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Contents
FEBRUARY 2013
East Bay Rental Housing Association Volume X, Number 2 February 2013 EBRHA OFFICE
360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 fax 510.893.2906 www.ebrha.com EBRHA STAFF DIRECTOR OF OPERATIONS | Cathy Hayden
chayden@ebrha.com | x1
Features & Columns
DIRECTOR OF COMMUNITY AFFAIRS | Jill Broadhurst
jbroadhurst@ebrha.com | x3 DIRECTOR OF ADVERTISING SALES | Tina Bocheff
tbocheff@ebrha.com | x6 PUBLICATIONS & COMMUNICATION PRODUCER
Esteban Cortez | ecortez@ebrha.com | x5 MEMBER SERVICES, EDUCATION & ACCOUNTING Danielle Walker | dwalker@ebrha.com | x2 MEMBERSHIP DEVELOPMENT COORDINATOR
Carrie Sinai | csinai@ebrha.com | x4 EBRHA OFFICERS PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy SECRETARY Jack Schwartz EBRHA DIRECTORS
18
24
Oakland Rent Board Record
East Bay Economic Update
BY OAKLAND RENT
ADJUSTMENT STAFF
BY EAST BAY EDA
28
Link Corkery, Reggie Hairston, Fred Morse, Rick Philips, Judy Shaw, Menna Tesfatsion, Mila Zelkha PUBLISHED BY
Wayne C. Rowland PRODUCED BY
EBRHA Communications Committee Tina Bocheff, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland EDITOR Tina Bocheff ART DIRECTOR & PRODUCTION Esteban Cortez ADVERTISING
Tina Bocheff | 510.318.8303
Making a List
BY LINDA DAY HARRISON
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.
30
8
NEWS
10
THE PRESIDENT’S MESSAGE
14
Oakland 4th in Housing Price Index, 2nd in Rent Increases Change Begets Change BY WAYNE C. ROWLAND
EBRHA NEWS
Welcome to the EBRHA Family BY EBRHA BOARD OF DIRECTORS
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ebrha.com
ESQ. & A
Pet Policy
Events & Directory 34 THE GREEN SHEET 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX
Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612. Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered. Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2013 by EBRHA. All rights reserved.
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contributors
PROTECT YOUR BOTTOM LINE
ELAINE LEE Elaine Lee has been a licensed attorney for 30 years. She is a graduate of Western Michigan University and University of Denver School of Law. She has been a solo practitioner since 1992. Prior to that, she was Executive Director of a family law center, an adjunct professor at New College of California, School of Law in San Francisco, and an arbitrator at the San Francisco Rent Stabilization Board. Her areas of practice include estate planning, estate administration, landlord/tenant, nonprofit incorporation, family law mediation and personal injury.
KAREN E. ENGEL Dr. Karen E. Engel is the Executive Director of the East Bay Economic Development Alliance who is leading a unique, two-county public private partnership focused on the economic health and vitality of the San Francisco East Bay region. As an economist with over 20 years of experience, Dr. Engel has led or participated in economic and business development projects in more than a dozen U.S. regions and other countries. Dr. Engel has also facilitated regional economic development strategies in Indiana, Florida, California, and the Puget Sound region. She also served as the Economic Development Director for the Oakland Metropolitan Chamber of Commerce where she led the Oakland Partnership, a public-private initiative focused on the economic development of the City of Oakland and its metro region.
ONLINE TENANT SCREENING Call Today 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 April 2009, landlords can collect a maximum of $42 for an application fee. MEMBER PRICING Basic Report . . . . . . . . . . . . $13
LINDA DAY HARRISON Linda Day Harrison is a seasoned property management veteran, a CPM (Certified Property Manager), and CCIM (Certified Commercial Investment Member). She also holds an Illinois real estate license. Linda Day Harrison founded theBrokerList. com in an effort to create efficiency and streamlined operations for the commercial real estate industry, property and facility management, leasing and brokerage. As a part of Linda’s other work, she also founded ManagerLabs and with this group, she is developing Web applications, with a team of programmers to solve some complex processes in the commercial real estate and property management industry.
Telecheck. . . . . . . . . . . . . . . . $6 Criminal and DMV checks are available, as well as social security traces.
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East Bay Rental Housing Association 510.893.9873 | FAX 510.893.2906 ebrha.com TEL
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news rose in 82 of the 100 largest metros at the end of December, compared with just 12 out of 100 in 2011. Nationally, rents rose 5.2% year-over-year. Throughout 2012, rent increases year-over-year remained around 5%, even though asking price increases accelerated and have almost caught up with rent gains at the end of the year. Oakland ranked second, where rents rose 12.6%. Overall, prices rose faster than rents in 17 of the 25 largest rental markets in 2012. “The housing market enters 2013 with a running start,” said Jed Kolko, Trulia’s Chief Economist. “Price gains picked up steam in 2012, starting with modest increases early in the year and accelerating in the third and fourth quarter. In 2013, rising prices will encourage more new construction and some homeowners to sell, which will help alleviate the current inventory shortage.” He added,“The 2012 price turnaround was strongest in the West and Southwest, where steady job growth and vanishing inventories lifted home prices by more than 10% in many markets.”
Oakland Ranks 4th in Housing Price Increases, 2nd in Rent Increases the latest findings from the Trulia Price Monitor and the Trulia Rent Monitor, the earliest leading indicators available of trends in home prices and rents. Based on the for-sale homes and rentals listed on Trulia, these monitors take into account changes in the mix of listed homes and reflect trends in prices and rents for similar homes in similar neighborhoods through Dec. 31, 2012.
TRULIA RECENTLY RELEASED
In December 2012, asking prices increased 5.1% nationally year-over-year marking a huge turnaround from being down 4.3% in December 2011. Moreover, not only are prices rising, these gains have accelerated in the last year. Quarter-over-quarter price changes were 0.8% in Q1 (March 2012), 0.4% in Q2 (June 2012), 1.4% in Q3 (September 2012), and 2.3% in Q4 (December 2012), 8 RENTAL HOUSING
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seasonally adjusted. Asking home prices increased the most in Phoenix, which rose 26.0% year-over-year in December 2012; however, Oakland, Las Vegas, and Seattle experienced the year’s most dramatic price turnarounds. All had price gains of more than 10% in 2012 after declines of more than 10% in 2011. Overall, 2012 marked a huge turnaround year for most local housing markets. In fact, prices
ebrha.com
Why is Multifamily Housing so Upbeat Heading into 2013? The multifamily housing sector faces
an upbeat 2013 in the wake of lawmakers reaching a fiscal cliff deal, as about 400,000 new apartment units will be needed per year to meet projected demand. Currently, multifamily housing developers are building about 250,000 units per year, and analysts are confident that the market can absorb this new construction and potentially more. Apartment demand seems poised to be as strong as it was before the financial crisis, as the age group that typically rents — between 20 and 34 years old — will grow by 2.4 million people over the next five years. However, everything from financing constraints to rising construction costs to neighborhood opposition could keep actual construction down.
The National Foreclosure Inventory Has Fallen 18% From One Year Ago CoreLogic released its National Fore-
closure Report in January, which provides
PHOTO: ESTEBAN CORTEZ
A view of Lake Merritt and Uptown in Oakland from the Adam’s Point neighborhood.
data on completed U.S. foreclosures and the overall foreclosure inventory. According to CoreLogic, there were 55,000 completed foreclosures in the U.S. in November 2012, down from 72,000 in November 2011, a year-over-year decrease of 23%. On a month-over-month basis, completed foreclosures fell from 59,000 in October 2012 to the current 55,000, a decrease of 6%. As a basis of comparison, prior to the decline in the housing market in 2007, completed foreclosures averaged 21,000 per month between 2000 and 2006. Completed foreclosures are an indication of the total number of homes actually lost to foreclosure. Since the financial crisis began in September 2008, there have been approximately 4.0 million completed foreclosures across the country. Approximately 1.2 million homes, or 3% of all homes with a mortgage, were in the national foreclosure inventory as of November 2012 compared to 1.5 million, or 3.5%, in November 2011. Month-over-month, the national foreclosure inventory was down 3.5% from October 2012 to November 2012. Year-over-year, the foreclosure inventory was down 18%. The foreclosure inventory is the share of all mortgaged homes in any stage of the foreclosure process. “The continued fall in completed foreclosures is a positive supply-side contribution in many regions of the U.S.,” said Anand Nallathambi , president and CEO of CoreLogic. “We still have a long way to go to return to historic norms, but this trend is firmly in the right direction.” Mark Fleming, chief economist for CoreLogic, said,“The pace of completed foreclosures has significantly improved over a year ago as short sales gain popularity as a disposition method. Additionally, the inventory of foreclosed properties continues to decline while the housing market demonstrates an ongoing ability to absorb the distressed sales that result from completed foreclosures.”
