Rh november 2013 by Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | NOVEMBER 2013

how to create

SAFER BUILDINGS Useful tips to secure your rental properties

PLUS: BED BUGS IN THE BAY AREA: A GROWING PROBLEM ARE YOUR UNITS PREPARED FOR CARBON MONOXIDE DANGERS?

1.800.447.4926 APPLIANCE PARTS DISTRIBUTOR Serving The Apartment And Builder Industry Since 1963 Largest Appliance Parts Inventory In NorCal!

New Lower Prices

On Select Whirlpool Stainless Steel Appliances. B.

A. Whirlpool 19 cuft Refrigerator Stainless Steel Refrigerator • 29” Wide Apartment Size • Frost Free • Clear Gallon Door Bins • Full Width Pantry • Condiment Caddy • Hidden hinges • Most Energy Efficient Made • ENERGY STAR Rated • 66 1/4 in x 29 1/2 in x 33 7/8 in WRT359SFYM

799.00

B. Whirlpool 1.6 cuft Capacity Over-the-Range Microwave • 1000 Watts • One Touch Cooking • Auto and Time Defrost • 2 Speed Fan • Convertible Venting Option • Night Light

WMH31017AS

259.00

C. Whirlpool Free Standing 4.8 cu. ft. Capacity Stainless Range Ceramic Top

• 4.8 cu. ft. Capacity • 1 Dual Size Element • Custom Broil • Lower Storage drawer • 1- 9” Element 2 - 6” Element

WFE320M0AS

E. Whirlpool Built-In Dishwasher

519.00

D. Whirlpool GAS Free Standing 5.0 cu. ft. Capacity Stainless Range • Cast-Iron Grates • Adjustable Time Self-Cleaning System • 13,500 btu Power Burner • AccuBake® WFG510S0AS

549.00

Prices subject to change without notice

• 3 Level Dura Wash System • ENERGY STAR® Qualified • 4 Cycle 3 Option • Delay Wash • Quiet Wash sound Package

WDF310PAAS

339.00

D. F. Whirlpool 17.5 cu. ft. TopFreezer Refrigerator

• Frost Free • Factory Installed Automatic Ice Maker • Adjustable Clear Door Bins • SpillMizer Glass Shelves • ENERGY STAR Rated • 68 in x 28 in x 3o 3/8 in

W8RXEGMWS

699.00

We’re Not Just About Parts. We’re Trained Professionals. www.apdappliance.com San Leandro 16200 East 14th St. 510.357.8200

Fremont 37250 Fremont Blvd. 510.490.0600

Dublin 6843 Dublin Blvd. 925.828.5800

Contents

East Bay Rental Housing Association

NOVEMBER 2013

Volume X, Number 11 November 2013 EBRHA OFFICE

360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 fax 510.893.2906 www.ebrha.com

Features & Columns

EBRHA STAFF EXECUTIVE DIRECTOR | Jill Broadhurst

jbroadhurst@ebrha.com DIRECTOR OF OPERATIONS | Cathy Hayden

chayden@ebrha.com DIRECTOR OF STRATEGIC PARTNERSHIPS

Tina Bocheff | tbocheff@ebrha.com PUBLICATIONS & COMMUNICATION PRODUCER

Esteban Cortez | ecortez@ebrha.com MEMBERSHIP AND EDUCATION COORDINATOR

Tori Blanca | ebrhaadmin@ebrha.com EBRHA OFFICERS PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn

Bed Bugs Live Here

Taking Advantage

BY DANIEL WILSON

BY RANDY LINDENBERG

2ND VICE PRESIDENT Luke Blacklidge TREASURER Bill Bagnell SECRETARY Jack Schwartz EBRHA DIRECTORS

Bill Bagnell, Link Corkery, Reggie Hairston, Carmen Madden, Fred Morse, Conor Murphy, Rick Philips, Judy Shaw, Menna Tesfatsion, Mila Zelkha PUBLISHED BY

Wayne C. Rowland PRODUCED BY

EBRHA Communications Committee Tina Bocheff, Jill Broadhurst, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland

MANAGING EDITOR Jill Broadhurst EDITOR Tina Bocheff ART DIRECTOR & COPY EDITOR Esteban Cortez

Advanced Security Technology

ADVERTISING

Tina Bocheff | 510.318.8303

BY AMY ROITHER

Features & Columns 6

NEWS

EBRHA Members Help Defeat Bill AB 1229

CAPITOL INTELLIGENCE

BY RON KINGSTON

HEALTH & SAFETY

BY CARLA TOEBE

| NOVEMBER 2013 |

ebrha.com

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.

Drastic Alterations Rental Housing is not responsible for the return or loss of BY VARIOUS AUTHORS

36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX

Tenant Safety First

4 RENTAL HOUSING

ESQ.&A

Events & Directory

Prop. 65 Reform?

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.

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 ÂŠ 2013 by EBRHA. All rights reserved.

contributors

ONLINE TENANT SCREENING

To Schedule an Appointment, Call (510) 893-9873 EBRHA provides members with low-cost online resident screening. Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of May 2012, landlords can collect a maximum of $44.51 for an application fee.

RON KINGSTON Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He has 30 years of lobbying experience and is one of the original writers of the state’s legislation against rent control, the Costa-Hawkins Act. He grew up in South Lake Tahoe and lives in Carmichael with his wife Sherrie, a financial planner. In his spare time, he cycles, skis and takes international scuba diving trips.

RANDY LINDENBERG Randy Lindenberg earned a Bachelor of Science degree in Administrative Science from the Graziadio School of Business & Management at Pepperdine University. He worked for Southern California Gas Company in various customer service positions for 35 years. He started as a residential service technician where he serviced the equipment at residential properties. He went on to become a commercial service technician where he serviced and repaired the equipment at commercial properties and restaurants. His final position at The Gas Company was as an Industrial Service Technician (IST).

AMY ROITHER MEMBER PRICING Basic Report* . . . . . . . . . . . $13 Bad Check Search. . . . . . . . . $6 Social Security Search. . . . . $6 Criminal . . . . . . . . . . . . . . . . $15 Criminal (County) . . . . . . . . $30 Verbal and Fax Reports . . . . . . . Add $22

*Includes TransUnion credit report, FICO score and eviction history

East Bay Rental Housing Association 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

Amy Roither is the Director of Business Development for Detect All Security & Fire, an Oakland-based company providing security, fire, video, and access control services throughout the Bay Area. She is on the board of the California Alarm Association’s East Bay division and on the Oakland Chamber’s Public Policy Council. Amy and Detect All partner with a number of property management, HOA and civic organizations to assist in making communities more secure.

DANIEL WILSON Daniel is the Community Relations Coordinator for the Alameda County Department of Environmental Health — Vector Control Services District since 1990, and certified by the State of California in Vertebrate, Invertebrate and Mosquito Vector Control. Graduate of Cal State Hayward, and 21 year member of the Mosquito and Vector Control Association of California, with 18 years on the Public Relations Committee.

COLUMN

news

Multifamily housing in Albany, Calif.

EBRHA Members Help Defeat Bill AB 1229 THE EAST BAY RENTAL HOUSING ASSOCIATION’S NUMBER ONE BILL

to oppose this year has been vetoed. Bill AB 1229 was one of the most controversial and staunchly debated real estate bills during the 2013 legislative session. AB 1229, which sought to restrict the right of landlords to set initial rental rates of their newly constructed and privately owned units, would have set a new precedent in the government’s ability to control rental prices, and would have made developing, owning, and managing apartment buildings difficult, if not impossible. Defeating AB 1229 was not easy. Although most but not all real estate, development and apartment trade associations were vehemently opposed, the demise of redevelopment created immense pressure in the Legislature to pass an affordable housing bill. AB 1229 was almost that bill, having narrowly passed both houses of the Legislature. EBRHA members and the EBRHA lobbying team, however, lodged an all out effort, devoting significant time and resources, lobbying against AB 1229. We continued making phone calls, writing letters and holding meetings even as the bill sat on the Governor’s desk leading up to the final two days of the Governor’s deadline to sign all 2013 legislative bills. We spoke. The Governor lis6 RENTAL HOUSING

| NOVEMBER 2013 |

tened. AB 1229 was vetoed. This is a win for those who continue to fight against unreasonable rent control policies, and for the entire residential rental industry. By the same token, we recognize that the need for new and rehabilitated lowincome housing remains. We stand ready to work with stakeholders to craft new laws that are beneficial to everyone.

ebrha.com

The National Apartment Association in Action By July, every state may have new model landlord-tenant legislation to consider if a national organization known as the Uniform Law Commission (ULC) completes its work. The National Apartment Association (NAA), in partnership with affiliated associations nationwide, is combing through the draft legislation and formulating recommendations for the commission to consider. As part of phase one, the NAA Landlord/Tenant Working Group will develop recommendations for consideration at the ULC drafting committee’s fall meeting from Nov. 15-16. NAA plans to activate the affiliate network to promote the apartment industry’s interests with their local commissioners. In its current form, the revised URLTA draft contains the following provisions: Security Deposit – A property owner may not require a security deposit in an amount that exceeds one month’s rent. The term “security deposit” is defined as including damage deposits, key deposits, prepaid rent and fees. Application fees and pet deposits are exempt as well as deposits that cover if a lease is for a furnished dwelling unit, or if the tenant makes alterations to the unit as permitted by the lease, the property owner may collect an additional security deposit in an amount commensurate with

the additional risk of damage. Domestic Violence – A tenant may terminate his or her lease prior to the lease term if 1) the tenant or an immediate family member is a victim of domestic violence, sexual assault or stalking and 2) the tenant gives the landlord written notice and provides supporting documentation of the abuse. The current draft allows the tenant to use verification by an attesting third party to validate incidents of abuse. “Attesting third party” is defined as a law enforcement official, a licensed health-care professional, a victim’s advocate, or a victim-services provider has had contact with a tenant or an immediate family member who is a victim of domestic violence, sexual assault or stalking. Abandoned Property – The URLTA draft addresses the responsibilities of the property owner with property that is either abandoned by the tenant or property of a deceased tenant. Both provisions impose upon the property owner responsibilities outside of their scope of business: specifically the duties of finding an executor of the deceased tenant, estimating value, protecting, transporting, and ultimately disposing of the property — all the while assuming a level of liability for each of those actions. While these issues top the list of concerns, the working group may identify additional priorities. Please contact Nicole Upano, Manager of State and Local Government Affairs, at 703-7970646 to join the working group.

