Rental Housing

Rental

Housing EAST BAY RENTAL HOUSING ASSOCIATION | MAY 2013

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Contents

East Bay Rental Housing Association

MAY 2013

Volume X, Number 5 May 2013 EBRHA OFFICE

360 22nd Street, Suite 240 Oakland, CA 94612 tel 510.893.9873 fax 510.893.2906 www.ebrha.com EBRHA STAFF EXECUTIVE DIRECTOR | Jill Broadhurst

Features & Columns

jbroadhurst@ebrha.com | x3 DIRECTOR OF OPERATIONS | Cathy Hayden chayden@ebrha.com | x1 DIRECTOR OF ADVERTISING SALES | Tina Bocheff tbocheff@ebrha.com | x6 PUBLICATIONS & COMMUNICATION PRODUCER

Esteban Cortez | ecortez@ebrha.com | x5 EBRHA OFFICERS PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy SECRETARY Jack Schwartz EBRHA DIRECTORS

14

18

Make Your Property Shine

A Fresh Coat

BY MEGAN MUTIMER

BY CORA SUE

ANTHONY

24 More

28

30

NEWS

West Oakland Lofts Scheduled to Open in 2014 THE PRESIDENT’S MESSAGE

Trends, Cycles & Bubbles

BY WAYNE C. ROWLAND

SPECIAL COLUMN

What’s Your Policy?

BY CLIFFORD FRIED

4 RENTAL HOUSING

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Wayne C. Rowland PRODUCED BY

EBRHA Communications Committee Tina Bocheff, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland EDITOR Tina Bocheff ART DIRECTOR & PRODUCTION Esteban Cortez ADVERTISING

ebrha.com

ESQ. & A

No Butts

BY VARIOUS AUTHORS

Events & Directory 34 THE GREEN SHEET 36 COMMUNITY CALENDAR 38 M EMBER DIRECTORY 42 M EMBERSHIP APPLICATION 42 A D INDEX

Rental Housing (ISSN 1930-2002-Periodicals Postage Paid at Oakland, California. POSTMASTER: Send address changes to RENTAL HOUSING, 360 22nd Street, Suite 240, Oakland, CA 94612.

Rental Housing is published monthly for $36 per year by the East Bay Rental Housing Association (EBRHA), 360 22nd Street, Suite 240, Oakland, CA 94612.

Rental Housing is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in Rental Housing are those of the author and do not necessarily reflect the viewpoint of EBRHA or Rental Housing.

This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by EBRHA, express or implied, of the advertiser or any goods or services offered.

Published monthly, Rental Housing is distributed to the entire membership of EBRHA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright © 2013 by EBRHA. All rights reserved.

COVER PHOTO: ESTEBAN CORTEZ

BY JOHN CARONNA

10

PUBLISHED BY

Tina Bocheff | 510.318.8303

It’s a Great Time to Buy & Sell

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contributors

PROTECT YOUR BOTTOM LINE

CORA SUE ANTHONY Inspired by many years of set design, professional stager and HGTV host Cora Sue Anthony started her own business to help people decorate and stage their homes to their highest potential. Now the owner of a successful staging business, Anthony Staging, Cora Sue works and lives in the Bay Area, where she’s staged various homes and apartment buildings, including multi-million dollar homes and condos. She has a coffee table book scheduled for release in 2013 titled “Cora Sue Anthony’s Epic Homes of Alameda County.” In addition, she is a volunteer designer with Rooms That Rock 4 Chemo, a nonprofit organization that transforms chemotherapy rooms into uplifting spaces.

JOHN CARONNA John Caronna has been an East Bay apartment investment-grade real estate specialist and apartment building owner since 1999. He has more than 12 years of firsthand experience with all facets of multiunit property management including rent control parameters, tenant relations and property maintenance. John specializes in advising clients on the most important aspects of considering and eventually purchasing small to midsize apartment buildings in Alameda and Contra Costa Counties.

MEGAN MUTIMER Megan Mutimer is a property service representative for Dunn Edwards Paints.

She specializes in assisting property managers and owners with their repaint projects. She assists her clients with complimentary services including surface evaluation, project specifications, job walk assistance, color consultations and professional renderings.

LEON H. ROUNTREE III Leon H. Rountree III is a solo practitioner in Oakland. He focuses on the areas of landlord/tenant, tax, estate planning and consumer rights litigation. He is a graduate of Golden Gate University School of Law and has been a practicing attorney for over 10 years. Before becoming licensed, he was a corporate paralegal at O’Melveny and Myers LLP in their capital markets division, where he assisted with corporate transactions including public offerings, private placements and mergers and acquisitions.

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ONLINE TENANT SCREENING Call Today (510) 893-9873 EBRHA provides members with low-cost online resident screening.

Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make sure your leasing decisions make the greatest possible contribution to your bottom line. As of May 2009, landlords can collect a maximum of $44.51 for an application fee.

MEMBER PRICING Basic Report . . . . . . . . . . . . $13 Telecheck. . . . . . . . . . . . . . . . $6 Criminal and DMV checks are available, as well as social security traces.

Verbal and Fax Reports . . . . . . . . . Add $22

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

Strengthen Your Front Line to Increase Your Bottom Line Leasing Professionals and Community Managers are the backbone of apartment communities, so with improved and polished skills, your front line staff can help to increase your bottom line, even in this economy. Register your experienced leasing employees and managers for the Certified Apartment Manager (CAM) training courses. Courses will be sponsored by the National Apartment Association Education Institute and the East Bay Rental Housing Association.

When: May 6-10, 2013 from 9am-5pm. The training will be held at 360 22nd Street, Suite 240, Oakland, CA 94612.

CAM is a nationally recognized designation.

Training covers: • Management of Residential Issues • Legal Responsibilities • Human Resource Management • Fair Housing • Marketing • Property Maintenance for Managers • Risk Management • Financial Management • Research, Analysis and Evaluation

Who should attend: • All members of your leasing or community management team who have at least one year of apartment industry experience.

Course Price: • Members: $750 for the entire designation.

• Non-Members: $900 for the entire designation.

Instructor: Doug Chasick, CAPS, CPM, SLE, an instructor with 34 years of experience in managing, leasing, marketing, focusing on multifamily properties. In his career, Doug has managed portfolios in excess of 28,000 units.

To register contact Kim McCrossen at 703/518-6141, ext. 121 or kimberlymccrossen@naahq.org.

East Bay Rental Housing Association 360 22nd Street, Suite 240 │Oakland, CA 94612 510/893-9873 510/893-2906 FAX │ www.ebrha.com

COLUMN

news and the pricing process. MPF secured a $14.2 million loan from East West Bank to fund the project, which includes extensive renovations and historical restoration from damage sustained during the 1989 Loma Prieta earthquake. The Lampwork Lofts will open in June of 2014.

Lampwork Lofts construction in West Oakland. Below: The structure originally served as a manufacturing facility for General Electric.

Third Phase Construction of Bakery Lofts in Emeryville to be Completed This Summer

Graffiti along the side of housing in the East Bay

West Oakland Lofts Scheduled to Open in June 2014 is converting a historic four-story brick warehouse into 92 for-rent live/work units in West Oakland. Known as The Lampwork Lofts, the project is located at 1614 Campbell Street. Construction began on the 115,000-square-foot building in April. This project will be certified as a national landmark with the National Park Service, allowing the use of Federal Historic Tax Credits — a strategy that has allowed MPF to continue to develop multi-family projects that meet longterm return objectives. The structure was originally built in 1919, and served as the manufacturing facility for General OAKLAND-BASED MADISON PARK FINANCIAL (MPF)

Electric’s Mazda lamps. The building also has the distinction of being the first industrial facility on the West Coast to employ 8 RENTAL HOUSING

| MAY 2013 |

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women. The project has received its entitlements from the City of Oakland and is currently going through value engineering

started last fall on The Bakery Lofts, a 79-unit apartment building in Emeryville near the Oakland border. Located on the site of the former Remar Bakery, the 67,000-square-foot building was originally constructed in 1919. It operated continuously as a bakery until 1988, when San Francisco Herb & Natural Food Company leased the building as a warehouse and distribution center. Madison Park Financial (MPF) purchased the bakery in 1998 and converted the property into 57 live/work units. In addition to the rehabilitation of the old bakery building, a new building was constructed and a central open-air atrium was created to join the two buildings. MPF certified the property with the National Park Service as a historic landmark in 2002.

“I feel great about having two buildings under construction at the same time because they are the only two for-profit apartment buildings under construction in Oakland,” said John Protopappas, President and CEO of Madison Park Financial. “The market for apartments is very good. Demand is high and supply is low.” The third phase of The Bakery Lofts will be finished this summer.

Berkeley Central 55% Leased After Opening Less Than Four Months Ago The 143-unit Berkeley Central

apartment building is 55% leased after opening less than four months ago. The building — located at 2055 Center Street in downtown Berkeley — features modern loft-style rental units with high-end decor and amenities. Dallas-based SNK Realty

PHOTO COURTESY OF MADISON PARK FINANCIAL

The third phase of construction

originally developed the site for approximately $81 million, but the project was hindered during the economic slowdown. CityView — a national real estate company — purchased the incomplete development for $60 million last summer and it was market-ready by December.