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Catch the Wave of Innovation with Sir Richard Branson at the 2013 NAA Education Conference & Expo Sir Richard Branson, business icon and leader in innovation and customer service will be the keynote speaker at the Opening General Session of the 2013 NAA Education Conference & Exposition in San Diego, June 19-22. Branson, international business magnate and founder of the Virgin Group — one of the world’s most recognized and respected brands — is well known for his entrepreneurial spirit, unrivaled network and transformational leadership style. Expect to hear insights into how he’s identified new markets, engaged stakeholders and how he’s challenged legacy players to win market share. The benefits of attendance don’t end there—awaiting you in San Diego are practical, take-home tactics from general and breakout sessions, as well as the opportunity to explore cutting-edge products and services from multifamily supplier partners during the trade show. Don’t delay — registration for the 2013 NAA Education Conference & Exposition is open. To register for the expo and for more information, visit educonf.naahq.org/ emailregister. RH
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RENTAL HOUSING 9
COLUMN
the president’s message
the past?” The simple answer is that we can’t count on the things that have worked for us in the past to necessarily continue to work for us in the future. There’s a built in pace of change in the rental housing industry, in the economy and in the legal environment of our business that renders old ways of doing things quickly obsolete. We change to keep pace with a changing world or we fall behind. This is true for organizations such as EBRHA and even more true for each of us in our individual business. As rental owners, we too need to be proactive in keeping up Returning EBRHA president Wayne Rowland with change. reminds us that change is constant. As a member of EBRHA’s political affairs committee, I’ve been intrigued by BY WAYNE ROWLAND the impact of social trends as a driver of change, particularly in the regulation of our business. Take smoking for example. Public health advocates have worked for years, indeed decades to persuade people not to smoke. Yet, of course, some people smoke anyway. This is not new. It’s also not entirely new that the hazard of secondhand smoke has become of greater concern to increasing numbers of people who would rather not be exposed to it in their homes or their places of work. What is new is the trend (in response to public concern) toward the enactment of new laws that prohibit smoking in many public places. Furthering this Outgoing EBRHA President Bill Bagnell (left) trend are relatively new laws that now and current President Wayne Rowland. allow rental owners to prohibit smoking s a first order of business, I in their rental properties (see California close attention to a significant volume would like to thank outgoing Civil Code 1947.5). The clarity of the of detail on subjects ranging from Board President Bill Bagnell for trend toward prohibiting smoking in accounting and bylaws to technology his excellent work in assuming leadpublic and more recently in private places and staffing. The process was rigorous ership of the Rental Housing Assois self evident (so long as we are talking and took every bit of the three years ciation of Northern Alameda County about cigarettes.) that Bill served as President. We owe Bill (RHANAC). In taking over the reigns at a debt of gratitude. On the flip side, another kind of RHANAC, Bill successfully guided the smoking seems to be gaining in social In putting the association through organization through a series of strucacceptance and accordingly, is getting this process of change that took three tural changes that leave the association progressively better legal and legislative years of time, effort and other resources, thoroughly updated and with a substan- a fair question might be, consideration. As I write tially greater geographical reach. “We change to keep this, several states have “Why did we need to In his last column as President, Bill pace with a changalready either legalundergo such significant outlined a long list of some of the most ing world or we fall ized or in some way change; weren’t we just significant changes and adjustments to behind. This is true decriminalized the use fine as RHANAC?” Or the association. It’s clear from reading for organizations of marijuana. California putting it another way, his column that becoming the East Bay such as EBRHA and has restricted its legal “Why should we change Rental Housing Association (EBRHA) even more true for use to medicinal purour ways of doing things was much more than just a name each of us in our poses, while other states when the old ways had change. It required sustained effort and individual business.” such as Colorado and always worked for us in
Change Begets Change
A
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Washington now allow even recreational use. This creates an obvious conflict because marijuana use and possession is still illegal under federal law. Needless to say, in resolving the conflict, the stage is set for a game of legal ping pong where rental owners and tenants get to play the painful role of ball. While conflicting federal and state laws make the handling of potential nuisance issues associated with the smoking of marijuana a legal mine field for residential rental owners, commercial
property owners are no better off. In a recent case, an Oakland commercial property owner was threatened with seizure of her building by the federal government because of her tenant’s use of the property as a medical marijuana dispensary. In order to protect her building from forfeiture she decided to evict the tenant. The eviction was problematic from the outset because based on the facts of the case, the tenant was operating within the boundaries of state law in using
UPCOMING EBRHA WORKSHOPS & CLASSES Landlord 101 D ATE & TIME TUESDAY, FEBRUARY 5; 6:00 P.M. - 7:00 P.M. SPEAKER Danielle Walker, EBRHA TOPICS • 2013 Laws, Tenant Screening, Evictions, Application
Process, Fair Housing, and more
Landlord 102 D ATE & TIME TUESDAY, FEBRUARY 12; 6:00 P.M. - 7:00 P.M. SPEAKER Danielle Walker, EBRHA TOPICS • Licenses and Fees, Lease Agreements, Deposits, Rent
Increases, Oakland RAP Form, Addendums, Legal Notices
Non-payment of Rent Evictions D ATE & TIME WEDNESDAY, FEBRUARY 27; 6:00 P.M. - 7:30 P.M. SPEAKER Daniel Bornstein, Bornstein & Bornstein TOPICS • Call EBRHA Office for More Info
the building as a marijuana dispensary. Accordingly, when the eviction case was heard in Alameda County Superior Court, the judge dismissed her case. In dismissing the case, the court ruled that as the tenant was operating within the guidelines of state law, the property owner could not use a state court to enforce a federal law. Since the time of the dismissal of the eviction, there have been more twists and turns of this case, but still no eviction. Both landlord and tenant have significant legal “investment” in the matter and yet both remain in legal limbo. Clearly not a good place for either party, particularly the landlord as she is threatened with seizure of her building. Yet the point of this discussion is not to suggest that the property owner should not have rented to this particular tenant (we all get to take our chances) or to pass any judgment on the tenant’s use of the building. Certainly if there are to be medical marijuana dispensaries they have to be able to operate somewhere. The real point of this discussion is about change and the pace of change. We as property owners need to be as mindful as we can of the world outside of the rental housing business. With all the change going on around us we must do our best to become more aware and be ready to change our ways of doing business to keep up with fast changing times. RH Wayne C. Rowland is the President of EBRHA and is an avid representative of issues in the community. He has over 30 years of real estate investment experience. He is a graduate of San Francisco State University with a degree in finance.
All classes and workshops are held at the EBRHA Education Center 360 22nd St., Suite 240, Oakland Cost (per class/workshop) Members: free, Non-members: $49 Registration Danielle Walker, dwalker@ebrha.com, 510.318.8300
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WELCOME TO THE NEW AMERICAN DREAM. It’s changing – dramatically. People want flexibility, professional mobility, and a wider range of living options. Now more than ever, households are choosing the freedom of renting. In fact, the fastest-growing populations in the next decade are empty-nesters and young professionals – people most likely to choose apartment living. That’s why half of all new households created this decade could be renters.
Building for this demand creates a large number of local jobs: on average 116 for every 100 apartment units constructed. They also generate an additional $5.5 million in wages and $3.3 million in federal, state and local tax revenue and fees. With upwards of 7 million new renters this decade, maybe it’s time to support the new American dream in your community.
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APARTMENTS. WHERE THE FUTURE LIVES.
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ebrha news
Welcome to the EBRHA Family Meet three new EBRHA Board Members whose industry experience will benefit us all. BY EBRHA BOARD OF DIRECTORS
association, we’d like you — EBRHA members — to meet the new board and learn about their backgrounds in the rental housing industry.