EBRHA’s First Annual Awards Ceremony and Holiday Reception Join us on Dec. 4 at 6 p.m. at The Sound Room in Oakland to honor leaders in the East Bay rental housing community. Enjoy extraordinary Spanish cuisine and passionate Flamenco music, song and dance by Grupo Flamenco. EBRHA members are invited to nominate industry leaders to be honored at the ceremony. To purchase tickets or for award categories, criteria and nomination forms, go to www.ebrha.com/ events. Tickets are on sale now at only $40 per person, which includes entertainment, 4-course dinner, dessert and coffee. Nominations are due Nov. 15 and the last day to purchase tickets is Fri., Nov. 22. RH ebrha.com

NOVEMBER 2013

RENTAL HOUSING 7

capitol intelligence

input. Of this small workgroup, the only real property representatives at the table were the hotel and lodging group and East Bay Rental Housing Association and its sister associations.

posal submitted by the Administration provided for this kind liability shield. Instead, various iterations of the draft proposal established new minimum requirements for warning sign content including listing the precise chemical at the site, explaining the route of exposure and providing directions on how to avoid exposure. The problems with this approach are many. Each of these new standards would surely open new doors to litigation. Businesses could be sued if they failed to list one of the many chemicals at their site, failed to explain all the scientific ways people are exposed or provide adequate directions to avoid exposure. Would businesses be required to tell customers to go away in order to meet the proper standard for advising the public on how to avoid exposure? These minimum standards would also lead to a requirement that property owners post more signs in and around an apartment complex. It would also require different types of signs to be posted depending on the area and the chemical used. For example, a different sign would be required for garages, entrances, pools, maintenance rooms and lawns, because each may contain a different Prop. 65 chemical.

The Administration’s Proposal To the apartment industry and the broader business community, the section of Prop. 65 that causes the most problems are the warning sign requirements. The current law is regarded as inadequate and vague. Business owners with 10 or more employees whose facilities contain a Prop. 65 chemical must post signs warning employees and patrons that he or she may be exposed to harmful chemicals. The signs must be “clear and reasonable.” With little guidance as to the meaning of “clear and reasonable,” countless lawsuits have been lodged against businesses since the passage of Prop. 65. Warning sign laws should contain specific direction regarding location, placement, content of a warning sign such that if followed would create a “safe harbor” for businesses. A “safe harbor” shields a business owner from liability. Unfortunately, no draft pro-

Prop. 65 Website Proposal It is generally agreed that too many signs and too much information on a sign is just as unhelpful as little to no information. This is so because people tend to ignore warning signs that contain too much detail. As a middle ground, the Administration proposed that in lieu of requiring expansive detail and information about chemical exposure on area warning signs, the lead agency would be responsible for running a website containing extensive detail on chemical exposure at various types of businesses and locations. Property owners would be required to provide a warning sign with the Web address at the bottom. Businesses would also be required to submit information to the lead agency running the website about the Prop. 65 chemicals at their property. The plaintiff lobby disliked the idea of directing the public to a website to access Prop. 65 chemical information

Prop. 65 Reform? Governor Brown continues his commitment to amending the Prop. 65 law in 2013. BY RON KINGSTON

t is said that as Governor Brown exited his car after parking in the Capitol’s garage earlier this year, he noticed a Proposition 65 (Prop. 65) warning sign. Displeased with the sign, the Governor immediately told his staff he wanted Prop. 65 laws changed to ensure that warning signs provide better information. Whether or not there is any truth to this story, the Governor did make public his commitment to amending Prop. 65 law in 2013. Since then, the Governor has made a strong push to get a reform bill passed this year despite the limited time to do so and the controversial complexities of the law. The heads of several state agencies, including the Office of Environmental Health Hazard Assessment (OEHHA), California Environmental Protection Agency (CalEPA), and the Office of the Attorney General, were recruited to draft a reform proposal. In early June, a small work group of business and plaintiff groups were invited to participate in a series of closed-door meetings to analyze the Administration’s proposal and provide 8 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

PHOTO: GREGG O’CONNELL

COLUMN

NEW VENDOR EDUCATION SERIES

WORKSHOPS This series of complimentary BECOME A QUICKBOOKS PRO

Date/Time: November 20, 2013, 2:00 p.m. - 3:30 p.m. Presenter: Sue Larsen, CFP, Larsen Capital Management

workshops is designed for EBRHA vendor members, offering the latest tips to quickly boost your brand and accelerate your business. Space is

Learn how to manage day to day operations with QuickBooks. This class is designed for the beginner user â&#x20AC;&#x201D; no experience necessary. Learn how QuickBooks is organized, how to set up your file efficiently, track your expenses by property and create

limited, advance registration required. For more information, contact Tina Bocheff at tbocheff@ebrha.com or 510-318-8303. Register at www.ebrha.com/education

meaningful reports for the company or each individual property. The class will teach you tips and tricks to save precious time.

ABOUT THE PRESENTER SUE LARSEN

Larsen Capital Management, Certified QuickBooks ProAdvisor, Certified in Tax, Registered Investment Advisor Sue Larsen has over 20 years of practical hands-on experience in accounting, bookkeeping and tax experience. As an independent consultant and QuickBooks Pro Advisor, she works in a multitude of business environments and industries. Her main purpose, in every engagement, is to help you achieve your goals.

UPCOMING WORKSHOPS Estate Planning D ATE & TIME SPEAKER PRICE TOPICS

THURSDAY, NOVEMBER 7; 2:00 P.M. - 3:30 P.M.

Allen Ratcliffe, David White & Associates Members: $39; Non-members: $69 • Alt. Wealth Accumulation and Distribution Strategies • Liquidity through ILIT’s • Real Estate for Retirement and Alternative Investments • Maximize Cash • Retirement Income Optimization

Hoarding and Your Rental Units DATE & TIME SPEAKER PRICE TOPICS

THURSDAY, NOVEMBER 14; 2:00 P.M. - 3:30 P.M. Alana Grice Conner, Fried & Williams LLP Members: $39; Non-members: $69 • Problems Created by Tenant Hoarding • Reasonable Accommodations • When Does Collecting Become Hoarding • Practical Course of Action • And More

Become a Quickbooks Pro D ATE & TIME SPEAKER PRICE TOPICS

WEDNESDAY, NOVEMBER 20; 2:00 P.M. - 3:30 P.M. Sue Larsen, CFP, Larsen Capital Management FREE TO ALL EBRHA MEMBERS • Manage Day-to-Day Operations With Quickbooks • Learn How Quickbooks is Organized • Set Up Your File Efficiently • Track Your Expenses by Property • Create Meaningful Reports for Your Company • Tips and Tricks to Save Precious Time

Landlord 101

D ATE & TIME THURSDAY, NOVEMBER 21; 2:00 P.M. - 3:00 P.M. PRICE Members: Free; Non-members: $69 TOPICS • The Application Process

• 2013 Laws • Rent Control • Measure EE • Fair Housing • And More

Online Registration at ebrha.com/education

All classes and workshops are held at the

EBRHA Education Center 360 22nd St., Suite 240 Oakland

10 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

they believe should be on the warning sign itself. For business groups, the website proposal may be good or bad depending on implementation and the type of business at issue. Some businesses would prefer not to hand over to the lead agency complete control over the type of information that is disseminated in fear that the information may not be accurate or will be exaggerated. For apartment owners, if the regulation required landlords to attach the Web address to signs currently posted, did not require new or different signs to be posted, and protected landlords from liability, then the draft proposal including the website idea could be beneficial to apartment owners and to the public. The public could access information they may feel they need, and landlords could easily comply with the regulations without the fear of future litigation. Unfortunately, the Administration’s proposals directed the lead agency to establish a website without providing for any liability protections for those who complied. Legislative Reform Status: Halted In the end, the varying stakeholders and the Administration could not reach agreement. As a result, the Administration decided to halt any legislative reforms on Prop. 65 this year. Many believe that while reforms are needed and desired by all sides, reform efforts of this size and magnitude will take time and energy. The attempt by the Administration to streamline the efforts to get legislation passed this year was probably over-ambitious at best. Regulation Reform Is Next Although statutory changes to Prop. 65 law were not successful, most agree OEHHA, the lead agency, will make substantive and potentially drastic regulatory changes to Prop. 65 warning requirements. If the Administration’s proposal is any indication, regulatory changes could mean new expenses and new forms of liability for apartment and property owners. RH

Ron Kingston is the EBRHA state lobbyist and president of the California Political Consulting Group. He can be reached at 916-447-7229 or ron@calpcg.com.

Hey!

UPCOMING MEETINGS & EVENTS

Political Affairs Meeting Landlord Liability covers you for personal injury claims by your tenants and their guests. It also includes defense against costly allegations of discrimination, libel, slander, unlawful or retaliatory eviction, and invasion of privacy.

Because even prospective tenants can bring a lawsuit against you. Learn more at StroupInsurance.com HomH AutR BusinesV Life

Ruth Stroup

DATE/TIME

TUESDAY, NOVEMBER 5, 10:00 A.M.

Marcus & Millichap / IPA Multifamily Bay Area Forum: San Francisco and Beyond DATE/TIME THURSDAY, NOVEMBER 14, 7:30 A.M. - 5:00 P.M. LOCATION HOTEL SOFITEL 223 TWIN DOLPHIN DRIVE, REDWOOD CITY, CA PRICE $399 + $7.95 FEE SAVE 25% WITH PROMO CODE MP-25RHM WORKSHOPS Join 350+ multifamily investors, owners, developers,

financiers and other industry principals and deal makers throughout the Bay Area REGISTER WWW.MMSANFRANFORUM.COM/REGISTER

INSURANCE AGENCY

510-874-5700 CA License #0F00956

LEFTOVERS?

Pass Them On. Or Come Shop. Tenants leave things? We receive discards and sell them for reuse. No promises before seeing. We also pick up. 3 acres, well organized.