Oakland-based Development Company Proposes 100-unit Project in Emeryville Eyeing the recent boom in the East Bay multifamily housing market, Oakland-based Holliday Development is crafting a proposal for a 100-unit, mixed-use project in Emeryville. Preliminary plans were presented to Emeryville’s planning commission to replace an existing 25,000-squarefoot commercial building with a five-story residential rental building, located at 3800 San Pablo Ave. “The market’s improving so that people that do what I do are back to developing,” Holliday said. “It’s time to come up with new projects.” This is Holliday Development’s first East Bay project in four years.

Bill SB 391 (DeSaulnier): Provides Permanent Funding Source for LowIncome Housing The Senate Transportation and Housing Committee approved SB 391, a bill that would enact the California

Homes and Jobs Act of 2013. The bill imposes a fee of $75 on every recording of real estate-related documents, except for those documents recorded in connection with a transfer subject to a documentary transfer tax (real estate sale), and directs the money that county assessors collect to the California Homes and Jobs Trust Fund. The Legislature would be authorized to use those funds for the development, acquisition, rehabilitation and preservation of affordable housing to low and moderate-income households including emergency shelters, transitional and permanent rental housing, foreclosure mitigation and homeownership opportunities. The $75 fee will be charged to the following types of documents: deeds and grant deeds, trustees’ deeds and deeds of trust, quit claim deeds, assignments, reconveyances, easements, liens, and leases and assignments of leases and rents, lot line adjustments, notices related to the foreclosure process, and subordination agreements. In most cases, the fee will be charged multiple times in one transaction because a recording transaction involves multiple document recordings. Realtors, homebuilders, housing advocates and the California Apartment Association support the measure. The author estimates that the bill will generate $500 million per year in new recording fees that will be used for housing programs. “There is an affordable homes shortage in our state, and we cannot turn our back on the millions of Californians without a stable living environment.” said Senator DeSaulnier. “SB 391 will not only create jobs now, it will provide long-term benefits to our state.” RH

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ebrha.com

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RENTAL HOUSING 9

COLUMN

the president’s message

the economic recession caused by record numbers of sub-prime mortgage foreclosures, very few of the most impactful events happened very quickly. Instead there was a slow grind of rising interest rates, followed by large numbers of defaults and foreclosures which was then followed by bank failures and a generally collapsing economy. During much of this time, even as mortgage defaults stacked up, people were still bidding up the prices of houses. It wasn’t until huge numbers of foreclosed homes actually hit the market that prices then collapsed. The whole thing was like watching a slow moving Is another real estate bubble on the horizon in the train wreck. Sadly however, it was a train Bay Area? wreck in which people continued payBY WAYNE C. ROWLAND ing to board even as it slowly ran off the rails. gone from reporting what seemed to be Why is it that investors sometimes bid about 15 or 20 new mortgage defaults prices into speculative bubbles even when a day to reporting more than 100 each underlying market factors suggest that day. prices should be coming down?

Although it was clear that something One of the interesting points about was amiss, it wasn’t immediately clear real estate and financial markets, which whether the heightened foreclosure is probably true for all markets, is that at activity was an aberration or the begina certain level, there is almost always an ning of a trend. Furthermore, whatever undercurrent of groupthink psychology it was, it was so new that it had not yet impacting on investment decisions. In the been picked up by the financial press. stock market it seems to work like this: It would take several more months of people notice that the market is going sustained and in some ways dramatic up and they see others buying stocks, so increases in mortgage defaults before it arly in 2005, I had a brief they rush in to buy some stocks of their would become general knowledge that phone conversation with East own. They want to get in on the action. there was a problem: that the bottom Bay Rental Housing AssociaThey don’t want to be left out. Later on, was falling out of the housing market. tion board member Link Corkery, who however, when they see the market going By that time, unfortunately for a huge at the time was just establishing our down (even if only temporarily) or they number of people, it was too late. They market conditions committee. Since his see other people selling, they feel comhad paid top dollar for real estate in company, Property Counselors Link pelled to hurry up and get out of those a frenzied market of rising prices and Corkery, specializes in apartment sales, same investments. So they sell. They literthen rather suddenly, the prices had I had called him to ask if he had he seen collapsed. They had bought in a price ally buy high and sell low, which is the any signs of distress in the market for opposite of what they set out to do. In bubble and the bubble had burst. multifamily properties. He indicated the process, they both overly inflate and The thing about real estate markets, that he had not. overly deflate the market. Dotcom boom though, is that they don’t necessarIn the ensuing conversation, I told and dotcom bust comes to mind, as does ily change overnight. Unlike the stock him that I had noticed something odd real estate boom and sub-prime mortgage market which has a history of price taking place in the market for singlereal estate bust. fluctuations exceeding 20% in a single family homes and smaller rental proper- day, real estate markets In his book, Extraorties that could potentially have a big “The multifamily and dinary Popular Delu(with the exception impact on property values and rents in single-family real sions and the Madness of those impacted by our area. It seemed that in several Caliestate markets in of Crowds, Scottish natural disasters such fornia counties, Alameda and Contra the Bay Area have journalist Charles as earthquake, flood or Costa included, there had been a sudden major catastrophe) tend reverted to multiple McKay offers a cautionand rather large spike in home mortoffers and bidding ary warning about the to change much more gages going into default. The Intercity wars in large part dangers of financial slowly. Indeed, even in Express, which publishes legal notices due to another surge speculation. In one the convergence of events that include mortgages in default, had in the Tech sector.” chapter of the book he that eventually led to

Trends, Cycles and Bubbles

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ebrha.com

PHOTOS: NATHAN JONGEWAARD

E

Are you still plAnning communities for the wAy people used to live?

Big shifts in our population are dramatically changing the way we live. The biggest change: Half of all new households this decade could be renters.

Just look. Only a fifth of U.S. households are “married with children” – the traditional drivers of single-family housing demand. In fact, the fastest growing populations in the next decade will be young professionals and empty nesters – people who want the flexibility and mobility apartments provide to

pursue their careers wherever they exist.

Apartments not only attract these skilled professionals but also support a large number of local jobs: on average 116 for every 100 apartment units constructed. And they generate an additional $5.5 million in wages and $3.3 million in federal, state and local tax revenue and fees.

With upwards of 7 million new renters this decade, maybe it’s time to plan communities for how people are going to live.

www.nmhc.org

www.naahq.org

ApArtments. where the future lives. ebrha.com

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RENTAL HOUSING 11

UPCOMING WORKSHOPS Landlord 103 D ATE & TIME

SPEAKER

PRICE TOPICS

THURSDAY, MAY 2;1:00 P.M. - 2:30 P.M. Cathy Hayden, EBRHA Members: Free; Non-members: $49 • Navigating EBRHA.com effectively • Finding Info Online • Online Forms Library • Accessing Leasing Forms • And more

Certified Apartment Manager (CAM) Training D ATE & TIME I NSTRUCTOR

PRICE LOCATION REGISTER

MON., MAY 6 - FRI., MAY 10; 9:00 A.M. - 5:00 P.M.

Doug Chasick, CAPS, CPM, SLE For Entire Designation — Members: $750; Non-members: $900 EBRHA Education Center, 360 22nd Street, Ste. 240, Oakland For more information or to register, see page 7 or contact Kim McCrossen at (703) 518-6141, ext. 121 or kimberlymccrossen@naahq.org

IN-DEPTH

Marijuana & Your Rental Property D ATE & TIME

SPEAKER

PRICE TOPICS

TUESDAY, MAY 14; 2:00 P.M. - 3:30 P.M. Michael McLaughlin, Fried & Williams LLP Members: $39; Non-members: $69 • Marijuana Statutes in the East Bay • Effect of Federal Anti-Drug Laws on Landlords • Evicting Marijuana Tenants • Proving Illegal Use and Nuisance • What to Expect at Trial • Strategies for Success • And more

Landlord 104 D ATE & TIME

SPEAKER

PRICE TOPICS

THURSDAY, MAY 23; 1:00 P.M. - 2:30 P.M. Dan Firestone, Contemporary Information Corp. (CIC) Members: Free; Non-members: $49 • Tenant Screening Dos and Don’ts • Validating Residential Rental Applications • Processing a Credit Report • Interpreting a Credit Report • And more

New in-depth workshops now offered monthly: Members: $39; Non-members: $69 Landlord series remains free for members.

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All classes and workshops are held at the EBRHA Education Center 360 22nd St., Suite 240, Oakland Registration: news@ebrha.com, (510) 893-9873

describes a set of events which outline the progression of a financial bubble that devastated the economy of an entire country. First, prices on a particular commodity rose beyond belief. A speculative market developed and fortunes were made. Then, prices on that commodity fell beyond belief. Many fortunes were lost, resulting in lots of angry and unhappy people who later demanded that their legislators do something about the mess. And finally, government legislators step in (mostly to no avail) in an effort to sort things out and restore order. Sound familiar?

That same chapter includes the following passages describing the end of the bubble: “Defaulters were announced day after day in all the towns” and “Hundreds who previously had begun to doubt that there was a such thing as poverty in the land, suddenly found themselves possessors of a few properties which no one would buy, even though they offered them at a quarter of the sums they had paid for them.”

I found this chapter of the book to be especially interesting because it gave such a colorfully descriptive chronology of the events that led to the particular financial bubble. I would highly recommend it as an interesting read. However, I must confess that I took a bit of literary license in the quotes mentioned above. I substituted the word “properties” in place of the original word in the story which was “bulbs.” The chapter is entitled “Tulipomania” and it describes the extraordinary price bubble in the trading of tulips (tulip mania) that took place in Holland in the 1630s. The book was published in 1841.

By the way, did I tell you that financial bubbles are not new?