T
he past year was pivotal for many reasons: we expanded geographically, made changes to our office operations, and elected Wayne Rowland as president. One other major change was the addition of three new board members, which we know will have a positive impact on the direction of EBRHA in the coming years. At EBRHA, success is a team effort and we have no doubt that the new board members make the team we need to further grow our association and keep us relevant in our rapidly changing world, while also providing new perspectives and insights. While we’re excited to learn about the goals they have to improve our 14 RENTAL HOUSING
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Reginald Hairston Reginald Hairston is a member of EBHRA and has been associated with the organization for over a decade. Reggie, as he likes to be called, has over 20 years of experience in the property management and real estate markets. He prides himself as a person committed to providing quality housing conditions for all persons. Furthermore, he understands the importance of speaking up for property owners in this ever evolving industry. As an owner and a past renter, he understands the complex relationship between renters and landlords. He believes that real estate is about location, while property management is about communication. “One of the values of being a member of EBRHA is that monthly, people just like you and I get together to discuss the things that matter most to us as individuals and as participants in this ever changing industry of real estate and property ownership,” he said about his
ebrha.com
membership with EBRHA. “The reason why this association has been so helpful during these difficult times is because, like so many of you, I needed to talk with others who were in the same situation as I found myself. Like many others, I needed to ask difficult and personal questions, and it was very important to have a voice to express the seemingly overwhelming effects of this market on my future. EBRHA provided that voice and venue for having such difficult conversations.” Menna Tesfatsion Menna Tesfatsion is one of three principal managers that oversee 4,000 apartment and commercial units and over 100 employees at The Lapham Company, Inc. Outside of his managerial duties at Lapham, Menna also handles all rent board-related matters for Lapham and has developed strong and effective relationships with the Rent Adjustment Program’s staff. He is dedicated to landlord issues and serves as one of a number of professionals advocating landlord issues with the City of Oakland. Prior to joining Lapham, Menna practiced corporate real estate law for an international law firm based in New York City. Menna currently does not practice law, but holds a law degree from NYU School of Law and is licensed to practice law in New York, Pennsylvania, and New Jersey. Menna is a resident of Oakland, is married, and has two young sons. Mila Zelkha Mila Zelkha is a social entrepreneur whose ventures have combined architectural design, green building practices, historic preservation and socially responsible investing to help local communities in the San Francisco Bay Area. As Principal of the urban redevelopment company Mint Condition Homes, Mila’s work has been recognized three years in a row by the Oakland Heritage Alliance with their “Partners in Preservation Award” (2010, 2011, 2012), and was named Build It
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Green’s “Green Building Champion of 2010.”As General Building Contractor for Wrecking Belle Inc., Mila’s residential construction company takes on a variety of projects for outside investors and home owners including whole house renovations and insurance claim contracts. Mila received her BFA & B.Arch from Rhode Island School of Design. She currently serves on the Board of Directors of the Palo Alto Housing Corporation, a nonprofit based in Palo Alto dedicated to the development and advocacy of affordable housing on the Peninsula, and she has been a member of EBRHA since 2007. “EBRHA is a wonderful resource for local, small scale property owners who are searching for best practices to grow their investment,” she said. “I’m thrilled to have been elected to the board and to support the Board’s efforts to promote green building practices that have potential for lowering operational costs, improving the value of property, and reduces our overall environmental footprint.” RH
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Spring Social Mixer Come mix, mingle and network with EBRHA members, board, staff and industry partners at our next social mixer. DATE WEDNESDAY, MARCH 6 L OCATION LORING CAFE 37 GRAND AVE. OAKLAND TIME 5:30 P.M. – 8:00 P.M.
EBRHA Salsbury Industries UPCOMING 2013 MIXER DATES Wednesday, June 5, 5:30 P.M. - 8:00 P.M. Thursday, September 5, 5:30 P.M. - 8:00 P.M. Wednesday, December 4, 5:30 P.M. - 8:00 P.M. For more information, contact the EBRHA office at (510) 893-9873. We hope to see you there!
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FEATURE
EAST BAY ECONO UPDATE At present, the economy of the East Bay is stronger than at any since the onset of the economic recovery. BY EAST BAY EDA
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PHOTO: DANIEL PARKS
OMIC point
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n our May report, we showed that while the economy of the East Bay was recovering much faster than that of many other regions, long-term concerns posed a serious risk to the health of the economy and the quality of life for East Bay residents. Nearing the close of 2012, we find that the economy is in many respects recovering even faster than before, while many of those long-term concerns are improving. At present, the economy of the East Bay is stronger than at any point since the onset of the economic recovery. Household employment increased by 2.6% over the past year, leading to a steady drop in the unemployment rate even as more and more East Bay residents returned to the labor force. High-skilled labor sectors such as the professional and management sectors are growing quickly, as is the East Bay’s substantial health care sector. The region’s housing market continues to grow, especially in the most recent quarters in 2012, even as the commercial real estate market remains stable but slow to expand. Consumer spending continues to grow as well, with over 10% year-over-year growth in restaurants and hotels, and over 20% growth in autos and transportation. Business-to-business spending is also on a steep upswing, with over 19% growth year over year. We showed special concern in our May report regarding the East Bay educational system and overall educational attainment in the region. Since then, newer data for 2011 shows most of our measurements of academic achievement and educational attainment in the region have gone up. More residents of the East Bay possess post-graduate degrees than before, more students at East Bay schools are graduating, and children are performing better in crucial areas for mathematics and English language comprehension. Yet some of the long-term concerns we addressed in our May report persist. The differences in educational attainment across ethnic and racial groups are substantial, and these differences play a large role in determining residents’ incomes and employment statuses. Young people in the East Bay continue to have difficulty finding work, in spite of the improvement in the East Bay labor market. Income inequality appears to be increasing in some communities and among certain ethnic groups. As promising as the economic out-
look may be, it is important to remember that the recovery is not occurring everywhere and that several long-term factors could limit the region’s economic growth even as the general trends point strongly upward. Current Trends: Employment The employment outlook in the East Bay continues to be one of the most promising in the state of California. Household employment increased on a seasonally adjusted basis by 1% from June to September, and by 3% since September of 2011. The official unemployment rate declined over half a percentage point since June to 8.6%, while year over year, the unemployment rate declined by 1.7 percentage points. Unlike some other parts of the Bay Area, where the unemployment rate has decreased in part because of a decrease in the total labor force (as the unemployment rate is calculated as the percentage of individuals in the labor force unable to find work), the unemployment rate in the East Bay has decreased while the labor force has actually increased by 1.1% year over year. In this respect, while the unemployment rate remains high from a historical perspective, the year-over-year decline in the unemployment rate is a clear sign of the increasing strength in the East Bay labor market. The San Francisco labor market growth has been quite strong, even compared to the East Bay. Household employment increased by 3.4% year over year and the labor force grew by approximately 1.7%, while the unemployment rate decreased 1.5 percentage points to 6.6%. Payroll employment growth in the East Bay has not been as strong as household employment growth, but the outlook remains positive. From September 2011 to September 2012, payroll employment in the East Bay increased by approximately 2.1% on a seasonally adjusted basis, compared to 2.5% growth in San Jose and 3.2% in San Francisco. In nominal terms, the East Bay added approximately 20,000 jobs in the past year, including approximately 8,000 from August to September. The difference between the picture gained from the East Bay household employment survey and the payroll employment numbers is that in a Bay Area labor market recovery, ebrha.com
