried is a real estate attorney with expertise in landlord-tenant law, eviction and rent control matters in Oakland and the Bay Area. He and his law firm represent residential landlords only and are one of the largest such firm in Northern California. He has processed nearly 10,000 evictions in his career and has authored several books on evictions and hundreds of published articles on rental property ownership.
THOMAS BACKAL Thomas Backal is the Business Development Liaison for Dallas, Texas-based Lazarus Financial Group, which specializes in property management and landlord-tenant debt collection services. He regularly blogs on the subject and hosts a property management debt collection discussion group on LinkedIn.
ONLINE TENANT SCREENING
To Schedule an Appointment, Call (510) 893-9873 EBRHA provides members with low-cost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of May 2012, landlords can collect a maximum of $44.51 for an application fee.
MEMBER PRICING Basic Report* . . . . . . . . . . . $13 Bad Check Search. . . . . . . . . $6 Social Security Search. . . . . $6 Criminal . . . . . . . . . . . . . . . . $15 Criminal (County) . . . . . . . . $30 Verbal and Fax Reports . . . . . . . Add $22
*Includes TransUnion credit report, FICO score and eviction history
East Bay Rental Housing Association 510.893.9873 | FAX 510.893.2906 ebrha.com TEL
6 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Presented by the East Bay Rental Housing Association
The Bay Area trade expo for residential rental property owners and managers. EBRHA has assembled key experts and vendors who can put you ahead of the game as you purchase, manage and sell your properties. You’ll leave the expo with current information, more contacts, and the ability to succeed in this lucrative and ever-changing industry.
n Attend Industry Workshops n Meet Top Local Vendors n Connect With Elected Officials n Enjoy Complimentary Beer, Wine and Food n Discover Convenient, New Venue
Reception
Wednesday, October 23, 2013 3:00 - 7:00 p.m.
Cathedral Event Center, 2121 Harrison Street, Oakland Admission — EBRHA Members: Free, Guests: $20 On-site Parking
THANK YOU TO OUR SPONSORS
Register now at www.ebrha.com/expo
To exhibit, contact Tina Bocheff at (510) 318-8303 or tbocheff@ebrha.com.
news
EBRHA member and property owner Charlotte Woodard at the debt service hearings last month
EBRHA Members Play Pivotal Role in Oakland Debt Service Hearings we sent EBRHA members an email about the proposed modification or removal of the debt service program by the Oakland Rent Board. The item was heard by the Community and Economic Development Committee on June 25, and EBRHA directors and members all spoke on behalf of property owners. We are happy to report that the item was not moved forward and was sent back for review to the Rent Board. Councilmembers Kernighan, Reid and McElhaney all voted to have this item sent back. Councilmember Schaaf wanted the item moved forward based on the options presented by the Rent Board. We’d like to thank all EBRHA members who took the time to fight for property owner rights in Oakland.
A FEW WEEKS AGO,
Potential Changes to Oakland’s Capital Improvement Passthrough Policy
Thirdhand Smoke a Threat to Multifamily? A study lead by researchers from
In September, the Oakland Rent Board will potentially propose changes to capital improvements. The CEDA committee asked that they bring proposed debt service changes at that time as well. The EBRHA political affairs team will continue to inform you on any proposed changes and ask for your assistance when the time comes. These proposals undermine owner rights and the ability for a fair rate of return. 8 RENTAL HOUSING
| AUGUST 2013 |
Lawrence Berkeley National Laboratory has found for the first time that thirdhand smoke — the noxious residue that clings to virtually all surfaces long after the secondhand smoke from a cigarette has cleared out — causes significant genetic damage in human cells. Furthermore, the study also found that chronic exposure is worse than acute exposure, with the chemical compounds in samples exposed to chronic thirdhand smoke existing in higher concentrations and causing more DNA damage than samples exposed to
ebrha.com
acute thirdhand smoke, suggesting that the residue becomes more harmful over time. “This is the very first study to find that thirdhand smoke is mutagenic,” said Lara Gundel, a Berkeley Lab scientist and co-author of the study. “Tobacco-specific nitrosamines, some of the chemical compounds in thirdhand smoke, are among the most potent carcinogens there are. They stay on surfaces, and when those surfaces are clothing or carpets, the danger to children is especially serious.” The researchers used two common in vitro assays, the Comet assay and the long amplicon-qPCR assay, to test for genotoxicity and found that thirdhand smoke can cause both DNA strand breaks and oxidative DNA damage, which can lead to gene mutation. Genotoxicity is associated with the development of diseases and is a critical mechanism responsible for many types of cancer caused by smoking and secondhand smoke exposure. “Until this study, the toxicity of thirdhand smoke has not been well understood,” lead investigator and biochemist Bo Hang said. It is the first major study of disease-related mechanisms to come out of the California Consortium on the Health Effects of Thirdhand Smoke, which was established two years ago largely as a result of work published in 2010. Thirdhand smoke is particularly insidious because it is extremely difficult to eradicate. Studies have found that it can still be detected in dust and surfaces of apartments more than two months after smokers moved out. Common cleaning methods such as vacuuming, wiping and ventilation have not proven effective in lowering nicotine contamination. “You can do some things to reduce the odors, but it’s very difficult to really clean it completely,” said Destaillats. “The best solution is to substitute materials, such as change the carpet, repaint.” Now the new study suggests thirdhand smoke could become more harmful over time. To generate the samples, the researchers put paper strips in smoking chambers. The acute samples, generated at Berkeley Lab, were exposed to five cigarettes smoked in about 20 minutes, and the chronic samples, generated at UCSF, were exposed to cigarette smoke for 258 hours over 196 days. During that time, the chamber was also ventilated for about 35 hours. The researchers found that the concentrations of more than half of the compounds studied were higher in the chronic samples than in the acute. They also found higher
PHOTO: THE POST NEWSPAPER GROUP
COLUMN
levels of DNA damage caused by the chronic samples. “The cumulative effect of thirdhand smoke is quite significant,” Gundel said. “The findings suggest the materials could be getting more toxic with time.” Hang and coworkers exposed the human cells by first extracting the compounds from the paper with a culture medium then using the medium to culture the human cells for 24 hours. The concentrations of the compounds were carefully measured. “They are close to real-life concentrations, and in fact are on the lower side of what someone might be exposed to,” Hang said.
C O L D W E L L B A N K E R
Multi-Unit Residential Specialist Expert in the sale and purchase of duplexes to 18-unit investment properties Recent Sales: • Highland Rd. Duplex, Lafayette, Represented Buyer • Snake Rd. 4 plex, Montclair, Represented Buyer Plus:
Senate Committee Narrowly Approves Rental Price Control Bill In early July, the Senate Transporta-
tion and Housing Committee approved AB 1229 (Atkins) on a 6-5 vote. The bill authorizes local governments to adopt unrestrained price controls on new rental and owner-occupied housing. Now, the bill heads to the Senate floor for a vote. Local Senator Mark DeSaulnier, who serves as chair of the committee that approved the bill, voted “AYE” along with Ricardo Lara (Long Beach), Beal (San Jose), Hueso (San Diego), Pavley (Santa Monica) and Carol Liu (Glendale). The EBRHA Political Affairs team will continue to follow the bill and alert members with any new updates.
Rebates and Free Consulting for Energy Savings in 5+ Unit Multifamily Buildings Energy Upgrade California in the Bay
Area offers free energy planning assistance and cash rebates for multifamily properties that undertake energy and green upgrades. The program assists in planning energy saving improvements designed to save about 10% of a building’s energy usage and provides $750 per unit in rebates to help pay for the upgrade. The program is open to multifamily buildings with five or more attached dwelling units. To learn more or to enroll in the program, visit multifamily.energyupgradeca.org, send an email to multifamily@stopwaste.org or call 510891-6558. RH
Glen Park Duplex, Oakland, Represented Buyer
Grand Ave. 4 plex, Oakland, Represented Seller
Near Piedmont Ave., 18-units, Oakland
• 12+ years experience as owner/hands-on manager of residential rental and commercial buildings • Market rent analysis by neighborhood maximizes property value • Strategies for successful multi-unit property ownership • Identify and advise 1031 exchange opportunities Your East Bay Investment Real Estate Advisor
JOHN CARONNA (925) 253-4648 www.eastbayIREA.com DRE# 0189437 ©2011 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker® is a registered trademark licensed to Coldwell Banker Real Estate LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each Coldwell Banker Residential Brokerage Office Is Owned And Operated by NRTLLC. DRE License # 00313415
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 9
COLUMN
the executive director’s message more, visit the NAA website for the latest updates on education and opportunities to get involved and improve your business practices.
