Rental Housing

An economic report shows that bright times are ahead for the East Bay

HousingRentalEAST BAY RENTAL HOUSING ASSOCIATION | FEBRUARY 2013

PLUS:

OAKLAND RENT ADJUSTMENT BOARD ANNUAL REPORT

THE #1 MOST VITAL PROPERTY MANAGEMENT TOOL IS MADE OF PAPER?

THE SUN IS SHINING ON THE EAST BAY

*One coupon per person, per order. See Associate for details.

COUNT ON US1,350 locations. All 50 states. 300 showrooms. 17,000 associates.

59 years in business. At Ferguson, it’s true that our inventory is huge with thousands of your top items in stock every day. And we fi ll

your orders accurately and right away. But there is one thing we supply that property management professionals have come to rely on again and again for over 59 years - our people. Our associates make certain you can count on Ferguson -

where friendly service, expertise, and a willingness to go the extra mile are never in short supply.

Nobody expects more from us than we do®

© 2012 Ferguson Enterprises, Inc. All rights reserved.

FERGUSON.COM

50 locations in Northern California to serve you. Call (888) 334-0004 TODAY!

APPLIANCES.

LIGHTING.

PLUMBING.

WATER HEATERS.

20% OFF fi rst order when you mention this ad

4 RENTAL HOUSING | FEBRUARY 2013 | ebrha.com

East Bay Rental Housing AssociationVolume X, Number 2 February 2013

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

EBRHA STAFF DIRECTOR OF OPERATIONS | Cathy Hayden [email protected] | x1 DIRECTOR OF COMMUNITY AFFAIRS | Jill Broadhurst [email protected] | x3 DIRECTOR OF ADVERTISING SALES | Tina Bocheff [email protected] | x6 PUBLICATIONS & COMMUNICATION PRODUCER Esteban Cortez | [email protected] | x5 MEMBER SERVICES, EDUCATION & ACCOUNTING Danielle Walker | [email protected] | x2 MEMBERSHIP DEVELOPMENT COORDINATOR

Carrie Sinai | [email protected] | x4

EBRHA OFFICERS PRESIDENT Wayne C. Rowland 1ST VICE PRESIDENT Irina Gelfenbeyn 2ND VICE PRESIDENT Luke Blacklidge TREASURER Conor Murphy

SECRETARY Jack Schwartz

EBRHA DIRECTORS Link Corkery, Reggie Hairston, Fred Morse, Rick Philips, Judy Shaw, Menna Tesfatsion, Mila Zelkha

PUBLISHED BY Wayne C. Rowland

PRODUCED BY EBRHA Communications Committee Tina Bocheff, Esteban Cortez, Irina Gelfenbeyn, Wayne C. Rowland

EDITOR Tina Bocheff ART DIRECTOR & PRODUCTION Esteban Cortez

ADVERTISING Tina Bocheff | 510.318.8303

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 authorita-tive 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 servic-es of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily consti-tute 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.

Contents FEBRUARY 2013

Events & Directory34 THE GREEN SHEET 36 COMMUNITY CALENDAR38 MEMBER DIRECTORY42 MEMBERSHIP APPLICATION42 AD INDEX

Features & Columns

More 8 NEWS

Oakland 4th in Housing Price Index, 2nd in Rent Increases

10 THE PRESIDENT’S MESSAGE Change Begets Change BY WAYNE C. ROWLAND

14 EBRHA NEWS Welcome to the EBRHA Family BY EBRHA BOARD OF DIRECTORS

28Making a ListBY LINDA DAY HARRISON

18East Bay Economic UpdateBY EAST BAY EDA

24Oakland Rent Board RecordBY OAKLAND RENT ADJUSTMENT STAFF

30 ESQ. & A Pet Policy

CO

VE

R P

HO

TO: D

AN

IEL

PAR

KS

Upgrade Your Bathrooms with a New Acrylic Bath or Shower Enclosure System in One Day!

IN MOST CASES*

TUB ENCLOSUREAmeriWall ™

SHOWER ENCLOSURECOMPLETE

INSTALLATION SERVICE AVAILABLE.

Installation of Acrylic bath tub enclosure

walls, including a steel/porcelain tub, starts at

$1,174.

Installation of Acrylic shower enclosure walls, including a shower pan,

starts at $1,224.

Installation of Acrylic bath tub enclosure walls

only starts at $699.

Products available for self installation, including

Window Kit and Corner Shelf Unit.

Call for aFree Estimate.Made in USA since 1993.

American Bath Enterprises, Inc., manufactures all of its acrylic products, but is not a licensed contractor. All of the installation work shall be performed by licensed contractors experienced in the installation of the products of American Bath Enterprises, Inc.

VISIT OUR SHOWROOMOPEN WEEKDAYS 9-4:30

26247 Research Road, Hayward, CA510-785-2600

Toll Free: 888-228-4925www.AmericanBathind.com

ONE DAY installation No grout to trap mold & mildew Integrated soap dish

Cleans with mild soap and water Interlocking leak proof corner seams

Reinforced, molded acrylic panels, 5/8" thick, that look like4" ceramic tile with simulated grout lines

509477_American.indd 1 1/12/11 8:27:08 AM


contributors

ELAINE LEEElaine Lee has been a licensed attorney for 30 years. She is a graduate of West-ern Michigan University and University of Denver School of Law. She has been a solo practitioner since 1992. Prior to that, she was Executive Director of a family law center, an adjunct professor at New College of California, School of Law in San Francisco, and an arbitrator at the

San Francisco Rent Stabilization Board. Her areas of practice include estate planning, estate administration, landlord/tenant, nonprofit incorporation, family law mediation and personal injury.

KAREN E. ENGELDr. Karen E. Engel is the Executive Direc-tor of the East Bay Economic Develop-ment Alliance who is leading a unique, two-county public private partnership fo-cused on the economic health and vitality of the San Francisco East Bay region. As an economist with over 20 years of expe-rience, Dr. Engel has led or participated in economic and business development projects in more than a dozen U.S. regions and other countries. Dr. En-gel has also facilitated regional economic development strategies in Indiana, Florida, California, and the Puget Sound region. She also served as the Economic Devel-opment Director for the Oakland Metropolitan Chamber of Commerce where she led the Oakland Partnership, a public-private initiative focused on the economic de-velopment of the City of Oakland and its metro region.

LINDA DAY HARRISONLinda Day Harrison is a seasoned property management veteran, a CPM (Certified Property Manager), and CCIM (Certified Commercial Investment Member). She also holds an Illinois real estate license. Linda Day Harrison founded theBrokerList.com in an effort to create efficiency and streamlined operations for the commercial real estate industry, property and facility

management, leasing and brokerage. As a part of Linda’s other work, she also founded ManagerLabs and with this group, she is developing Web applications, with a team of programmers to solve some complex processes in the commercial real estate and property management industry.

PROTECT YOUR

BOTTOM LINE

ONLINE TENANT

SCREENING

Call Today 510.893.9873

EBRHA provides members with low-cost online resident screening.

Partnered with Contemporary Information Corp. (CIC), resident screening has one objective: to make

sure your leasing decisions make the greatest possible contribution to your bottom

line. As of April 2009, landlords can collect a maximum of $42 for an

application fee.

MEMBER PRICING

Basic Report . . . . . . . . . . . $13

Telecheck . . . . . . . . . . . . . . . $6Criminal and DMV checks are available, as well as social security traces.