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Residential Real Estate As growth in home prices and home sales show, the housing market in the East Bay has already turned the corner, and the recovery appears to be moving faster than before. The median prices of existing homes in the East Bay are increasing at approximately the same rate as the state overall, and more quickly than in San Francisco or the South Bay. In Alameda County, the median price of an existing home increased by 13.0% from the third quarter of 2011 to the third quarter of 2012, to approximately $417,000. In Contra Costa County, the median price increased by 17.4% to approximately $304,000. Compare to the state overall, in which the median price increased by the same proportion as Alameda County, 13.0%, year over year to approximately $275,000. Over the same time period, the median price of an existing home in San Francisco increased by 6.7% to approximately $706,000, and in San Jose, the median price increased by 11.8% to approximately $584,000. Much of the increase in home prices in the East Bay came in the second and third quarters of 2012. In Alameda County, the median price increased by 14% from the first quarter of 2012 to the third quarter of 2012, while in Contra Costa County, the median price increased by 14.6% in the same time period. As home prices in the East Bay have continued to rise, home sales are growing as well, but more slowly. For the third quarter of 2012, existing homes sales are up 8.8% year over year. In San Francisco, existing home sales have increased by approximately 9% year over year, and by approximately 10.2% year over year in the South Bay. The East Bay is ahead of the state overall, though, as existing home sales in California have increased by approximately 5.3% year over year. While home prices and sales in the East Bay are on the rise, defaults and foreclosures are on the decline. Notices of default continue to fall from their recession highs, with much of that decrease coming in the past year—in the third quarter of 2012, notices of default were 41.0% lower than in the third quarter of 2011 on a seasonally adjusted basis. This rate of decline is approximately even with that of San Francisco over the same period of time, while significantly higher than in the state overall, at 32.2%. At the same time, foreclosures in the East Bay have decreased precipitously in the past year. Despite a relatively flat quarter for foreclosures in the third quarter of 2012, foreclosures have decreased by nearly half compared to the third quarter of 2011. Once again, this outpaces the state overall, where foreclosures have decreased by approximately 41.2%. A statewide trend of increasing short sales may play a large role in the decline in foreclosures. According to the National Association of Realtors, from September 2011 to September 2012, the percentage of short sales relative to all sales of existing homes increased from 23.8% to 27.0%. A substantial number of homes throughout the state are avoiding foreclosure
“THE HOUSING MARKET IN THE EAST BAY HAS ALREADY TURNED THE CORNER, AND THE RECOVERY APPEARS TO BE MOVING FASTER THAN BEFORE.” many East Bay residents commute to other parts of the Bay Area for work. Even as East Bay businesses steadily add jobs, even more East Bay residents are finding work throughout the Bay Area. We remain optimistic that East Bay payroll employment growth will accelerate in the months to come, and at the same time it is encouraging that more and more residents are returning to the workforce, wherever those jobs may be. At the sector level, construction has been an especially bright spot for the East Bay. Approximately 3,000 jobs were added in the past year, for an increase of 6.4%. This should not come as a great surprise, since the East Bay housing market has already begun to turn the corner. As the housing market continues to emerge from its prolonged slumber, we should see the construction sector continue to add workers at an especially strong rate. The construction sector has been a bright spot within a general trend of weak or no employment growth among low-skill sectors. For instance, the Retail Trade sector lost approximately 700 jobs in the last year, or 0.6%. The manufacturing sector also lost approximately 1,500 jobs, or 2.0%, although the picture here is less clear. Over half the East Bay’s manufacturing jobs are high-skilled and in what might be termed advanced manufacturing. There is no question that the labor market is recovering among high-skilled sectors, but the labor market among low-skilled sectors struggles as much or more than it did in 2011. By contrast, high-skilled sectors lead the East Bay labor market expansion. The Professional sector added over 4,000 jobs in the past year, for 5.3% growth. The management sector grew by 3.0% in that same time. Financial activities contracted by 3.6%, but the information sector grew by 1.6%. The region’s second-largest sector, the education and health sector, continues to make big gains, with 4.9% growth year over year, for a total of approximately 6,700 jobs. In our May report, we discussed the very positive impact that the health care sector would have on the East Bay economy well into the future. The employment outlook continues to affirm our expectation. Health care and social assistance employment grew by 5.1% from September 2011 to September 2012, led by very strong 9.5% year-over-year growth in ambulatory services. The ambulatory services sector includes outpatient care centers, which continue to expand relative to inpatient care facilities. As noted in our May report, East Bay residents are increasingly opting for more affordable outpatient services. This trend should continue as will growth in other health care sectors. As we see, employment in every health care sector is up year over year. 20 RENTAL HOUSING
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as banks are accepting short sales on homes underwater. Of course, this is only part of the story. As the economy recovers, and more individuals are returning to work, more homeowners are able to keep up with their mortgages. The worst of the mortgage crisis has passed, and indeed as the economy continues to grow, expect foreclosures to continue to decline over time. Fears of a second wave of foreclosures are largely unfounded given the positive signs of economic growth not only in the East Bay but throughout California. As home prices in the East Bay rise quarter after quarter, apartment rents in the region are rising, as well. As of the second quarter of 2012, the average rent for Oakland apartments was $1,404 per month, an increase of 3.3% from the second quarter of 2011. This growth in rent is comparable to that of other parts of the Bay Area. In San Francisco, the average apartment rent increased by approximately 5.5% year over year to $1,991 per month. In San Jose, the average rent increased by approximately 3.9% year over year to $1,631 per month. At the same time, the relative affordability of apartments in the East Bay remains consistent with 2011 values. Apartments in Oakland continue to cost approximately 70% the monthly rent of apartments in San Francisco, and approximately 86% the monthly rent of apartments in San Jose. As average apartment rent increases throughout the Bay Area, apartment vacancies are decreasing. In Oakland, the apartment vacancy rate decreased a full percentage point year over year to 3.3%. In San Francisco, the vacancy rate decreased 0.7 percentage points to 3.1% over the same time period, and in San Jose, the vacancy rate also decreased 0.7 percentage points to 2.5%. Rising home and apartment prices will come to decrease
housing affordability in the East Bay over time, even as the region’s overall economy improves, but as housing prices still remain low relative to much of the last decade, housing affordability is actually on the rise at present. According to the U.S. Census Bureau American Community Survey, the proportion of Alameda County households that spend at least 35% of their income on housing decreased from 38.2% in 2010 to 36.1% in 2011. In Contra Costa County, that proportion decreased from 36.8% in 2010 to 35.9% in 2011. These declines are proximate to the decrease in the state overall: from 40.9% in 2010 to 38.6% in 2011. As we noted in our May report, though, housing affordability not only in the East Bay but throughout the state will continue to be limited by state and municipal permitting and construction laws that substantially increase the cost of housing relative to other states. Until the state takes steps to remediate these sources of outsized costs for both single-family and multifamily housing, the proportion of residents in many parts of the state, including the East Bay, that spend more than what is often considered the peak reasonable cost for housing, 35% of gross income, will remain troublesomely high. As the housing market continues to recover in the East Bay, we would expect to observe an increase in residential construction, as well. In fact, building permit records show that both multifamily and single-family residential construction is well on its way to a better year in 2012 than in 2011. Through July 2012, the City of Oakland had already nearly matched its total number of multifamily building permits through all of 2011. Also, 179 single-family building permits were issued through July 2012, compared to just 40 in all of 2011. Multifamily residential construction in Pleasanton is
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East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL
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FEATURE
households with housing costs over 35% of income
Source: U.S. Census American Community Survey
Year-Over-Year
multifamily building permits by city
Source: CIRB Note: The cities of Alameda, Albany, Antioch, Brentwood, Clayton, Concord, El Cerrito, Hayward, Hercules, Martinez, Newark, Orinda, Piedmont, Pinole, Pittsburg, Pleasant Hill, San Leandro, San Pablo, and San Ramon did not issue multifamily building permits in 2011 or 2012.
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having an especially strong year. Through July 2012, 200 multifamily building permits were issued, compared to zero in both 2010 and 2011. The city of Brentwood has already issued 105 single-family residential building permits, compared to 104 in all of 2011, while the City of Dublin has issued 271 single-family building permits, compared to 276 in all of 2011. In all, rising home and apartment prices combined with increasing home sales and decreasing apartment vacancies are encouraging more residential development in the East Bay. As housing prices and sales continue to increase throughout the rest of the year, expect residential construction in 2012 to end far ahead of 2011 levels. Conclusion The East Bay economy has shown very positive signs in the labor market, the housing market, in tourism, and in consumer spending. Quality of life measures like education are moving up quickly, as well. But there remains much to be done before the region’s economy is truly in full recovery. The demand for important social services like food assistance is still on the rise. Substantial differences in levels of education across ethnic and racial groups leave some residents at a fundamental disadvantage as they attempt to find work in an increasingly high-skill labor market. Yet, even as these obstacles may limit both the economic growth of the region and the quality of life of its citizens, the East Bay has taken some important steps forward and is poised for an even stronger year ahead. RH
Reprinted with permission from East Bay EDA. This is an excerpt from East Bay Economic Update, Fall 2012 which can be found, along with other reports at www.eastbayeda.org. The East Bay Economic Development Alliance (East Bay EDA), located in Oakland, California, is a publicprivate partnership founded in 1990 to serve the San Francisco East Bay (Alameda and Contra Costa Counties). The East Bay EDA’s mission is to establish the region as a world-recognized location to grow businesses, attract capital and create quality jobs.
FEATURE
RENT
BOARD A screenshot from a recent recording of a Rent Board meeting.