P.S. Today, less than five years after the start of the “Great Recession,” the multifamily and single-family real estate markets in the Bay Area have reverted to multiple offers and bidding wars — significantly over asking price — in large part due to another surge in the tech sector. Sound familiar? Is another bubble on the horizon? What do you think? RH Wayne C. Rowland is President of EBRHA and an avid representative of issues in the community. He has over 30 years of real estate investment experience. He is a graduate of San Francisco State University with a degree in finance.

COLUMN

tips from the pros

ers issue yearly color trend guides that are easy to follow. When looking at trends it is important to look for styles that will have some longevity, and will not be out of date a few months down the road. If you are worried that the trend will fade, you can use it as an accent which can easily be changed to fit the next trend or the buyer’s taste. For example, current color trends show earth tones, neutrals, grays, blues and greens leading the way. If A building’s paint color can attract or scare off you love the blue colors that are big right now, but are afraid of scaring off buyers, potential buyers. try a neutral exterior color with a blue

BY MEGAN MUTIMER door. Your property will have the impact berry house and wonder you want, but if a buyer doesn’t like it, what that person was thinka door is much easier to repaint then an ing. entire building.

As much as the house If you are painting interiors and want hurts my eyes, the hometo follow color trends, add an accent wall owner has the right to paint or make the ceiling a slightly different his house any color he shade from the walls. chooses. However, I bet if Even with the plethora of resources he wanted to sell, he would available, the task of finding that perfect have some trouble. The point color can be daunting. There are some of this story is that a paint important steps that make the chore job can go wrong. Color and easier. The first is to have some idea of paint quality make a huge what you are looking for before walking difference, and if done incorinto the paint store. Without a direction, rectly, can end up turning the fan decks and color walls can be overpotential buyers away. whelming. Once in the store, an associate irst impressions are extremely When contemplating a repaint, it is can help guide you. important when buying a propbest to remember the curb appeal of Next, get a larger chip, or even better, erty. If you see a building and your property. Buyers have a wide range a wet color sample and take it home. automatically start making a laundry of tastes, but the majority of people will Color can change drastically in different list of the items you hate, the likelilike the same types of colors, and that is settings. Look at the color in the lighting hood is that you will never move past what you should try and appeal to. it will be viewed in and see if it works. the negatives to find the positives. The There are many ways to get a feel for Try to remember to work with the fixed shadow of properties’ first impressions what colors will be attractive on your surroundings, which can be anything are something both buyers and sellers property. One simple way is to look from landscaping, neighboring buildneed to be aware of. around your neighborhood. Typically, ings, floor color, counter color or staged There are many improvements that buyers are looking in a specific area furniture. increase your properties’ desirability, because they like the look. MimickFinally, if you can’t decide among sevbut they can be time consuming and ing the surroundings is a great way to eral colors, step away or ask for a second costly. One easy and cost-effective way increase your curb appeal. opinion. Spending days trying to decide to update your building and make it Another method is to follow curon colors can make them blur into the look cared for (to give a great first rent color trends. Trends can be found same hue. Ask someone whose taste you impression) is a fresh coat of paint. easily with a quick Google search or admire what they think.

When done correctly, paint can spruce by browsing popular social media sites Some paint manufacturers have up eyesores, emphasize key architectural such as Instagram or Pinassociates in-store that features, and make your property look terest. Pantone is a great “Color and paint will help you make a current and sought-after. resource as well, guiding quality make a huge decision. Working with Think about your neighborhood. color trends for fashion, difference, and if a paint manufacturer There is probably one house with a makeup, paint and everydone incorrectly, has the added perk of color you hate. I have nicknamed the thing color related. can end up turning professional advice on house on my block “the blueberry In addition, most potential buyers sheen choices for the house.” Everyday I drive by the bluemajor paint manufacturaway.” best look and durabil-

A Fresh Coat

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For our complete list of Industry Partners, see the Member Directory found on page 38 or the online Buyers Guide & Business Directory at www.ebrha.com/directory

East Bay Rental Housing Association 360 22nd Street, Suite 240 Oakland, CA 94612 510.893.9873 | FAX 510.893.2906 ebrha.com TEL

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RENTAL HOUSING 15

ity, what has been popular in your area, and some offer renderings so you can see a mock up before paint ever touches the walls.

The obvious final step is application.

Without proper preparation and application, any color can leave a building looking sloppy and undesirable. Whether you are a DIY master, or hiring a licensed professional, do not overlook preparation.

Some general rules always apply: make sure holes are filled, repairs are remedied, work with a dust-free clean surface, use the proper primer, tape off areas not to be painted, and protect flooring and surroundings from unwanted paint.

If you are tackling the task, ask store associates for the right tools. If you hire a professional express the importance of good preparation. Do not be afraid to inspect their work before primer or paint is applied, to ensure it is to your standards. The same general idea goes for application. Relying on an expert, whether for advice or for hire, is always a smart move.

It is important to step back from the property and look at it with fresh eyes.

Do not ignore the troubled areas that you have become accustomed to. Make repairs and use color to highlight design features, like moulding and trim. Leave drastic colors out of the picture to raise curb appeal, and ensure proper preparation and application to make your color choice and property shine. RH Megan Mutimer is a property service representative for Dunn Edwards Paints. She can be reached at (415) 755-0685 or megan.mutimer@ dunnedwards.com

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RENTAL HOUSING 17

FEATURE

18 RENTAL HOUSING

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ebrha.com Home staging is a proven way to get top dollar for your home as you prepare it for sale.

Make Your Property

SHINE Staging and open house tips from Cora Sue Anthony, staging expert and host of HGTV’s “Real Estate Intervention”

BY CORA SUE ANTHONY

I

nspired by many years of set design, professional stager and HGTV host Cora Sue Anthony started her own business to help people decorate and stage their homes to their highest potential. Cora Sue is the owner of Anthony Staging, a successful staging business. She works and lives in the Bay Area, where she’s staged many properties, including multi-million dollar homes and condos. Now, she’s answering some commonly asked questions for buyers and sellers on open house etiquette and making their properties stand out.

light fixers is also a great way to update your units. And of course, a new doormat is always a welcome idea.

What are some little ways to add curb appeal without spending a lot?

You can add potted plants at the front entrance, fresh bark in the flower beds, and prune the trees and bushes. While new paint is by no means little, it is the least expensive way to increase the appeal of your building. Sometimes, power washing will work depending on the condition of the exterior.

What are some of the biggest turnoffs for buyers and quick ways to fix them?

The biggest turnoffs are clutter and odor.

Work with your tenants to organize the garage, storage closets, workshops, side yards and backyard. It’s best if you can remove anything that is not regularly used.

Eliminate odors by thoroughly cleaning walkways, common areas, stairwells, garbage/recycling areas, and carpet. Be careful with using plug-ins and sprays, as some people are allergic to perfumes.

Are there any really cheap spruceups you can suggest?

If you are staging a unit or lobby, orchids are beautiful in any room. Live plants bring the outside in, absorb odors and bring life into a property. Baskets for clutter add a nice touch. Throws and throw pillows on the sofa, chairs and beds bring nice color and comfort to a house. New towels in the bathroom and kitchen, and beautiful candle sticks and books can really spruce up tables and fireplace mantles.

What small items do sellers forget to update?

Fresh flowers and plants in the flowerbeds, entryway, common areas, backyard, and in the units you will be showing. Replacing

How much snooping is acceptable when I’m touring a property?

It is acceptable to look into anything that is part of the property, including the garage, closets and cupboards. Storage may be a ebrha.com

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RENTAL HOUSING 19

Creating Inviting Spaces

deciding factor for the purchase. Also, it’s acceptable to look into appliances that are being sold with the building. It is not acceptable to go through things like dresser drawers and pieces of furniture.

What are some important things people forget to ask at an open house?

Why are the owners selling? Is the building being sold as a 1031 Exchange? How long has the building been on the market?

Have the owners repaired any known problems? Once escrow opens, be sure to obtain all tenant leases, completed estoppels, seismic inspection report, pest report total and be familiar with rent control ordinances.

Cora Sue Anthony prepares a living room for staging.

She says staging sets the scene throughout the property to create immediate buyer interest.

What are your biggest rules for open-house etiquette?

The best etiquette is good manners. Be honest with the realtor as to what you are looking for. Keep negative comments to yourself, and compliment what you like about the property.

I love going to open houses, just to look around. Is it better to be upfront with the realtor or act like I’m a prospective buyer?

If asked, be honest with the realtor. Agents are happy to allow “lookie-lous” in an open house. Just be respectful of their time.

FOR HOMEOWNERS

Should you leave your property during your open house?

Yes. You should leave and let your agent act as the buffer between the buyer and the seller. Investors are looking for a deal and looking to criticize your property. You may feel the need to defend your building and scare the buyer away. Your agent can defend your property in a way that won’t scare the buyer.

Eliminating clutter makes spaces feel more inviting and appealing to buyers. In this East Bay property, Cora Sue Anthony uses throw pillows to add color and comfort to the home.

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What design ideas do you use on your show that you copy in your own home?

I always paint the ceilings white no matter what color I paint the walls. It expands the space, making the rooms feel larger.

I use live plants to bring the outdoors in and absorb odors. I love fresh flowers and cut them from the yard and bring them indoors. I buy furniture from outlet stores and consignment stores for the best deal. RH Cora Sue Anthony is a host of HGTV’s “Real Estate Intervention” and the owner of Anthony Staging, a successful staging business in the Bay Area.