EBRHA Updates At our office, we have been busy planning for our annual fall trade expo — a great opportunity for networking and sharing of information. There is a lot of planning that goes into our expo, so we hope you save the date and attend this valuable event on October 23 from 3 p.m. to 7 Though summer months are meant to be relaxing, p.m. As property owners, we are so much EBRHA has been busy rolling out exciting changes. more than just landlords. We are neighBY JILL BROADHURST bors, parents, activists, and many of us have jobs outside of owning property. The annual NAA conference allows In an effort to expand and demonstrate for opportunities to meet up with other the layers we represent, we have forged state branches and talk shop regarding a relationship with the Alameda County local association battles and successes. Food Bank. As a community partner, we There are new vendor product options hope to see our members donate food that are shaped by the technological cans, here in our office, with our permalandscape: property management softnent donation bin that sits in our recepware, utility billing systems and prodtion area. If possible, we ask that you ucts that save on general maintenance. bring in a bag of canned goods the next Popping into seminars and workshops time you are in for a workshop. Also, if allows for an immediate brainstorm on any of your tenants move out and leave how EBRHA can be serving you better. their cabinets full, bring them down I find my time at this conference to be Among other exciting changes, EBRHA is happy to our office and contribute to a very highly beneficial. to introduce our new Membership Development worthy cause on behalf of the East Bay and Education Coordinator Tori Blanca Rental Housing Association. NAA is Your Association t’s summer time and most people Other exciting news in our office Membership with NAA not only bentakes this time of the year to relax includes the addition of Tori Blanca, our efits the way we operate as a local assoand get away, even if it’s for one new Membership and Education Coordiciation, it also supports and educates week only. In the property management nator. She is instrumental in membership our industry on the trends and issues business, we just hope no water heaters development, planning workshops and through a national lens. NAA has just blow and hope we aren’t forced to jump launched an updated website that you meetings, and assisting current members into hyperdrive during these typically with education. Be sure to welcome Tori should visit at www.naahq.org. calm summer months. the next time you see her in our office. All EBRHA members have memberAt EBRHA, we’ve been busy rolling Tina Bocheff — previously known as ship with NAA and have access through out positive changes and establishing our Director of Advertising — has been the member number listed on your units relationships to advance our associabusy forging partnerships and business magazine return address label. The tion. development that will benefit EBRHA monthly NAA magazine, units, covers In June, I attended the National members and our association. Therefore, the national landscape of rental housApartment Association (NAA) Eduher title has been appropriately changed ing. Be sure to read it every month for cation Conference in San Diego, the to Director of Strategic updates on the rental premiere event in the rental apartment “As property ownPartnerships. Look for housing industry on a industry. NAA is the mother orgaexciting alliances that national level. While there ers, we are so much nization of EBRHA and seven other more than just make our group stronmay not be specific local associations in California, and over 191 landlords: we are ger and at the cutting information regarding affiliates across the U.S. As an affiliate, edge of this industry. ordinances and programs, neighbors, parents, EBRHA looks to NAA for larger issues activists, and many How often do you there is valuable inforaffecting the rental housing industry, as of us have jobs outvisit our website? Did mation that may shape well as providing timely education and side of owning prop- you know you can the rules you enforce in government power in Washington DC. erty.” access our online forms your property. To learn
Summer’s Here
I
10 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
NEW VENDOR EDUCATION SERIES
WORKSHOPS EMAIL MARKETING
Date/Time: Thursday, August 29, 12 - 1:30 p.m. Presenter: Pam May, TechScribe Communications Are you using email marketing to expand your business? If not, come learn how. If so, are you getting the open rate, click-throughs, and — most importantly — sales you expected? Learn how to use email marketing to its full potential and make sure your messages are compelling calls to action. TRADE EXPO TIPS FOR SUCCESS
Date/Time: Thursday, September 19, 12 - 1:30 p.m. Presenter: Tina Bocheff, EBRHA Discover best practices to increase your marketing ROI before, during and after EBRHA’s 7th Annual Trade Expo on October 23. Topics include effective marketing strategies, increasing traffic at your booth, improving lead generation, planning engagingd displays, and enhancing your presence with promotional products.
This series of complimentary workshops is designed for EBRHA vendor members, offering the latest tips to quickly boost your brand and accelerate your business. Space is limited, advance registration required. Lunch is included. For more information, contact Tina Bocheff at tbocheff@ebrha.com or 510-318-8303. Register at www.ebrha.com/education
ABOUT THE PRESENTERS PAM P. MAY
Principal, TechScribe Communications and Constant Contact Authorized Local Expert and Accredited Solution Provider Content Developer Pam May has over 15 years of experience in developing content and communication strategies for businesses, nonprofits and public agencies. She advises on how to use digital and offline communication to build rapport, attract prospects and grow business.
BECOME A QUICKBOOKS PRO
Date/Time: Thursday, November 28, 12 - 1:30 p.m. Presenter: Sue Larsen, CFP, Larsen Capital Management Save precious time and reduce headaches with QuickBooks — one of the most popular accounting software products on the market. Learn how to track revenue and expenses, run reports, create and manage budgets, prepare taxes and maintain a clear financial picture.
TINA BOCHEFF
Director of Strategic Partnerships and Editor, EBRHA Tina Bocheff has over 10 years of experience in nonprofit fundraising, sales, and marketing communications. She is responsible for industry partner recruitment and development, advertising, exhibit sales, marketing and events. Tina is also the editor of Rental Housing, EBRHA’s monthly magazine.
REGISTER AT EBRHA.COM/EDUCATION
UPCOMING WORKSHOPS Fair Housing Best Practices & Your Rental Business D ATE & TIME SPEAKER PRICE TOPICS
WEDNESDAY, AUGUST 7; 2:00 P.M. - 3:30 P.M.
Angie Watson-Hajjem, ECHO Housing Members: $39; Non-members: $69 Who is Protected?, Disability Issues, Families with Children, Occupancy Standards, Advertising Units
Landlord 101 D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, AUGUST 13; 2:00 P.M. - 3:30 P.M.
Tori Blanca, EBRHA Members: Free; Non-members: $69 2013 Laws, Tenant Screening, Evictions, Application Process, Fair Housing, and more
Landlord 102 D ATE & TIME SPEAKER PRICE TOPICS
THURSDAY, AUGUST 15; 2:00 P.M. - 3:30 P.M.
Tori Blanca, EBRHA Members: Free; Non-members: $69 Business Licenses and Rent Board Fees, Lease Agreements, Security Deposits, Rent Increases, Addendums, Notices and more
NEW
How to Raise Rents in Oakland
D ATE & TIME SPEAKER PRICE TOPICS
TUESDAY, AUGUST 27; 2:00 P.M. - 4:00 P.M.
Jill Broadhurst, EBRHA Members: $89; Non-members: $139 Maximizing Your Rental Income, Oakland’s Rent Ordinance, Banking, Capital Improvements, Debt Service, RAP Form
Vendor Education Series: Email Marketing D ATE & TIME SPEAKER PRICE TOPICS
at your fingertips, learn about all of our networking events, register for workshops, and even gather real-time market rent data? To do this, log in to the members page at EBRHA.com and click the “How Much Rent Should I Charge?” button. Then, simply plug in your rental information and see what other owners are asking for in rent throughout your neighborhood. You can make good deductions on what you should be charging for your unit. As property owners, having access to education online is flexible, convenient and at your pace. We are getting ready to offer ways to take classes from the comfort of your own home. Visit our education page on our website and click on the buttons to sign up for online education sessions with credits toward your certification goals at your own pace. Finally, we are going to be announcing a holiday evening event for all our members at a convenient location. Come out and celebrate and connect with fellow members, board members and staff during the holidays in a light, social gathering. We will have a guest speaker and some awards for our dedicated members. Look for the details in all our communications and save the date — 6:30pm on Wednesday, December 4. RH
Jill Broadhurst is the Executive Director of EBRHA and is responsible for its strategic goals including increasing membership, education curriculum and the Contra Costa County expansion. She works with the public affairs committee, the EBRHA-PAC and the EBRHA state lobbyist to ensure that the association’s interests are clearly heard and seriously considered locally and in Sacramento. She can be reached at (510) 8939873 or jbroadhurst@ebrha.com.
THURSDAY, AUGUST 29; 12:00 P.M. - 1:30 P.M.
Pam May, TechScribe & Constant Contact Free to EBRHA vendor members Use Email Marketing to Expand Your Business, Increase Open Rates, Click-throughs and Sales, Create Compelling Calls to Action
DP Heating and Air Heating and A/C Repairs 7 Days a Week
Online Registration at ebrha.com/education
All classes and workshops are held at the
Sign up, pay registration fees and receive reminders online.
EBRHA Education Center 360 22nd St., Suite 240 Oakland
510-532-2043
Lic. # 636826 12 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Upgrade Your Bathrooms with a New Acrylic Bath or Shower Enclosure System in One Day! AmeriWall ™
TUB ENCLOSURE
IN MOST CASES*
SHOWER ENCLOSURE
COMPLETE INSTALLATION SERVICE AVAILABLE. Installation of Acrylic bath tub enclosure walls, including a steel/ porcelain tub, starts at $1,174.
ONE DAY installation
No grout to trap mold & mildew
Cleans with mild soap and water
Installation of Acrylic shower enclosure walls, including a shower pan, starts at $1,224.
Integrated soap dish
Interlocking leak proof corner seams
Installation of Acrylic bath tub enclosure walls only starts at $699.