RECORD
Oakland Rent Board’s 2013 Annual Program Audit BY OAKLAND RENT ADJUSTMENT STAFF
The Oakland City Council first adopted a Residential Rent Adjustment Program as an alternative to strict Rent Control in 1980 by Ordinance. The Ordinance has since been modified several times. The current version became effective in January, 2007, and is codified as OMC Chapter 8.22. The City Council and the Rent Board also adopt Regulations that govern the operation of the Residential Rent Adjustment Program. In addition, the Residential Rent Adjustment Program is responsible for adjudicating certain disputes that arise under the Just Cause for Eviction Ordinance (Measure EE). OUTCOME FOR FISCAL YEAR 2011-2012 Public Contact The Rent Adjustment Program (RAP) functions as a resource for Oakland landlords and tenants. Staff provides information about and referrals for many varied rental housing situations and problems. Public inquiries from Oakland residents include questions about Rent Adjustment, Just Cause for Eviction, security deposits, and other processes mandated by state and local law. During Fiscal Year (FY) 11-12, staff met with an estimated 1,500 members of the public and provided information and referrals in person. This is a 4% increase from FY 10-11. Staff responded to an estimated 7,900 phone inquiries in FY 11-12, a slight decrease from FY 10-11. Staff also responded to about 160 email inquiries, about the same as the 162 such inquiries received in the previous fiscal year. Staff received and responded to four complaints from members of the public about the quality of public contact. The Business License Tax Section addressed public inquiries about billing of the rental property service fee and continues to 24 RENTAL HOUSING
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require temporary staffing in addition to all assigned program staff to answer the many calls received regarding the billing. Petitions, Ellis Act and Citation Applications The number of petitions and applications filed in FY 11-12 increased by 71% (from 228 to 389) when compared with FY 10-11. The RAP processed 382 Rent Adjustment Petitions, five Ellis applications to remove properties from the rental market, and two applications for administrative citation of a property owner. Staff believes that the large increase in the number of petitions filed may be attributed to a combination of aggressive outreach, improvement in economic conditions, and to former homeowners being driven into the rental market due foreclosures. Landlord justifications for increases greater than the annual CPI adjustment include capital improvements, increased operating and maintenance expenses (housing service costs), debt service, casualty losses (uninsured repairs), and recapture of deferred annual increases (banking). In most cases, these petitions require a hearing to determine the validity of the landlord’s justification and to verify the amount of the increase. There was an increase in petitions filed alleging an unjustified increase greater than the annual allowable CPI rate (64.3% of petitions). This result is slightly different from FY 10-11 when claims of decreased housing services outnumbered the claims for unjustified rent increases. A claim for decreased or inadequate housing services was the second most common complaint (60.5% of petitions). Tenants can allege a loss of any service the landlord is obligated to provide by law or by contract. Data on what services are allegedly lost is not collected by the program. However, in staff’s
experience, the lost services most commonly alleged have been: rodent and insect infestation; water leaking through roofs and windows; inoperative appliances, often furnaces or boilers and stoves; deteriorated carpet or flooring; unit in need of painting; and mold problems. Property owners are required to provide their tenants with a form notice of tenant’s rights under Rent Adjustment, together with information about application of the Smoking Ordinance to the particular property (“RAP Notice”). The failure of property owners to provide a RAP notice to tenants, at the beginning of the tenancy and with a notice of rent, increased dramatically (36% for beginning of tenancy and 32% with notice of rent increase) compared with FY 10-11 (18% for beginning of tenancy and 21% with notice of rent increase). This result will lead to a greater emphasis by staff on notice requirements during landlord presentations during FY 12-13. Landlords are also required by Ordinance to provide a summary of the justifications for a rent increase upon a written request from their tenant. Failure to provide a summary is a basis to invalidate the increase. The number of petitions alleging failure to provide a summary has increased from 6% to 11.1%. Landlords are allowed to increase the rent by an annual amount calculated from the CPI statistics issued by the US Department of Labor. If a landlord has a justification for a greater increase allowed by the Ordinance, she/he can raise it to a greater amount without pre-approval by the RAP. However, a small number of landlords (1.3% of petitions) sought pre-approval due to their particular circumstances. Petitions for a certificate that a particular unit or property is exempt from Rent Adjustment comprised 16% of the petitions filed. There was an increase in claims made for unjustified rent increases (64%), compared to claims for decreased housing services (61%). There were also a larger number of landlord petitions for exemption from the Rent Ordinance. Otherwise, there were no significant changes in the relative frequency of the types of claims made from FY 10-11 to FY 11-12. Petition Processing Because of the large number of petitions filed during FY 11-12, scheduling hearing dates more than 60 days after a petition filing was often necessary. The average time from petition filing through staff decision for petitions filed in FY 11-12 was 80 days. This is only a slight increase from the processing time last fiscal year (75 days); however, there were more pending cases. During FY 11-12 the Rent Adjustment Program, including the board, resolved 296 cases. Two board cases are still pending final resolution, and there are 86 cases with petitions filed in April, May, and June that could not be resolved by June 30, 2011. Our report shows how the cases were resolved. Tenants prevailed in 46% of the cases, and landlords in 32%. This is substantially the same proportion
of cases resolved in favor of landlords and tenants as last fiscal year. Appeals to the Rent Board The Rent Board processed 18 appeals of staff decisions during the last fiscal year. This number includes appeals from some decisions issued in prior fiscal years (not included on Table 3), but heard and decided by the board after July 1, 2011. The appeals rate for staff decisions issued during FY 11-12 was about 4.4%, well below the historical average appeals rate of 16%. Eviction Notices and Evictions The Just Cause for Eviction Ordinance requires that a copy of every eviction notice served to residents of a covered unit be filed with the RAP within 10 days of service. The RAP received 12,897 eviction notices during FY 11-12, a slight increase from FY 10-11’s 12,394. Adam Byer of the Alameda County Superior Court graciously prepared an estimate of Oakland evictions again this year. He reports that there were approximately 3,284 limited jurisdiction unlawful detainer filings in fiscal year 2011/12 (July 1, 2011 through June 30, 2012) where the disputed property is in the City of Oakland. The estimate is based on 3,982 limited jurisdiction unlawful detainer filings where the court location is the Rene C. Davidson Courthouse in Oakland. Mr. Byer examined a random sample of 251 of these cases. The disputed property was in Oakland for 207, or 82.5%, of these cases. The 3,284 estimate is 82.5% of the total of 3,982 such filings during the reporting period. This estimate represents a 6.3% decrease from the 3,490 eviction actions estimated for FY 10-11. Applications Pursuant to the Ellis Act During FY 11-12, five applications were filed to remove three single-family residences and one duplex from the rental housing market. Four applications were filed in FY 10-11. Removal of rental units from the market using the Ellis Act did not have a significant effect in Oakland in FY 11-12.
THE CONTRACT GOAL IS TO SCREEN 40 LANDLORDS FOR ELIGIBILITY. FOR FY 2011-2012, 296 LANDLORDS WERE SCREENED FOR ELIGIBILITY, EXCEEDING THE CONTRACT GOAL BY 74%. HOWEVER, TO DATE NO LANDLORD HAS MET THE INCOME LIMITS REQUIRED FOR ASSISTANCE. ebrha.com
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EBRHA’s Observations About This Report
The Rent Adjustment Program is required to prepare an annual report of its activities to the Oakland City Council. This report is submitted by the Program Manager Connie Taylor. Highlights of this report are in this article, but you can find the complete report online at www. oaklandnet.com.
The Takeaway
1. Staff has received complaints regarding customer service, but no details are given. 2. No landlords qualified for assistance from the low-income legal program. Over 344 tenants were helped with some form of legal or staff assistance. 3. The report cites the failure to present RAP notices to tenants at the beginning of the tenancy and with a notice of rent increase as major reasons for petitions being heard and reductions being awarded. 4. The number of landlords who do not provide a summary of the justifications for a rent increase upon a written request from their tenant has increased. 5. The average time it takes once a petition is filed to a hearing decision is 80 days. 6. The appeals rate was about 4.4% this past year, and last year the rate was 9%. 7. The goal of servicing low-income landlords has been reduced for the year. The goal number of tenants being served has almost increased by 100%. To date, no landlords have ever qualified for the low-income assistance program. 8. There is a dramatic increase in salary and benefits to staff, as well as the maximum amount of dollars budgeted and spent for “printing, duplication and outreach” and “misc. operating.” The budget for temporary personnel increased, and full-time staff has grown by 3.30.
Advice to Landlords
Landlords should know how to properly serve notices in Oakland. Consult with EBRHA on rent board preparation once you receive documents. Knowing a few things before your date will serve you immensely. We will be holding classes this year on Rent Board preparation. However, if you take the proper steps with the paperwork, you won’t need this class.
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Low Income Client Representation Program The purpose of the project is to provide services that would help resolve disputes between low-income tenants and landlords to secure their rights under Oakland’s ordinances that impact the landlord-tenant relationship. FY 08-09 was the first year of these contracts. After a review of all services provided by contractors, the Scope of Services was amended for FY 2011-2012 to capture all services provided that related to Rent Adjustment issues. The amended goals for the grant are to 1) provide limited scope services for at least 400 tenants and 10 landlords per year for Rent Adjustment issues; 2) provide extensive services for at least 60 tenants and five landlords per year for Rent Adjustment issues; and 3) provide legal representation for 50 tenants and five landlords at Rent Adjustment hearings per year. During FY 11-12, contractors met 86% of the contract goal for limited scope services by providing services to 344 tenants. 48 tenants were provided extensive services for Rent Adjustment issues, meeting 80% of the contract goal. There were 26 appearances at Rent Adjustment Hearings, meeting 52% of the contract goal. Since the inception of the contract, subcontractor the Alameda County Bar Association has far exceeded the contract goal for screening landlords. The contract goal is to screen 40 landlords for eligibility. For FY 2011-2012, 296 landlords were screened for eligibility, exceeding the contract goal by 74%. However, to date no landlord has met the income limits required for assistance. Despite being unable to reach low-income landlords, staff believes that landlords with Rent Adjustment issues should continue to be screened for eligibility. For the past two years of the contract, funding to the Bar Association has been limited to screening landlords for eligibility. Further funds would be released when services are provided. Tenants continue to receive good representation under the program. The program has also been instrumental in assisting tenants with Rent Adjustment issues who also had problems related to eviction and foreclosure. The contract mandates periodic audits of the program. An audit was conducted in 2009, and a subsequent audit was conducted in 2011. In the 2009 audit, there were 4 findings regarding 1) intake and appointment process; 2) staff assigned to Rent Board cases; 3) training; and 4) low-income landlords. All findings were resolved satisfactorily. In 2011, there was one finding regarding the documentation of income for Rent Adjustment cases. The finding was resolved satisfactorily. Litigation in Court Although litigation is conducted by the City Attorney’s Office, RAP staff also participates. Preparation of administrative records, answering correspondence and inquiries from the parties, receiving service of process, consultations with the attorney assigned to the case, and the occasional need to appear in Court can involve RAP staff. The City Attorney’s office handled a number of cases involving the Rent Program during the last
petitions filed (%) fiscal year: Apartment Owners Association v. Rent Board. The Apartment Owners Association challenged a Rent Board regulation regarding the eviction of tenants from illegal units. The regulation required landlords to use a 30/60 day notice to evict tenants; AOA wants landlords to be able to use 3-day notices, even though the landlord created the illegality. The matter is in the Court of Appeal; it has been fully briefed and is awaiting scheduling of oral argument. Amicus in Foreclosure Eviction. The City Attorney’s Office filed an amicus in a case involving an eviction following a foreclosure. The matter was orally argued, including argument by the City Attorney’s Office. Administrative Writs. The City Attorney’s Office successfully defended one administrative writ; another is pending in the Superior Court. Rent Board During FY 11-12, the Board voted to (1) adopt Capital Improvement Committee’s recommendation to amend Capital Improvement Regulations, (2) to have a standing committee to review possible changes to the rent ordinance and regulations, (3) to amend debt service regulations. A report to amend capital improvement and debt service regulations will be presented to the city council in 2013. The request for a standing committee will be presented to the CED Committee on December 11, 2012.