She can be contacted at (510) 459-3706 or csanthony@aol.com.

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Adding plants to a room brings the outdoors in, absorbs odors and brings life to a property.

Do you need to put all of your family photos away when you’re showing your house to potential buyers?

What sort of personal items are okay to leave around?

Yes! Put all family photos away. You want to give a potential homebuyer a blank canvas to work with. They have to see themselves in the house. Photos also act as a distraction. For instance, you may leave out a photo of your great grandparent’s wedding. Someone may spend more time looking at the photo than the house. Regarding other personal items, you really shouldn’t leave anything out that has value to you. There is always a chance of damage or theft.

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13-02-28 3:41 PM

FEATURE

East Bay real estate specialist and apartment building owner John Caronna

It’s a Great Time to

Buy & Sell Real estate experts haven’t seen such a strong market since the 1980’s

PHOTO: ESTEBAN CORTEZ

BY JOHN CARONNA

It is a great time to buy an investment property in the East Bay, and at the same time, it is also a great time to sell. All of us who live in the Bay Area know that rents have been on the upsurge for the last 12 months. A quick search of Craigslist rentals is an eye opening experience, as renters are paying in excess of $2,100-$2,600 for a two bedroom in many areas of Oakland, Berkeley, Walnut Creek and Pleasanton. In very desirable areas, such as Piedmont, Lafayette or Moraga, rents are even higher.

I just helped clients rent an 800-square-foot one bedroom unit in their duplex in Lafayette for over $2,100.

It was only a year ago that they bought their duplex, and calculated $1,600 as market rent for each unit.

At the EBRHA Trade Expo last fall, a term for our current situation that accurately described many East Bay renters was “San Francisco Rental Refugees.” In an effort to live in a desirable area, and at the same time try to save money for a down payment, many young professionals are moving east of San Francisco, where our rents seem so reasonable. They have good jobs and they expect services that will continue to evolve and improve in the East Bay, from wanting to live near the Whole Foods in Oakland, to the vibrant scene in Uptown, to being walking distance from BART.

For Sellers

The large number of very motivated buyers means that prices for apartment buildings are up 30-45% in just the last 6-9 months. In discussions with colleagues — many with over 30 years of experience — we have never seen an investment market that has turned around this quickly and aggressively since the 1980s.

In simple terms, market rents are up 20-35% in most of the East Bay. At the same time, investors are willing to pay more for that rent. How does this add up? Well,

here is the simple math: let’s take a four-plex in a very strong rental location of the East Bay, for example, near Lake Merritt in Oakland, or in Moraga/Lafayette in Contra Costa County. In the fall of 2011, two to fourunit buildings in these areas sold for about 11 times annual gross rent. So, if you had four 2 bedroom apartments renting for an average of $1,500 per month, and an annual gross rent of $72,000, your building (in good condition) was worth $792,000.

Currently buyers are paying 14 times gross annual rent for buildings in these areas. If you didn’t pass through any rent increases, and you didn’t have any tenant turnovers, then your building is now worth $1,008,000.

Of course, most likely you have passed through the allowable rent increase (in rent control markets) or increased your tenants rents by 3-5%. This coupled with a tenant turnover or two could easily increase your average rents from $1,500 per unit to $1,750 per unit.

Note: one new tenant at current market rent of $2,100 brings the average to almost that level alone.

Now, your four-plex that was worth $792,000 in the fall of 2011 is worth $1,176,000. This four-plex is worth 48.4% more than it was a mere 16 months ago!

Please read this again. Same building, same location, same neighborhood, same floor plans and this four-plex is worth $384,000 more today.

Sellers, to maximize your value there are a few basic things that you should always do. Some of these may seem obvious, but surprisingly, this is not always the case when I look at properties that are for sale.

1) Landscaping and exterior painting. I always advise my clients that if a property is not well-maintained on the outside, expect many additional examples of “deferred maintenance” upon further inspection. Landlords who don’t take care of the common areas and ebrha.com

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RENTAL HOUSING 25

There are two basic categories that most buildings fall into. It’s important to do some analysis to see what you are looking for, as owning an apartment building is going to require some level of work, whether or not you hire a property management firm.

1) Properties in good rental areas, which sell for a premium. Long term potential for appreciation and a long term strategy will generate good appreciation and loan principal reduction. Examples: Rockridge, Elmwood, Adams Point, and Piedmont Avenue in Oakland, as well as Piedmont. In Contra Costa County, Moraga, Walnut Creek, Pleasanton, and Concord are most desirable.

2) Properties that are in “up and coming” areas. The East Bay has seen a tremendous improvement in many areas. Some neighborhoods have been very desirable by renters (and owners) for years. Examples that are now — but only recently — very desirable would be Temescal in Oakland, and Pleasant Hill and Martinez in Contra Costa County.

The first group may not generate great cash flow in the beginning, but they will appreciate more consistently, and always be desirable to renters. For example, the four-plex we purchased in 2001, one block off of Piedmont Avenue, is getting over $1,900 per month for one bedroom units. Since we purchased the building in 2001, we’ve averaged less than 1/2 of 1% in vacancy per year or less.

The second group has more inherent risk. The current tenants may not have the income and credit scores that you will seek moving forward, the current rents may be below market, and if you own in a rent control market, it may take years to get the units all to market rents. Eventually, through rent appreciation, your equity in the property can dramatically increase.

THERE ARE BASIC THINGS SELLERS SHOULD ALWAYS DO. SOME OF THESE MAY SEEM OBVIOUS, BUT THIS IS NOT ALWAYS THE CASE. exterior don’t spend money on other general maintenance.

2) Laundry room income. It’s a tenant amenity, and its counts towards your annual gross income.

3) Clean out the basement, storage, and parking areas. New buyers paying top dollar don’t want to take over a building with excess junk from old or current tenants.

4) Get all your paperwork in order. These should include at a minimum, last year’s expenses broken down into basic categories: utilities, repairs and upgrade, maintenance, property taxes, insurance, business tax and licenses, if appropriate. Lastly, the buyer is going to want copies of your tenant leases with deposit amounts, plus estoppels. It’s important to give buyers the current lease terms, as many buyers today are looking to live in one unit and collect rent for the other units.

5) Last, and most important: pass through all rent increases that are allowable. If you are in a non-rent controlled market, spend some time visiting open house opportunities in the neighborhood and check Craigslist for rentals in your area. This is a business, and a very profitable one if you treat it like a business.

Remember, the amount that buyers will pay for your building is rapidly accelerating. The most important rule for landlords is to pass through all possible rent increases. Buyers are going to pay a multiple of your annual rents. Period. All potential rental income between your current rents and market rents are just opportunities for your buyer.

So, when you analyze your property, if it is a business, then it is imperative to thoroughly research the rental market for your neighborhood to get the highest possible rent.

For Buyers

The incredibly low interest rate environment allows for returns 15-20 times higher on your investment than comparable returns from a money market or CD account. Many buyers with cash in the bank are realizing that the best returns available are through an investment property purchase. Also, the depreciation deduction on investment property can mean that your net cash flow is tax deferred or tax free.

Now, with rents rising so rapidly, it is usually much cheaper to buy than rent. I have recently worked on two transactions (a duplex and a fourplex) where the buyer was going to occupy one unit and rent the others. In both cases, the buyer’s total monthly costs were much lower than market rent for their unit. The buyer also gets tax write offs, and there is a monthly principal reduction on their loan. For all these reasons, many smaller investment properties are selling to buyers who plan to live in one unit and rent the others. It’s a great way to begin the strategy of becoming an investment property owner.

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Property Management

Management companies charge 6-8% of your rent to manage your property. Their level of control can be 100%; they deposit your net rental income into your checking account and send you a monthly spreadsheet. They can pay your mortgage, monthly bills, property tax, do your open houses, and even hire contractors to do repairs.

Depending on the state of your building and the number of units, it may make sense to have a professional company handle all your rental property affairs. It’s a good idea to think about this before you analyze your return on investment, as it does have an impact on the bottom line.

Self-managing your property is a great learning experience, but keep in mind you may not want to learn how to change a leaking kitchen sink, get pennies out of the garage disposal, hold open houses, run credit reports, etc.

Another option may be a combination. Perhaps you hire a maintenance person and gardener, but you handle marketing, tenant screening, collections and accounting. Property management software, like Buildium, can also make the job much easier.

Maintenance

When considering property to purchase, looking at all deferred

C O L D W E L L B A N K E R maintenance issues is extremely important. Most investment property owners, myself included, don’t set aside monthly allowances for items that only need major attention every 10-15 years or so. New roofs and new exterior paint are very expensive, but putting them off doesn’t save money, it only costs more money in the end. There is also the possibility of extra expenses to pay for damage caused by the old roof, peeling stucco or paint.

The best strategy is to sit down with your financial professional, other multiunit property owners, and a real estate agent that has experience with investment properties. Begin to learn about the process, advantages, potential challenges, past experiences of those you are meeting with, and then get out and look at properties for sale.

Imagine yourself as the owner, and do a realistic checklist of what and how much time this investment will entail weekly and monthly. Weigh the return with both professional property management and doing it yourself.