URBAN RE To End the Age of Waste

900 Murray St nr Ashby/7th, Berkeley 360 days/yr until 7:00PM. Receiving closes 5:00PM. 510-841-SAVE

Membership Meeting DATE/TIME LOCATION TOPICS

SATURDAY, NOVEMBER 16, 10:00 A.M. - NOON EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND PARKING PROVIDED; DOWNLOAD PARKING PASS AT WWW.EBRHA.COM/MEMBERS •H ealth & Safety Liabilities: Ron Kingston, EBRHA Lobbyist

•L atest Advances in Security Technology: Amy Roither, Detect All Security & Fire •B enefits of Termite Inspections in Your Maintenance Program: Rudi Schafer, Schafer Construction and Times Up Termite •E BRHA Board Election

Women’s Auxiliary Luncheon DATE/TIME LOCATION SPEAKER TOPIC PRICE

TUESDAY, NOVEMBER 19, 11:45 A.M. SCOTT’S SEAFOOD RESTAURANT 2 BROADWAY, OAKLAND, CALIFORNIA 94607 BARBARA KONG -BROWN, OAKLAND RENT BOARD PROPOSED CHANGES TO CAPITAL IMPROVEMENTS AUXILIARY MEMBERS: $20; GUESTS: $35

Online Registration at ebrha.com/education

Unless noted, all events are held at the:

EBRHA Education Center 360 22nd St., Suite 240 Oakland

http://urbanore.com

ebrha.com

NOVEMBER 2013

RENTAL HOUSING 11

12 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

ELECTRICIAN. TUTOR. SALSA DANCER. RENTER.

APARTMENTS. WE LIVE HERE. Everybody talks about how the population is

and skilled trades, as well as all the local businesses

changing. Baby Boomers downsizing. Echo Boomers

that attract the 35 million electricians, school teachers,

emerging.

veterinarians, textile designers, salsa dancers, data

Stay-at-home dads. Work-at-home jobs.

Couples with – or without – children. It makes you realize how well apartment homes fit

into today’s communities. After all, apartments and residents contribute

processors, and cello players who call apartments home. For a fresh take on today’s housing market – state by state – and an interactive picture of how, with your help, we can develop 300,000 new

$1.1 trillion annually to the economy. That’s a ton of

apartments a year to meet this exciting demand, visit

jobs in construction, operations, leasing, management,

WeAreApartments.org.

WeAreApartments.org

health & safety

Taking Advantage Local experts offer free services to ensure safety from carbon monoxide gas. BY RANDY LINDENBERG

t is that time of the year again. Fall is here, which means cooler days and nights are upon us and heating systems are being utilized for the first time since the last heating season. In an effort to keep the heat in and the cold air out, windows and doors are closed up tight. Since all natural gas appliances can put off carbon monoxide, it is important to have all of your gas appliances inspected and serviced now. In California, you should have installed carbon monoxide detectors in all of the apartments and homes that require them by law. Your responsibility to the tenant does not end when you install carbon monoxide detectors. You must also check the operation and battery’s strength every six months and replace the batteries if the test shows any weakness. It is recommended that you change the batteries at least once a year. You do not have to throw the 14 RENTAL HOUSING

| NOVEMBER 2013 |

Infants, small children, pregnant women, the elderly and people with chronic respiratory or heart problems are among the first to be affected by and exhibit symptoms of carbon monoxide poisoning. Healthy adults often times will experience a delayed onset of symptoms, sometimes days later. It should be noted that a carbon monoxide detector is only a safety back-up between annual appliance inspections. Installing a carbon monoxide detector does not replace the need for annual safety inspections and service. A carbon monoxide detector provides an early warning of heightened carbon monoxide gas levels and can help ensure that fatalities do not occur as long as the detectors are maintained properly. To reduce the risk of carbon monoxide poisoning, the U.S. Consumer Product Safety Commission, Southern California Gas Company, PG&E and SDG&E all recommend that natural gas customers have all of their gas appliances serviced annually. Southern California Gas Company, PG&E and SDG&E offer this service free to all of their residential customers, which includes residential property managers and apartment owners. Reduce your liability by having the gas experts inspect and service all of the natural gas appliances inside and outside of your apartments or homes at no cost. The gas experts at your local utility only work on natural gas appliances. They also have carbon monoxide testing equipment to check your apartment or home if you suspect the presence of carbon monoxide or your detector alarm sounds off. The cost for this service is built into your monthly gas bill, whether you utilize the service or not. So don’t pay someone else to do an annual safety inspection of your gas appliances. The natural gas experts at your local gas utility can make the proper adjustments for you to ensure safety and efficiency. RH

old batteries away because they are not up to full strength. The batteries that still have life left in them can be used in other non-critical devices. Lives depend on having good batteries in the carbon monoxide detectors at all times. Carbon monoxide gas is often referred to as the “silent killer.” Carbon monoxide is a poisonous gas that is odorless, tasteless, colorless and otherwise undetectable to the human senses. It is a byproduct of incomplete combustion of natural gas and other fossil fuels. Annual inspection and servicing of all natural gas appliances can find any problems before someone “Since all natural gas gets hurt. The symptoms appliances can put of carbon monoxide poioff carbon monoxsoning are similar to and are often mistaken for the ide, it is so important to have all of flu or food poisoning. If your gas appliances not properly diagnosed inspected and serin time, it can result in viced now. ” deadly consequences.

ebrha.com

Randy Lindenberg is president of Natural Gas Consulting LLC in Southern California, with 35 years of residential, commercial and industrial field service experience with Southern California Gas Company. He can be contacted at 714-974-4291.

PHOTO: JOS FABER

COLUMN

Save time. Make more money.

Are you using the leasing experts at RentMethod? If not, you’re leaving money on the table.

40% less downtime. 415-671-6516 | rentmethod.com | DRE #01913789

40% lower commissions. Recommended by your friends at

EARTHQUAKE AND STRUCTURES, INC. STRUCTURAL • CIVIL • CONSTRUCTION MANAGEMENT

Premier Engineering Services in the Bay Area Since 1984 • Soft-story screening and report to satisfy city ordinance • Seismic strengthening, foundations, and retaining walls • Construction management and construction oversight on behalf of the owner • More than 4,000 city approved construction projects • Knowledgeable, reliable, and insured • Over 35 years of experience • Free initial consultation • 10% Discount for EBRHA Members

Contact: BK Paul, S.E., M. Eng. UC Berkeley Alumni Lic. #: S003093

(510) 601-1065

bk@esiengineers.com

www.esiengineers.com ebrha.com

NOVEMBER 2013

RENTAL HOUSING 15

â&#x20AC;&#x153;How much rent should I charge?â&#x20AC;?

Instant, Real-Time Rental Market Intelligence Data and Analysis for Investors and Property Managers

Members: Simply login to your online EBRHA account to access real-time market rent data

FEATURE

18 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

Bed Bugs Live

Here Bed bugs are a bigger problem in Bay Area rental housing than you may think. BY DANIEL WILSON

n the last several years, there has been a dramatic increase in the incidence of bed bugs in rental properties; from hotels, hostels, apartments, condominiums, to senior housing and college housing. Bed bugs have been found in public transportation and a local coffee shop â&#x20AC;&#x201D; almost anywhere people stay or visit for extended periods of time, there is a possibility of encountering our age old companions.

Bed Bugs and Rental Housing

The effect on rental housing is one of the most problematic aspects of this new invasion. Under California law, rental property owners are responsible for providing vermin free environments, so when bed bugs appear in a rental situation, there are only costly treatment options to effectively treat a bed bug infestation. The fact is the sooner the problem is detected and treated, the cost is lower, as well as the likelihood of a completely successful treatment without the spread to adjacent units. The health implications of bed bugs are another interesting aspect, when we consider this human blood-feeding insect. Forty-five pathogens have been detected in bed bugs and this is understandable being they feed on human blood.

Bed Bug Side Effects

Bed bugs progress through seven stages of development, and six stages needing a blood meal prior to progressing to the next stage (the adult female needs a blood meal prior to producing eggs). Conceivably, one bed bug could feed on six different people as they grow, and the adult could feed on dozens more in her life span and pick up a multitude of human pathogens. What does not seem to occur in bed bugs, compared to mosquitoes, ticks, or fleas, is pathogen replication within the bed bug. A mosquito, for instance may feed on a West Nile Virus infected bird, and then the virus may swiftly replicate within the mosquito vector so that when it bites some other victim, there are many viruses in the mosquitoes saliva to pass on to the unfortunate bite victim. ebrha.com

NOVEMBER 2013

RENTAL HOUSING 19

How Bed Bugs Spread

Unlike rodents, bed bugs usually do not enter a home from the outside environment — they are inadvertently brought in Bed bugs feces in a wall outlet from another bed bug infested human dwellNotwithstanding the prelude, bed bugs ing. Bed bugs are spread by human travel have not been found to transmit disease, and relocation. Many of our earliest but are responsible for dermatological, requests for service related to bed bugs psychological and some allergic reaction were from people who stayed at some of to airborne particles in rare occasions— the better business hotels. but nothing as severe as allergic reactions Bed bugs are biologically adapted created by cockroaches. to be easily spread. One feature is their Interestingly, some people have very “sticky” eggs. The female is able to place little reaction (if any) to the bite of a bed her eggs with a sticky adhesive that bug, while other people have extreme prevents them from being easily tossed dermatological affects. A naïve victim of about, but they can cling to things like a bed bug bite may not have a reaction a shirt dropped on the floor of a hotel for several days, and may have difficulty room and when you put the clothing item relating the welts with their recent stay at in your suitcase. a hotel, but once sensitized people who The other significant dispersal factor is react to the bites will usually react much the female and her tendency to abscond faster. from the bed bug congregation area after Senior citizens tend to react less to bed she has received “traumatic inseminabug bites. The bed bug injects their natution.” This is when the bed bugs mate, ral anticoagulant and an anesthetic into and the male pierces the female’s exothe skin when they feed, which speeds the skeleton (outer covering, like our skin) as feeding process and is victim friendly by they mate. letting you sleep through the evening visit This trauma is the motivating factor in thanks to the anesthetic. dispersal and the female may hide in your Unfortunately, some people who suitcase, handbag, computer bag or some have a strong reaction to bed bug bites other item that you have with you in the may have scaring on their skin, or also hotel room, and then you transport her to develop a secondary bacterial infection at her new home which she will share with the bite site. you and lay many new eggs to help populate your environment with bed bugs.