Note: More than one claim can be made on a single petition.
case resolution
expenditures report ( fiscal year 2011 - 2012)
Expenditures A complete list of the program expenditures for FY 11-12 is shown at right. The largest expenditures are personnel costs. The budgeted expenditures include unspent but designated funds for hiring a program manager (the program manager was hired in June 2011), for one other staff person (program analyst II was hired in March 2011), and for the lowincome representation grant. RH
Reprinted with permission from the Oakland Rent Board. The full report can be accessed at www2.oaklandnet.com/Government/o/hcd/o/ RentAdjustment/index.htm.
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COLUMN
all things property management
Everyone is in rush hour driving home and all of the businesses you rely on are closed! That is what an emergency calling list can and should do for you. Creating the emergency calling list is the first thing I do when I take on a new property. I create my emergency calling list before anything else is even considered. Why? Because I have been there and done that in my career, and extreme emergencies can hit when you least expect them. The emergency calling list should start with the local and/or public authorities and work itself down through the The #1 most vital property management tool is chain of command, including vendors, neighbor properties, and key information made of paper? BY LINDA DAY HARRISON you will most certainly need when you least expect it. The emergency list should contain phone numbers, email addresses, home phones, relative phones, cells, pagers, and whatever means necessary to reach individuals, as well as options if those fail. Just keep thinking, “What if this fails?” and “What if that fails?” If you keep thinking about “Plan B,” then “Plan C,” you are doing a great job in building your emergency calling list. Do not just accept a number for an office of a vendor either. Be sure you ask for the after-hours numbers. I have been there, done that. I know from years of practice that you must ask all vendors who are on your list what the procedure is for contacting their technicians on weekends and evenings. Formatting an emergency calling list is something to consider as well. I have f you are in the industry of caring always kept my emergency calling list incredible skill. It takes thought, the for properties, leasing properties, or in alphabetical order by incident type, ability to anticipate, and planning. On even selling properties, there is one combined with sections for in-house top of that, it does requiring testing tool you should never be caught without: from time to time and many “what if?” personnel, public services, and neighbor the emergency calling list. It’s the one properties, but this is just a sample. There scenario considerations. tool that does many things for anyone are so many styles and layouts in how The first step to being prepared for charged with caring for a property. you create your form. The emergency any emergency — at the most basic When you think about the word calling list should be a daily event. Are level — is to start an emergency calling “emergency,” it connotes visions of there changes? Are people on vacation? list. The list needs to be from the top fires, floods, crime, and more. However, Are there new vendors to down, and include all when you think of the words “crisis” I create my emeradd? New phone numthings you would need or “disaster,” it sounds much more evil gency calling list bers? When you learn of a to know or people you and sinister. The difference to me is that before anything else change, make it immedican count on at 2 a.m. you can have an emergency, but if you is considered. I have ately. Do not procrastinate. on Christmas Eve. Can are not prepared, it can quickly become been there and done Also, when you physiyou reach these people a crisis or a disaster. There is a huge that, and extreme cally print the list, consider at the worst possible difference. emergencies can how many you need to time you can think of? Being prepared, like Boy Scouts hit when you least print and distribute. How How about 5:30 p.m. are always known to be good at, is an expect them. many do you need to hand on a Monday night?
Making a List
28 RENTAL HOUSING
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ebrha.com
PHOTO: LISA YAROST
I
out to your key personnel? Remember this is a tool and we must distribute physical lists, even with our high-tech world. One of the most severe emergencies you may experience may be loss of power, and without power there are no computers or Internet. Since we printed our emergency calling lists constantly, we simply added the number of copies next to each member of the team, and even that information was maintained on the emergency calling list. This would indicate next to each key contact name type how many to distribute physically. Yes, physically! Remember, if there is no power, all computers are down. Once printed and distributed, think about where you want to maintain the physical lists. The emergency calling list needs to be maintained in several locations. Here are my locations: refrigerator; car/trunk/glove compartment, briefcase/ laptop bag, computer, cell phone. In other words, I have physical, online and cell phone access to the data. If I am driving in traffic, I have one in my vehicle. For home use, I have a clipboard with a magnetic back that adheres to the side of my refrigerator. Believe it or not, it is the most often used list. Most emergencies happen after hours and in the late night hours. In other words, everywhere I go, I am prepared. It is such a relief when you receive an emergency call and you have your list ready. It can make the difference when you get your next emergency call and it helps to prevent any emergency from becoming a crisis or disaster. Why? Because you are prepared. Do you and your team have the #1 most vital property tool ready? If not, stop now and get it done. RH
Linda Day Harrison is a seasoned property management veteran, founder of theBrokerList.com, and a regular contributor to All Thing Property Management, the official blog of Buildium LLC. Buildium is a property management software as a service (SaaS) company. Buildium’s online Property Management, Landlord, and Association versions provide managers and owners with full general ledger accounting, budgeting, secure online payments, maintenance request management, Craigslist vacancy listing integration and access for renters, property owners, board members plus more. Article reprinted with permission from Buildium.
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FEBRUARY 2013
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RENTAL HOUSING 29
COLUMN
esq. & a
Pet Policy
A simple change of terms notice can bring your inherited tenants (and pets) into compliance. BY VARIOUS AUTHORS
upon the tenant. The service should be made during reasonable hours of the day or evening. Because the tenant may dispute that a “Notice of Change of Terms of Tenancy” was served, a Proof of Service should be prepared under penalty of perjury stating how the notice was served. The “Notice of Change of Terms of Tenancy”, when properly served upon the tenant, shall of itself operate and be effective in creating and establishing, as a part of the rental agreement, the terms, rents, and conditions specified in the notice. A landlord cannot raise the deposit if the tenant has already paid the maximum security deposit allowed by law ( 2 months rent for unfurnished units and 3 months rent for furnished); lives in a rent-controlled unit; or has a lease that prevents the rent from being raised. If the lease prohibits pets, then the tenant is in violation of the lease and can be given a 3-day notice to cure or quit. If the lease does not prohibit pets, then the tenant has a right to have one and the landlord should follow the advice set forth above. —ELAINE LEE
Q
My tenant hired a company to do a mold inspection. Am I responsible for the bill?
A
Q
My inherited tenant refuses to sign a pet addendum and pay the additional security deposit. The pet is not a service animal or companion pet. What can I do?