Verbal and

Fax Reports . . . . . . . . Add $22

East Bay Rental Housing Association

TEL 510.893.9873 | FAX 510.893.2906ebrha.com

APDAPDA

PPLIANCE PARTS DISTRIBUTORSince 1963APDAPDA



PPLIANCE PARTS DISTRIBUTORSince 1963

APPLIANCE PARTS DISTRIBUTOR San Leandro Fremont Dublin16200 East 14th St. 37250 Fremont Blvd 6843 Dublin Blvd. 510-357-8200 510-490-0600 925-828-5800

Serving The Apartment And Builder Industry Since 1963

Frigidaire Refigerator Specials Refrigerator 15cuft Frigidaire Frost Free $449.00 Refrigerator 17cuft Frigidaire Frost Free $469.00 Refrigerator 18cuft Frigidaire Frost Free $499.00

CALL TOLL FREE 1-800-447-4926

Need PARTS??? We Also Have The Largest In Stock Parts Inventory For ALL Brands In NorCal

On ALL Major AppliancesWithin Our Normal Delivery Area

Stainless Steel Apartment Appliances

Complete General Electric Stainless Steel Kitchen Package With JBS55 Smoothtop Range, GTK17 cuft refrig JVM1540 Micro/Hood and GSD3360 Dishwasher

Complete Package

$1699.00Apartment Replacement Is Our Specialty

No Hidden Charges

Free Delivery Next Day in Most Cases

Free Uncrate And PlaceOf Each Appliance

Free Move Out Of OldAppliance

We Also Have The Largest Appliance PartsInventory In NorCal

t

t

t

t

t

t

General Electric-Hotpoint Refrigerators HTR16ABS 16 cuft wire shelves 28” x 61 1/2

GTH17BBC 17 cuft ENERGY STAR 28” x 64 1/2

$479.00

$479.00

Model JBP28DM

$399.00GE Self Clean with Clock, Window

Gas Range 30” Standard Clean

$329.00

Model RGB524P

www.apdappliance.com

www.apdappliance.com

30” Deluxe Electric Range

Model JBS07M

$359.00

Price Drop

GTH18HBC 18 cuft ENERGY STAR 28” x 67” $509.00


COLUMN newsrose in 82 of the 100 largest metros at the end of December, compared with just 12 out of 100 in 2011. Nationally, rents rose 5.2% year-over-year. Throughout 2012, rent increases year-over-year remained around 5%, even though asking price increases accelerated and have almost caught up with rent gains at the end of the year. Oakland ranked second, where rents rose 12.6%. Overall, prices rose faster than rents in 17 of the 25 largest rental markets in 2012. “The housing market enters 2013 with a running start,” said Jed Kolko, Tru-lia’s Chief Economist. “Price gains picked up steam in 2012, starting with modest increases early in the year and accelerating in the third and fourth quarter. In 2013, rising prices will encourage more new construction and some homeowners to sell, which will help alleviate the current inven-tory shortage.” He added,“The 2012 price turnaround was strongest in the West and Southwest, where steady job growth and vanishing inventories lifted home prices by more than 10% in many markets.”

Why is Multifamily Housing so Upbeat Heading into 2013?

The multifamily housing sector faces an upbeat 2013 in the wake of law-makers reaching a fiscal cliff deal, as about 400,000 new apartment units will be needed per year to meet projected demand. Currently, multifamily housing developers are building about 250,000 units per year, and analysts are confi-dent that the market can absorb this new construction and potentially more. Apartment demand seems poised to be as strong as it was before the financial crisis, as the age group that typically rents — between 20 and 34 years old — will grow by 2.4 million people over the next five years. However, everything from financ-ing constraints to rising construction costs to neighborhood opposition could keep actual construction down.

The National Foreclosure Inventory Has Fallen 18% From One Year Ago CoreLogic released its National Fore-closure Report in January, which provides

Oakland Ranks 4th in Housing Price Increases, 2nd in Rent IncreasesTRULIA RECENTLY RELEASED the latest findings from the Trulia Price Monitor and the Trulia Rent Monitor, the earliest lead-ing indicators available of trends in home prices and rents. Based on the for-sale homes and rentals listed on Trulia, these monitors take into account changes in the mix of listed homes and reflect trends in prices and rents for simi-lar homes in similar neighborhoods through Dec. 31, 2012. In December 2012, asking prices increased 5.1% nationally year-over-year marking a huge turnaround from being down 4.3% in December 2011. More-over, not only are prices rising, these gains have accelerated in the last year. Quarter-over-quarter price changes were 0.8% in Q1 (March 2012), 0.4% in Q2 (June 2012), 1.4% in Q3 (September 2012), and 2.3% in Q4 (December 2012),

seasonally adjusted. Asking home prices increased the most in Phoenix, which rose 26.0% year-over-year in December 2012; however, Oakland, Las Vegas, and Seattle experienced the year’s most dramatic price turnarounds. All had price gains of more than 10% in 2012 after declines of more than 10% in 2011. Overall, 2012 marked a huge turnaround year for most local housing markets. In fact, prices

A view of Lake Merritt and Uptown in Oak-land from the Adam’s Point neighborhood.

PH

OTO

: ES

TE

BA

N C

OR

TE

Z

ebrha.com | FEBRUARY 2013 | RENTAL HOUSING 9

data on completed U.S. foreclosures and the overall foreclo-sure inventory. According to CoreLogic, there were 55,000 completed foreclosures in the U.S. in November 2012, down from 72,000 in November 2011, a year-over-year decrease of 23%. On a month-over-month basis, completed fore-closures fell from 59,000 in October 2012 to the current 55,000, a decrease of 6%. As a basis of comparison, prior to the decline in the housing market in 2007, completed foreclosures averaged 21,000 per month between 2000 and 2006. Completed foreclosures are an indication of the total number of homes actually lost to foreclosure. Since the financial crisis began in September 2008, there have been approximately 4.0 million completed foreclosures across the country. Approximately 1.2 million homes, or 3% of all homes with a mortgage, were in the national foreclosure inventory as of November 2012 compared to 1.5 million, or 3.5%, in November 2011. Month-over-month, the national foreclosure inventory was down 3.5% from October 2012 to November 2012. Year-over-year, the foreclosure inventory was down 18%. The foreclosure inventory is the share of all mortgaged homes in any stage of the foreclosure process.

“The continued fall in completed foreclosures is a positive supply-side contribution in many regions of the U.S.,” said Anand Nallathambi , president and CEO of CoreLogic. “We still have a long way to go to return to historic norms, but this trend is firmly in the right direction.” Mark Fleming, chief economist for CoreLogic, said,“The pace of completed foreclosures has significantly improved over a year ago as short sales gain popularity as a disposition method. Addi-tionally, the inventory of foreclosed properties continues to decline while the housing market demonstrates an ongoing ability to absorb the distressed sales that result from com-pleted foreclosures.”

Catch the Wave of Innovation with Sir Richard Branson at the 2013 NAA Education Conference & ExpoSir Richard Branson, business icon and leader in innovation and customer service will be the keynote speaker at the Opening General Session of the 2013 NAA Educa-tion Conference & Exposition in San Diego, June 19-22. Branson, international business magnate and founder of the Virgin Group — one of the world’s most recognized and respected brands — is well known for his entrepreneurial spirit, unrivaled network and transformational leadership style. Expect to hear insights into how he’s identified new markets, engaged stakeholders and how he’s challenged legacy players to win market share. The benefits of atten-dance don’t end there—awaiting you in San Diego are prac-tical, take-home tactics from general and breakout sessions, as well as the opportunity to explore cutting-edge products and services from multifamily supplier partners during the trade show. Don’t delay — registration for the 2013 NAA Education Conference & Exposition is open. To register for the expo and for more information, visit educonf.naahq.org/emailregister. RH

catch the wave ofsuccesscome to San Diego for

innovations, connections, and inspiration!

Don’t miss out on:

Sir Richard Branson, Founder, Virgin Group, and one of the most successful businessmen of this generation who will share insights from his experiences.

More than 350 suppliers who will be demonstrating innovative gadgets, goods, and services on the market.

50 breakout sessions led by inspiring industry experts.

Exciting networking events where you’ll connect with some of the 6,200 conference attendees.