Fear and Anxiety

Another unfortunate side effect of having a bed bug infestation where you live is the anxiety, sleeplessness, fear of having guests, and shame some people may feel when they have this unwanted guest that will not go away. Even after a success20 RENTAL HOUSING

| NOVEMBER 2013 |

Bed Bugs and Your Units

In a dwelling rental situation that experiences a bed bug infestation, there are a couple of basic possible reasons for the bed bugs presence. Either the bed bugs were left by the previous tenant, and

ebrha.com

may have been there even after a bed bug treatment, or the bed bugs were brought in with the new tenant, either with their household belongings or from someplace they visited and picked up during their stay. Multi-unit dwellings are especially problematic, in that bed bugs may be able to migrate from one unit to the next, via electrical conduits, plumbing or under doors, and may be shared in community laundry rooms. One big mistake is to use the “bed bug bombs” available in retail stores in a multi-unit situation. This aerosol dispersal device may drive some of the bugs out of the unit being treated and into the next. This can also occur when treating one unit with pest control services, and not taking precautions to prevent the bed bugs from spreading to adjacent units. Your pest control professional should be able to propose an effective strategy, but like everything, it includes an extra cost. This cost is small compared to having to treat entire successive living units and will save you future or on-going expenses.

Treatment

Treatment for bed bugs comes in a variety of forms. Physical treatments such as vacuuming, steaming bed seams, heat treatments, cold treatment using CO2 snow blowers all have their limitations and hazards, as well as not being completely effective by themselves in eliminating bed bugs. Most research shows an integrated pest management approach (IPM) using physical and chemical control, combined with environmental manipulation, such as caulking and crack sealing, is the most likely to succeed and provide long-term relief. This snippet from the Armed Forces Pest Management Board states the case well: “Currently, non-chemical products and techniques have been incapable of efficiently or quickly controlling or eliminating established bed bug populations. Precise placement of a suitably-labeled, EPA-registered and formulated residual chemical insecticide is still one of the most practically effective bed bug control techniques. Effective control can consist

PHOTO: KELLY MERCER

ful bed bug treatment, some people awaken often at night and look around for bed bugs, and may suppose any mark on their skin may be another bed bug bite. This anxiety usually lessens over time.

EAST BAY RENTAL HOUSING ASSOCIATION CORDIALLY INVITES YOU TO

FIRST ANNUAL AWARDS CEREMONY AND HOLIDAY RECEPTION WEDNESDAY, DECEMBER 4TH, 2013 6:00 P.M. THE SOUND ROOM

2147 BROADWAY AT 22ND STREET, OAKLAND

Join your fellow EBRHA members, board and staff to honor leaders in the East Bay rental housing community. Enjoy extraordinary Spanish cuisine and passionate Flamenco music, song and dance by Grupo Flamenco. 6:00 - 7:00 pm No-host wine and beer 7:00 - 9:00 pm Flamenco, Dinner and Awards Presentation

“BEST OF THE YEAR” AWARD CATEGORIES Landlord Member Award Vendor Member Award Property Management Company Member Award Goodwill Ambassador Award For awards criteria and to nominate your favorites, go to ebrha.com/events or call (510) 893-9873. Nominations are due Nov. 15. Winners will be featured on the cover of the January issue of Rental Housing magazine with member profiles published inside. A panel of EBRHA Board and staff will select the winners.

Tickets on sale now! $40 per person

Includes entertainment, 4-course dinner, dessert and coffee. Purchase your tickets at ebrha.com/events or call (510) 893-9873. Last day to purchase tickets is Friday, Nov. 22. Space is limited. The Sound Room is the home of Bay Area Jazz and Arts, Inc (BAJA). BAJA is a nonprofit organization that nurtures music, art, and creative ventures through live performance and educational programs.

Statement of Ownership, Management and Circulation 1. 2. 3. 4. 5. 6. 7.

Publication Title: Rental Housing Publication Number: 1930-2002 Filing Date: 9-19-13 Issue Frequency: Monthly Number of Issues Published Annually: 12 Annual Subscription Rate: $36 Complete Mailing Address of Known Office of Publication: 360 22nd Street, Suite 240, Oakland, CA 94612; Contact Person: Cathy Hayden; Telephone: 510-893-9873. 8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: EBRHA, 360 22nd Street, Suite 240, Oakland, CA 94612. 9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor: Publisher: EBRHA, 360 22nd Street, Suite 240, Oakland, CA 94612; Editor: Tina Bocheff, 360 22nd Street, Suite 240, Oakland, CA 94612; Managing Editor: Tina Bocheff, 360 22nd Street, Suite 240, Oakland, CA 94612. 10. Owner: East Bay Rental Housing Association, 360 22nd Street, Suite 240, Oakland, CA 94612 11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None. 12. Tax Status: Has Not Changed During Preceding 12 Months. 13. Publication Title: Rental Housing. 14. Issue Date for Circulation Data Below: September, 2013. 15. Extent and Nature of Circulation: Monthly - Trade Publication

AVERAGE NO. COPIES EACH ISSUE DURING PRECEDING 12 MONTH

NO. COPIES OF SINGLE ISSUE PUBLISHED NEAREST TO FILING DATE

1,400

a. Total Number of Copies b. Paid Circulation (1) Mailed Outside-County Paid Subscriptions Stated on PS Form 3541:

387 381

(2) Mailed In-County Paid Subscriptions Stated on PS Form 3541:

938 922

(3) Paid Distribution Outside the Mails Including Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Paid Distribution Outside USPS:

0 0

(4) Paid Distribution by Other Classes of Mail Through the USPS:

0 0

c. Total Paid Distribution:

1,325

d. Free or Nominal Rate Distribution:

(1) Free or Nominal Rate Outside-County Copies included on PS form 3541:

0 0

(2) Free or Nominal Rate In-County Copies Included on PS Form 3541:

0 0

(3) Free or Nominal Rate Copies Mailed at Other Classes Through the USPS:

0 0

(4) Free or Nominal Rate Distribution Outside the Mail:

50 50

e. Total Free or Nominal Rate Distribution: f. Total Distribution: g. Copies not Distributed: h. Total: i. Percent Paid:

1,375

1,353

1,400

96.36%

96.30%

16. Publication of Statement of Ownership will be printed in the November 2013 issue of this publication. 17. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Cathy Hayden, Publisher; Date: September 19, 2013.

22 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

of, or be augmented by, applying interior sprays or dusts to surfaces that the bed bugs contact and to cracks and crevices where they rest and hide.” Crack and crevice chemical treatments using microencapsulated and dust pesticide formulations have longer residual effect than other types. Insecticidal dusts are low risk products especially useful in treating electrical outlet boxes and other bed bug harborage areas where you want long lasting control. There is not a one approach fits all situations cure for bed bug treatment. Using IPM with the multitude of available products and techniques as well as rotating the chemical products used to avoid pesticide resistance will serve as the best guide. Another fact to keep in mind is that bed bugs can survive without feeding for several months. A living area vacant for a few months can harbor some hungry bed bugs. This can also be true of items from a bed bug infested home put in storage for several months, and then moved into a new living situation — the bed bugs can survive and be very hungry when re-introduced. This can also be a factor when an incomplete bed bug treatment has been performed and the re-infestation starts all over again.

Help is Available

Our mission at Alameda County Vector Control Services District is to protect the public health by providing services to the residents, property owners and managers in Alameda County. We can do this by being an asset to property managers by providing a free bed bug (or any other vermin) inspection, as well as control, prevention information and insect identification services. Sometimes, a second opinion is helpful, and it is always good to make sure there are bed bugs, and not some other beetle or insect. Contact us by phone at 510-567-6800 or at www.acvcsd.org. RH

Daniel Wilson is the Community Relations Coordinator for the Alameda County Department of Environmental Health—Vector Control Services District since 1990. He can be reached at 510567-6826 or daniel.wilson@acgov.org.

FEATURE

24 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

ADVANCED SECURITY TECHNOLOGY Today’s security technology makes it cheaper, faster and easier to protect multifamily buildings than ever before. BY AMY ROITHER

ecurity is a top priority for most property managers, building owners and tenants. According to a study conducted by the Journal of Real Estate Research, 24-hour security has a positive effect on both rent per unit and occupancy. Video surveillance, also known as Closed Circuit Television (CCTV), security alarms and access control are all methods that can provide 24-hour security. Fortunately, with advances in today’s security technology, it is cheaper, faster and easier to protect your building than ever before. Video Surveillance Video surveillance systems and the posting of notifications signs are powerful tools in protecting your building. Michelle New of Walsh Property Management, a management company that oversees 80 communities in the East Bay, had cameras installed in a 64-unit building because “with the state of the housing market, we found that it was difficult to identify so many new faces since we experiences such a large turnover. With multiple thefts occurring within the building, we decided that after changing locks and securing other points of entry that the cameras were the next logical steps in the hopes of capturing footage of whomever was responsible for the thefts.” After initial notice to tenants that cameras were installed, the main issues stopped. She says, “we still have a few issues from time to time, but the placements of the cameras and signs posted really had a direct impact on the activity.” It is also imperative to enlist tenants to be a part of their own security. Ms. New continues, “our biggest hurdle has been the lack of resi-

dents informing us of issues. Since the system is not monitored by a guard 24 hours a day, we find that some tenants who are the victim of a theft often report issues days or weeks later. This makes it nearly impossible to find the footage that might allow us to find the responsible party. We have been trying to impress upon the residents that immediate notification to our office is the best solution. Cameras won’t solve all the problems, but if we have the community watching out alongside the cameras, we stand a better chance.” Camera Installation Camera installation does require some drilling, but is minimally invasive to the structure. Cabling can be done on the exterior of walls and tacked up, or it can be hidden away by running through the walls and ceilings. During remodeling while walls are open is an ideal time to install cameras. While a capable handyman can probably handle the cabling, for the system’s best performance it is recommended to have a professional camera installer install and adjust the cameras, and handle the connection and configuration setup of the DVR or NVR. Video Camera Technology Analog, HD-SDI and IP are the main types of video surveillance systems on the market today. While they have some significant differences, they all share the same basic set up and many of the same features. In all instances, the camera is mounted on a wall, ceiling, pole or other structure. The camera sends the information either through cables or wirelessly to a recording device known as a DVR for analog and HD-SDI systems, or an NVR for an IP system. ebrha.com