Reinforced, molded acrylic panels, 5/8" thick, that look like 4" ceramic tile with simulated grout lines
Products available for self installation, including Window Kit and Corner Shelf Unit.
Call for a Free Estimate. Made in USA since 1993.
VISIT OUR SHOWROOM OPEN WEEKDAYS 9-4:30
26247 Research Road, Hayward, CA
510-785-2600
Toll Free: 888-228-4925
www.AmericanBathind.com American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installation work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises, Inc. ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 13
BASEBALL NIGHT
BASEBALL
NIGHT
Nearly 150 EBRHA members convened in June for a night of good ol’ fashioned baseball. BY TINA BOCHEFF / PHOTOS BY ESTEBAN CORTEZ
I
n June, over 140 EBRHA members convened for Baseball Night at Bay Area Contract Carpets, which hosted an incredible tailgate party, preceding the exciting Oakland A’s vs. St. Louis Cardinals baseball game. Bay Area Contract Carpet owners Ken and Kevin Scott were up at the crack of dawn, competing in a father-son barbecued pork cook-off. Both the pulled pork and roasted pork dishes were equally delicious — along with a bounty of gourmet treats, sweets and beverages. Event sponsor and EBRHA members Clifford Fried of Fried & Williams LLP agreed. “The BBQ and food was excellent — a wonderful start to a beautiful evening of baseball,” Fried said. “Thank you Bay Area Contract Carpet for being a great host.” There was something for everyone, including a screening room for kids to watch movies, while the rest of us took a break from our busy schedules and mingled. 14 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Thank you to Bay Area Contract Carpets for hosting the feast and tailgate party, and to Bornstein & Bornstein, Bay Property Group, and Fried & Williams LLP for the complimentary tickets. And of course, the Oakland A’s for another proud baseball moment in an amazing season. Finally, thank you to all EBRHA members who made our annual Baseball Night a great success. We look forward to seeing more of you next year. RH
THANK YOU TO OUR SPONSORS
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 15
COLUMN
ask a property manager
An Unpleasant Surprise What can a landlord do when tenants unexpectedly moves out of a unit? BY SAM SOROKIN
Q
I just noticed that my tenant was packing her belongings and moving out of her unit. I approached her and she claimed she sent me a notice of her intent to vacate on the first of the month, but I never received it. There are only a few days to the end of the month, which isn’t enough time for me to rent a unit. Should I take her word for it? How should I handle this?
A
Ultimately, the onus is on your resident to prove that she provided you with a written notice. This is precisely why I recommend actively renewing leases each year, this way these types of surprises won’t happen. Ultimately, what is at stake is a month of rent. If you had received proper notice you may have been able to show the apartment before the unit vacated without losing any rent on the turnover. The first thing I would do is respond in writing stating your position that you did not receive the notice, but that you will immediately put the unit on the market and do what you can to help mitigate her damages. Once you have secured a new resident, you can then decide if you want to negotiate the amount the resident will owe for any lost rent. If the resident was a stellar tenant who was always great to deal with, then you may want to give 16 RENTAL HOUSING
| AUGUST 2013 |
her a break. On the other hand, if she was troublesome, you may want to charge her some or the entire amount. If it isn’t that much money, you may just want to cut your losses and give her back the money so she leaves without a problem. It is really up to you.
Q
My tenants have been leaving their garbage cans out near their front door in plain sight, and the neighbors have complained that it’s creating an eyesore. What is my responsibility in this case, and how should I handle complaints from neighbors in the future?
A
You certainly have an interest in keeping your property attractive and maintaining a good relationship with your neighbors. The short answer is you should try and solve the problem. Furthermore, most cities have ordinances that require owners to eliminate blight on a neighborhood regardless of the source of the blight. This includes graffiti, illegal dumping and trash. You should ask a city official or read your local ordinance to determine if leaving a trash can in plain sight is considered blight. But if there is a reasonable other place to leave the trash cans, then why not comply with their request? Alternatively, you may want to build
ebrha.com
a small structure or fence so that the cans can remain out front while being screened with something a little more attractive. Finally, you should update your rental agreement and house rules to require your residents to place the garbage cans in the appropriate location. Keep in mind, if your neighbor doesn’t like to see the trash cans, then it is also possible that it will impact your properties curb appeal to prospective residents who may want to rent from you in the future. So, it is probably a good idea to relocate those cans.
Q
One of my tenants is being really aggressive and rude towards my management staff. He swears, calls them names and has even threatened them. It’s been going on for months, and I don’t know what to do.
A
This is something that I have zero tolerance for. Your staff members are like members of the family. Property management is already a somewhat thankless job, so you and your staff don’t need to be abused verbally. If your property is not subject to Just Cause for Eviction, then give the tenant a 30 or 60 day notice to vacate. However, if you are in Oakland or Berkeley, which are subject to Just Cause for Eviction, the best thing to do is to respond in writing each time this occurs and start creating a paper trail. My guess is that if they are aggressive and rude, they are likely also not complying with all the terms of the rental agreement. Should something occur, or the resident violates a term of the lease that rises to the level of a Just Cause for Eviction, then these letters could be brought into evidence and could be helpful to secure an eviction. Finally, if you have been threatened with physical harm or vandalism, then I would immediately contact the police and file a report.
Q
What can I do if a tenant refuses to let me into her unit to perform an inspection?
A
Ultimately, this is a question for your lawyer. While technically you have the right to enter a unit with at least 24
Community Outreach HEL P EBR H A F IG H T H U N G E R IN A L AMEDA CO U N TY EBR H A is proud t o announce a ne wl y f orme d pa r tn er ship wi t h t he Al amed a C ou nty C ommunit y Fo o d Ba nk. You can now b ri ng c anne d and d ry go o ds to o ur of f i ce f or d onat i on whe n y ou c ome in fo r meeting s and workshop s. As an org ani z at io n, w e ha ve m ad e a l ong-t erm c ommi tme nt t o r educ ing hung er i n Al am ed a C ounty, and the do n a tio n barrel s wi l l b e i n our of f i c e y e ar- round . Go h er e fo r a l i st of t he most urg e ntl y ne e d e d items : w w w.accf b .org /d onat i on/d onate - f ood T h a n k y o u in ad vance f or your su p p ort!
To learn more about our community outreach, visit www.ebrha.com/community .
Legal Excellence and Dedication to Clients Fighting for Property Owners’ Rights
Landlord-Tenant Disputes & Evictions Rent Board Representation Commercial & Residential Transactions & Leasing Purchase & Sales Agreements Real Estate Litigation Land Use, Zoning & Building Permits Corporate, LLC & Entity Formation Probate, Wills & Trusts
480 9th Street Oakland, CA 94607 Tel 510-625-0100
177 Post Street, Suite 700 San Francisco, CA 94108 Tel 415-421-0100
www.friedwilliams.com
ATTENTION!
OWNERS AND PROPERTY MANAGERS
UP YOUR GAME WITH CERTIFIED APARTMENT MANAGER TRAINING COURSES
Enhance your professional growth in the residential rental property industry by becoming a Certified Apartment Manager (CAM) and take your career to the next level. CAM training helps you manage your rental properties and your team more effectively. The National Apartment Association Education Institute (NAAEI) offers this nationally recognized designation to owners, managers and residential rental industry professionals who have at least one year of experience — regardless of the number of units.
DATES TUESDAYS, STARTING SEPTEMBER 10 FOR NINE CONSECUTIVE WEEKS TIME 9:00 A.M. - 5:00 P.M. LOCATION EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND (SEE BELOW FOR INDIVIDUAL MODULE PRICING) I NSTRUCTOR JILL BROADHURST, EBRHA, CCRM
CAM is a nationally recognized designation. Training includes: September 10, 2013 - Human Resource Management September 17, 2013 - Risk Management September 24, 2013 - Management of Residential Issues October 01, 2013 -
Fair Housing October 08, 2013 Financial Management October 15, 2013 Marketing October 22, 2013 Legal Responsibilities October 29, 2013 Property Maintenance for Managers November 05, 2013 - Research, Analysis and Evaluation
Entire Designation Pricing: EBRHA Members — $950 Non-members —$1150 Individual Module Pricing: EBRHA Members — $125 per module Non-members —$175 per module To register or for more information, contact Tori Blanca at (510) 318-8300 or tblanca@ebrha.com. Register online at www.ebrha.com/cam
18 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
hours notice to perform certain repairs or inspections, if the tenant won’t let you in, your only true recourse is to send them a 3 day notice to perform or quit. If that doesn’t work, you will need to start an unlawful detainer. Certainly, this becomes a lose-lose situation. So, the first thing you should do is contact the resident and find out why they don’t want to let you in. Maybe you can reschedule it to another day or time. You should also explain to them why it is in their interest to have you go in (for example, a safety inspection). You should also document each attempt and send a letter confirming that you were refused entry. Should that continue, I would certainly seek legal help. It is your property, and you should definitely have the right to go in for the right reasons.
Q
I recently performed an inspection on my tenants’ apartment and noticed that there was a large bed in the living room. I later found out they are using the living room as a third bedroom. When I approved the three tenants, I didn’t know they would be doing this. Do I have any recourse in this situation?