JUNe 19–22, 2013 I SaN DIeGo, ca

RegisteR toDay at www.naahq.oRg/aDunits


COLUMN the president’s message

As a first order of business, I would like to thank outgoing Board President Bill Bagnell for

his excellent work in assuming lead-ership of the Rental Housing Asso-ciation of Northern Alameda County (RHANAC). In taking over the reigns at RHANAC, Bill successfully guided the organization through a series of struc-tural changes that leave the association thoroughly updated and with a substan-tially greater geographical reach.

In his last column as President, Bill outlined a long list of some of the most significant changes and adjustments to the association. It’s clear from reading his column that becoming the East Bay Rental Housing Association (EBRHA) was much more than just a name change. It required sustained effort and

the past?” The simple answer is that we can’t

count on the things that have worked for us in the past to necessarily continue to work for us in the future. There’s a built in pace of change in the rental hous-ing industry, in the economy and in the legal environment of our business that renders old ways of doing things quickly obsolete. We change to keep pace with a changing world or we fall behind. This is true for organizations such as EBRHA and even more true for each of us in our individual business. As rental owners, we too need to be proactive in keeping up with change.

As a member of EBRHA’s political affairs committee, I’ve been intrigued by the impact of social trends as a driver of change, particularly in the regulation of our business.

Take smoking for example. Public health advocates have worked for years, indeed decades to persuade people not to smoke. Yet, of course, some people smoke anyway. This is not new. It’s also not entirely new that the hazard of secondhand smoke has become of greater concern to increasing numbers of people who would rather not be exposed to it in their homes or their places of work.

What is new is the trend (in response to public concern) toward the enact-ment of new laws that prohibit smoking in many public places. Furthering this trend are relatively new laws that now allow rental owners to prohibit smoking in their rental properties (see California Civil Code 1947.5). The clarity of the trend toward prohibiting smoking in public and more recently in private places is self evident (so long as we are talking about cigarettes.)

On the flip side, another kind of smoking seems to be gaining in social acceptance and accordingly, is getting progressively better legal and legislative

consideration. As I write this, several states have already either legal-ized or in some way decriminalized the use of marijuana. California has restricted its legal use to medicinal pur-poses, while other states such as Colorado and

close attention to a significant volume of detail on subjects ranging from accounting and bylaws to technology and staffing. The process was rigorous and took every bit of the three years that Bill served as President. We owe Bill a debt of gratitude.

In putting the association through this process of change that took three years of time, effort and other resources, a fair question might be, “Why did we need to undergo such significant change; weren’t we just fine as RHANAC?” Or putting it another way, “Why should we change our ways of doing things when the old ways had always worked for us in

Change Begets Change Returning EBRHA president Wayne Rowland reminds us that change is constant. BY WAYNE ROWLAND

“We change to keep pace with a chang-ing world or we fall behind. This is true for organizations such as EBRHA and even more true for each of us in our individual business.”

Outgoing EBRHA President Bill Bagnell (left) and current President Wayne Rowland.


Legal Excellence and Dedication to Clients Fighting for Property Owners’ Rights

480 9th Street Oakland, CA 94607 Tel 510-625-0100

www.friedwilliams.com

Landlord-Tenant Disputes & Evictions Rent Board Representation

Commercial & Residential Transactions & Leasing Purchase & Sales Agreements

Real Estate Litigation Land Use, Zoning & Building Permits

Corporate, LLC & Entity Formation Probate, Wills & Trusts

177 Post Street, Penthouse San Francisco, CA 94108 Tel 415-421-0100


All classes and workshops are held at the EBRHA Education Center 360 22nd St., Suite 240, Oakland

Cost (per class/workshop) Members: free, Non-members: $49

Registration Danielle Walker, [email protected], 510.318.8300

UPCOMING EBRHA WORKSHOPS & CLASSES

Landlord 101 DATE & TIME TUESDAY, FEBRUARY 5; 6:00 P.M. - 7:00 P.M. SPEAKER Danielle Walker, EBRHA TOPICS •2013Laws,TenantScreening,Evictions,Application Process,FairHousing,andmore

Landlord 102 DATE & TIME TUESDAY, FEBRUARY 12; 6:00 P.M. - 7:00 P.M. SPEAKER Danielle Walker, EBRHA TOPICS •LicensesandFees,LeaseAgreements,Deposits,Rent Increases,OaklandRAPForm,Addendums,LegalNotices

Non-payment of Rent Evictions DATE & TIME WEDNESDAY, FEBRUARY 27; 6:00 P.M. - 7:30 P.M. SPEAKER Daniel Bornstein, Bornstein & Bornstein TOPICS •CallEBRHAOfficeforMoreInfo

Washington now allow even recreational use. This creates an obvious conflict because marijuana use and possession is still illegal under federal law. Needless to say, in resolving the conflict, the stage is set for a game of legal ping pong where rental owners and tenants get to play the painful role of ball.

While conflicting federal and state laws make the handling of potential nuisance issues associated with the smok-ing of marijuana a legal mine field for residential rental owners, commercial

property owners are no better off. In a recent case, an Oakland commercial property owner was threatened with seizure of her building by the federal government because of her tenant’s use of the property as a medical marijuana dispensary. In order to protect her build-ing from forfeiture she decided to evict the tenant.

The eviction was problematic from the outset because based on the facts of the case, the tenant was operating within the boundaries of state law in using

the building as a marijuana dispensary. Accordingly, when the eviction case was heard in Alameda County Superior Court, the judge dismissed her case. In dismissing the case, the court ruled that as the tenant was operating within the guidelines of state law, the property owner could not use a state court to enforce a federal law.

Since the time of the dismissal of the eviction, there have been more twists and turns of this case, but still no eviction. Both landlord and tenant have significant legal “investment” in the matter and yet both remain in legal limbo. Clearly not a good place for either party, particularly the landlord as she is threatened with seizure of her building.

Yet the point of this discussion is not to suggest that the property owner should not have rented to this particular ten-ant (we all get to take our chances) or to pass any judgment on the tenant’s use of the building. Certainly if there are to be medical marijuana dispensaries they have to be able to operate somewhere.

The real point of this discussion is about change and the pace of change. We as property owners need to be as mind-ful as we can of the world outside of the rental housing business.

With all the change going on around us we must do our best to become more aware and be ready to change our ways of doing business to keep up with fast changing times. RH

Wayne C. Rowland is the President of EBRHA and is an avid representative of issues in the community. He has over 30 years of real estate investment experience. He is a graduate of San Francisco State University with a degree in finance.

Gary Funston • District Sales Manager1-800-359-1217 • www.washlaundry.com

– since 1947

It’s changing – dramatically. People want fl exibility, professional mobility, and a wider range of living options. Now more than ever, households are choosing the freedom of renting.

In fact, the fastest-growing populations in the next decade are empty-nesters and young professionals – people most likely to choose apartment living. That’s why half of all new households created this decade could be renters.

Building for this demand creates a large number of local jobs: on average 116 for every 100 apartment units constructed. They also generate an additional $5.5 million in wages and $3.3 million in federal, state and local tax revenue and fees.

With upwards of 7 million new renters this decade, maybe it’s time to support the new American dream in your community.

WELCOME TO THE NEW AMERICAN DREAM.

APARTMENTS. WHERE THE FUTURE LIVES.www.naahq.org

www.nmhc.org


Meet three new EBRHA Board Members whose industry experience will benefit us all. BY EBRHA BOARD OF DIRECTORS

The past year was pivotal for many reasons: we expanded geographically, made changes to

our office operations, and elected Wayne Rowland as president. One other major change was the addition of three new board members, which we know will have a positive impact on the direction of EBRHA in the coming years.

At EBRHA, success is a team effort and we have no doubt that the new board members make the team we need to further grow our association and keep us relevant in our rapidly chang-ing world, while also providing new perspectives and insights.