A
If a tenant refuses to willingly sign a pet addendum and pay the additional security deposit, then the landlord can change the terms of the tenancy by drafting and serving the tenant a document entitled “Notice of Change of Terms of Tenancy” (California Civil Code Section 827 governs this activity). It must be in writing; it may not be accomplished verbally. EHBRA has the above-referenced notice in its forms 30 RENTAL HOUSING
| FEBRUARY 2013 |
data bank. The property owner must then have the tenant served at least 30 days prior to the time that the new terms are to go into effect. The “non-rent increase” notice of change of terms of tenancy must be served upon the tenant: (1) by personal “hand-to-hand” delivery upon the tenant; or (2) by “substituted service”, or (3) by “posting and mailing.” The “Notice of Change of Terms of Tenancy” document may be served upon the tenant on any date of the month and any day of the week during the tenancy. It is not necessary to wait until the end of the month or the beginning of the month to serve the notice
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A landlord is generally not required to conduct a test to determine whether the presence of mold exceeds permissible limits. Accordingly, a landlord would generally not be responsible for the bill if a tenant hired a company to do a mold inspection. However, there may be circumstances where a landlord should consider hiring a licensed professional and paying for a mold inspection herself. Landlords and tenants have legal responsibilities regarding the condition of the rental unit: tenants must maintain the rental unit in a clean and sanitary condition. Written rental agreements often impose additional tenant responsibilities, such as running exhaust fans or ventilating and wiping up moisture. Compliance with these responsibilities will minimize the chance of mold problems developing. But in addition, landlords have a legal duty to provide and maintain the rental
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UPCOMING EBRHA MEETINGS & EVENTS
Political Affairs Meeting DATE TUESDAY, FEBRUARY 5 TIME 10:00 A.M. LOCATION EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND INFO CALL JILL BROADHURST FOR MORE INFO @ 510-893-9873
EBRHA Office Closed
DATE
MONDAY, FEBRUARY 18
General Membership Meeting DATE TIME LOCATION TOPICS
SATURDAY, FEBRUARY 23 10:00 A.M. - NOON EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND PARKING PROVIDED
• Legal Q & A, Elaine Lee, Law Offices of Elaine Lee • New Housing Laws for 2013, Danielle Walker, EBRHA • Tenant Hoarding and How to Address the Issue, Clifford Fried, Fried & Williams LLP
unit in a habitable condition, which typically includes fixing leaks, pipes, windows and roofs — maintenance problems that often lead to mold infestations. When a landlord receives a mold complaint, he should promptly investigate and effectively treat any affected area to remove any alleged mold. Depending on the cause and/or pervasiveness of the mold, he may consider hiring a licensed professional and paying for a mold inspection. Because of the public fear of mold and potential liability, a landlord should consult with an attorney when a tenant complains about mold. —STEVEN C. WILLIAMS
The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Elaine Lee is an attorney with The Law Offices of Elaine Lee and can be reached at 510-848-9528 or www. elaineleeattorney.com. Steve Williams is an attorney with Fried & Williams LLP and can be reached at 510-625-0100 or www.friedwilliams. com.
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RENTAL HOUSING 33
COLUMN
the green sheet
2013 Multifamily Green Property Management Training is inviting property managers, superintendents, maintenance staff, and service providers of large multifamily buildings to take the 2013 Multifamily Green Property Management Training in Oakland, February 12, 13, 19, 20. The training is designed to help make effective decisions to improve energy and environmental performance in your existing multifamily buildings; prepare for the Building Performance Institute (BPI) Multifamily Energy Efficient Building Operator exams and get certified; and walk away with actionable practices and tools that you can immediately implement at your site. STOPWASTE.ORG
This training is also designed to help obtain funding and certifications in some of the following: Building Performance Institute Multifamily Energy Efficient Building Operator: This nationally recognized certification helps building operators, property managers and other building professionals to stand out amongst their peers. The certification demonstrates conceptual understanding of building performance science and the relationship between all of the various building systems and its effect on occupant health, safety and comfort, energy efficiency and durability. The certification requires proctored written and field exams, which will be offered as an option in conjunction with this training for those who wish to pay for and pursue BPI professional certification. Low-Income Housing Tax Credit Points; TCAC Sustainable Building Methods for Rehabs: This training and the BPI Multifamily Energy Efficient Building Operator (MFEEBO) certification satisfies the requirement for 34 RENTAL HOUSING
| FEBRUARY 2013 |
optional Operations and Maintenance points in State Treasurer Tax Credit Allocation Committee’s sustainable scoring criteria for Rehab projects. You must take the full training plus the written exam and field exam (to be scheduled separately) in order to earn the BPI MFEEBO certification. Green Business Program Property Management Certification: This training counts toward the professional certification requirements for the Bay Area Green Business Program checklist for property management companies. Learn more at www.greenbusinessca. org. Plus, Alameda County property management companies are eligible for a $5,000 incentive to earn the Green Business Program Property Management Certification. RH
The 2013 Multifamily Green Property Management Training is being presented by StopWaste.org, and is most suited for professional property management companies or maintenance staff of larger buildings. For more information, such as additional training goals, time, cost and location, please visit www. multifamilygreen.org/news-events-trainings/ training.
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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 FREE WEATHERIZATION PROGRAMS
Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921 BO - Enterprises 408.354.1900
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OUR VOICE MATTERS!
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THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTE.
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community calendar EVENTS & CLASSES
february S
march
M
T
W
T
F
S
S
M
T
W
T
F
S
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30
TUESDAY, FEBRUARY 5
TUESDAY, MARCH 5
Political Affairs Meeting
Political Affairs Meeting
10:00 a.m.
10:00 a.m.
31
WEDNESDAY, MARCH 6
TUESDAY, FEBRUARY 5
Landlord 101
Landlord 101
Members: Free; Non-Members: $49
Members: Free; Non-Members: $49
1:00 p.m. – 2:30 p.m.
6:00 p.m. – 7:00 p.m.
WEDNESDAY, MARCH 6
TUESDAY, FEBRUARY 12
Spring Social Mixer @ The Loring Café
Landlord 102
37 Grand Ave at Broadway
Members: Free; Non-Members: $49
5:30 p.m. – 8:00 p.m.
6:00 p.m. – 7:00 p.m.
TUESDAY, MARCH 12
THURSDAY, FEBRUARY 14
Landlord 102
Oakland Rent Board Meeting
Members: Free; Non-Members: $49 1:00 p.m. – 2:30 p.m.
Oakland City Hall, Hearing Room 1 1 Frank H. Ogawa Plaza, Oakland
THURSDAY, MARCH 14
7:00 p.m.
Oakland Rent Board Meeting
MONDAY, FEBRUARY 18
Oakland City Hall, Hearing Room 1
EBRHA Office Closed
1 Frank H. Ogawa Plaza, Oakland
SATURDAY, FEBRUARY 23
EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • Legal Q & A: Elaine Lee, Law Offices of Elaine Lee • New Housing Laws for 2013: Danielle Walker, EBRHA • Tenant Hoarding and How to Address the Issue: Clifford Fried, Fried & Williams LLP WEDNESDAY, FEBRUARY 27
7:00 p.m. SATURDAY, MARCH 16
EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • Legal Q & A: Clifford Fried, Fried & Williams LLP • ADA Compliance & Discrimination: Chad Lupia, SCM Insurance Services, LLC • Pest Challenges and Rental Properties: Bob Sater, Terminix
Non-payment of Rent Evictions: Daniel Bornstein,
Bornstein & Bornstein
TUESDAY, MARCH 19
Members: Free; Non-Members: $49
How to Prepare for and Win in Small Claims Court:
6:00 p.m. – 7:30 p.m.
Steve Williams, Fried & Williams LLP Members: Free; Non-Members: $49
THURSDAY, FEBRUARY 28
2:00 p.m. – 3:30 p.m.
Oakland Rent Board Meeting
WEDNESDAY, MARCH 27
Oakland City Hall, Hearing Room 1
Tenant Screening & Introduction to EBRHA.com:
1 Frank H. Ogawa Plaza, Oakland
Danielle Walker, EBRHA
7:00 p.m.
Members Only; Free 2:00 p.m. – 3:00 p.m. THURSDAY, MARCH 28
Oakland Rent Board Meeting Oakland City Hall, Hearing Room 1 1 Frank H. Ogawa Plaza, Oakland 7:00 p.m.
Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING
| FEBRUARY 2013 |
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Oakland
2012-13 (3.0%)
ANNUAL ALLOWABLE RENT INCREASE
A CPI increase of 3% became
PER I O D
effective on July 1, 2012. Tenants may
JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0
JAN. 1 ‘02 - JUN. 30 ‘02 . . . . . . . . . . . . 3
only receive one increase in any
JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0
JAN. 1 ‘01 - DEC. 31 ‘01 . . . . . . . . . . . . 3
12-month period, and the rent increase
JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7
JAN. 1 ‘00 - DEC. 31 ‘00 . . . . . . . . . . . . 3
JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7
JAN. 1 ‘99 - DEC. 31 ‘99 . . . . . . . . . . . . 3
California law requires that for tenancies
JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2
JAN. 1 ‘98 - DEC. 31 ‘98 . . . . . . . . . . . . 3
receiving greater than a 10% increase,
JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3
JAN. 1 ‘97 - DEC. 31 ‘97 . . . . . . . . . . . . 3
a 60-day notice is required; if the
MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3
JAN. 1 ‘96 - DEC. 31 ‘96 . . . . . . . . . . . . 3
increase is 10% or less, a 30-day
MAY 1 ‘05 - APRIL 30 ‘06 . . . . . . . . . 1.9
MAR. 1 ‘95 - DEC. 31 ‘95 . . . . . . . . . . . 3
JUNE 1 ‘04 - APRIL 30 ‘05. . . . . . . . . 0.7
JAN. 1 ‘95 - FEB. 28 ‘95. . . . . . . . . . . . . 6
to three times the current annual
JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6
JAN. 1 ‘94 - DEC. 31 ‘94 . . . . . . . . . . . . 6
allowable rent increase rate.