Multi-Unit Residential Specialist Expert in the sale and purchase of duplexes to 18-unit investment properties Recent Sales: • Highland Rd. Duplex, Lafayette, Represented Buyer • Snake Rd. 4 plex, Montclair, Represented Buyer Plus:

Glen Park Duplex, Oakland, Represented Buyer

Rents

My strategy is to offer attractive, wellmaintained units to carefully screened tenants who meet my rental standards, with the goal of getting market rents as soon as possible. This is my business, and the bottom line is my priority. However, every owner has different goals, depending on the number of units they own, their financial picture, and their business philosophy. Dream tenants who pay rent on time, do not disturb others, take care of your property, and alert you to problems are worth their weight in gold.

You may not want to risk losing them due to a big rent increase (in non-rent controlled areas). This does not mean you should never raise rents, but there may be other considerations. In rent-controlled areas, unit turnover is your opportunity to update your units, increase rents, and maximize your return. RH

The information contained in this article is general in nature. Consult the advice of a professional for specific advice. John Caronna has been an East Bay-based apartment investmentgrade real estate specialist and apartment building owner since 1999. He can be contacted at (925) 253-4648 or john.caronna@camoves.com.

Grand Ave. 4 plex, Oakland, Represented Seller

Near Piedmont Ave., 18-units, Oakland

• 12+ years experience as owner/hands-on manager of residential rental and commercial buildings • Market rent analysis by neighborhood maximizes property value • Strategies for successful multi-unit property ownership • Identify and advise 1031 exchange opportunities Your East Bay Investment Real Estate Advisor

JOHN CARONNA (925) 253-4648 www.eastbayIREA.com DRE# 0189437 ©2011 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker® is a registered trademark licensed to Coldwell Banker Real Estate LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each Coldwell Banker Residential Brokerage Office Is Owned And Operated by NRTLLC. DRE License # 00313415

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RENTAL HOUSING 27

special column

What’s Your Policy?

What all landlords should know about wrongful eviction insurance

BY CLIFFORD E. FRIED

T

he rent laws in California make it extremely lucrative for residential tenants to sue their landlords.

Many local eviction ordinances allow tenants to recover treble damages and attorney’s fees if they prevail in litigation. These laws are flypaper for plaintiff’s attorneys.

Besides education and using a competent eviction attorney, the best way to manage the risk of a tenant lawsuit is to have insurance coverage for claims of wrongful eviction. All residential landlords in rent or eviction control 28 RENTAL HOUSING

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jurisdictions should have coverage for claims of wrongful eviction.

If you borrowed money to purchase your rental property, then you have at least a fire policy in place. All lenders will require you to have a fire policy.

But you might also have coverage for certain types of liability, such as bodily injury and property damage. These are all important to have, but they may not cover you from claims of economic or emotional injuries to tenants which have no connection to a bodily injury or property damage.

Finding Coverage There is coverage available that will protect you from claims of wrongful eviction. Most insurance companies, for a nominal charge, will add coverage to a policy for personal injuries which may be

defined as a wrongful eviction. This coverage comes in different forms and names. It may be found in a general comprehensive policy, a separate endorsement added to a fire policy or in an umbrella policy. Some insurance companies will name the policy something like “Landlord Protector Package” or “Owner, Landlord, Tenant.”

Insurance brokers may not always know if a policy protects you from claims of wrongful eviction. Brokers are very good at selling insurance and collecting premiums, but they don’t know everything about the products they sell. And if you ask them to tell you in writing that you are covered against claims of wrongful eviction, they won’t. Instead, they will tell you to read the policy.

Many attorneys can’t read an insurance policy either. Policies are highly technical and ramble on for many pages.

Unless an attorney is familiar with insurance law and the published decisions interpreting policy language, he or she cannot help determine if you have the proper coverage.

In all rent and eviction control cities, an attorney familiar with rent laws and insurance coverage should be consulted before any attempt to increase rent, undertake major renovations or endeavor to recover possession. In fact, many eviction attorneys will not serve an eviction notice without first confirming coverage.

Reviewing Your Policy In reviewing your policy, you should confirm coverage for personal injury.

The policy’s definition of personal injury should include wrongful entry, eviction or other invasion of the right to private occupancy. The liability coverage section should say that the insured is covered for claims of personal injury.

But beware of policies that limit coverage for personal injury to claims arising out of an occur“Defending and rence. Many policies settling wrongful define occurrence as eviction lawsuits is an accident. And some very expensive. It is insurance companies advisable to obtain will not defend a tenant proper coverage claim arising out of the if you are in the service of an eviction residential rental notice. These companies business.” argue that the service of

PHOTO: STOCKMONKEYS.COM / WWW.STOCKMONKEYS.COM

COLUMN

an eviction notice is not an accident, but instead is intentional conduct.

It is unclear what an accidental wrongful eviction might be (perhaps accidentally evicting the occupants of the wrong apartment?), but landlords want to avoid doing business with an insurance company that will deny coverage because of a claim arising out of the service of an eviction notice.

Some insurance companies are notorious for avoiding the defense of wrongful eviction claims. Others are very good at accepting claims. While you may think you are “in good hands” or that your insurance company “is there,” you might be extremely disappointed if and when you are actually sued by your tenant.

The Importance of Obtaining Proper Coverage Defending and settling wrongful eviction lawsuits is very expensive. It is advisable to obtain proper coverage if you are in the residential rental business.

Good liability coverage will protect you against lawsuits brought by tenants for attempted and actual wrongful evictions, habitability, and discrimination claims. Even if you are sued under a variety of claims, the odds are, some of those claims will be covered by a good liability policy.

And where some of the claims brought are not covered by your policy, because other claims are covered, your insurance company is obligated to provide you with a defense on all claims. An insurer may reserve its right to seek reimbursement of defense costs should it ever be determined you are liable for the uncovered claims only.

When an insurance company reserves its rights to seek reimbursement or indemnity from the insured, the insured might be entitled to two attorneys at the expense of the insurance company.

Should you ever be sued by a tenant, seek the advice of independent legal counsel, as well as tendering the claim to your insurance agent as soon as possible. RH

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The information contained in this article is general in nature. Consult the advice of an attorney or professional for any specific problem. Clifford E. Fried is an attorney with Fried & Williams LLP and can be contacted at (510) 625-0100. ebrha.com

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RENTAL HOUSING 29

COLUMN

esq. & a

No Butts

How can landlords effectively enact non-smoking policies?

BY VARIOUS AUTHORS

Q

I purchased a property that has a tenant who smokes tobacco in his rental unit. I discovered that the paint on his walls were many shades of brown because of the smoke. I would like to change his terms of tenancy and enforce a nonsmoking policy. How can I do it?

A

On January 1, 2012, California Civil Code §1947.5 became law and codified the existing right of residential landlords to prohibit smoking anywhere on their property, including individual units and common areas. By prohibiting smoking on their properties, landlords can reduce the risk of accidental fires and eliminate the increased costs associated with maintaining units occupied by smokers. Owners of a property with a large number of units should be particularly aware of the complexity involved in implementing a non-smoking policy and plan well in advance before moving forward.

As a first step, the landlord should 30 RENTAL HOUSING

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conduct a cost-benefit analysis to determine if the policy makes sense for current and future tenants. How might the policy impact short-term and longterm income? It may be that lost income or difficulties enforcing such a policy outweigh the benefits.

Surveying tenants to obtain feedback is often a good idea if there are a large number of units. If a non-smoking policy is implemented too quickly, you may risk alienating a good portion of your tenants. You could survey tenants by mail, in person, or in some cases using online tools. How many occupants in each of the units smoke? Would tenants be opposed to a non-smoking policy?

If a small percentage of tenants smoke, it may be easier to prohibit smoking throughout the entire property.

However, if there are many smokers, you might decide to hold off on such a policy now, phase in the ban over time, or ban smoking only in common areas.

The final step involves incorporating the policy into the tenants’ rental agreements. If practical, a landlord and tenant can voluntarily amend the existing rental agreement or alternatively create a new agreement including the new policy. Even if certain tenants will not voluntarily agree with the changes, the landlord can still prohibit smoking on the premises in the following manner: For month-to-month rental agreements, the landlord should serve a written “Notice of Change of Terms of Tenancy” with an addendum detailing the non-smoking policy. At least 30 days before the new policy is to take effect, the notice must be served on the tenants in one of three ways: 1) hand

delivery; 2) substitute service; or 3) posting and mailing. After the notification period ends, the non-smoking policy then becomes an enforceable part of the rental agreement.

If there are tenants with unexpired fixed-term leases, a landlord could either 1) wait until expiration and if the tenant wants to renew the lease, create one that includes the non-smoking policy or 2) wait until expiration, allowing the lease to convert to a month-to-month tenancy and then serve a “Notice of Change of Terms of Tenancy” as described above.

Keep in mind that with the policy in place, you must avoid denying people the right to rent because they are smokers.

That could subject you to litigation.

Also, it is important to note that while Civil Code 1947.5 applies generally throughout California, it does not preempt applicable local rent control ordinances. Such an ordinance may protect or further restrict rights of existing tenants who smoke on the premises.

Before instituting a non-smoking policy, contact an attorney familiar with local ordinances for specific advice regarding your property. —LEON ROUNTREE III

Q

I have a tenant who sleeps during the day because she works a night job. There will be construction on my property for up to 12 months, and I’m afraid she will complain. How should I handle this situation?

A

In general, you have a right to perform renovations and make improvements to your property so long as you obtain all necessary permits and comply with all local and state laws regarding the construction work. In fact, the law even encourages you to maintain and improve your property by permitting you to pass through a portion of the cost to your tenants of certain work that improves the property. And you don’t need your tenant’s permission to do the work. In the end, improving the property will likely benefit your tenant as well.