While we’re excited to learn about the goals they have to improve our

association, we’d like you — EBRHA members — to meet the new board and learn about their backgrounds in the rental housing industry. Reginald Hairston Reginald Hairston is a member of EBHRA and has been associated with the organi-zation for over a decade. Reggie,

as he likes to be called, has over 20

years of experience in the property man-agement and real estate markets. He prides himself as a person committed to providing quality housing conditions for all persons. Furthermore, he under-stands the importance of speaking up for property owners in this ever evolv-ing industry.

As an owner and a past renter, he understands the complex relationship between renters and landlords. He believes that real estate is about loca-tion, while property management is about communication.

“One of the values of being a member of EBRHA is that monthly, people just like you and I get together to discuss the things that matter most to us as individuals and as participants in this ever changing industry of real estate and property ownership,” he said about his

membership with EBRHA. “The reason why this association has been so helpful during these difficult times is because, like so many of you, I needed to talk with others who were in the same situation as I found myself. Like many others, I needed to ask difficult and personal ques-tions, and it was very important to have a voice to express the seemingly over-whelming effects of this market on my future. EBRHA provided that voice and venue for having such difficult conversa-tions.”

Menna Tesfatsion Menna Tesfatsion is one of three prin-cipal managers that oversee 4,000 apartment and com-mercial units and over 100 employees at The Lapham Company, Inc. Outside of his manage-rial duties at Lapham, Menna also handles all rent board-related matters for Lapham and has developed strong and effective relationships with the Rent Adjustment Program’s staff. He is dedicated to land-lord issues and serves as one of a number of professionals advocating landlord issues with the City of Oakland. Prior to joining Lapham, Menna practiced corporate real estate law for an interna-tional law firm based in New York City. Menna currently does not practice law, but holds a law degree from NYU School of Law and is licensed to practice law in New York, Pennsylvania, and New Jersey. Menna is a resident of Oakland, is mar-ried, and has two young sons.

Mila Zelkha Mila Zelkha is a social entrepreneur whose ventures have combined architec-tural design, green build-ing practices, historic preservation and socially responsible investing to help local communi-ties in the San Francisco Bay Area. As Principal of the urban redevelopment company Mint Condition Homes, Mila’s work has been recognized three years in a row by the Oakland Heritage Alliance with their “Partners in Preservation Award” (2010, 2011, 2012), and was named Build It

COLUMN ebrha news

Welcome to the EBRHA Family


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

• Soft-story screening and report to satisfy city ordinance • Seismic strengthening, foundations, and retaining walls • Construction management and construction oversight on behalf of the owner • More than 4,000 city approved construction projects • Knowledgeable, reliable, and insured • Over 35 years of experience • Free initial consultation

(510) 601-1065 or [email protected] www.esiengineers.com

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

Premier Engineering Services in the Bay Area Since 1984

• 10% Discount for EBRHA Members

(510) 451-7197Call us for a Free Consultation

678 14th Street, Oakland, CA 94612

Apartments Residential Commercial Office BuildingsA Subsidiary of Valva Realty Company Inc.

Western Management Properties, Inc.

MAXIMIZE YOUR PROFITS AND SIMPLIFY YOUR LIFEWE TAKE THE HASSLE OUT OF OWNING RENTAL PROPERTYThe Secret to Our Success for Over 35 Years in Northern Alameda County:• Maintaining high-occupancy rates through our knowledge of the market. • Providing cost-effective maintenance with our own full-time crew. • Knowing the many different laws in the Oakland/Berkeley area.• Keeping accurate records with our professional Yardi Record System.• Business planning for our clients. Adding value to your property.• We specialize in selected properties of eight units or above.


GET A FIXED INTEREST RATE ON YOUR NEXT APARTMENT LOAN FROM THE NATION’S #1 MULTIFAMILY LENDER

Initial fi xed rate for 3, 5, 7 or 10 years, then adjustable for remaining term

Financing from $500,000 to $25,000,000+

Up to 30-year term and 30-year amortization

Low loan fees, including no appraisal fee

Par pricing available

Assumptions available

Early rate lock available

IT’S ALL HERE

Term fi nancing for apartment buildings with fi ve or more units

An array of fi xed and adjustable rate loan programs

Low loan fees, including no appraisal fee

Local market fi nancing, appraisal and underwriting

Fast, effi cient loan process

Personalized customer service

Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2011 FDIC data. ©2012 JPMorgan Chase Bank, N.A. Member FDIC. All rights reserved. PA_12_153

JOSH MILNES, CLIENT MANAGER(510) 891-4545 or [email protected]

Historic low rates for apartment building

owners and investors.

Green’s “Green Building Champion of 2010.”As General Building Contractor for Wrecking Belle Inc., Mila’s residen-tial construction company takes on a variety of projects for outside investors and home owners including whole house renovations and insurance claim con-tracts. Mila received her BFA & B.Arch from Rhode Island School of Design. She currently serves on the Board of Directors of the Palo Alto Housing Corporation, a nonprofit based in Palo Alto dedicated to the development and advocacy of affordable housing on the Peninsula, and she has been a member of EBRHA since 2007. “EBRHA is a wonderful resource for local, small scale property owners who are searching for best practices to grow their investment,” she said. “I’m thrilled to have been elected to the board and to support the Board’s efforts to promote green building practices that have potential for lowering operational costs, improving the value of property, and reduces our overall environmental footprint.” RH

Bay Area Property Management Specialist

510-918-2306

Flexible management plans to suit specific needs

Management specialization

Maximization of your units profitability

Reduction of vacancies and losses

Location of the best and most qualified tenants

WWW.CRANEMANAGEMENT.NET Lic#01791769

CRANE MANAGEMENT


EBRHASalsbury Industries

1/2 Page Horizontal7.5” W x 4.875” H 4C

EBRHA (Indesign doc.)

Order factory direct! • Contact us for a free catalog!

1010 East 62nd Street, Los Angeles, California 90001-1598Phone: (800) 624-5269 • Fax: (800) 624-5299

DATE WEDNESDAY, MARCH 6 LOCATION LORING CAFE 37 GRAND AVE. OAKLAND TIME 5:30 P.M. – 8:00 P.M.

Spring Social Mixer

UPCOMING 2013 MIXER DATES

Wednesday,June5,5:30P.M.-8:00P.M.

Thursday,September5,5:30P.M.-8:00P.M.

Wednesday,December4,5:30P.M.-8:00P.M. For more information, contact the EBRHA office at (510) 893-9873. We hope to see you there!

Comemix,mingleandnetworkwithEBRHAmembers,board,staffandindustrypartnersatournextsocialmixer.


FEATURE

EAST BAY ECONOMIC UPDATE

At present, the economy of the East Bay is stronger than at any point since the onset of the economic recovery. BY EAST BAY EDA

PHOTO: DANIEL PARKS


EAST BAY ECONOMIC UPDATE

At present, the economy of the East Bay is stronger than at any point since the onset of the economic recovery. BY EAST BAY EDA

In our May report, we showed that while the economy of the East Bay was recover-ing much faster than that of many other

regions, long-term concerns posed a serious risk to the health of the economy and the quality of life for East Bay residents. Nearing the close of 2012, we find that the economy is in many respects recovering even faster than before, while many of those long-term con-cerns are improving. At present, the economy of the East Bay is stronger than at any point since the onset of the economic recovery.

Household employment increased by 2.6% over the past year, leading to a steady drop in the unemployment rate even as more and more East Bay residents returned to the labor force. High-skilled labor sectors such as the professional and management sectors are growing quickly, as is the East Bay’s substan-tial health care sector.

The region’s housing market continues to grow, especially in the most recent quarters in 2012, even as the commercial real estate market remains stable but slow to expand. Consumer spending continues to grow as well, with over 10% year-over-year growth in restaurants and hotels, and over 20% growth in autos and transportation. Business-to-busi-ness spending is also on a steep upswing, with over 19% growth year over year.