A
Unless it is stipulated otherwise in your rental agreement, I don’t think you would have the right to prevent the resident from sleeping in the living room. Particularly in Berkeley around the UC Berkeley Campus, we have found this to be a much more common occurrence. While I agree that it isn’t as attractive as having the area furnished as a living room, at the end of the day it is their home. Since doing so doesn’t impact you and makes the living situation better for your residents, this really shouldn’t be a problem for you. We all have bigger fish to fry. RH The information contained in this article is general in nature. Consult the assistance of an attorney or professional for any specific problem. Sam Sorokin is the founder and managing partner of Premium Properties (www. premiumpd.com), a local real estate property management, leasing and investment company founded in 2002. The firm’s management and investment portfolio includes over 600 units, all in Berkeley and Oakland. Sam can be reached at sam@premiumpd.com or 510-594-0794.
EARTHQUAKE AND STRUCTURES, INC. STRUCTURAL • CIVIL • CONSTRUCTION MANAGEMENT
Premier Engineering Services in the Bay Area Since 1984 • Soft-story screening and report to satisfy city ordinance • Seismic strengthening, foundations, and retaining walls • Construction management and construction oversight on behalf of the owner • More than 4,000 city approved construction projects • Knowledgeable, reliable, and insured • Over 35 years of experience • Free initial consultation • 10% Discount for EBRHA Members
Contact: BK Paul, S.E., M. Eng. UC Berkeley Alumni Lic. #: S003093
(510) 601-1065
or
bk@esiengineers.com
www.esiengineers.com
Customized fit One-day installation
REMODELING
Millions of satisfied customers
BATHROOMS FOR OVER 25 YEARS
Quick
Minimum downtime. Quick and clean process transforms your bathroom in as little as one day.
Quiet
Your guests won’t even know we’re there. Adjacent rooms are undisturbed. No noisy removal of existing tubs or walls.
Quality
Precise measurements taken for a perfect fit. Installed directly over existing fixtures using top quality products. All made in America.
AFTER
BEFORE C ALL BY APRIL 30 TH , 2013
AND RECEIVE
20% OFF THE FIRST INSTALLATION! (minimum $10,000 order)
CALL US FOR A
PERSONAL
CONSULTATION
510 - 9 69 -3915
bathfitter.com © 2013 BATH FITTER, all rights reserved • CSLB #903593
4826_BFU326_April30_4.875x7.5_AppManager_pd.indd 1
ebrha.com
|
AUGUST 2013
|
13-02-28 3:41 PM RENTAL HOUSING 19
FEATURE
20 RENTAL HOUSING
Tim
| AUGUST 2013 |
ebrha.com
me is Money Now is the time to drop the lenient landlord approach and get serious about collecting rent on time. BY DAN LIEBERMAN
H
PHOTO: FLICKR USER “TAX CREDITS”
ow good are you at collecting your rent? Do you get it on time, or does it tend to trickle in over the course of the month? The ability to collect all the rent in a timely fashion is a critical measure of a manager or owner’s job performance. Although we’d all love to get rent on or before the due date, this is not the norm. At some properties, nearly all the rent is in before the fifth of the month. At others, some managers are lucky to even get all of their rent by month end. Why the difference? It’s not lack of information. When asked about rent collections, most managers and owners know with amazing accuracy which tenants pay late and which pay on time. The biggest problem with a lenient rent collection plan is some tenants take advantage of this. If they find that you permit late payments for rent, when in a crunch, they will not put the proper emphasis in getting rent to you on time. Other bills will take precedence. And the problem seldom gets better — it almost always gets worse. Soon, your tenant is a few weeks behind, then a month. Suddenly the tenant is two months behind and the tenant disappears or you have to evict. At this point the tenant may just decide to see how long he can stay without paying, since he can’t catch up anymore. Now is the time to drop this landlord approach and treat your rental as a business.
Set Rules and Enforce Them
Tell your tenants at the beginning of your relationship with them that you hold them accountable for their performance. When tenants are late, you must serve them timely with some form of notice. Whether it is a late notice, a balance due notice or a 3 Day Notice to Pay Rent or Quit, they must understand that paying late means increased cost and possible
loss of tenancy. If a tenant is late, impose a late fee and make sure you collect it. Put a clause in your lease (or send them a 30 Day Notice to change terms of tenancy) stating that all payments are first credited to late fees and then to rent. This way you get around tenants who seem to conveniently forget about the late fee when they pay their rent. Paying the rent on time is a habit, just as not paying the rent on time is a habit. Habits are hard to break. You must nip bad payment habits in the bud. By aggressively enforcing on-time payments in the beginning of your relationship, you are setting a tone and forming a habit. When tenants know the rules, you will have the pleasant experience of having them include the late fee in their rent check without even asking. In fact, it happened to me just this morning, and it can happen to you too. Here are a few tips to help you collect timely rent:
Send Out Rent Statements
Tenants having problems remembering to pay the rent? Sending them a statement, whether through the mail or via email, helps with payment. They start treating rent as a bill, along with the car payment, electric bill and other monthly expenses.
Offer Incentives
If you’ve ever been a member of a frequent flyer program or used a rewards credit card, it is likely that you will use that airline or that credit card when it is time to make a purchase. Create a similar program in which residents get rewards for on-time payments, and your compliance will increase dramatically. It is important that you remind them of the program regularly. For example, you might offer a free carpet clean ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 21
or other perk if they are on time at least 10 out of 12 months. Or perhaps you send a coupon or voucher to a tenant after each on-time rent payment. They collect 6 vouchers and get reward “x”, collect 12 vouchers and get reward “y”.
These days, it is easier to collect via EFT or credit card than check. Why run around trying to deposit a bunch of rent checks (some of which might bounce) when you can get funds sent to you — even while you’re on vacation?
Encourage E-Payments
Request a Co-signer
It is amazing that despite the pervasive use of computers and smart phones, most owners still collect rents only via check.
You take a certain amount of risk when you rent your property. Your new tenant might not pay the rent or might damage
MAISEL PROPERTY MANAGEMENT, Inc. Serving Oakland • Level of service and fees tailored to your needs. • We can locate qualified tenants for your vacancies. 5942 MacArthur Blvd. • Experienced with Section 8 tenants. Oakland, CA 94605 • Over 35 years of experience. • Residential-Property Management in Oakland.
MPM
EAST OAKLAND
Specialist!
510-562-8600
Carbon Monoxide Kills. Be Aware. Be Safe. Be Compliant. Save 25% at Markus Supply. The Carbon Monoxide Poisoning Prevention Act requires CO alarms in multifamily dwellings as of January 1, 2013. Compliance will be verified with mandatory inspections.
the property. Getting a more credit worthy person to be the guarantor is an excellent way around this. Your prospective tenant is most motivated when he wants you to approve him for the apartment. He wants it — and will make the extra effort at that time to get you a cosigner, if you require it. If the tenant starts paying late, a call to the guarantor usually puts things back on track.
Use Promissory Notes or Stipulated Judgments
When a tenant falls behind on the rent, have him sign a promissory note before you file for eviction. Set it up as a payment plan, which he agrees to. In addition to the payment terms, have the note state that the tenant a) owes you the money; and b) he didn’t withhold it due to habitability, needed repairs or code violations. You can work with him, but if he misses the payment plan, you then file the unlawful detainer. Now, when you go before the judge, the tenant can’t claim the non-payment was to offset some horrible injustice you did to him. If he starts making up stories, just show the judge the promissory note and mutually agreed payment plan. You’ll win. Of course, you also have the option, after you filed, of getting a stipulated payment plan. This will allow the resident to stay in the unit so long as they are making payments to catch up. If they miss one payment, there is an immediate call to the Sherriff’s office and you bypass going before a judge entirely.
Conclusion First Alert®
EBRHA member discount—First Alert® carbon monoxide alarms, smoke alarms, and fire extinguishers priced from $19.99 for just $14.99
(510) 832-6532 • 625 3rd St., Oakland • markussupply.com Window Glass & Screens, Keys Cut, Locks Re-keyed, and more 22 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
You deserve to receive your rent in full and on time. The key to getting your rent is selecting the right tenants and enforcing timely collection rules — even if it means occasionally forcing the issue through an unlawful detainer action. Word spreads quickly. When tenants know you won’t be lax in this area, they will treat their rent with the same respect they treat their other bills. RH Dan Lieberman is the President of Milestone Properties in Oakland. He has extensive experience renovating, marketing and repositioning multifamily properties, and he has upgraded and managed more than 50 apartment communities in the East Bay. He can be reached at (510) 8358080 or dlieberman@milestoneca.com.