Nevertheless, your tenant may not recognize this benefit during the construction period, particularly if the construction noise may disrupt your tenant’s daytime sleep. As you engage in your construction project, it is important

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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.

Lic. #686707

DO YOU KNOW IF YOUR INSURANCE POLICY HAS THESE IMPORTANT COVERAGES?

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

R Wrongful Eviction R Loss of Rent R Building Code Upgrade R Loss of Value If you are not sure, come in or call for a free review and a free quote. It may be time to upgrade your policy.

Call or email today for an appointment.

JAIN L. WILLIAMS State Farm Insurance Agent

510-530-3222

jain@jainwilliams.com www.jainwilliams.com

(510) 613-0300

Additional Discounts for RHA Members

Specializing in insurance for Property Owners.

EBRHA member since 2008. ebrha.com

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MAY 2013

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RENTAL HOUSING 31

MAISEL PROPERTY MANAGEMENT, Inc. Serving Oakland • Level of service and fees tailored to your needs.

• We can locate qualified tenants for your vacancies.

5942 MacArthur Blvd. • Experienced with Section 8 tenants.

Oakland, CA 94605 • Over 35 years of experience.

• Residential-Property Management in Oakland.

MPM

EAST OAKLAND

Specialist!

510-562-8600

UPCOMING MEETINGS & EVENTS

Membership Meeting

DATE

TIME LOCATION

TOPICS

SATURDAY, MAY 18 10:00 A.M. - NOON EBRHA EDUCATION CENTER 360 22 ND ST., SUITE 240, OAKLAND PARKING PROVIDED

• Legal Q & A: Daniel Bornstein, Law Offices of Bornstein & Bornstein

• Waste Management & Recycling: Rebecca Parnes, Waste Management

• Benefits of Going Solar: Ryan Gorman, Sungevity

Women’s Auxiliary Luncheon

DATE

TIME LOCATION

PRICE

RSVP TOPIC

TUESDAY, MAY 21 11:45 A.M. SCOTT’S SEAFOOD RESTAURANT IN JACK LONDON SQUARE AUXILIARY MEMBERS: $20; GUESTS: $35 PAT SMITH @ (510) 653-5388 • California Bills That Will Make Your Blood Boil in 2013: Ron Kingston, EBRHA State Lobbyist

EBRHA Office Closed

DATE

32 RENTAL HOUSING

MONDAY, MAY 27

| MAY 2013 |

ebrha.com

to remember that your tenant also has rights. In addition to any rights and housing services established by your rental agreement, for instance, your tenant has a legal right to peaceful and quiet enjoyment of the rental unit. If you negligently or unreasonably interfere with these rights, then your tenant may have legal recourse against you, such as filing a lawsuit and/or a Rent Board petition.

Performing the construction work reasonably and in accordance with applicable laws reduces the likelihood of any viable claims against you. Keep in mind that such laws may include not only obtaining permits, but using licensed and certified contractors, keeping noise levels within local permissible standards, providing advance written notice to your tenant of any intent to enter your tenant’s unit, etc.

Though they may not legally be required, there are other ways to minimize the impact on your tenant: 1) Give your tenant prior notice of the project and its scope. Tenants often appreciate this information because they feel respected and it gives them time to make adjustments to their routine.

2) Establish an open line of communication with your tenant regarding any tenant concerns. If a concern is raised, then promptly respond and address the concern as best you can.

3) If a reasonable change or alteration to the construction work can be made to accommodate your tenant’s concerns, then consider making the accommodation. Of course, anything that will significantly delay or increase the cost of the construction project may be unreasonable.

No matter what you do, your tenant may still not be happy. You can’t please everyone all of the time. But by acting reasonably and diligently and within the law, you will reduce your exposure to potential liability. —STEVE WILLIAMS The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Leon H. Rountree III is an attorney with The Law Offices of Leon H. Rountree III and can be reached at (510) 343-6299 or www.leonrountree.com. Steve Williams is an attorney with Fried & Williams LLP and can be reached at (510) 625-0100 or www.friedwilliams.com.

A.C.R.E. Advance Commercial Real Estate

Professional Property Management Fewer vacancies Fast response times Individualized service 3011 Sacramento St., Berkeley, CA 94702 (510) 527-8700 www.acrebayarea.com

Investment ProPerty Loans • Financing from $100,000 to $700,000 • Up to 30 year Amortization

DP Heating and Air Heating and A/C Repairs 7 Days a Week

510-532-2043

CoNTACT NICky TekeLIdIs (510) 647-2131 NTekeLIdIs@CooPFCU.org

Lic. # 636826

Serving the East Bay

APPLIED WATERPROOFING SYSTEMS

• Initial fixed rate for 5 years • No Pre-Payment penalty • Max LTV 80% • Personal guarantee is required

Providing Waterproofing Services Since 1985

2001 Ashby Avenue, Berkeley, CA 94703 www.coopfcu.org

Commercial & Residential Buildings Balconies Walkways Garage Coatings

Call Neal Golding

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 Please mention where you saw this ad.

Decks Patios Driveways

(510) 452-3666

nlgolding@pacbell.net www.appliedwaterproofing.com

LIC#552820

ebrha.com

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MAY 2013

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RENTAL HOUSING 33

COLUMN

the green sheet

information & resources

Certificate for Green Property Management Course the benefits of green buildings, but what do you do if you don’t have the capital to finance major green improvements or upgrades? In the Credential for Green Property Management (CGPM) course — published by the National Apartment Association Education Institute and co-sponsored by the National Apartment Association — you’ll learn cost effective green practices to efficiently use energy, water, and other resources; protect occupant health, employee productivity, and resident well-being; reduce costs for operations and maintenance; reduce waste, pollution and environmental degradation; extend equipment durability; reduce CO2 emissions; and increase cash flow, profitability and asset value.

EVERYONE IS TALKING ABOUT

RECYCLING & DISCARDS MANAGEMENT

City of Alameda 510.749.5840 Albany 510.528.5766 Berkeley 1 - 9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html Emeryville 510.613.8710 Oakland 510.238.SAVE (7283) www.oaklandrecycles.com Household Hazardous Waste 800.606.6606 www.household-hazwaste.org REBATE PROGRAMS

EBMUD 866.403.2683 | www.ebmud.com PG&E 800.933.9555 | www.pge.com/res/rebates LOCAL GREEN ORGANIZATIONS

B.A. Green Business Program 510.567.6770 | www.greenbiz.ca.gov Build It Green 510.845.0472 | www.builditgreen.org

The Green Property Management Course is designed to meet the training requirements for the Credential for Green Property Management (CGPM) offered by NAAEI. The course will also teach participants how to conduct an Energy Self-Assessment, how saving water saves energy, how to implement an Integrated Pest Management Plan and more.

The instructor Barry Weaver is principal of Barry Weaver Consulting, LLC. Barry Weaver Consulting helps clients improve productivity, reduce waste, and efficiently use resources.

With over the 20 years of experience, Barry has a comprehensive background 34 RENTAL HOUSING

| MAY 2013 |

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in organizational leadership and affordable multifamily management.

The Credential for Green Property Management is not restricted to employees of management companies who have opted for OAHP green restructuring. This credential will also benefit onsite managers, maintenance staff and supervisors of front-line staff at other affordable and conventional apartment communities employing Green Operations and Maintenance Practices. RH The National Apartment Association is America’s leading advocate for quality rental housing. For more details on the credential program, contact Brenda Moser at brenda. moser@nahma.org or (703) 683-8630.

Recology 415.875.1000 | www.recology.com StopWaste.Org 877.786.7927 | www.stopwaste.org FREE WEATHERIZATION PROGRAMS

Rising Sun Energy 510.665.1501 x17 Spectrum Community Services 510.889.0921 BO - Enterprises 408.354.1900

EBRHA.COM | 510.893.9873

License No. 797467

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

Seismic & General Contractors

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

Lic. #414359

RESIDENTIAL & COMMERCIAL *Plumbing Repairs *Fixtures Installations *Water Service Replacements *Sewer Diagnostic Videos *Trenchless Sewer Replacements

apartment buildings in the Bay Area.

*Automatic Seismic Gas Valves Installations

construction—all under one company.

*Tankless Hot Water Heaters

*Drain Cleaning and Diagnostics

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

• FREE INITIAL EVALUATION We’ll conduct a free evaluation of your building by our professional registered engineer to identify Seismic Soft Story Ordinance requirements for engineering report, design and construction.

The Plumber Referred by Your Friends!

For inquiries, please contact Homy Sikaroudi, PhD, PE

(510)843-6904

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

www.albertnahmanplumbing.com

Beacon Properties East Bay Property Management & Brokerage Services Since 1990

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

(510) 839-2067 Jack London Square 510 Third Street, Suite 101, Oakland, California 94607 rh.0110.evictors.indd 1

12/23/09 10:16:33 AM

Carlon Tanner, Owner/Broker

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

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RENTAL HOUSING 35

community calendar EVENTS & CLASSES

may S

june M

T

W

T

F

S

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

S

M

T

W

TUESDAY, JUNE 4

Landlord 101

Members: Free; Non-Members: $49

Members: Free; Non-Members: $49

1:00 p.m. – 2:30 p.m.

1:00 p.m. – 2:30 p.m.

MONDAY, MAY 6 - FRIDAY, MAY 10

WEDNESDAY, JUNE 5

Certified Apartment Manager (CAM) Training

Summer Social Mixer

Instructed by: Doug Chasick, CAPS, CPM, SLE

Location TBD

Where: EBRHA, 360 22nd Street, Suite 240, Oakland

5:30 p.m. – 8:00 p.m.