We showed special concern in our May report regarding the East Bay educational system and overall educational attainment in the region. Since then, newer data for 2011 shows most of our measurements of academic achievement and educational attainment in the region have gone up. More residents of the East Bay possess post-graduate degrees than before, more students at East Bay schools are graduating, and children are per-forming better in crucial areas for mathemat-ics and English language comprehension.

Yet some of the long-term concerns we addressed in our May report persist. The differences in educational attainment across ethnic and racial groups are substantial, and these differences play a large role in determin-ing residents’ incomes and employment sta-tuses. Young people in the East Bay continue to have difficulty finding work, in spite of the improvement in the East Bay labor market. Income inequality appears to be increasing in some communities and among certain ethnic groups. As promising as the economic out-

look may be, it is important to remember that the recovery is not occurring everywhere and that several long-term factors could limit the region’s economic growth even as the general trends point strongly upward. Current Trends: Employment The employment outlook in the East Bay continues to be one of the most promising in the state of California. Household employ-ment increased on a seasonally adjusted basis by 1% from June to September, and by 3% since September of 2011. The official unem-ployment rate declined over half a percentage point since June to 8.6%, while year over year, the unemployment rate declined by 1.7 percentage points.

Unlike some other parts of the Bay Area, where the unemployment rate has decreased in part because of a decrease in the total labor force (as the unemployment rate is calculated as the percentage of individuals in the labor force unable to find work), the unemploy-ment rate in the East Bay has decreased while the labor force has actually increased by 1.1% year over year. In this respect, while the unemployment rate remains high from a historical perspective, the year-over-year decline in the unemployment rate is a clear sign of the increasing strength in the East Bay labor market.

The San Francisco labor market growth has been quite strong, even compared to the East Bay. Household employment increased by 3.4% year over year and the labor force grew by approximately 1.7%, while the unemployment rate decreased 1.5 percentage points to 6.6%.

Payroll employment growth in the East Bay has not been as strong as household employment growth, but the outlook remains positive. From September 2011 to Septem-ber 2012, payroll employment in the East Bay increased by approximately 2.1% on a seasonally adjusted basis, compared to 2.5% growth in San Jose and 3.2% in San Fran-cisco. In nominal terms, the East Bay added approximately 20,000 jobs in the past year, including approximately 8,000 from August to September.

The difference between the picture gained from the East Bay household employment survey and the payroll employment numbers is that in a Bay Area labor market recovery,

PHOTO: DANIEL PARKS


many East Bay residents commute to other parts of the Bay Area for work. Even as East Bay businesses steadily add jobs, even more East Bay residents are finding work throughout the Bay Area. We remain optimistic that East Bay payroll employ-ment growth will accelerate in the months to come, and at the same time it is encouraging that more and more residents are returning to the workforce, wherever those jobs may be.

At the sector level, construction has been an especially bright spot for the East Bay. Approximately 3,000 jobs were added in the past year, for an increase of 6.4%. This should not come as a great surprise, since the East Bay housing market has already begun to turn the corner. As the housing market continues to emerge from its prolonged slumber, we should see the construc-tion sector continue to add workers at an especially strong rate.

The construction sector has been a bright spot within a gen-eral trend of weak or no employment growth among low-skill sectors. For instance, the Retail Trade sector lost approximately 700 jobs in the last year, or 0.6%. The manufacturing sec-tor also lost approximately 1,500 jobs, or 2.0%, although the picture here is less clear. Over half the East Bay’s manufacturing jobs are high-skilled and in what might be termed advanced manufacturing. There is no question that the labor market is recovering among high-skilled sectors, but the labor market among low-skilled sectors struggles as much or more than it did in 2011.

By contrast, high-skilled sectors lead the East Bay labor mar-ket expansion. The Professional sector added over 4,000 jobs in the past year, for 5.3% growth. The management sector grew by 3.0% in that same time. Financial activities contracted by 3.6%, but the information sector grew by 1.6%.

The region’s second-largest sector, the education and health sector, continues to make big gains, with 4.9% growth year over year, for a total of approximately 6,700 jobs. In our May report, we discussed the very positive impact that the health care sector would have on the East Bay economy well into the future. The employment outlook continues to affirm our expectation.

Health care and social assistance employment grew by 5.1% from September 2011 to September 2012, led by very strong 9.5% year-over-year growth in ambulatory services. The ambu-latory services sector includes outpatient care centers, which continue to expand relative to inpatient care facilities. As noted in our May report, East Bay residents are increasingly opting for more affordable outpatient services. This trend should continue as will growth in other health care sectors. As we see, employ-ment in every health care sector is up year over year.

Residential Real Estate As growth in home prices and home sales show, the housing market in the East Bay has already turned the corner, and the recovery appears to be moving faster than before. The median prices of existing homes in the East Bay are increasing at approximately the same rate as the state overall, and more quickly than in San Francisco or the South Bay. In Alameda County, the median price of

an existing home increased by 13.0% from the third quarter of 2011 to the third quarter of 2012, to approximately $417,000. In Contra Costa County, the median price increased by 17.4% to approximately $304,000.

Compare to the state overall, in which the median price increased by the same proportion as Alameda County, 13.0%, year over year to approximately $275,000. Over the same time period, the median price of an existing home in San Francisco increased by 6.7% to approximately $706,000, and in San Jose, the median price increased by 11.8% to approximately $584,000.

Much of the increase in home prices in the East Bay came in the second and third quarters of 2012. In Alameda County, the median price increased by 14% from the first quarter of 2012 to the third quarter of 2012, while in Contra Costa County, the median price increased by 14.6% in the same time period.

As home prices in the East Bay have continued to rise, home sales are growing as well, but more slowly. For the third quarter of 2012, existing homes sales are up 8.8% year over year. In San Francisco, existing home sales have increased by approximately 9% year over year, and by approximately 10.2% year over year in the South Bay. The East Bay is ahead of the state overall, though, as existing home sales in California have increased by approximately 5.3% year over year.

While home prices and sales in the East Bay are on the rise, defaults and foreclosures are on the decline. Notices of default continue to fall from their recession highs, with much of that decrease coming in the past year—in the third quarter of 2012, notices of default were 41.0% lower than in the third quarter of 2011 on a seasonally adjusted basis. This rate of decline is approximately even with that of San Francisco over the same period of time, while significantly higher than in the state over-all, at 32.2%.

At the same time, foreclosures in the East Bay have decreased precipitously in the past year. Despite a relatively flat quarter for foreclosures in the third quarter of 2012, foreclosures have decreased by nearly half compared to the third quarter of 2011. Once again, this outpaces the state overall, where foreclosures have decreased by approximately 41.2%.

A statewide trend of increasing short sales may play a large role in the decline in foreclosures. According to the National Association of Realtors, from September 2011 to September 2012, the percentage of short sales relative to all sales of exist-ing homes increased from 23.8% to 27.0%. A substantial number of homes throughout the state are avoiding foreclosure

“THE HOUSING MARKET IN THE EAST BAY HAS ALREADY TURNED THE CORNER, AND THE RECOVERY APPEARS TO BE MOVING FASTER THAN BEFORE.”


as banks are accepting short sales on homes underwater. Of course, this is only part of the story. As the economy

recovers, and more individuals are returning to work, more homeowners are able to keep up with their mortgages. The worst of the mortgage crisis has passed, and indeed as the economy continues to grow, expect foreclosures to continue to decline over time. Fears of a second wave of foreclosures are largely unfounded given the positive signs of economic growth not only in the East Bay but throughout California.

As home prices in the East Bay rise quarter after quarter, apartment rents in the region are rising, as well. As of the sec-ond quarter of 2012, the average rent for Oakland apartments was $1,404 per month, an increase of 3.3% from the second quarter of 2011. This growth in rent is comparable to that of other parts of the Bay Area. In San Francisco, the average apart-ment rent increased by approximately 5.5% year over year to $1,991 per month. In San Jose, the average rent increased by approximately 3.9% year over year to $1,631 per month.