FEATURE
24 RENTAL HOUSING | AUGUST 2013 PHOTO: FLICKR USER “VICTOR1558”
|
ebrha.com
GET WITH THE TIMES Are you offering your tenants multiple rent payment options? Here’s why you should. BY THOMAS BACKAL
A
s a busy property manager, one of the trickiest and yet most crucial parts of your job is getting tenants to pay their rent on time, and in full. In an effort to avoid slow payers and delinquencies, you probably send out friendly reminders when rent is coming due or even incentivize early payments. But perhaps the key to getting people to promptly pay their bills, a study finds, is providing them with multiple, technologically advanced payment options. A recent survey conducted by The Marketing Workshop provided some valuable insight into how Americans prefer to pay their bills. What the study found was that people not only like having a bevy of payment methods available to them, but are also growing more and more fond of online and mobile payment channels. Some of the key findings from the study are: In 2012, 20% of Americans changed how they paid their bills from month to month, and 75% of Americans used at least two bill payment methods each month. In addition, 75% of Americans said having multiple billing and payment options was “important/very important” to ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 25
them, and 75% who received electronic bills said it helps them manage their finances. Not surprisingly, 8 million online consumers (people who used the Internet at least once a week) paid a bill on a mobile phone — an increase of 41% from 2011. And 73% of Americans who access the Internet at least once a week paid at least one bill online each month. What Your Tenants Think About Rent Payment Options The study revealed a growing shift in how people are choosing to pay their bills and a transformation to a digital bill payment world. It is important as a property manager to stay ahead of these changes because, according to the study, those who pay bills online fall behind less often and incur fewer late fees than those who pay offline or by mail. Not only should you be offering digital payment methods to your tenants, you should be encouraging the use of them as well. Here’s why. Twenty five percent (25%) of infrequent and non-Internet users said they had at least one issue paying a bill because they had trouble keeping track of it. Infrequent and non-Internet users were three times more likely to incur late fees because of bill tracking difficulties and were also three times as likely to report that they lost a bill that came in the mail (19% versus 6% of online payers). Only 7% of online bill payers said that trouble keeping track
of a bill caused a late payment. Why People Prefer Electronic Payments Of people who paid bills on a mobile phone or tablet, 50% said they did so to save time, 44% said they did so because it offers anytime access, and 43% said they did so because it was most convenient when on the go. Also, 69% of Americans who used electronic billing services said they preferred electronic billing because of the convenience, and 31% said they liked electronic bills because they received an email reminder each time a new bill was due. Property managers, take note! Your tenants most likely want to pay their rent online, and you should want them to as well. Not only can it lead to fewer late payments and costly delinquencies, but also can go a long way in improving your tenant relationships. In fact, according to the survey, 37% of Americans who received electronic bills in 2012 said it improved their relationship with the company from which they received the bill. Don’t let yourself fall behind on technology. Your tenants will appreciate it — and better yet, so will your bottom line. RH Thomas Backal is the Business Development Liaison for Dallas, Texas-based Lazarus Financial Group, which specializes in Property Management and Landlord-Tenant Debt Collection Services. He can be reached online at www.lazarusfg.com/propertymanagement or 855-529-2787.
WELCOME NEW INDUSTRY PARTNERS
Matthew Quiring Attorney at Law
OAKTOWN URBAN PROPERTIES
ATTORNEY
PROPERTY MANAGEMENT
LEASING
Matthew Quiring (510) 225-1345 mpquiring@gmail.com
Michael Moynihan (415) 572-0334 www.oaktown-up.com
Greg Sirotek (415) 335-6814 www.rentmethod.com greg@rentmethod.com
For our complete list of Industry Partners, see the Member Directory found on page 38 or the online Buyers Guide & Business Directory at www.ebrha.com/directory
East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL
26 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Save time. Make more money.
Are you using the leasing experts at RentMethod? If not, you’re leaving money on the table.
40% less downtime. 415-671-6516 | rentmethod.com | DRE #01913789
40% lower commissions. Recommended by your friends at
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 27
COLUMN
from the capitol
tiations with the House Republicans on a final bill. I say “further endanger” because the two Houses start from a place of significant difference on the goals and strategies for reform of the nation’s immigration system. The depth and breadth of those differences will become clearer in the next 30 days as the House legislation takes shape. From the apartment industry’s perspective, border security is very important as is establishing a clear path to citizenship. Additionally, limitations on the number of workers in the construction trades that are allowed into the country are of great concern to us. August is your chance to advocate for immigration According to research from the reform with Congress. BY GREG BROWN University of Utah, more than half of all new households in the next decade will he August be renter households. That means we Your federal legislative team in WashCongreswill need to build a lot of new apartment ington has been working throughout the sional units — estimated at 300,000 per year, legislative process to educate members recess is coming, minimum. If there are not enough workof Congress on our priorities for immiwhich means it’s ers available to meet this demand, we will gration reform. time for everyone be hampered in meeting this demand and In August, as it is in every year, the to make their the nation will not have the number of focus shifts to you to communicate the annual call to apartment units it requires. concerns and desired outcomes of the their members Having a reliable system for verifyapartment industry for immigration of Congress to ing the immigrant status of prospective reform to the Congress in constituent schedule some employees is also a significant concern terms. time to talk for apartment industry members. The On a strong vote of 68 to 32, the about issues “e-verify” program established at the fedbipartisan “Gang of Eight” legislation impacting the eral level to perform this function has not passed the Senate at the end of June. apartment industry. Each year, we do always been reliable. Any proposals that The bill doubles the number of border these meetings on the home turf of our mandate or otherwise require the use of patrol agents at the U.S.-Mexico border Representatives and Senators to impress to almost 40,000 and commits nearly e-verify must also include assurances that upon them that what they do in Washthis system will function as advertised $50 billion to a host of new border ington impacts apartment owners and and that employers will not bear the fault security measures, including surveillance operators, which impacts their commufor inaccurate responses. towers, cameras, drones, helicopters and nities and their constituents. We do this Information on setting up and executother technologies to track individuals to ensure that when it comes time to ing meetings plus background and talking entering and exiting the country. make the big decisions, they remember points on immigration reform is available Further, the legislation reforms the us and act accordingly. at the NAA Government Affairs website. legal immigration system and creates This August the issue under discusThere is a narrow but open window for path to citizenship for unauthorized sion is immigration reform. While seem- immigrants currently in the U.S. Finally, Congress to get something done this year. ingly a 100,000-foot-level project, it will the bill implements mandatory use of The only thing standing in the way is the have very specific impacts on apartment Congress itself and the the “e-verify” system for owners, operators and developers of all “Each year we do unyielding positions of employers with a foursizes and shapes. these meetings on some on both sides of year phase-in period, Action on immigration reform has the home turf of our the debate. RH requiring photo-matching already taken place in the Senate while Representatives and be done for non-citizens. the House of Representatives is still Senators to impress The Senate comproGreg Brown is the Senior working on its version of reform legisla- mise bill cleared the upon them that what Vice President of Government Affairs for the National tion. While the House may not complete upper House of Congress they do in WashingApartment Association its work before the August recess, we ton impacts apartwithout any poison pill (NAA). He can be reached will at least have a good sense of the ment owners and at 703-797-0615 or greg@ amendments that could naahq.org. direction in which they are headed. operators.” further endanger nego-
Congressional Recess T
28 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
DO YOU KNOW IF YOUR INSURANCE POLICY HAS THESE IMPORTANT COVERAGES? R Wrongful Eviction R Loss of Rent R Building Code Upgrade R Loss of Value If you are not sure, come in or call for a free review and a free quote. It may be time to upgrade your policy. Call or email today for an appointment.
EBRHA Salsbury Industries
JAIN L. WILLIAMS State Farm Insurance Agent
510-530-3222
jain@jainwilliams.com www.jainwilliams.com Specializing in insurance for Property Owners. EBRHA member since 2008.
Order factory direct! • Contact us for a free catalog! 1010 East 62nd Street, Los Angeles, California 90001-1598
Phone: (800) 624-5269 • Fax: (800) 624-5299 ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 29
COLUMN
esq. & a
Edibles Offer Smoke-free Option Is it reasonable to ask a tenant who uses medical marijuana to ingest it only? BY CLIFFORD FRIED
Q
My tenant has a medical marijuana card, but my building is non-smoking. Can I add an addendum to his lease requiring that he ingest marijuana only?