Who should attend: All members of your leasing or community man-

TUESDAY, JUNE 11

Non-Members: $900 for the entire designation.

9:00 a.m. – 5:00 p.m.

S

30

Landlord 103

Course price: Members: $750 for the entire designation;

F

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29

THURSDAY, MAY 2

agement team with at least one year of apartment industry experience

T

Landlord Basics Free to Members & Non-Members 1:00 p.m. – 2:00 p.m.

WEDNESDAY, JUNE 12*

TUESDAY, MAY 14*

Maintenance Issues for Property Owners

Marijuana & Your Rental Property Michael McLaughlin, Fried & Williams LLP Members: $39; Non-Members: $69; Registration Required 2:00 p.m. – 3:30 p.m.

Susan Spott, SpottCheck Consulting Members: $39; Non-Members: $69; Registration Required 1:30 p.m. – 3:00 p.m.

SATURDAY, JUNE 15

THURSDAY, MAY 16

Landlord Basics Free to Members & Non-Members 2:00 p.m. – 3:00 p.m.

SATURDAY, MAY 18

EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • Legal Q & A: Daniel Bornstein, Law Offices of Bornstein & Bornstein

• Waste Management & Recycling: Rebecca Parnes, Waste Management

• Benefits of Going Solar: Ryan Gorman, Sungevity

EBRHA General Membership Meeting 10:00 a.m. - Noon Topics: • Legal Q & A: Fried & Williams LLP

• Estate & Tax Planning: David White & Associates

• Dealing With Late Rent Payments:

Fried & Williams LLP TUESDAY, JUNE 18

Women’s Auxiliary Luncheon Scott’s Seafood Restaurant in Jack London Square “Party Time: Come Have a Good Time & Network” Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Pat Smith for more info: (510) 653-5388 TUESDAY, JUNE 18*

TUESDAY, MAY 21

Women’s Auxiliary Luncheon

Mold & Mildew Issues in Rental Properties

Scott’s Seafood Restaurant in Jack London Square

Clinton Killian, Fried & Williams LLP

Speaker and Topic: Ron Kingston, EBRHA State Lobbyist, “California

Members: $39; Non-Members: $69; Registration Required

Bills That Will Make Your Blood Boil in 2013”

2:00 p.m. – 3:30 p.m.

Auxiliary Members: $20; Guests: $35; 11:45 a.m.; Contact Pat Smith for more info: (510) 653-5388

FRIDAY, JUNE 28

Baseball Night: Oakland A’s vs. St. Louis Cardinals

THURSDAY, MAY 23

Tailgate: 5:00 p.m. @ Bay Area Contract Carpets, Inc.,

Landlord 104

Game: 7:05 p.m. @ Oakland Coliseum

Members: Free; Non-Members: $49 1:00 p.m. – 2:30 p.m.

Reservations and refundable deposit required.

MONDAY, MAY 27

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, call (510) 893-9873 or email news@ebrha.com. Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland 36 RENTAL HOUSING

| MAY 2013 |

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Oakland 2012-13 (3.0%) ANNUAL ALLOWABLE RENT INCREASE

A CPI increase of 3% became

PER I O D

effective on July 1, 2012. Tenants may

JULY 1 ‘12 - JUNE 30 ‘13 . . . . . . . . . 3.0

JAN. 1 ‘02 - JUN. 30 ‘02 . . . . . . . . . . . . 3

only receive one increase in any

JULY 1 ‘11 - JUNE 30 ‘12 . . . . . . . . . 2.0

JAN. 1 ‘01 - DEC. 31 ‘01 . . . . . . . . . . . . 3

12-month period, and the rent increase

JULY 1 ‘10 - JUNE 30 ‘11 . . . . . . . . . 2.7

JAN. 1 ‘00 - DEC. 31 ‘00 . . . . . . . . . . . . 3

JULY 1 ‘09 - JUNE 30 ‘10 . . . . . . . . . 0.7

JAN. 1 ‘99 - DEC. 31 ‘99 . . . . . . . . . . . . 3

California law requires that for tenancies

JULY 1 ‘08 - JUNE 30 ‘09 . . . . . . . . . 3.2

JAN. 1 ‘98 - DEC. 31 ‘98 . . . . . . . . . . . . 3

receiving greater than a 10% increase,

JULY 1 ‘07 - JUNE 30 ‘08 . . . . . . . . . 3.3

JAN. 1 ‘97 - DEC. 31 ‘97 . . . . . . . . . . . . 3

a 60-day notice is required; if the

MAY 1 ‘06 - JUNE 30 ‘07. . . . . . . . . . 3.3

JAN. 1 ‘96 - DEC. 31 ‘96 . . . . . . . . . . . . 3

increase is 10% or less, a 30-day

MAY 1 ‘05 - MAY 30 ‘06 . . . . . . . . . . 1.9

MAR. 1 ‘95 - DEC. 31 ‘95 . . . . . . . . . . . 3

JUNE 1 ‘04 - MAY 30 ‘05. . . . . . . . . . 0.7

JAN. 1 ‘95 - FEB. 28 ‘95. . . . . . . . . . . . . 6

to three times the current annual

JUNE 1 ‘03 - MAY 31 ‘04. . . . . . . . . . 3.6

JAN. 1 ‘94 - DEC. 31 ‘94 . . . . . . . . . . . . 6

allowable rent increase rate.

JULY 1 ‘02 - MAY 31 ‘03. . . . . . . . . . 0.6

cannot take effect earlier than the tenant’s anniversary date. In addition,

notice is required. Owners can only impose “banked” rent increases equal

A MOUN T ( %)

PERI OD

AM O U N T ( % )

FOR FURTHER INFORMATION CONTACT:

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

Berkeley 2013 (1.7%) ANNUAL ALLOWABLE RENT INCREASE

P E R IOD A MO UNT

PER I O D A MOUN T

PERI OD AM O U N T

2013. . . . . . . . . . . . . . . . . . . . . . . . 1.7%

2001* $10

1990. . . . . . . . . . . . . . . . . . . . . . . . . $16

2012. . . . . . . . . . . . . . . . . . . . . . . . 1.6%

2000. . . . . . . . . . . . . . . . . . . . . . . . . . $6

1989*. . . . . . . . . . . . . . . . . . . . . . . . 3%

1999. . . . . . . . . . . . 1% (NOT TO EXCEED $8)

1988. . . . . . . . . . . . . . . . . . . . . . . . . $25

1998. . . . . . . . . . . . . . . . . . . . . . . . 0.8%

1987. . . . . . . . . . . . . . . . . . . . . . . . 3.5%

2008. . . . . . . . . . . . . . . . . . . . . . . . 2.2%

1997. . . . . . . . . . . . . . . . . . . . . . . 1.15%

1986. . . . . . . . . . . . . . . . . . 3%, + $2.50

2007. . . . . . . . . . . . . . . . . . . . . . . . 2.6%

1996. . . . . . . . . . . . . . . . . . . . . . . . . 1%

1985. . . . . . . . . . . . . . . . . . . . . . . . . 2%

2006. . . . . . . . . . . . . . . . . . . . . . . . 0.7%

1995. . . . . . . . . . . . . . . . . . . . . . . . 1.5%

1984. . . . . . . . . . . . . . . . . . . . . . . . . 0%

2005. . . . . . . . . . . . . . . . . . . . . . . . 0.9%

1994. . . . . . . . . . . . . . . . . . . . . . . . . $18

1983*. . . . . . . . . . . . . . . . . . . . . . 4.75%

2004. . . . . . . . . . . . . . . . . . . 1.5%, + $3

1993. . . . . . . . . . . . . . . . . . . . . . . . . $20

1981*. . . . . . . . . . . . . . . . . . . . . . . . 5%

1992. . . . . . . . . . . . . . . . . . . . . . . . . $26

*ADDITIONAL ADJUSTMENTS ARE ALLOWED IF AN OWNER PAID FOR ELECTRICITY OR HEAT.

2011. . . . . . . . . . . . . . . . . . . . . . . . 0.7% 2010. . . . . . . . . . . . . . . . . . . . . . . . 0.1% 2009. . . . . . . . . . . . . . . . . . . . . . . . 2.7%

(1% + $3 IF TENANCY CREATED AFTER JAN. 1999)

2003. . . . . . . . . . . . . . . . . . . . . . . . . 0% 2002*. . . . . . . . . 3.5% (NOT TO EXCEED $30)

1991. . . . 4% OR $17 (WHICHEVER IS HIGHER)

Beginning in 1998, adjustments are not allowed for the year following a tenant’s initial occupancy. To obtain the maximum amount for a specific address, please use the “Rent Ceiling Database” calculator on Berkeley’s Rent Board website.