At the same time, the relative affordability of apartments in the East Bay remains consistent with 2011 values. Apartments in Oakland continue to cost approximately 70% the monthly rent of apartments in San Francisco, and approximately 86% the monthly rent of apartments in San Jose.

As average apartment rent increases throughout the Bay Area, apartment vacancies are decreasing. In Oakland, the apartment vacancy rate decreased a full percentage point year over year to 3.3%. In San Francisco, the vacancy rate decreased 0.7 percentage points to 3.1% over the same time period, and in San Jose, the vacancy rate also decreased 0.7 percentage points to 2.5%.

Rising home and apartment prices will come to decrease

housing affordability in the East Bay over time, even as the region’s overall economy improves, but as housing prices still remain low relative to much of the last decade, housing afford-ability is actually on the rise at present. According to the U.S. Census Bureau American Community Survey, the proportion of Alameda County households that spend at least 35% of their income on housing decreased from 38.2% in 2010 to 36.1% in 2011. In Contra Costa County, that proportion decreased from 36.8% in 2010 to 35.9% in 2011. These declines are proximate to the decrease in the state overall: from 40.9% in 2010 to 38.6% in 2011.

As we noted in our May report, though, housing afford-ability not only in the East Bay but throughout the state will continue to be limited by state and municipal permitting and construction laws that substantially increase the cost of housing relative to other states. Until the state takes steps to remediate these sources of outsized costs for both single-family and multi-family housing, the proportion of residents in many parts of the state, including the East Bay, that spend more than what is often considered the peak reasonable cost for housing, 35% of gross income, will remain troublesomely high.

As the housing market continues to recover in the East Bay, we would expect to observe an increase in residential construc-tion, as well. In fact, building permit records show that both multifamily and single-family residential construction is well on its way to a better year in 2012 than in 2011.

Through July 2012, the City of Oakland had already nearly matched its total number of multifamily building permits through all of 2011. Also, 179 single-family building permits were issued through July 2012, compared to just 40 in all of 2011. Multifamily residential construction in Pleasanton is

PROPERTY MANAGEMENT EBALDC

Frances Rosario 510-287-5353

www.ebaldc.org

East Bay Rental Housing Association360 22nd Street, Suite 240 Oakland, CA 94612

TEL 510.893.9873 | FAX 510.893.2906ebrha.com

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

WELCOME NEW INDUSTRY PARTNERS

PROPERTY MANAGEMENT Crane Management

Kit Crane 510-918-2306

www.cranemanagement.net

LENDING Cooperative Center Federal Credit Union

Bryon Phillips 510-647-2131

[email protected]

PROPERTY MGMT. SOFTWARE Buildium Sam Clarke

888-414-1933 www.buildium.com


FEATURE

having an especially strong year. Through July 2012, 200 multifamily building permits were issued, compared to zero in both 2010 and 2011. The city of Brent-wood has already issued 105 single-fam-ily residential building permits, compared to 104 in all of 2011, while the City of Dublin has issued 271 single-family build-ing permits, compared to 276 in all of 2011.

In all, rising home and apartment prices combined with increasing home sales and decreasing apartment vacancies are encouraging more residential develop-ment in the East Bay. As housing prices and sales continue to increase throughout the rest of the year, expect residential construction in 2012 to end far ahead of 2011 levels. Conclusion The East Bay economy has shown very positive signs in the labor market, the housing market, in tourism, and in con-sumer spending. Quality of life measures like education are moving up quickly, as well. But there remains much to be done before the region’s economy is truly in full recovery. The demand for important social services like food assistance is still on the rise. Substantial differences in lev-els of education across ethnic and racial groups leave some residents at a funda-mental disadvantage as they attempt to find work in an increasingly high-skill labor market. Yet, even as these obstacles may limit both the economic growth of the region and the quality of life of its citizens, the East Bay has taken some important steps forward and is poised for an even stronger year ahead. RH

Reprinted with permission from East Bay EDA. This is an excerpt from East Bay Economic Update, Fall 2012 which can be found, along with other reports at www.eastbayeda.org. The East Bay Economic Development Alliance (East Bay EDA), located in Oakland, California, is a public-private partnership founded in 1990 to serve the San Francisco East Bay (Alameda and Contra Costa Counties). The East Bay EDA’s mission is to establish the region as a world-recognized location to grow businesses, attract capital and create quality jobs.

multifamily building permits by city

households with housing costs over 35% of income

Source: U.S. Census American Community Survey Year-Over-Year

Source: CIRB

Note: The cities of Alameda, Albany, Antioch, Brentwood, Clayton, Concord, El Cerrito, Hayward, Hercules, Martinez, Newark, Orinda, Piedmont, Pinole, Pittsburg, Pleasant Hill, San Leandro, San Pablo, and San Ramon did not issue multifamily building permits in 2011 or 2012.


FEATURE

The Oakland City Council first adopted a Residential Rent Adjustment Program as an alternative to strict Rent Control in 1980 by Ordinance. The Ordinance has since been modified several times. The current version became effective in January, 2007, and is codified as OMC Chapter 8.22. The City Council and the Rent Board also adopt Regulations that govern the operation of the Residential Rent Adjustment Program. In addi-tion, the Residential Rent Adjustment Program is responsible for adjudicating certain disputes that arise under the Just Cause for Eviction Ordinance (Measure EE). OUTCOME FOR FISCAL YEAR 2011-2012 Public Contact The Rent Adjustment Program (RAP) functions as a resource for Oakland landlords and tenants. Staff provides information about and referrals for many varied rental housing situations and problems. Public inquiries from Oakland residents include questions about Rent Adjustment, Just Cause for Eviction, secu-rity deposits, and other processes mandated by state and local law. During Fiscal Year (FY) 11-12, staff met with an estimated 1,500 members of the public and provided information and referrals in person. This is a 4% increase from FY 10-11. Staff responded to an estimated 7,900 phone inquiries in FY 11-12, a slight decrease from FY 10-11. Staff also responded to about 160 email inquiries, about the same as the 162 such inquiries received in the previous fiscal year. Staff received and responded to four complaints from members of the public about the qual-ity of public contact.

The Business License Tax Section addressed public inquiries about billing of the rental property service fee and continues to

require temporary staffing in addition to all assigned program staff to answer the many calls received regarding the billing. Petitions, Ellis Act and Citation Applications The number of petitions and applications filed in FY 11-12 increased by 71% (from 228 to 389) when compared with FY 10-11. The RAP processed 382 Rent Adjustment Petitions, five Ellis applications to remove properties from the rental market, and two applications for administrative citation of a property owner. Staff believes that the large increase in the number of petitions filed may be attributed to a combination of aggressive outreach, improvement in economic conditions, and to former homeowners being driven into the rental market due foreclo-sures.

Landlord justifications for increases greater than the annual CPI adjustment include capital improvements, increased operating and maintenance expenses (housing service costs), debt service, casualty losses (uninsured repairs), and recapture of deferred annual increases (banking). In most cases, these petitions require a hearing to determine the validity of the landlord’s justification and to verify the amount of the increase. There was an increase in petitions filed alleging an unjustified increase greater than the annual allowable CPI rate (64.3% of petitions). This result is slightly different from FY 10-11 when claims of decreased housing services outnumbered the claims for unjustified rent increases.

A claim for decreased or inadequate housing services was the second most common complaint (60.5% of petitions). Ten-ants can allege a loss of any service the landlord is obligated to provide by law or by contract. Data on what services are alleg-edly lost is not collected by the program. However, in staff’s

RENT BOARD RECORD

Oakland Rent Board’s 2013 Annual Program Audit

BY OAKLAND RENT ADJUSTMENT STAFF

A screenshot from a recent recording of a Rent Board meeting.


experience, the lost services most commonly alleged have been: rodent and insect infestation; water leaking through roofs and windows; inoperative appliances, often furnaces or boilers and stoves; deteriorated carpet or flooring; unit in need of painting; and mold problems.