A
It is becoming more common for tenants to smoke and grow marijuana in their rental units. The increase in use started after voters in California passed the Compassionate Use Act in 1996. This law permits doctors to recommend marijuana for medical purposes. While many sick people have benefited from the law, so have recreational users of marijuana. And marijuana use is still illegal under federal law. This all creates a problem for landlords who wish to comply with the law and protect their other tenants from inhaling dangerous or offensive smoke by having non-smoking buildings. The question is, can a landlord 30 RENTAL HOUSING
| AUGUST 2013 |
prohibit marijuana smoking in their buildings? Many landlords already have no smoking policies in their buildings. But can this be extended to marijuana smokers who have a Medical Marijuana Identification Card? Depending upon whom you ask, you will receive different answers. Patient rights activists will say that landlords have a duty to provide reasonable accommodations to sick people who need to smoke medical marijuana. These activists say landlords must bend the rules if it means allowing a sick person to take their medicine. However, many patients can obtain the medical benefits of marijuana by ingesting it. It need not be smoked. And any request for an accommodation must be reasonable. If other tenants are bothered by the smoke, then the request isn’t reasonable. Landlord rights advocates will say that since marijuana is illegal under federal law, landlords can prohibit tenants from cultivating, selling or smoking it in the rental unit. After all, illegal drug activity should not be the basis for a reasonable accommodation. And if other people have to inhale the smoke, a landlord has a duty to protect others — especially small children who may also be living in the building. According to federal law — also known as the Controlled Substances Act — there is no currently acceptable medical use for marijuana. Federal law says that marijuana is a tier 1 drug, up there
ebrha.com
with heroin and cocaine. Is federal law in conflict with State law? No, according to the California attorney general’s office because California is merely exercising its reserved powers under the Constitution. Yes, according to the United State Supreme Court in Gonzales v. Raich, which held that the Commerce Clause authority includes the power to prohibit the local cultivation and use of marijuana in compliance with California law. HUD, a federal agency, takes a position that appears to be a zero tolerance of drugs, including medical marijuana, on federally subsidized residential properties. With regard to medical marijuana dispensaries, the federal government runs hot and cold. In mid-2007 and again in October 2011, the Drug Enforcement Agency notified the owners of buildings containing dispensaries that their buildings were being used for illegal purposes and were at risk for being confiscated by the government. The reality is that landlords who try to evict for simply marijuana smoking will probably lose in court. This is the Bay Area and judges and juries are very tolerant of both medical marijuana and recreational marijuana use. In general, if smoke of any kind bothers other tenants in the building, a landlord has a right to put a stop to the smoking. The landlord has a duty to protect the other tenants. It may be difficult if the tenant claims a medical need, but it is possible. Requiring a tenant to ingest medical marijuana seems to be a reasonable accommodation of the tenant’s alleged needs. Amending a lease to prohibit smoking and requiring ingestion shouldn’t get a landlord into too much trouble. However, before you attempt to terminate a tenancy, consult with an attorney who is well-versed in medical marijuana laws. —CLIFFORD FRIED
Q
One of my tenants moved out of his property without notifying me. He hasn’t responded to any of my calls or emails, and I don’t know his current address. What do I do with his security deposit?
A
The security deposit may be used to compensate a landlord for rent due,
Hey!
FRANK FIALA ROOFING, INC. All Types of Roofing & Repairs 15, 20, 25 Year Manufacturer’s Guarantee
Landlord Liability covers you for personal injury claims by your tenants and their guests. It also includes defense against costly allegations of discrimination, libel, slander, unlawful or retaliatory eviction, and invasion of privacy.
Title 24 Compliant Roof Systems Commercial • Industrial • Residential
(510) 582-6929 (925) 484-0124
www.ffialaroofing.com
Because even prospective tenants can bring a lawsuit against you. Learn more at StroupInsurance.com HomH AutR BusinesV Life
Ruth Stroup INSURANCE AGENCY
510-874-5700
Lic. #686707
CA License #0F00956
LEFTOVERS?
Pass Them On. Or Come Shop.
Bay Area Contract Carpets, Inc. Competitive Pricing Family Owned and Operated for Over 30 years Free Estimates Property Management Specialists 100’s of Rolls of Carpet and Vinyl in Stock Licensed, Bonded, and Insured 15,000 sq foot showroom and warehouse Fast, Professional, Guaranteed Installation www.bayareacontractcarpets.com
(510) 613-0300
Additional Discounts for RHA Members
Tenants leave things? We receive discards and sell them for reuse. No promises before seeing. We also pick up. 3 acres, well organized.
URBAN RE To End the Age of Waste
900 Murray St nr Ashby/7th, Berkeley 360 days/yr until 7:00PM. Receiving closes 5:00PM. 510-841-SAVE
http://urbanore.com
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 31
for repairing damage caused by the tenant and for cleaning needed to return the unit to the same level of cleanliness it was at the beginning of the tenancy. Within 21 calendar days after the tenant vacates, the landlord must furnish the tenant with a written itemization outlining deductions made from the security deposit and return the balance. That can be done by regular mail. If your tenant has not provided you with a new address, then you must send it to the unit that your tenant just vacated. You are not required to attempt to track him down. So the first thing you should do is calculate the compensation due to you for any outstanding rent, damages or cleaning. And remember that at the very least, your tenant was likely required to give you 30 days written notice to vacate. Because your tenant left without notifying you, your tenant may owe you at least one month’s rent if you are unable to re-rent the unit within 30 days after the tenant vacated. You can deduct this amount from the security deposit. The next thing you should do is make sure that you send your tenant a written itemization and return any balance of the security deposit within 21 days of the date you first became aware that your tenant had vacated. —STEVE WILLIAMS RH The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Clifford Fried and Steve Williams are attorneys with Fried & Williams LLP and can be reached at (510) 6250100 or www.friedwilliams.com.
– since 1947
Gary Funston • District Sales Manager 1-800-359-1217 • www.washlaundry.com 32 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Multi-family property owners in Alameda County with five or more units are now required to have recycling service and inform their tenants. Learn the details and what it takes to follow the rules
www.RecyclingRulesAC.org (510)891-6575
Contact Gina O’Leary goleary@coopfcu.org (510) 845-6428
Serving the East Bay
APPLIED WATERPROOFING SYSTEMS
Providing Waterproofing Services Since 1985
2001 Ashby Avenue Berkeley, CA 94703 www.coopfcu.org
Commercial & Residential Buildings Balconies Walkways Garage Coatings
Decks Patios Driveways
Call Neal Golding
(510) 452-3666
nlgolding@pacbell.net LIC#552820
ebrha.com
|
www.appliedwaterproofing.com
AUGUST 2013
|
RENTAL HOUSING 33
the green sheet
Waste Reduction Excellence in Multifamily Property
Management
THE STOPWASTE BUSINESS EFFI-
honor Alameda County businesses and institutions whose leadership and continuous efforts to improve environmental performance and business efficiency have achieved outstanding results. Since the inception of the awards program in 2000, well over 100 Alameda County businesses and institutions have been recognized. This year, the “Waste Reduction Excellence in Multifamily Property Management” award went to The John Stewart Company. The John Stewart Company has 1,300 employees who manage over 350 properties across California. In addition to instituting proactive on-site recycling programs, they have trained many of their staff in other green topics, including energy efficiency, water conservation, indoor air quality and non-toxicity. The company manages several buildings that are GreenPoint Rated, and are pursuing the Bay Area Green Business Program CIENCY AWARDS
certification at a couple of their locations. In order to measure the impact of their environmental programs, they compared three of their green sites to similar properties that are not managed with the same level of commitment to sustainable practices. The analysis showed that collectively, the green sites reduced usage and costs of electricity by 61%, water by 26%, gas by 21%, sewer by 71%, and garbage by 31%. If you or your business want to be leaders in waste reduction, visit www. stopwaste.org to take advantage of the resources available to multifamily 34 RENTAL HOUSING
| AUGUST 2013 |
property owners. No matter if you’re looking to set up recycling or food scrap collection for the first time, or would like to improve your existing program, the StopWaste Business Partnership can help, free of charge. You choose the level of assistance you want — from a simple phone consultation to a full on-site assessment of your current waste reduction opportunities and cost savings potential. Some eligibility requirements may apply. To learn more about the winners, visit stopwaste.org/winners. RH
ebrha.com
information & resources RECYCLING & DISCARDS MANAGEMENT
City of Alameda 510.749.5840 Albany 510.528.5766 Berkeley 1 - 9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html Emeryville 510.613.8710 Oakland 510.238.SAVE (7283) www.oaklandrecycles.com Household Hazardous Waste 800.606.6606 www.household-hazwaste.org REBATE PROGRAMS
EBMUD 866.403.2683 | www.ebmud.com PG&E 800.933.9555 | www.pge.com/res/rebates LOCAL GREEN ORGANIZATIONS
B.A. Green Business Program 510.567.6770 | www.greenbiz.ca.gov Build It Green 510.845.0472 | www.builditgreen.org Recology 415.875.1000 | www.recology.com StopWaste.Org 877.786.7927 | www.stopwaste.org FREE WEATHERIZATION PROGRAMS
Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921 BO - Enterprises 408.354.1900
EBRHA.COM | 510.893.9873
PHOTO: THE INTEL FREE PRESS
COLUMN
License No. 797467
www.wcpc-inc.com Tel: (510) 271-0950
Seismic & General Contractors
Conform To Proposed Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley • •
Lic. #414359
RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements
apartment buildings in the Bay Area.
*Automatic Seismic Gas Valves Installations
construction—all under one company.
*Tankless Hot Water Heaters
*Drain Cleaning and Diagnostics
• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance. • FREE INITIAL EVALUATION We’ll conduct a free evaluation of your building by our professional registered engineer to identify Seismic Soft Story Ordinance requirements for engineering report, design and construction.
The Plumber Referred by Your Friends!