JULY 1 ‘02 - MAY 31 ‘03. . . . . . . . . . 0.6
cannot take effect earlier than the tenant’s anniversary date. In addition,
notice is required. Owners can only impose “banked” rent increases equal
A MOUN T ( %)
PERI OD
AM O U N T ( % )
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
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FEBRUARY 2013
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RENTAL HOUSING 37
member directory
CONTACTS, PRODUCTS & SERVICES Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Elaine Lee Elaine Lee 510-848-9528 eleeattorney@aol.com Law Offices of Jonathan Quint Jonathan Quint 510-595-9130 www.jonathanquint.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com Tubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.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. Jimmy Theoc 510-512-2064 www.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
InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com ASPHALT/CONCRETE
American Asphalt & Concrete Joe McSweeney 510-723-0280, x28 www.americanasphalt.com ASSOCIATIONS
BOMA Oakland/East Bay Roberto O. Robledo 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Cameron Platt 510-836-3000 www.oar.org Oakland Builders Alliance Beverly Rivas 510-735-8849, x101 www.oaklandbuilders.net Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com ATTORNEYS - EVICTIONS
Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com 38 RENTAL HOUSING
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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 ATTORNEYS - REAL ESTATE/ CORPORATION
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 Jonathan Quint Jonathan Quint 510-595-9130 www.jonathanquint.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Tubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.com AUTOMOTIVE
Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com 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 Byron Phillips 510-647-2131 bphillips@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 Jeff Becker 510-899-7569 www.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 Justin Starnino 510-969-3905 www.bathfitter.com Markus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com BLINDS & DRAPES
American Draperies & Blinds, Inc. Paul Russo 800-972-0660 www.americandrapery.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 Markus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447
www.habitateb.org/restore
ELECTRICAL SUPPLIES
CARPET CLEANING
Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com
Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com CODE COMPLIANCE
Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES
Rent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.com CONDO CONVERSION
Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net CONSTRUCTION
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 Cleaning & Restoration Nina Lauffer 510-221-7956 www.arc-ca.com Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com Har-Bro Restoration Ryan Rusler 510-887-8500 www.harbro.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
Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org HANDYMAN SERVICES
Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net
ELECTRICIANS
Ally Electric & Solar, Inc. Metin Saglam 510-559-7700 www.allyelectrical.com City Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.com Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net
HAULING SERVICES
Junk King Paul Bains 510-982-9650 paulb@junk-king.com HEATING & AIR CONDITIONING
ELEVATOR REPAIRS
Paramount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.com
Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Apple Heating & Air Conditioning Bobby Wong 510-530-2423 bobby_apple@yahoo.com Atlas Heating & Air Conditioning Lisa Tuck 510-893-1343 www.atlasheating.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical. com
ENVIRONMENTAL TESTING SERVICES
Essel Environmental Consulting Nik Lahiri 925-413-5511 www.esseltek.com 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
Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com INSPECTIONS
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com
FLOOR COVERINGS
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 Tradeway Carpet Outlet Darryl Johnson 510-233-3350 www.tradewaystores.com
INSURANCE
GARAGE DOORS
R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com GOVERNMENT AGENCIES
Housing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org
Aon Rent Protect David Leisen 818-742-1383 www.aonrentprotect.com Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.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
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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 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 INVESTMENT OPPORTUNITIES
Martinez Real Estate Investment Jose Martinez 510-769-0436 LAUNDRY EQUIPMENT
Coinmach Greg Blednyh 510-429-0900, x54435 www.coinmach.com LEAD PREVENTION
A.C. Lead Poisoning Prevention Program Julie Twichell 510-567-8252 www.aclppp.org LIGHTING SUPPLIES
Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com LITIGATION SUPPORT SERVICES
SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com LOCKSMITH EVICTION SERVICES
Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com 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 40 RENTAL HOUSING
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Universe Painting, Inc. William McKenzie 866-666-6761 www.universepainting.com PEST & VECTOR CONTROL
Terminix Robert Sater 510-489-8689 www.terminix.com Alameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org PLUMBING - WATER HEATERS
Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamond mechanical.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Everest Plumbing Tsering Chomphel 510-233-2529 www.mount-everest-plumbing.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com Tanknot Tankless, Inc. David Shevick 415-794-2084 www.tanknot.com PLUMBING SUPPLIES
Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com PROMOTIONAL PRODUCTS
Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com PROPERTY MAINTENANCE
The Garza Company, Inc. Manuel Garza 510-763-9500 garza@garzaco.com PROPERTY MAINTENANCE SUPPLIES
Ferguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.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 Lapham Company Jon Shahoian 510-594-7600 www.laphamcompany.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com Shaw Properties Liz Hart 510-654-1920 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com
PROPERTY MANAGEMENT
Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com
ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com
Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com
ebrha.com
Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com
Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com
Sentry Alert David Ingham 510-549-0306 www.sentryalert.com
PROPERTY MANAGEMENT SOFTWARE
RECYCLING/REUSE
SEISMIC CONSTRUCTION
Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com
Automatic Response Systems Steve Papai 510-717-3631 www.compax.com DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restore Urban Ore Marylou Van Deventer 510-841-7283 www.habitateb.org/restore
Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.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 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 Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com NAI Kilpatrick & Company Grant Chappell 510-972-4941 www.naikilpatrick.com Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Rosemary McNally Rosemary McNally 510-769-1845 www.rosemarymcnally.com
SIDING
James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com SOLAR POWER
Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com
Ally Electric & Solar, Inc. Metin Saglam 510-559-7700 www.allyelectrical.com Belenus Renewable Energy David Nolan 415-244-6383 www.belenussolar.com
RENTAL SERVICES
TENANT SCREENING SERVICE
Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org
Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com
RENT CONTROL CONSULTANTS
Alan K. Beales 510-339-9776
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 Precision Roofing Company Michael Green 510-436-7575 precisionroofingco@sbcglobal.net 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
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
Automatic Response Systems Steve Papai 510-717-3631 www.compax.com 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
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ad index
PRODUCTS & SERVICES
EAST BAY RENTAL HOUSING ASSOCIATION
Membership Application for Property Owners and Managers
APPLIANCE PARTS & SALES
Appliance Parts Distributor. . . . . . . . . . . . . . 7 ASSOCIATIONS
National Apartment Association . . . . . 9, 44 ATTORNEYS
JOIN TODAY AND RECEIVE BENEFITS SUCH AS:
MONTHLY MEMBERSHIP MEETINGS
Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 43 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . . 11
LEGAL REFERRALS
BATHTUB & SHOWER ENCLOSURES
FREE RENTAL FORMS
American Bath. . . . . . . . . . . . . . . . . . . . . . . . . 5
EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE RENTAL SURVEYS
BUILDING MATERIALS
Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 CARPETING & FLOORING
MANAGEMENT ASSISTANCE
Bay Area Contract Carpets, Inc.. . . . . . . . . 31
SEMINARS & WORKSHOPS
CONSTRUCTION
West Coast Premier Construction. . . . . . . 35
TENANT SCREENING SERVICE
ENGINEERS
Earthquake and Structures, Inc.. . . . . . . . . 15 GUTTERS
Sunshine Gutters.. . . . . . . . . . . . . . . . . . . . . . 29
NAME
HEATING & AIR CONDITIONING
DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 33 COMPANY
INSURANCE COMPANIES
ADDRESS
CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . 23 NorthStar Risk Management. . . . . . . . . . . . . 11 LAUNDRY EQUIPMENT
CITY
STATE ZIP
Wash Multifamily.. . . . . . . . . . . . . . . . . . . . . . 12 LENDERS
Cooperative Center FCU.. . . . . . . . . . . . . . . 33 JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 16
PHONE EMAIL
LOCKSMITH EVICTION SERVICES RENTAL PROPERTY LOCATION
Golden Gate Locksmith Co. . . . . . . . . . . . . 33
ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):
Salsbury Industries.. . . . . . . . . . . . . . . . . . . . 17
1-2 UNITS = $249.00
3-4 UNITS = $269.00
PEST CONTROL
5-8 UNITS = $289.00
9-16 UNITS = $299.00
17+ UNITS = $299.00 + $5.00 PER UNIT
MAILBOXES
Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 PLUMBING
Albert Nahman Plumbing . . . . . . . . . . . . . . 32 PROPERTY MAINTENANCE SUPPLIES
CHECK (PAYABLE TO EBRHA)
TOTAL DUE:
$
MASTERCARD
VISA
CARD NUMBER
Ferguson. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 AMERICAN EXPRESS
EXPIRATION DATE
ACRE Property Management . . . . . . . . . . . 29 Crane Management. . . . . . . . . . . . . . . . . . . . 16 Maisel Property Management. . . . . . . . . . . 32 Western Management Properties, Inc.. . . . 17 PROPERTY MANAGEMENT & SALES
NAME ON CARD
Bay Property Group . . . . . . . . . . . . . . . . . . . 43 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35
SIGNATURE
ROOFING SERVICES
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
| FEBRUARY 2013 |
ebrha.com
Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 33 WATERPROOFING
Applied Waterproofing Systems . . . . . . . . 33 WINDOWS, DOORS & SIDING
SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 44
510.893.9873 | FAX 510.893.2906
ebrha.com
42 RENTAL HOUSING
PROPERTY MANAGEMENT
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.
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