Property owners are required to provide their tenants with a form notice of tenant’s rights under Rent Adjustment, together with information about application of the Smoking Ordinance to the particular property (“RAP Notice”). The failure of prop-erty owners to provide a RAP notice to tenants, at the beginning of the tenancy and with a notice of rent, increased dramatically (36% for beginning of tenancy and 32% with notice of rent increase) compared with FY 10-11 (18% for beginning of ten-ancy and 21% with notice of rent increase). This result will lead to a greater emphasis by staff on notice requirements during landlord presentations during FY 12-13.

Landlords are also required by Ordinance to provide a summary of the justifications for a rent increase upon a written request from their tenant. Failure to provide a summary is a basis to invalidate the increase. The number of petitions alleging failure to provide a summary has increased from 6% to 11.1%.

Landlords are allowed to increase the rent by an annual amount calculated from the CPI statistics issued by the US Department of Labor. If a landlord has a justification for a greater increase allowed by the Ordinance, she/he can raise it to a greater amount without pre-approval by the RAP. How-ever, a small number of landlords (1.3% of petitions) sought pre-approval due to their particular circumstances. Petitions for a certificate that a particular unit or property is exempt from Rent Adjustment comprised 16% of the petitions filed.

There was an increase in claims made for unjustified rent increases (64%), compared to claims for decreased housing services (61%). There were also a larger number of landlord petitions for exemption from the Rent Ordinance. Otherwise, there were no significant changes in the relative frequency of the types of claims made from FY 10-11 to FY 11-12. Petition Processing Because of the large number of petitions filed during FY 11-12, scheduling hearing dates more than 60 days after a petition filing was often necessary. The average time from petition filing through staff decision for petitions filed in FY 11-12 was 80 days. This is only a slight increase from the processing time last fiscal year (75 days); however, there were more pending cases.

During FY 11-12 the Rent Adjustment Program, including the board, resolved 296 cases. Two board cases are still pending final resolution, and there are 86 cases with peti-tions filed in April, May, and June that could not be resolved by June 30, 2011. Our report shows how the cases were resolved. Tenants prevailed in 46% of the cases, and landlords in 32%. This is substantially the same proportion

of cases resolved in favor of landlords and tenants as last fiscal year. Appeals to the Rent Board The Rent Board processed 18 appeals of staff decisions during the last fiscal year. This number includes appeals from some decisions issued in prior fiscal years (not included on Table 3), but heard and decided by the board after July 1, 2011. The appeals rate for staff decisions issued during FY 11-12 was about 4.4%, well below the historical average appeals rate of 16%. Eviction Notices and Evictions The Just Cause for Eviction Ordinance requires that a copy of every eviction notice served to residents of a covered unit be filed with the RAP within 10 days of service. The RAP received 12,897 eviction notices during FY 11-12, a slight increase from FY 10-11’s 12,394.

Adam Byer of the Alameda County Superior Court gra-ciously prepared an estimate of Oakland evictions again this year. He reports that there were approximately 3,284 limited jurisdiction unlawful detainer filings in fiscal year 2011/12 (July 1, 2011 through June 30, 2012) where the disputed property is in the City of Oakland. The estimate is based on 3,982 limited jurisdiction unlawful detainer filings where the court location is the Rene C. Davidson Courthouse in Oakland. Mr. Byer examined a random sample of 251 of these cases. The disputed property was in Oakland for 207, or 82.5%, of these cases. The 3,284 estimate is 82.5% of the total of 3,982 such filings during the reporting period. This estimate represents a 6.3% decrease from the 3,490 eviction actions estimated for FY 10-11. Applications Pursuant to the Ellis Act During FY 11-12, five applications were filed to remove three single-family residences and one duplex from the rental housing market. Four applications were filed in FY 10-11. Removal of rental units from the market using the Ellis Act did not have a significant effect in Oakland in FY 11-12.

THE CONTRACT GOAL IS TO SCREEN 40 LANDLORDS FOR ELI-GIBILITY. FOR FY 2011-2012, 296 LANDLORDS WERE SCREENED FOR ELIGIBILITY, EXCEEDING THE CON-TRACT GOAL BY 74%. HOWEVER, TO DATE NO LANDLORD HAS MET THE INCOME LIMITS REQUIRED FOR ASSISTANCE.


Low Income Client Representation Program The purpose of the project is to provide services that would help resolve disputes between low-income tenants and landlords to secure their rights under Oakland’s ordinances that impact the landlord-tenant relationship. FY 08-09 was the first year of these contracts.

After a review of all services provided by contractors, the Scope of Services was amended for FY 2011-2012 to capture all services provided that related to Rent Adjustment issues. The amended goals for the grant are to 1) provide limited scope services for at least 400 tenants and 10 landlords per year for Rent Adjustment issues; 2) provide extensive services for at least 60 tenants and five landlords per year for Rent Adjustment issues; and 3) provide legal representation for 50 tenants and five landlords at Rent Adjustment hearings per year.

During FY 11-12, contractors met 86% of the contract goal for limited scope services by providing services to 344 tenants. 48 tenants were provided extensive services for Rent Adjust-ment issues, meeting 80% of the contract goal. There were 26 appearances at Rent Adjustment Hearings, meeting 52% of the contract goal.

Since the inception of the contract, subcontractor the Alameda County Bar Association has far exceeded the contract goal for screening landlords. The contract goal is to screen 40 landlords for eligibility. For FY 2011-2012, 296 landlords were screened for eligibility, exceeding the contract goal by 74%. However, to date no landlord has met the income limits required for assistance.

Despite being unable to reach low-income landlords, staff believes that landlords with Rent Adjustment issues should continue to be screened for eligibility. For the past two years of the contract, funding to the Bar Association has been limited to screening landlords for eligibility. Further funds would be released when services are provided.

Tenants continue to receive good representation under the program. The program has also been instrumental in assisting tenants with Rent Adjustment issues who also had problems related to eviction and foreclosure.

The contract mandates periodic audits of the program. An audit was conducted in 2009, and a subsequent audit was conducted in 2011. In the 2009 audit, there were 4 findings regarding 1) intake and appointment process; 2) staff assigned to Rent Board cases; 3) training; and 4) low-income landlords. All findings were resolved satisfactorily. In 2011, there was one finding regarding the documentation of income for Rent Adjust-ment cases. The finding was resolved satisfactorily. Litigation in Court Although litigation is conducted by the City Attorney’s Office, RAP staff also participates. Preparation of administrative records, answering correspondence and inquiries from the par-ties, receiving service of process, consultations with the attorney assigned to the case, and the occasional need to appear in Court can involve RAP staff. The City Attorney’s office handled a number of cases involving the Rent Program during the last

EBRHA’s Observations

About This Report The Rent Adjustment Program is required to

prepare an annual report of its activities to the Oakland City Council. This report is submitted by the Program Manager Connie Taylor. High-lights of this report are in this article, but you can find the complete report online at www.oaklandnet.com.

The Takeaway 1. Staff has received complaints regarding

customer service, but no details are given. 2. No landlords qualified for assistance from the low-income legal program. Over 344 tenants were helped with some form of legal or staff assistance.3. The report cites the failure to present RAP notices to tenants at the beginning of the ten-ancy and with a notice of rent increase as major reasons for petitions being heard and reduc-tions being awarded. 4. The number of landlords who do not pro-vide a summary of the justifications for a rent increase upon a written request from their ten-ant has increased.5. The average time it takes once a petition is filed to a hearing decision is 80 days.6. The appeals rate was about 4.4% this past year, and last year the rate was 9%.7. The goal of servicing low-income landlords has been reduced for the year. The goal number of tenants being served has almost increased by 100%. To date, no landlords have ever qualified for the low-income assistance program.8. There is a dramatic increase in salary and benefits to staff, as well as the maximum amount of dollars budgeted and spent for “printing, duplication and outreach” and “misc. operating.” The budget for temporary personnel increased, and full-time staff has grown by 3.30.