NOVEMBER 2013

RENTAL HOUSING 25

“REGARDLESS OF WHAT METHODS YOU CHOSE FOR SECURING YOUR PROPERTY, IT IS IMPORTANT TO COMMUNICATE WITH YOUR TENANTS ON HOW THEY CAN PLAY AN IMPORTANT ROLE IN USING THE EQUIPMENT TO INCREASE THEIR OWN SECURITY.” The cameras can be set to record 24 hours a day, or be triggered to record on motion-only. Motion-only recording saves disc space on the recording device’s hard drive and helps to prolong the life of the recorder. All systems are able to be connected to a router and the Internet, which enables the end user to view the cameras remotely on a computer, smartphone or tablet. Analog surveillance technology has been around the longest and is the most basic of the systems discussed here. It is also the least expensive. Analog performs well across a variety of lighting situations, and because data is transmitted to the DVR in an uncompressed format, there is no delay in live viewing. Since it is derived from the television industry, analog systems use vertical and horizontal TV lines, like what you would see on an old tube television. This means the clarity and the size of the picture may not be as detailed or crystal clear as the images seen on the popular high definition (HD) televisions found in many homes today. Also, when you playback or review footage it can appear grainy as you zoom in on the footage. HD-SDI (High Definition Serial Digital Interface) picks up where analog systems leave off. Instead of TV lines they use pixels, tiny little square boxes of color, that when combined, provide the kind of clarity and picture quality seen on HDTVs. Any picture with over 1 million pixels is considered a Megapixel image, and can be referred to as High Definition (HD). Because they run on coaxial cable, which is commonly used for analog cameras, it is easy to replace an older analog system with a new HD-SDI system, and can save money on having to run new cable. On playback you can zoom in to much greater detail before the image becomes pixelated or grainy. IP (internet protocol) cameras have a computer and a camera combined in one unit. Like a computer, each camera has its own IP address and requires an Internet connection to transmit data. Because they are connected to the Internet, IP cameras are susceptible to bandwidth and connectivity issues. If the Internet goes down, the whole system will be out of commission until it goes back up. Another limitation is that the video is compressed before it is sent over the network, which means that there is a delay in viewing a live or real-time image. 26 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

On the other hand, IP cameras currently offer the highest amount of megapixels, up to 29MP at present, compared to any other system, and can provide the highest level of resolution and detail available. On playback you can zoom in with better resolution and see a larger more detailed picture of the recording. It is also easier to configure a wireless setup to cover greater distances using an IP video surveillance system. IP systems require the most components and are the most expensive of the 3 surveillance technologies discussed here.

New Technology Two questions that clients often ask are about using surveillance packages purchased at big box or wholesale stores, and about storing data in the cloud instead of purchasing a DVR or NVR. As a representative from a major surveillance camera manufacturer put it, “Even Costco doesn’t use Costco cameras.” While cameras purchased at big wholesalers provide coverage that might be considered better than nothing for your property, the quality of the camera and its image, the hard drive on the recording device, and the overall components are not up to the quality and performance standards a professional video surveillance installation company would provide. Too often, building and home owners realize after a break-in or attack, that the cheap system does not deliver clear enough picture or details to provide police with usable footage. It is also important to verify if the recording device has a time stamp or water mark, which is required to be admissible evidence in court. Regarding cloud storage, cloud technology is certainly up and coming, and in the next few years might be a stronger option, but it currently has several limitations. The biggest limitations are storage time, resolution quality of the stored data, and the cost. Data is typically only stored for a few days to a week in the cloud, meaning data can be written over before you even know a crime happened. With a DVR or NVR, you can store data for weeks or even months. Cloud storage pricing is based per camera on how many frames per second you want recorded and how many days you want to record. After surveying 4 cloud storage companies that would record for 7 days at 3-6 frames per second, the span of pricing per camera is a recurring monthly fee of $28-$40 per month. If you have an eight-camera system, that would come to $2688-$3840 per year. The one time upfront cost of a DVR or NVR that should last for at least four years is less than or comparable to one year of cloud storage and you get higher resolution, recording, and longer storage time. Based on trends across industries in cloud technology, we will likely see pricing come down and storage capacity increase in the next few years, but for now the physical recording device wins out over the cloud.

Community Outreach HEL P EBR H A F IG H T H U N G E R IN A L AMEDA CO U N TY EBR H A is proud t o announce a ne wl y f orme d pa r tn er ship wi t h t he Al amed a C ou nty C ommunit y Fo o d Ba nk. You can now b ri ng c anne d and d ry go o ds to o ur of f i ce f or d onat i on whe n y ou c ome in fo r meeting s and workshop s. As an org ani z at io n, w e ha ve m ad e a l ong-t erm c ommi tme nt t o r educ ing hung er i n Al am ed a C ounty, and the do n a tio n barrel s wi l l b e i n our of f i c e y e ar- round . Go h er e fo r a l i st of t he most urg e ntl y ne e d e d items : w w w.accf b .org /d onat i on/d onate - f ood T h a n k y o u in ad vance f or your su p p ort!

To learn more about our community outreach, visit www.ebrha.com/community .

Legal Excellence and Dedication to Clients Fighting for Property Ownersâ&#x20AC;&#x2122; Rights

Landlord-Tenant Disputes & Evictions Rent Board Representation Commercial & Residential Transactions & Leasing Purchase and Sales Agreements Real Estate Litigation Land Use, Zoning & Building Permits Corporate, LLC & Entity Formation Probate, Wills & Trusts 480 9th Street Oakland, CA 94607 Tel: 510-625-0100

177 Post Street, Suite 700 San Francisco, CA 94108 Tel: 415-421-0100

www.friedwilliams.com ebrha.com

NOVEMBER 2013

RENTAL HOUSING 27

Video Verification Another new concept hitting the market today is video verification. Video verification combines both camera and security alarm technology. As cities and police departments across the country try to eliminate the occurrence of false alarms they are turning to additional means of verifying that a crime is actually in progress before dispatching police. A video verification system sends a short video clip to central station every time the built-in motion sensor is tripped. The operator can immediately verify a crime is in progress, which enables a priority response, the highest priority and immediacy from police. The Los Angeles Police Department says â&#x20AC;&#x153;a verified burglar alarm shall be dispatched as a high priority call.â&#x20AC;? This means if two alarms came in at the same time, one with video verification and priority response, and one without, police will go to the video verified location first if they donâ&#x20AC;&#x2122;t have resources to go to both simultaneously. The new video verification systems are wireless and battery powered so they can be installed anywhere a cellular network is available. Some existing video surveillance systems and burglar alarms can be connected or retrofitted to perform similar functions to the video verification systems without having to purchase new devices. Call your security provider to see if your existing systems have this capability.

Tenant Safety The security industry is also seeing the combination of security and access control technology. Apartment owners or managers can issue key fobs that will both allow access to the building and also function as a panic button should the tenant find themselves in a dangerous situation. Manufacturers are making telephone entry systems that have cameras so tenants can see who is at the main door of the complex before buzzing them in. These are starting to supplant the more traditional access control measures like card readers and non-video telephone entry units. Many of the latest 24-hour security options involve advanced camera technology, whether it is a high-powered video surveillance system or bundled with telephone entry and access control systems. Regardless of what methods you chose for securing your property, it is important to communicate with your tenants on how they can play an important role in using the equipment to increase their own security. As a savvy property owner or manager, you want to make sure you are up to date on the latest security technology that will keep your property, your assets, and most importantly, your tenants, safe and protected. RH Amy Roither is the director of business development for Detect All Security & Fire, an Oakland-based company providing security, fire, video and access control services. Contact her at amy@detectall.com or 510-835-4100

M U LT I F A M I L Y B AY A R E A F O R U M

featuring

Keynote Speaker Stephen Levy of CCSCE Save 25% with Promo Code MP-25RHM

mmsanfranforum.com/register

28 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements *Automatic Seismic Gas Valves Installations *Drain Cleaning and Diagnostics *Tankless Hot Water Heaters

The Plumber Referred by Your Friends!

(510)843-6904 www.albertnahmanplumbing.com

Call for Nominees to EBRHA Board of Directors EBRHA is looking for nominees to join our Board of Directors. Are you energetic and interested in building a stronger as sociation? Do you have marketing skills or experience with outreach to members? If so, weâ&#x20AC;&#x2122;d like you to join our Board of Directors. Terms are three years, and members elected this year will serve on the Board from January 1, 2014 to December 31, 2016. Elections take place at the November 16 membership meeting, and candidates must be present. Go to www.ebrha.com/board for an EBRHA Board Application Form, due November 6. Keep in mind that your application will be posted on the website and sent by e -news to all members.