For inquiries, please contact Homy Sikaroudi, PhD, PE
(510)843-6904 www.albertnahmanplumbing.com
Beacon Properties
A quick, efficient, reasonable service for apartment owners since 1975
East Bay Property Management & Brokerage Services Since 1990
• We add value to buildings • Experienced and informed • Fully computerized • Integrity and care
Carlon Tanner, Owner/Broker
(510) 839-2067
466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net
Jack London Square 510 Third Street, Suite 101, Oakland, California 94607 rh.0110.evictors.indd 1
12/23/09 10:16:33 AM
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 35
community calendar EVENTS & CLASSES
august
september
NO POLITICAL AFFAIRS, WOMEN’S AUXILIARY LUNCHEON OR MEMBER MEETINGS IN AUGUST
MONDAY, SEPTEMBER 2
EBRHA Office Closed WEDNESDAY, SEPTEMBER 4
WEDNESDAY, AUGUST 7*
Landlord 101 | Members: Free; Non-Members: $69
Angie Watson-Hajjem, Fair Housing Specialist at ECHO Housing
Presented by Tori Blanca, EBRHA 2:00 p.m. – 3:30 p.m.
Members: $39; Non-Members: $69; Registration Required
THURSDAY, SEPTEMBER 5
Fair Housing Best Practices and Your Rental Business
2:00 p.m. – 3:30 p.m.
Fall Social Mixer | Location TDB | 5:30 p.m. – 8:00 p.m.
TUESDAY, AUGUST 13
TUESDAY, SEPTEMBER 10
Landlord 101
CAM Session 1: Fair Housing | Presented by Jill Broadhurst Members: $950; Non-Members: $1125 (entire designation pricing) Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 18 for full schedule and more info)
Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m. THURSDAY, AUGUST 15
WEDNESDAY, SEPTEMBER 11*
Landlord 102
Implementing Smoke-free Housing Policies Serena Chen, American Lung Association Members: $39; Non-Members: $69
Members: Free; Non-Members: $49 2:00 p.m. – 3:30 p.m. TUESDAY, AUGUST 27
2:00 p.m. – 3:30 p.m.
How to Raise Rents in Oakland
THURSDAY, SEPTEMBER 12
Jill Broadhurst, EBRHA, CCRM Members: $89; Non-Members: $139; Registration Required 2:00 p.m. – 4:00 p.m.
Landlord 102 | Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m. TUESDAY, SEPTEMBER 17
THURSDAY, AUGUST 29
Vendor Education Series: “Email Marketing” Pam May, TechScribe and Constant Contact Authorized Local Expert and Accredited Solution Provider Free to EBRHA vendor members; Register at ebrha.com/education 12:00 p.m. – 1:30 p.m.
CAM Session 2: Financial Management | Presented by Jill Broadhurst Members: $950; Non-Members: $1125 (entire designation pricing) Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 18 for full schedule and more info) WEDNESDAY, SEPTEMBER 18
Property Management Software Webinar (online, from your office) Mark Brierley, Sales Support Specialist, Buildium Free to EBRHA Members; Advanced registration required 10:00 a.m. – 11:00 a.m. WEDNESDAY, SEPTEMBER 18*
Marijuana and Your Rental Property Clifford Fried, Fried & Williams LLP Members: $39; Non-Members: $69 2:00 p.m. – 4:00 p.m. THURSDAY, SEPTEMBER 19
Vendor Education Series: “Trade Expo Tips for Success” Tina Bocheff, EBRHA Free to EBRHA vendor members; Register at ebrha.com/education 12:00 p.m. – 1:30 p.m. SATURDAY, SEPTEMBER 21
EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • TBD TUESDAY, SEPTEMBER 24
CAM Session 3: Human Resources Management Presented by Jill Broadhurst Members: $950; Non-Members: $1125 (entire designation pricing) Members: $125; Non-Members: $175 (individual module pricing) 9:00 a.m. – 5:00 p.m. (see page 18 for full schedule and more info) WEDNESDAY, SEPTEMBER 25*
Notices: When and How to Use Jill Broadhurst, EBRHA Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.
*Members: $39; Non-members: $69. Mandatory prepayment required; 72 hour cancellation; No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com/education or call (510) 893-9873. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
Oakland 2012-13 (3.0%) ANNUAL ALLOWABLE RENT INCREASE
A CPI increase of 2.1% became
PER I O D
A MOUN T ( %)
PERI OD . . . . . . . . . . . . . . . . AM O U N T ( % )
effective on July 1, 2013. Tenants may
JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1
JULY 1 ‘02 - MAY 31 ‘03. . . . . . . . . . 0.6
only receive one increase in any
JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0
JAN. 1 ‘02 - JUN. 30 ‘02 . . . . . . . . . . . . 3
12-month period, and the rent increase
JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0
JAN. 1 ‘01 - DEC. 31 ‘01 . . . . . . . . . . . . 3
JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7
JAN. 1 ‘00 - DEC. 31 ‘00 . . . . . . . . . . . . 3
California law requires that for tenancies
JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7
JAN. 1 ‘99 - DEC. 31 ‘99 . . . . . . . . . . . . 3
receiving greater than a 10% increase,
JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2
JAN. 1 ‘98 - DEC. 31 ‘98 . . . . . . . . . . . . 3
a 60-day notice is required; if the
JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3
JAN. 1 ‘97 - DEC. 31 ‘97 . . . . . . . . . . . . 3
increase is 10% or less, a 30-day
MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3
JAN. 1 ‘96 - DEC. 31 ‘96 . . . . . . . . . . . . 3
MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9
MAR. 1 ‘95 - DEC. 31 ‘95 . . . . . . . . . . . 3
to three times the current annual
JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7
JAN. 1 ‘95 - FEB. 28 ‘95. . . . . . . . . . . . . 6
allowable rent increase rate.
JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6
JAN. 1 ‘94 - DEC. 31 ‘94 . . . . . . . . . . . . 6
cannot take effect earlier than the tenant’s anniversary date. In addition,
notice is required. Owners can only impose “banked” rent increases equal
FOR FURTHER INFORMATION CONTACT:
Oakland Rent Board | 250 Frank H. Ogawa Plaza | Suite 5313 | Oakland, CA | 94612 510.238.3721 | www.oaklandnet.com
Berkeley 2013 (1.7%) ANNUAL ALLOWABLE RENT INCREASE
P E R IOD A MO UNT
PER I O D A MOUN T
PERI OD AM O U N T
2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7%
2001* $10
1990. . . . . . . . . . . . . . . . . . . . . . . . . $16
2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6%
2000. . . . . . . . . . . . . . . . . . . . . . . . . . $6
1989*. . . . . . . . . . . . . . . . . . . . . . . . 3%
1999. . . . . . . . . . . . 1% (NOT TO EXCEED $8)
1988. . . . . . . . . . . . . . . . . . . . . . . . . $25
1998. . . . . . . . . . . . . . . . . . . . . . . . 0.8%
1987. . . . . . . . . . . . . . . . . . . . . . . . 3.5%
2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2%
1997. . . . . . . . . . . . . . . . . . . . . . . 1.15%
1986. . . . . . . . . . . . . . . . . . 3%, + $2.50
2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6%
1996. . . . . . . . . . . . . . . . . . . . . . . . . 1%
1985. . . . . . . . . . . . . . . . . . . . . . . . . 2%
2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7%
1995. . . . . . . . . . . . . . . . . . . . . . . . 1.5%
1984. . . . . . . . . . . . . . . . . . . . . . . . . 0%
2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9%
1994. . . . . . . . . . . . . . . . . . . . . . . . . $18
1983*. . . . . . . . . . . . . . . . . . . . . . 4.75%
2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3
1993. . . . . . . . . . . . . . . . . . . . . . . . . $20
1981*. . . . . . . . . . . . . . . . . . . . . . . . 5%
1992. . . . . . . . . . . . . . . . . . . . . . . . . $26
*ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.
2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7%
(1% + $3 IF TENANCY CREATED AFTER JAN. 1999)
2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . 3.5% (NOT TO EXCEED $30)
1991. . . . 4% OR $17 (WHICHEVER IS HIGHER)
Beginning in 1998, adjustments are not allowed for the year following a tenant’s initial occupancy. To obtain the maximum amount for a specific address, please use the “Rent Ceiling Database” calculator on Berkeley’s Rent Board website.