FOR FURTHER INFORMATION CONTACT:

Berkeley Rent Board | 2125

Milvia Street | Berkeley, CA | 94704 510.981.7368 | www.ci.berkeley.ca.us/rent

ebrha.com

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MAY 2013

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RENTAL HOUSING 37

member directory

CONTACTS, PRODUCTS & SERVICES 1031 EXCHANGE INTERMEDIARIES

ATTORNEYS - EVICTIONS

BANKING/LENDING

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

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

Chase Commercial Josh Milnes 510-891-4545 josh.milnes@chase.com Chase Commercial Ted Levenson 415-945-5430 ted.levenson@chase.com Cooperative Center Federal Credit Union Nicky Tekelidis 510-647-2131 ntekelidis@coopfcu.org Intervest Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.com Luther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.com Torrey Pines Bank Jeff Becker 510-899-7569 www.torreypinesbank.com

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. Randy Casteel 888-334-0004 www.ferguson.com Sincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.com APPRAISERS

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

Cassandra Adams Architect Cassandra Adams 510-215-5050 cassadams7@gmail.com InsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.com American Asphalt & Concrete Joe McSweeney 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 Builders Alliance Beverly Rivas 510-735-8849, x101 www.oaklandbuilders.net Oakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.com

| MAY 2013 |

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

ASPHALT/CONCRETE

38 RENTAL HOUSING

ATTORNEYS - LAND USE/CONDO CONVERSION

ebrha.com

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

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

BATHROOM & KITCHEN REMODELING

American Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.com Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com Bathfitter Justin Starnino 510-969-3905 www.bathfitter.com 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 BLINDS & DRAPES

American Draperies & Blinds, Inc. Paul Russo 800-972-0660 www.americandrapery.com BUILDING MATERIALS/HARDWARE

Ashby Lumber Emily Brown 510-843-4832 www.ashbylumber.com James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restore CARPET CLEANING

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

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

CLEANING SERVICES

ELECTRICAL SUPPLIES

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

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com

CODE COMPLIANCE

ELECTRICIANS

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

City Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.com Thomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.net

COLLECTION AGENCIES

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

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

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

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

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

ELEVATOR REPAIRS

Paramount Elevator Corp.

Mark Pipoly 510-835-0770 www.paramountelevator.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 FIRE PROTECTION

Battalion One Fire Protection Mike Herbert 510-653-8075 www.battaliononefire.com Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Sentry Alert David Ingham 510-549-0306 www.sentryalert.com 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

DOORS & GATES

GARAGE DOORS

Community Controls Tim Bruske 800-284-2837 www.communitycontrols.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com

GOVERNMENT AGENCIES

R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com 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 HANDYMAN SERVICES

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 Atlas Heating & Air Conditioning Lisa Tuck 510-893-1343 www.atlasheating.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. Randy Casteel 888-334-0004 www.ferguson.com INSPECTIONS

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

Aon Rent Protect Bryan Kinsey 801-559-9594 www.aonrentprotect.com ebrha.com

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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 Ruben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 rleoncorrea@farmersagent.com NorthStar Risk Management & Insurance Services Pat Lowther 925-975-4686 www.northstar-ins.com PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.com Ruth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.com Stone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.com SullivanCurtisMonroe Chad Lupia 949-852-5730 www.sullivancurtismonroe.com INTERCOMS & ACCESS CONTROLS

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

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

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

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

JB Painting Josue Landa 510-282-1431 jbpainting001@yahoo.com RDM Painting & Decorating Roberto Diaz 510-421-1908 rdmpainting1@yahoo.com Steve’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net Universe Painting, Inc. William McKenzie 866-666-6761 www.universepainting.com PEST & VECTOR CONTROL

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

Coinmach Greg Blednyh 510-429-0900, x54435 www.coinmach.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

LEAD PREVENTION

PLUMBING SUPPLIES

A.C. Lead Poisoning Prevention Program Julie Twichell 510-567-8252 www.aclppp.org

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com

LIGHTING SUPPLIES

PROMOTIONAL PRODUCTS

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com

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

LITIGATION SUPPORT SERVICES

PROPERTY MAINTENANCE

INVESTMENT OPPORTUNITIES

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

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KMK Contracting & Property Services Kevin Knobles 925-292-8667 www.kmkcontracting.com The Garza Company, Inc. Manuel Garza 510-763-9500 garza@garzaco.com PROPERTY MAINTENANCE SUPPLIES

Ferguson Enterprises, Inc. Randy Casteel 888-334-0004 www.ferguson.com PROPERTY MANAGEMENT

ACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.com Bay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.com Beacon Properties Carlon Tanner 510-428-1864 www.beaconprop.com Caldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.com Canyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.com Cedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.com Crane Management Kit Crane 510-918-2306 www.cranemanagment.net East Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.org The Enterprise Company William McLetchie 510-444-0876 ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.com Marquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.com OMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.com Premium Properties Sam Sorokin 510-594-0794 www.premiumpd.com

Shaw Properties Liz Hart 510-654-1920 www.shawprop.com

Marcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.com

Sphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.com

NAI Kilpatrick & Company Grant Chappell 510-972-4941 www.naikilpatrick.com

Wellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.com

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

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 Coldwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.com Coldwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.com Davide Pio 510-815-2000 info@iliveinthebayarea.com Edrington & Associates Steven Edrington 510-749-4880 sedrington@msn.com Home & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.com Litton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.com Marcus & Millichap Eli Davidson 510-379-1280 eli.davidson@marcusmillichap.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

Sentry Alert David Ingham 510-549-0306 www.sentryalert.com SEISMIC CONSTRUCTION

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

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

James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.com SOLAR POWER

Belenus Renewable Energy David Nolan 415-244-6383 www.belenussolar.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

ROOFERS

TREE SERVICE

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

Coastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.com

SECURITY/ SURVEILLANCE

Bay Alarm Limor Margalit 510-639-2652 www.bayalarm.com Detect All Security & Fire Amy Roither 510-835-4100 www.detectall.com Golden Gate Locksmith Co Ralph Scott 510-654-2677 kgglocksmith@yahoo.com R & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com

WASTE & WASTE HANDLING EQUIPMENT

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

SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com The Window Specialist Tom From 510-923-1000 www.window-specialist.com ebrha.com

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ad index

PRODUCTS & SERVICES

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Application for Property Owners and Managers

APPLIANCE PARTS & SALES

Appliance Parts Distributor. . . . . . . . . . . . . . 5 ASSOCIATIONS

National Apartment Association . . . . . . . . . 11 ATTORNEYS

Bornstein & Bornstein. . . . . . . . . . . . . . . . . . 43 The Evictors. . . . . . . . . . . . . . . . . . . . . . . . . . 35 Fried & Williams LLP. . . . . . . . . . . . . . . . . . . 17 The Shepherd Law Group . . . . . . . . . . . . . . 21

JOIN TODAY AND RECEIVE BENEFITS SUCH AS:

FREE RENTAL FORMS MONTHLY MEMBERSHIP MEETINGS

BATHTUB & SHOWER ENCLOSURES

LEGAL REFERRALS

Bathfitter. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

EDUCATIONAL CLASSES FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

BUILDING MATERIALS

Urban Ore. . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 CARPETING & FLOORING

RENTAL SURVEYS

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

MANAGEMENT ASSISTANCE

CONSTRUCTION

SEMINARS & WORKSHOPS

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

TENANT SCREENING SERVICE

Earthquake and Structures, Inc.. . . . . . . . . 15 HARDWARE STORES

Markus Supply. . . . . . . . . . . . . . . . . . . . . . . . 21 HEATING & AIR CONDITIONING

NAME

DP Heating & Air. . . . . . . . . . . . . . . . . . . . . . 33 88 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 INSURANCE COMPANIES

COMPANY

CIG Insurance. . . . . . . . . . . . . . . . . . . . . . . . . 23 Jain Williams. . . . . . . . . . . . . . . . . . . . . . . . . . 31 Ruth Stroup Insurance. . . . . . . . . . . . . . . . . 29

ADDRESS

LANDLORD RESOURCES CITY

STATE ZIP

PHONE EMAIL

Alameda County Bar Association Volunteer Legal Services. . . . . . . . . . . . . . . . . . . . . . 20 ECHO Housing. . . . . . . . . . . . . . . . . . . . . . . . 22 LENDERS

RENTAL PROPERTY LOCATION

Cooperative Center FCU.. . . . . . . . . . . . . . . 33 JPMorgan Chase Bank. . . . . . . . . . . . . . . . . 16

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

Golden Gate Locksmith Co. . . . . . . . . . . . . 33

1-2 UNITS = $249.00

PEST CONTROL

3-4 UNITS = $269.00

Team Too. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

5-8 UNITS = $289.00

9-16 UNITS = $299.00

PLUMBING

17+ UNITS = $299.00 + $5.00 PER UNIT

CHECK (PAYABLE TO EBRHA)

LOCKSMITH EVICTION SERVICES

Albert Nahman Plumbing . . . . . . . . . . . . . . 35 PROPERTY MAINTENANCE SUPPLIES

TOTAL DUE:

$

MASTERCARD

VISA

Ferguson. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 PROPERTY MANAGEMENT AMERICAN EXPRESS

ACRE Property Management . . . . . . . . . . . 33 Maisel Property Management. . . . . . . . . . . 32 PROPERTY MANAGEMENT & SALES

CARD NUMBER

EXPIRATION DATE

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

NAME ON CARD

John Caronna. . . . . . . . . . . . . . . . . . . . . . . . . 27 SOLAR POWER

Sungevity . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

SIGNATURE

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW

WATERPROOFING

360 22nd Street, Suite 240

Applied Waterproofing Systems . . . . . . . . 33

Oakland, CA 94612

WINDOWS, DOORS & SIDING

510.893.9873 | FAX 510.893.2906

ebrha.com

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ebrha.com

Frank Fiala Roofing. . . . . . . . . . . . . . . . . . . . 31 General Roofing Co. . . . . . . . . . . . . . . . . . . . 21

East Bay Rental Housing Association

TEL

42 RENTAL HOUSING

ROOFING SERVICES

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)