For further information, go to ebrha.com/board ebrha.com

NOVEMBER 2013

RENTAL HOUSING 29

health & safety

Tenant Safety First A real estate expert provides tips to help maintain a safe environment in properties. BY CARLA TOEBE are not being dealt with. This could mean the individual is living beyond their means. You have to consider the possibility that their wages might be garnished to take care of these bills. Would they be able to still pay the rent? Where is the rent money coming from in that case?

ne of your responsibilities as a property manager is to maintain a safe, secure, crimefree property. Unfortunately, there are a number of scenarios within property management that a criminal — or even just an opportunist — could exploit. The list below outlines situations to avoid and some precautions to employ. Never Accept Cash Never, under any circumstances, accept cash as payment of rent. By never accepting cash, you will prevent possible thefts by employees or outside people who have marked you as a target, and you will also attract fewer criminals who want to deal only in cash so they can launder money or keep their money trail off the records to avoid being tracked. Screen Your Applicants Application screening is another very effective way of recognizing criminals, or people living beyond their means. Naturally a criminal record is a red flag and is generally considered a reason for denial. Another red flag is having a number of items in collections that 30 RENTAL HOUSING

| NOVEMBER 2013 |

Be Aware When Showing Units Showing a rental unit could also be potentially dangerous if you do not take appropriate precautions. When you are showing a place privately to a stranger, you are giving them a perfect opportunity to commit a crime against you. It is always a good idea before you meet them to get their information and do all the pre-screening you can. If you feel they may be an okay fit but are still uneasy about them, be sure to show the unit during daylight hours. One very good tactic is to set appointments for multiple prospects at the same time. If you must meet the person alone, require an ID prior to entering and leave their license info with someone who can follow up with police in the event you don’t return with the “all okay” message. Change the Locks Always make sure you change the locks between tenants. There should be adequate key control in place as well. Keys marked with the unit number and street number can lead someone right to the tenant’s door in the event that key becomes lost, is not returned, or is left lying around by someone using it.

ebrha.com

Keys should only have limited information on the tags or a cross reference sheet identifying what the codes on the tags mean. Always keep proof that the locks have been changed; it protects you from liability in the event of a break-in. If a tenant loses a key, they should be charged a replacement cost to re-key the locks. Keep Sensitive Information Secure You’re holding personal information about each of your tenants. All of this information needs to remain in locked cabinets when not in use and not given out to anyone without the tenant’s written authorization, unless it is requested by law enforcement. If it is requested by law enforcement, you will need to cooperate, but make sure you are dealing with an official of the local police or FBI before giving out personal information. Keep Renters Informed If a crime does occur in one of the units you are managing and you have other tenants in the same vicinity, they should be notified of the crime so that they are aware and can protect themselves. Most crimes committed against people in rentals are crimes of opportunity, and renters can do simple things to make sure they do not become victims. Think Twice About Signs If your rental is in a higher crime neighborhood and prone to vandalism, you may want to do some creative advertising that your unit is available. You do not want to leave a sign on the street indicating you have a unit ready to move into. If you must put a sign out there, you can request that the current tenants not be disturbed so that any onlookers will think it is occupied. Engage the Community Finally, there are neighborhood watches that you and tenants can become involved in, and many cities have crime prevention seminars that you can attend to learn more tips to help keep you and your tenants safe. RH Carla Toebe is a Realtor and Property Manager at New Century Realty LLC. Article reprinted with premission from All Things Property Management, www.buildium.com/blog.

PHOTO: ANTTI T. NISSINEN

COLUMN

SAVE MONEY BY USING OUR VENDOR MEMBERS!

FRANK FIALA ROOFING, INC. All Types of Roofing & Repairs 15, 20, 25 Year Manufacturer’s Guarantee

SEE PAGE 38

Title 24 Compliant Roof Systems Commercial • Industrial • Residential

(510) 582-6929 (925) 484-0124

Serving the East Bay

APPLIED WATERPROOFING SYSTEMS

Providing Waterproofing Services Since 1985

Commercial & Residential Buildings Balconies Walkways Garage Coatings

www.ffialaroofing.com

Decks Patios Driveways

Call Neal Golding

(510) 452-3666

nlgolding@pacbell.net

Lic. #686707

LIC#552820

www.appliedwaterproofing.com

DON’T GET LEFT OUT! FOR ALL OF THIS MONTH’S EVENTS CHECK OUT THE CALENDAR PAGE ON PAGE 36

Bay Area Contract Carpets, Inc.

MEMBERS CAN NOW REGISTER FOR WORKSHOPS ONLINE

Competitive Pricing Family Owned and Operated for Over 30 years Free Estimates Property Management Specialists 100’s of Rolls of Carpet and Vinyl in Stock Licensed, Bonded, and Insured 15,000 sq foot showroom and warehouse Fast, Professional, Guaranteed Installation www.bayareacontractcarpets.com

VISIT EBRHA.COM/EDUCATION TO SEE OUR COURSE LISTING ONLINE

(510) 613-0300

Additional Discounts for RHA Members ebrha.com

NOVEMBER 2013

RENTAL HOUSING 31

COLUMN

esq. & a such must remain even after your tenants vacates. You should also ensure that it is properly and professionally installed at your tenants’ sole expense. —STEVE WILLIAMS

What should you do when tenants ask to make big modifications in their units? BY VARIOUS AUTHORS

My tenants want to hang up a shelving system in one of their closets. It would be screwed into the wall and leave several large holes when it is eventually removed. Do I have to allow it? If I tell them no and they do it anyway, what can I do?

The first thing you should do is refer to your written rental agreement. Many rental agreements have provisions that prohibit the tenant from making alterations without the owner’s prior written consent. Installing a shelving system in the manner you describe would likely fall within this provision. If you have such a provision, then you do not have to allow your tenants to install the shelving system. You should put your denial in writing so there is no misunderstanding. If you do not have a provision in your written rental agreement prohibiting such activity, then your tenants may be able to install it without your 32 RENTAL HOUSING

| NOVEMBER 2013 |

consent. The law prohibits a tenant from doing anything that wantonly or willfully destroys, defaces, or damages the property. Installing a shelving system probably does not violate this law. Of course your tenants would be responsible for any damage the installation causes. If your tenants are prohibited by the rental agreement and you do not give consent but they install it anyway, then your tenants are violating the rental agreement. You can require your tenants to remove it and restore the closet back to its original condition. If your tenants refuse after proper notice, then you may have grounds to evict them. Another thing for you to consider is that perhaps a professionally installed shelving system may actually improve the closet. If this is the case, then it may be beneficial to consent to the installation but make it clear that the shelving system will become a fixture (a permanent part of the rental unit) and as

ebrha.com

I suspect that my long-term tenant is hoarding. She’s got a bunch of old stuff in her apartment, but she tells me it’s because she’s a collector. How does the law define hoarding and what are my legal rights in this situation?

If by “old stuff” you mean old boyfriends, you may have a revolving roommate and not a hoarding issue. But if your tenant is really afflicted with a mental disorder causing her to accumulate too many personal items or what you would consider junk, you have a real hoarding problem The Mirriam-Webster Dictionary defines “hoard” as “a supply or fund stored up and often hidden away.” Hoarding has become known as a person’s excessive collection of items. Extreme situations of hoarding may result in cramped living conditions, with rental units filled to capacity, and with only narrow pathways winding through stacks of clutter. These extreme conditions have even become the subject of a hit reality television show “Hoarders.” Our office was recently contacted by the show “Hoarders” about a bad hoarding and cluttering situation. However, the hoarding was so excessive, the camera crews couldn’t find a viable pathway through the house and they couldn’t shoot any film. You have the right to terminate the tenancy if the hoarding is creating a nuisance or substantially interfering with your other tenants’ use and enjoyment of the property. Cluttering may also result in housing and building code violations. These are just causes for eviction in most eviction control cities. The current debate is whether or not a tenant’s propensity to hoard items is considered a “disability” or whether the landlord must make a reasonable accommodation for the tenant. Hoarding may not be just a matter of poor housekeeping, but may be the result of a psycho-

PHOTO: RUBBERMAID PRODUCTS

Drastic Alterations

CRANE MANAGEMENT

THE POLITICAL EFFORTS OF EBRHA COME FROM ITS POLITICAL ACTION COMMITTEE. The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry.

Bay Area Property Management Specialist

510-918-2306

TO GET INVOLVED OR TO DONATE TO THE EBRHA-PAC, CONTACT: NEWS@EBRHA.COM OR VISIT EBRHA.COM/PAC

 Flexible management plans to suit specific needs  Management specialization

MAISEL PROPERTY MANAGEMENT, Inc.

 Maximization of your units profitability

Serving Oakland • Level of service and fees tailored to your needs. • We can locate qualified tenants for your vacancies. 5942 MacArthur Blvd. • Experienced with Section 8 tenants. Oakland, CA 94605 • Over 35 years of experience. • Residential-Property Management in Oakland.

 Reduction of vacancies and losses

MPM

EAST OAKLAND

Specialist!

 Location of the best and most qualified tenants WWW.CRANEMANAGEMENT.NET Lic#01791769

510-562-8600

SAVE MONEY BY USING OUR VENDOR MEMBERS!

INVESTMENT PROPERTY LOANS • • • • • •

Financing from $100,000 to $700,000 Up to 30 year amortization Initial fixed rate for 5 years No Pre-Payment penalty Max LTV 80% Personal guarantee is required

SEE PAGE 38

DP Heating and Air

Contact Chris Perez, VP of Lending (510) 647-2127 • cperez@coopfcu.org 2001 Ashby Ave., Berkeley, CA 94703 www.coopfcu.org

Heating and A/C Repairs 7 Days a Week

510-532-2043

Rates and terms are subject to change without notice. Loan margin, rates and terms are based on the amount of the loan and an analysis of the specific characteristics of the property, such as its type, location, operating history, use, age, and construction, as well as the borrower’s financial strength and management experience. This information is provided to assist real estate professionals only, and is not intended for distribution to or for use by the general public. Annual Percentage Rate (APR) figures are not calculated and is not intended nor should it be construed as an advertisement to promote consumer credit as defined by Title 12 Code of Federal Regulations. Sections 226.2 710_736_AD ebrha.com

Lic. # 636826

NOVEMBER 2013

RENTAL HOUSING 33

logical disorder. Whether or not hoarding is a disability that requires the landlord to reasonably accommodate, it is a good idea to work with the tenant on resolving the problem without having to evict. Referring the tenant to public agency that assists hoarders is a good start. The Mental Health Association of San Francisco is a good start. Also, giving the tenant more time to remove clutter and clean the unit could help. Don’t just give a 3 day notice to perform or quit. Provide a written schedule and timetable in which the tenant must clean up and remove clutter. Give multiple warnings before serving an eviction notice. All of these efforts will show your good faith should an eviction be necessary. —CLIFFORD FRIED RH

EBRHA recommends Buildium’s property management software. Sign up for your FREE 15-DAY TRIAL at www.ebrha.com/buildium

GO SOLAR $0 DOWN! $750 credit for you, and $750 to support EBRHA.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Clifford Fried and Steve Williams are attorneys with Fried & Williams LLP and can be reached at (510) 6250100 or www.friedwilliams.com.

WHAT HAPPENS WHEN YOU DON’T ADVERTISE? NOTHING. DON’T HAVE AN AD? WE OFFER COST-EFFECTIVE DESIGN SERVICES. TO ADVERTISE IN RENTAL HOUSING , CONTACT TINA BOCHEFF: TBOCHEFF@EBRHA.COM OR CALL (510) 318-8303.