FOR FURTHER INFORMATION CONTACT:
Berkeley Rent Board | 2125 Milvia Street | Berkeley, CA | 94704 510.981.7368 | www.ci.berkeley.ca.us/rent
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 37
member directory
CONTACTS, PRODUCTS & SERVICES Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Matthew Quiring Attorney at Law 510-225-1345 mpquiring@gmail.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com
1031 EXCHANGE INTERMEDIARIES
Chicago Deferred Exchange Co. Teresa Moss Fluegel 877-448-1031 www.cdec1031.com ABATEMENT SERVICES
P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com APPLIANCE SALES & PARTS
Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com APPRAISERS
Access Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal. com ARCHITECTURE
Cassandra Adams Architect Cassandra Adams 510-215-5050 cassadams7@gmail.com InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com
ATTORNEYS - LAND USE/CONDO CONVERSION
Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Ann Rankin Ann Rankin 510-653-8886 www.annrankin.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/ CORPORATION
ASPHALT/CONCRETE
American Asphalt & Concrete Joe McSweeney 510-723-0280, x28 www.americanasphalt.com BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Patricia Bouie Hinds 510-836-3000 www.oar.org Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com
Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com
ATTORNEYS - EVICTIONS
AUTOMOTIVE
Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com
ASSOCIATIONS
38 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
BANKING/LENDING
Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Cooperative Center Federal Credit Union Fadhila Holman 510-845-6428 fholman@coopfcu.org Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Torrey Pines Bank Mike Popovich 510-899-7569 mpopovich@torreypinesbank.com BATHROOM & KITCHEN REMODELING
American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com Bathfitter Joe Nanneti 510-969-3905 www.bathfitter.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com BUILDING MATERIALS/HARDWARE
Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com ReStore/Habitat for Humanity Jeff Goodwin 510-251-6304 www.habitateb.org/restore jgoodwin@habitat.ebsv.org CARPET CLEANING
Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com CODE COMPLIANCE
Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com
Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org
COLLECTION AGENCIES
ELECTRICIANS
HANDYMAN SERVICES
Rent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.com
City Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.com Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net
Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net
CONDO CONVERSION
Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net CONSTRUCTION
KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com CONTRACTORS/ RESTORATION
ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com DEVELOPMENT
Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net DOORS & GATES
Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ELECTRICAL SUPPLIES
ELEVATOR REPAIRS
Paramount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.com
HAULING SERVICES
EMERGENCY RESPONSE
Junk King Paul Bains 510-982-9650 paulb@junk-king.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com
Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com ENVIRONMENTAL TESTING SERVICES
Essel Environmental Consulting Nik Lahiri 925-413-5511 www.esseltek.com
HAZMAT, CRIME SCENE, BIO CLEAN-UP
Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com
FINANCIAL PLANNING
David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com
HEATING & AIR CONDITIONING
88HVAC Matt Jung 855-884-8228 www.88hvac.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com DP Heating & AC Daryl Price 510-532-2043 dpheatingandair@sbcglobal.net
FIRE PROTECTION
Battalion One Fire Protection Mike Herbert 510-653-8075 www.battaliononefire.com Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com
HEATING & AIR CONDITIONING SUPPLIES
FLOOR COVERINGS
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com
Bay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.com Dick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.com
INSPECTIONS
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com
GARAGE DOORS
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com
INSURANCE
GOVERNMENT AGENCIES
Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org
Aon Rent Protect Bryan Kinsey 801-559-9594 www.aonrentprotect.com Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com
ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 39
Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com NorthStar Risk Management & Insurance Services Pat Lowther 925-975-4686 www.northstar-ins.com PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com INTERCOMS & ACCESS CONTROLS
Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com
LISTING SERVICE
PROMOTIONAL PRODUCTS
Rental Roost, Inc. Nitin Shingate 925-357-8783 www.rentalroost.com
Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com
LITIGATION SUPPORT SERVICES
PROPERTY MAINTENANCE
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com PAINT SUPPLIERS
Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PAINTERS
JB Painting Josue Landa 510-282-1431 jbpainting001@yahoo.com RDM Painting & Decorating Roberto Diaz 510-421-1908 rdmpainting1@yahoo.com Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net Universe Painting, Inc. William McKenzie 866-666-6761 www.universepainting.com PEST & VECTOR CONTROL
Martinez Real Estate Investment Jose Martinez 510-769-0436
Alameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com
LAUNDRY EQUIPMENT
PLUMBING - WATER HEATERS
Coinmach Greg Blednyh 510-429-0900, x54435 www.coinmach.com
RentMethod Greg Sirotek 415-335-6814 www.rentmethod.com
Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com
LIGHTING SUPPLIES
PLUMBING SUPPLIES
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com
INVESTMENT OPPORTUNITIES
LEAD PREVENTION
A.C. Lead Poisoning Prevention Program Julie Twichell 510-567-8252 www.aclppp.org LEASING
40 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com The Garza Company, Inc. Manuel Garza 510-763-9500 garza@garzaco.com PROPERTY MAINTENANCE SUPPLIES
Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com PROPERTY MANAGEMENT
ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net East Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.org The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com
OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com
Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com
Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com
Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com
Shaw Properties Liz Hart 510-665-4350 www.shawprop.com
Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com
Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com
Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com
Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com
NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com
Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE
Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com RAIN GUTTERS
R.C. Gutter Services Ramiro Cornejo 510-331-4425 Sunshine Gutters Tammar Hadiri 510-525-0880 www.sunshinegutters.com REAL ESTATE BROKERS & AGENTS
Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Davide Pio 510-815-2000 info@iliveinthebayarea.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com
Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE
DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us RENT CONTROL CONSULTANTS
Alan K. Beales 510-339-9776 Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com RENTAL SERVICES
Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org ROOFERS
Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com SECURITY/ SURVEILLANCE
Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com
Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION
West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com SEISMIC ENGINEERING
Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com SIDING
James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com TENANT SCREENING SERVICE
Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com TOWING SERVICE
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com TREE SERVICE
Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com WASTE & WASTE HANDLING EQUIPMENT
DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us Junk King Paul Bains 510-982-9650 paulb@junk-king.com Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WINDOWS
SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com
|
AUGUST 2013
|
RENTAL HOUSING 41
ad index
PRODUCTS & SERVICES
EAST BAY RENTAL HOUSING ASSOCIATION
Membership Application for Property Owners and Managers JOIN TODAY AND RECEIVE BENEFITS SUCH AS:
FREE RENTAL FORMS
APPLIANCE PARTS & SALES
Appliance Parts Distributor. . . . . . . . . . . . . . 5 ATTORNEYS
Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 43 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 17 The Shepherd Law Group . . . . . . . . . . . . . . 29 BATHTUB & SHOWER ENCLOSURES
MONTHLY MEMBERSHIP MEETINGS
American Bath. . . . . . . . . . . . . . . . . . . . . . . . 13 Bathfitter. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
LEGAL REFERRALS
BUILDING MATERIALS/HARDWARE
EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE
Markus Supply. . . . . . . . . . . . . . . . . . . . . . . . 22 Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
RENTAL SURVEYS
CARPETING & FLOORING
Bay Area Contract Carpets, Inc.. . . . . . . . . 31
MANAGEMENT ASSISTANCE
CONSTRUCTION
SEMINARS & WORKSHOPS
West Coast Premier Construction. . . . . . . 35 ENGINEERS
TENANT SCREENING SERVICE
Earthquake and Structures, Inc.. . . . . . . . . 19 West Coast Premier Construction. . . . . . . 35 HAZMAT, CRIME SCENE, BIO CLEAN-UP
Morgan Environmental Services, Inc.. . . . . 27
NAME
HEATING & AIR CONDITIONING
DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 12 88 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
COMPANY
INSURANCE COMPANIES
CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . 23 Jain Williams - State Farm. . . . . . . . . . . . . . 29 Ruth Stroup Insurance. . . . . . . . . . . . . . . . . 31
ADDRESS
CITY
STATE ZIP
LANDLORD RESOURCES
StopWaste.Org. . . . . . . . . . . . . . . . . . . . . . . . 33 LEASING
PHONE EMAIL
RentMethod.. . . . . . . . . . . . . . . . . . . . . . . . . . 27 LENDERS
Cooperative Center FCU.. . . . . . . . . . . . . . . 33 JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 32
RENTAL PROPERTY LOCATION ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):
LOCKSMITH EVICTION SERVICES
1-2 UNITS = $249.00
3-4 UNITS = $269.00
5-8 UNITS = $289.00
9-16 UNITS = $299.00
17+ UNITS = $299.00 + $5.00 PER UNIT
Golden Gate Locksmith Co. . . . . . . . . . . . . 33 MAILBOXES
Salsbury Industries.. . . . . . . . . . . . . . . . . . . . 29 PEST CONTROL
Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
TOTAL DUE:
$
MASTERCARD
VISA
PLUMBING
Albert Nahman Plumbing . . . . . . . . . . . . . . 35 CHECK (PAYABLE TO EBRHA)
AMERICAN EXPRESS
PROPERTY MAINTENANCE SUPPLIES
Ferguson. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 CARD NUMBER
EXPIRATION DATE
PROPERTY MANAGEMENT
Maisel Property Management. . . . . . . . . . . 22 PROPERTY MANAGEMENT & SALES
Bay Property Group . . . . . . . . . . . . . . . . . . . 43 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35
NAME ON CARD
REALTORS
SIGNATURE
John Caronna. . . . . . . . . . . . . . . . . . . . . . . . . . 9
DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 TEL
510.893.9873 | FAX 510.893.2906
ebrha.com
42 RENTAL HOUSING
| AUGUST 2013 |
ebrha.com
ROOFING SERVICES
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 29 WATERPROOFING
Applied Waterproofing Systems . . . . . . . . 33 WINDOWS, DOORS & SIDING
SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 44 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.
Non Payment of Rent Evictions Nuisance Evictions Owner Move-In Evictions Rent Board Petitions General Landlord-Tenant Litigation
With Offices in San Francisco and Oakland
CALL US: 510-836-0110
www.baypropertygroup.com
925-344-5755 877-264-6964
(Call Now For a Free Estimate)