34 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

Women’s Auxiliary Luncheon

License No. 797467

www.wcpc-inc.com Tel: (510) 271-0950

Seismic & General Contractors

Conform To Soft Story Apartment Building Seismic Ordinance San Francisco, Alameda, Oakland & Berkeley

DATE Tuesday, Nov. 19

TIME 1 1 :4 5 a.m. @

Scot t ’s S e afood Rest auran t; Jac k London Square in Oakl and

• Successful track record of seismic retrofitting numerous soft-story apartment buildings in the Bay Area. •

SPEAKER B ar b ar a Ko n g-B r o wn , O ak l an d Ren t B o a r d

TOPIC C h an g e s to Oa kla nd C ap i tal I m pr o vemen ts

construction—all under one company.

Auxiliary Members: $20 Guests: $35 per person RSVP to Pat Smith @ (510) 653-5388

• Guaranteed approval of engineering and construction in conformance to Soft Story Ordinance.

• Screening, evaluation, engineering, construction, city sign-off For inquiries, please contact Homy Sikaroudi, PhD, PE

Beacon Properties

A quick, efficient, reasonable service for apartment owners since 1975

East Bay Property Management & Brokerage Services Since 1990

• We add value to buildings • Experienced and informed • Fully computerized • Integrity and care

Carlon Tanner, Owner/Broker

(510) 839-2067

466 40th Street Oakland, CA 94609 Tel 510-428-1864 Fax 510-601-1917 beacprop@pacbell.net

Jack London Square 510 Third Street, Suite 101, Oakland, California 94607 rh.0110.evictors.indd 1

12/23/09 10:16:33 AM

ebrha.com

NOVEMBER 2013

RENTAL HOUSING 35

community calendar EVENTS & CLASSES

november

december

TUESDAY, NOVEMBER 5

WEDNESDAY, DECEMBER 4

Political Affairs Meeting Members only 10:00 a.m.

First Annual Awards Ceremony and Holiday Reception

THURSDAY, NOVEMBER 7

Award nominations due November 15

Estate Planning Allen Ratcliffe, David White & Associates Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

The Sound Room, 2147 Broadway Ave., Oakland $40 per person; Last day to buy tickets is Friday, Nov. 22

THURSDAY, DECEMBER 5*

How to Deal With Nuisance Issues Daniel Bornstein, The Law Offices of Bornstein & Bornstein Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

THURSDAY, NOVEMBER 14*

Hoarding and Your Rental Unit Alana Grice Conner, Fried & Williams LLP Members: $39; Non-Members: $69 2:00 p.m. – 3:30 p.m.

TUESDAY, DECEMBER 10*

THURSDAY, NOVEMBER 14

Marcus & Millichap / IPA Multifamily Bay Area Forum: San Francisco and Beyond Hotel Sofitel, 223 Twin Dolphin Drive, Redwood City, CA $399; EBRHA members save 25% with promo code MP-25RHM Register at www.mmsanfranforum.com/register 7:30 a.m. - 5:00 p.m.

Converting to Smoke-free Units Serena Chen, American Lung Association Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m. THURSDAY, DECEMBER 12

Landlord 104 Members: Free; Non-members: $69 2:00 p.m. - 3:30 p.m.

SATURDAY, NOVEMBER 16

EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • EBRHA Board Election • Health & Safety Liabilities: Ron Kingston, EBRHA Lobbyist • Latest Advances in Security Technology: Amy Roither, Detect All Security & Fire • Benefits of Termite Inspections in Your Maintenance Program: Rudi Schafer, Schafer Construction/Times Up Termite

WEDNESDAY, DECEMBER 25

EBRHA Office Closed THURSDAY, DECEMBER 26

EBRHA Office Closed TUESDAY, DECEMBER 31

EBRHA Office Closed

TUESDAY, NOVEMBER 19

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square Speaker: Barbara Kong-Brown, Oakland Rent Board Topic: Proposed Changes to Oakland Capital Improvements Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Pat Smith for more info: (510) 653-5388 WEDNESDAY, NOVEMBER 20

Become a Quickbooks Pro FREE to EBRHA Members 2:00 p.m. – 3:30 p.m. THURSDAY, NOVEMBER 21

Landlord 101 Members: Free; Non-Members: $69 2:00 p.m. – 3:30 p.m. THURSDAY, NOVEMBER 28

EBRHA Office Closed THURSDAY, NOVEMBER 29

EBRHA Office Closed

*Members: $39; Non-members: $69. Mandatory prepayment required; 72 hour cancellation; No Refunds on no shows; Seats fill fast, register in advance! To register and pay, visit ebrha.com/education or call (510) 893-9873. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

Oakland RENT ADJUSTMENT PROGRAM FEE

Annual fees are $30 per unit and are due March 1. Owners are allowed to pass through $15 to tenants. BUSINESS TAXES & REGISTRATION

Registration fee is $60 and is due March 1. Tax is based on annual gross rental income at a rate of $13.95 per $1,000 of gross rental income. Tax renewal declarations are mailed at the beginning of the year. LANDLORD PETITION FOR EXEMPTIONS

Claims covered include new construction, substantial rehabilitation, and single-family homes or condominiums.

ANNUAL ALLOWABLE RENT INCREASE

2013-14 (2.1%) A CPI increase of 2.1% became effective on July 1, 2013. Tenants may only receive one increase in any 12-month period, and the rent increase cannot take effect earlier than the tenant’s anniversary date. In addition, California law requires that for tenancies receiving greater than a 10% increase, a 60-day notice is required; if the increase is 10% or less, a 30-day notice is required. Owners can only impose “banked” rent increases equal to three times the current annual allowable rent increase rate. See schedule at right.

PERI OD

AM O U N T ( % )

JULY 1 ‘13 - JUNE 30 ‘14 . . . . . . . . . 2.1 JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0 JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0 JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7 JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7 JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2 JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3 MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3 MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9 JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7 JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6 Visit www.ebrha.com/members to see previous adjustments.

CAPITAL IMPROVEMENTS INCREASE FORMULA

FOR FURTHER INFORMATION CONTACT:

Oakland Rent Board 250 Frank H. Ogawa Plaza, Ste. 5313 Oakland, CA, 94612 510.238.3721 | www.oaklandnet.com

(Improvement Costs ÷ Number of Units) 60 months or 5 years REFER TO ORDINANCE FOR QUALIFICATIONS AND AMORTIZATION PERIODS.

Berkeley

ANNUAL ALLOWABLE RENT INCREASE

2013 (1.7%) PERI OD AM O U N T

RENT STABILIZATION BOARD FEES

Annual fees are $194 per unit and are due July 1. Owners are allowed to pass through $4 to tenants. RATES OF ANNUAL PAYMENT OF SECURITY DEPOSIT INTEREST

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.

P E R I OD A MO UN T FEDERAL RESERVE RATES

DEC. 2012. . . . . . . . . . . . . . . . . . . 0.5% DEC. 2011. . . . . 0.4% (CORRECTED 11/3/2011) DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4% DEC. 2009. . . . . . . . . . . . . . . . . . . 1.1% DEC. 2008. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2007. . . . . . . . . . . . . . . . . . . 5.3% DEC. 2006. . . . . . . . . . . . . . . . . . . 5.1% DEC. 2005. . . . . . . . . . . . . . . . . . . 3.4% DEC. 2004. . . . . . . . . . . . . . . . . . . 1.6% BERKELEY RATES

DEC. 2012. . . . . . . . . . . . . . . . . . . 0.2% DEC. 2011. . . . . . . . . . . . . . . . . . . 0.3% DEC. 2010. . . . . . . . . . . . . . . . . . . 0.4%

Visit www.ebrha.com/members to see previous adjustments.

2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7% 2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6% 2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7% 2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2% 2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6% 2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9% 2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3 (1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . . . . 3.5% (NOT TO EXCEED $30) *ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

FOR FURTHER INFORMATION CONTACT:

Berkeley Rent Board 2125 Milvia Street Berkeley, CA 94704 510.981.7368 | www.ci.berkeley.ca.us/rent ebrha.com

NOVEMBER 2013

RENTAL HOUSING 37

member directory

CONTACTS, PRODUCTS & SERVICES Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.com Law Offices of Leon H. Rountree III Leon H. Rountree III 510-343-6299 www.leonrountree.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Matthew Quiring - Attorney at Law 510-225-1345 mpquiring@gmail.com Richards Law John Richards 925-231-8104 www.richards-legal.com The Evictors Ed Nagy 510-839-2074 The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.com

1031 EXCHANGE INTERMEDIARIES

Chicago Deferred Exchange Co. Teresa Moss Fluegel 877-448-1031 www.cdec1031.com ABATEMENT SERVICES

P.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.com APPLIANCE SALES & PARTS

Appliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.com Appliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.com Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com

ATTORNEYS - LAND USE/CONDO CONVERSION

APPRAISERS

Access Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.com Mark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal.com ARCHITECTURE

Cassandra Adams Architect Cassandra Adams 510-215-5050 cassadams7@gmail.com InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com ASPHALT/CONCRETE

American Asphalt & Concrete Jeannie Nyberg 510-723-0280, x28 www.americanasphalt.com ASSOCIATIONS

BOMA Oakland/East Bay Stephen Shepard 510-893-8780 www.bomaoeb.org Oakland Association of Realtors Patricia Bouie Hinds 510-836-3000 www.oar.org Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Ann Rankin Ann Rankin 510-653-8886 www.annrankin.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com ATTORNEYS - REAL ESTATE/ CORPORATION

Burnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.com Law Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.com Law Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.com Richards Law John Richards 925-231-8104 www.richards-legal.com AUTOMOTIVE

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com

ATTORNEYS - EVICTIONS

BANKING/LENDING

Bornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com

38 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Cooperative Center Federal Credit Union Chris Perez 510-647-2127 cperez@coopfcu.org Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Torrey Pines Bank Mike Popovich 510-899-7548 mpopovich@torreypinesbank.com BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com Bathfitter Joe Nanneti 510-969-3905 www.bathfitter.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com BUILDING MATERIALS/HARDWARE

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com ReStore/Habitat for Humanity Jeff Goodwin 510-251-6304 www.habitateb.org/restore jgoodwin@habitat.ebsv.org CARPET CLEANING

Cleaner Carpets Ron Russell 510-522-1344 cleanercarpet@juno.com CODE COMPLIANCE

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net COLLECTION AGENCIES

Rent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.com

Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net

CONDO CONVERSION

ELEVATOR REPAIRS

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net

Paramount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.com

CONSTRUCTION

EMERGENCY RESPONSE

KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Schafer Construction, Inc. Mike Barker 510-568-7200 www.schaferconstructioninc.com SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com Vasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.com West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com

CONTRACTORS/RESTORATION

FIRE PROTECTION

ARC Water Damage Nina Lauffer 510-835-3073 www.arc-ca.com Belfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.com SERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.com DEVELOPMENT

Armstrong Development Barbara Armstrong 510-337-1998 barbaraarmstrong@comcast.net DOORS & GATES

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com ELECTRICAL SUPPLIES

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com ELECTRICIANS

City Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.com

HANDYMAN SERVICES

ENERGY RETAILER

AXA Corporation Purie Infante 415-740-6178 www.axacorp.joinambit.com ENVIRONMENTAL TESTING SERVICES

Essel Environmental Consulting Nik Lahiri 925-413-5511 www.esseltek.com FINANCIAL PLANNING

David White & Associates Miguel Delgado 925-277-2635 www.dwassociates.com 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 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 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 Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.org

Halcyon Properties Roger Shane 510-847-7075 rbshane@aol.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com Start to Finish Christopher Bailey 510-727-9128 cpmbailey@sbcglobal.net HAULING SERVICES

Junk King Paul Bains 510-982-9650 paulb@junk-king.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com HAZMAT, CRIME SCENE, BIO CLEAN-UP

Morgan Environmental Services, Inc. Tom Morgan 510-267-0134 www.morganenvironmental.webs.com HEATING & AIR CONDITIONING

88HVAC Matt Jung 855-884-8228 www.88hvac.com Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Black Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical.com DP Heating & AC Daryl Price 510-532-2043 dpheatingandair@sbcglobal.net HEATING & AIR CONDITIONING SUPPLIES

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com INSPECTIONS

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com INSURANCE

Capital Insurance Group George Cushing 800-732-6770 www.ciginsurance.com Commercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.com Jain L. Williams - State Farm Insurance Jain L. Williams 510-530-3222 www.jainwilliams.com Kelly Lux – State Farm Insurance Kelly Lux 510-521-1222 Kelly.lux.gjcg@statefarm.com ebrha.com

NOVEMBER 2013

RENTAL HOUSING 39

Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com INTERCOMS & ACCESS CONTROLS

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sound Communication Systems Jerry Dean 510-595-8111 scs4208@yahoo.com INVESTMENT OPPORTUNITIES

Martinez Real Estate Investment Jose Martinez 510-769-0436 LAUNDRY EQUIPMENT

Coinmach Kelly Carrillo 510-429-0900, x54435 www.coinmach.com LEAD, MOLD & PEST MANAGEMENT

LITIGATION SUPPORT SERVICES

PROPERTY MAINTENANCE

SpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.com

APT Maintenance, Inc. Keith Berry 510-747-9713 www.aptmaintenanceinc.com KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com

LOCKSMITH EVICTION SERVICES

Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com PAINT SUPPLIERS

Dunn-Edwards Paints Megan Mutimer 415-755-0685 www.dunnedwards.com PAINTERS

JB Painting Josue Landa 510-282-1431 jbpainting001@yahoo.com RDM Painting & Decorating Roberto Diaz 510-421-1908 rdmpainting1@yahoo.com Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net PEST & VECTOR CONTROL

Alameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 daniel.wilson@acgov.org Terminix Robert Sater 510-489-8689 www.terminix.com Times Up Termite Mike Barker 510-568-7200 www.timesuptermite.com PLUMBING - WATER HEATERS

Agent Access – Bay Area Fredric Harper-Cotton 510-689-4048 www.agentaccessba.com RentMethod Greg Sirotek 415-335-6814 www.rentmethod.com

Albert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.com Ethan’s Service Plumbing Ethan Elkins 510-390-4185 ethansplumbing@gmail.com Pacific Drain & Rooter Service Nasir Jalil 510-452-4606 nasirjalil80@gmail.com Roto-Rooter Martin Alvarez 510-755-1262 sanactma@aol.com

LIGHTING SUPPLIES

PLUMBING SUPPLIES

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com

Alameda County Healthy Homes Dept. Julie Twichell 510-567-8252 www.aclppp.org LEASING

PROPERTY MAINTENANCE SUPPLIES

Ferguson Enterprises, Inc. Jermane Griffin 916-752-7608 jermane.griffin@ferguson.com PROPERTY MANAGEMENT

ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net East Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.org The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Lapham Company Jon M. Shahoian 510-594-7600 www.laphamcompany.com

LISTING SERVICE

PROMOTIONAL PRODUCTS

Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com

Rental Roost, Inc. Nitin Shingate 925-357-8783 www.rentalroost.com

Aspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.com

Oaktown Urban Properties Michael Moynihan 415-572-0334 www.oaktown-up.com

40 RENTAL HOUSING

| NOVEMBER 2013 |

ebrha.com

OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com

Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com

Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com

Lapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.com

Shaw Properties Liz Hart 510-665-4350 www.shawprop.com Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com Western Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.com PROPERTY MANAGEMENT SOFTWARE

Buildium Sam Clarke 888-414-1933 x152 sam@buildium.com RAIN GUTTERS

R.C. Gutter Services Ramiro Cornejo 510-331-4425 Sunshine Gutters Tammar Hadiri 510-525-0880 www.sunshinegutters.com REAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Caldecott Properties Andy Read 510-594-2400 www.caldecott.com CBRE Keith Manson 510-874-1919 www.cbre.com Coldwell Banker â&#x20AC;&#x201C; 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

Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com

Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.com Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com

SEISMIC CONSTRUCTION

West Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.com

NAI Northern California Grant Chappell 510-972-4941 www.naikilpatrick.com

SEISMIC ENGINEERING

Property Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.com Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.com RECYCLING/REUSE

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us RENT CONTROL CONSULTANTS

Alan K. Beales 510-339-9776 Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com RENTAL SERVICES

Cal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.edu Eden I & R Ollie Arnold 510-537-2710 www.edenir.org ROOFERS

Fidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.com Frank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.com General Roofing Company Michael Wakerling 510-536-3356 www.generalroof.com

Earthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.com TENANT SCREENING SERVICE

Contemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.com TOWING SERVICE

Ken Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com TREE SERVICE

Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com WASTE & WASTE HANDLING EQUIPMENT

DR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.us Junk King Paul Bains 510-982-9650 paulb@junk-king.com Waste Management Company David Tucker 510-430-8509 www.wastemanagement.com WELDING - STRUCTURAL & ORNAMENTAL

Vidrio Enterprises Jessie James Vidrio 510-453-8052 jvidrio@msn.com WINDOWS

SECURITY/SURVEILLANCE

SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com

The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

NOVEMBER 2013

RENTAL HOUSING 41

ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 2 ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 43 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35

JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 27

FREE RENTAL FORMS

BUILDING MATERIALS/HARDWARE

MONTHLY MEMBERSHIP MEETINGS

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

LEGAL REFERRALS

CARPETING & FLOORING

EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE RENTAL SURVEYS

Bay Area Contract Carpets, Inc.. . . . . . . . . 31 CONSTRUCTION

West Coast Premier Construction. . . . . . . 35

MANAGEMENT ASSISTANCE

ENGINEERS

SEMINARS & WORKSHOPS

Earthquake and Structures, Inc.. . . . . . . . . 15

TENANT SCREENING SERVICE

West Coast Premier Construction. . . . . . . 35 HEATING & AIR CONDITIONING

DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 33 INSURANCE COMPANIES

NAME

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . 23 Ruth Stroup Insurance. . . . . . . . . . . . . . . . . . 11

COMPANY

LEASING

RentMethod.. . . . . . . . . . . . . . . . . . . . . . . . . . 15

ADDRESS

LENDERS CITY

STATE ZIP

Cooperative Center FCU.. . . . . . . . . . . . . . . 33 JPMorgan Chase Bank. . . . . . . . . . . . . . . . . . 7 LOCKSMITH EVICTION SERVICES

PHONE EMAIL

Golden Gate Locksmith Co. . . . . . . . . . . . . 28 PEST CONTROL

RENTAL PROPERTY LOCATION

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

1-2 UNITS = $249.00

PLUMBING

3-4 UNITS = $269.00

Albert Nahman Plumbing . . . . . . . . . . . . . . 29

5-8 UNITS = $289.00

9-16 UNITS = $299.00

17+ UNITS = $299.00 + $5.00 PER UNIT

PROPERTY MANAGEMENT

CHECK (PAYABLE TO EBRHA)

Crane Management. . . . . . . . . . . . . . . . . . . . 33 Maisel Property Management. . . . . . . . . . . 33

TOTAL DUE:

MASTERCARD

VISA

PROPERTY MANAGEMENT & SALES AMERICAN EXPRESS

Bay Property Group . . . . . . . . . . . . . . . . . . . 43 Beacon Properties. . . . . . . . . . . . . . . . . . . . . 35

CARD NUMBER

EXPIRATION DATE

PROPERTY MANAGEMENT SOFTWARE

Buildium. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 ROOFING SERVICES

NAME ON CARD

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 29

SIGNATURE

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW East Bay Rental Housing Association

WATERPROOFING

Applied Waterproofing Systems . . . . . . . . 31

Oakland, CA 94612

WINDOWS, DOORS & SIDING

510.893.9873 | FAX 510.893.2906

ebrha.com

| NOVEMBER 2013 |

Sungevity . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

360 22nd Street, Suite 240

TEL

42 RENTAL HOUSING

SOLAR POWER

ebrha.com

SGK Solutions.. . . . . . . . . . . . . . . . . . . . . . . . 44 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

Non Payment of Rent Evictions Nuisance Evictions Owner Move-In Evictions Rent Board Petitions General Landlord-Tenant Litigation

With Offices in San Francisco and Oakland

CALL US: 510-836-0110

www.baypropertygroup.com

925-344-5755 877-264-6964

(Call Now For a Free Estimate)