Advice to Landlords Landlords should know how to properly serve

notices in Oakland. Consult with EBRHA on rent board preparation once you receive documents. Knowing a few things before your date will serve you immensely. We will be holding classes this year on Rent Board preparation. However, if you take the proper steps with the paperwork, you won’t need this class.


fiscal year:Apartment Owners Association v.

Rent Board. The Apartment Owners Association challenged a Rent Board regulation regarding the eviction of ten-ants from illegal units. The regulation required landlords to use a 30/60 day notice to evict tenants; AOA wants land-lords to be able to use 3-day notices, even though the landlord created the illegality. The matter is in the Court of Appeal; it has been fully briefed and is awaiting scheduling of oral argument.

Amicus in Foreclosure Eviction. The City Attorney’s Office filed an amicus in a case involving an eviction follow-ing a foreclosure. The matter was orally argued, including argument by the City Attorney’s Office.

Administrative Writs. The City Attor-ney’s Office successfully defended one administrative writ; another is pending in the Superior Court. Rent Board During FY 11-12, the Board voted to (1) adopt Capital Improvement Commit-tee’s recommendation to amend Capital Improvement Regulations, (2) to have a standing committee to review possible changes to the rent ordinance and regula-tions, (3) to amend debt service regula-tions.

A report to amend capital improve-ment and debt service regulations will be presented to the city council in 2013. The request for a standing committee will be presented to the CED Committee on December 11, 2012. Expenditures A complete list of the program expen-ditures for FY 11-12 is shown at right. The largest expenditures are personnel costs. The budgeted expenditures include unspent but designated funds for hiring a program manager (the program manager was hired in June 2011), for one other staff person (program analyst II was hired in March 2011), and for the low-income representation grant. RH

Reprinted with permission from the Oakland Rent Board. The full report can be accessed at www2.oaklandnet.com/Government/o/hcd/o/RentAdjustment/index.htm.

petitions filed (%)

Note: More than one claim can be made on a single petition.

case resolution

expenditures report ( fiscal year 2011 - 2012)


I f you are in the industry of caring for properties, leasing properties, or even selling properties, there is one

tool you should never be caught without: the emergency calling list. It’s the one tool that does many things for anyone charged with caring for a property.

When you think about the word “emergency,” it connotes visions of fires, floods, crime, and more. However, when you think of the words “crisis” or “disaster,” it sounds much more evil and sinister. The difference to me is that you can have an emergency, but if you are not prepared, it can quickly become a crisis or a disaster. There is a huge difference.

Being prepared, like Boy Scouts are always known to be good at, is an

Everyone is in rush hour driving home and all of the businesses you rely on are closed! That is what an emergency calling list can and should do for you.

Creating the emergency calling list is the first thing I do when I take on a new property. I create my emergency calling list before anything else is even consid-ered. Why? Because I have been there and done that in my career, and extreme emergencies can hit when you least expect them.

The emergency calling list should start with the local and/or public authori-ties and work itself down through the chain of command, including vendors, neighbor properties, and key information you will most certainly need when you least expect it. The emergency list should contain phone numbers, email addresses, home phones, relative phones, cells, pagers, and whatever means necessary to reach individuals, as well as options if those fail. Just keep thinking, “What if this fails?” and “What if that fails?” If you keep thinking about “Plan B,” then “Plan C,” you are doing a great job in building your emergency calling list.

Do not just accept a number for an office of a vendor either. Be sure you ask for the after-hours numbers. I have been there, done that. I know from years of practice that you must ask all vendors who are on your list what the procedure is for contacting their technicians on weekends and evenings.

Formatting an emergency calling list is something to consider as well. I have always kept my emergency calling list in alphabetical order by incident type, combined with sections for in-house personnel, public services, and neighbor properties, but this is just a sample. There are so many styles and layouts in how you create your form. The emergency calling list should be a daily event. Are there changes? Are people on vacation?

Are there new vendors to add? New phone num-bers? When you learn of a change, make it immedi-ately. Do not procrastinate.

Also, when you physi-cally print the list, consider how many you need to print and distribute. How many do you need to hand

incredible skill. It takes thought, the ability to anticipate, and planning. On top of that, it does requiring testing from time to time and many “what if?” scenario considerations.

The first step to being prepared for any emergency — at the most basic level — is to start an emergency calling list. The list needs to be from the top down, and include all things you would need to know or people you can count on at 2 a.m. on Christmas Eve. Can you reach these people at the worst possible time you can think of? How about 5:30 p.m. on a Monday night?

Making a ListThe #1 most vital property management tool is made of paper? BY LINDA DAY HARRISON

I create my emer-gency calling list before anything else is considered. I have been there and done that, and extreme emergencies can hit when you least expect them.

COLUMN all things property management

PH

OTO

: LIS

A Y

AR

OS

T


out to your key personnel? Remember this is a tool and we must distribute physical lists, even with our high-tech world. One of the most severe emergen-cies you may experience may be loss of power, and without power there are no computers or Internet. Since we printed our emergency calling lists constantly, we simply added the number of copies next to each member of the team, and even that information was maintained on the emergency calling list. This would indicate next to each key contact name type how many to distribute physically. Yes, physically! Remember, if there is no power, all computers are down.

Once printed and distributed, think about where you want to maintain the physical lists. The emergency calling list needs to be maintained in several loca-tions. Here are my locations: refrigerator; car/trunk/glove compartment, briefcase/laptop bag, computer, cell phone.

In other words, I have physical, online and cell phone access to the data. If I am driving in traffic, I have one in my vehicle. For home use, I have a clipboard with a magnetic back that adheres to the side of my refrigerator. Believe it or not, it is the most often used list. Most emergencies happen after hours and in the late night hours. In other words, everywhere I go, I am prepared. It is such a relief when you receive an emergency call and you have your list ready. It can make the difference when you get your next emergency call and it helps to prevent any emergency from becoming a crisis or disaster. Why? Because you are prepared.

Do you and your team have the #1 most vital property tool ready? If not, stop now and get it done. RH

Linda Day Harrison is a seasoned property man-agement veteran, founder of theBrokerList.com, and a regular contributor to All Thing Property Management, the official blog of Buildium LLC. Buildium is a property management software as a service (SaaS) company. Buildium’s online Property Management, Landlord, and Associa-tion versions provide managers and owners with full general ledger accounting, budgeting, secure online payments, maintenance request man-agement, Craigslist vacancy listing integration and access for renters, property owners, board members plus more. Article reprinted with permission from Buildium.

Professional Property Management

Fewer vacancies

Fast response times

Individualized service

3011 Sacramento St., Berkeley, CA 94702(510) 527-8700

www.acrebayarea.com

Advance Commercial Real Estate

A.C.R.E.


COLUMN esq. & a

Pet PolicyA simple change of terms notice can bring your inherited tenants (and pets) into compliance.BY VARIOUS AUTHORS

QMy inherited tenant refuses to sign a pet addendum and pay

the additional security deposit. The pet is not a service animal or com-panion pet. What can I do?

A If a tenant refuses to willingly sign a pet addendum and pay the addi-

tional security deposit, then the landlord can change the terms of the tenancy by drafting and serving the tenant a document entitled “Notice of Change of Terms of Tenancy” (California Civil Code Section 827 governs this activ-ity). It must be in writing; it may not be accomplished verbally. EHBRA has the above-referenced notice in its forms

upon the tenant. The service should be made during

reasonable hours of the day or evening. Because the tenant may dispute that a “Notice of Change of Terms of Tenancy” was served, a Proof of Service should be prepared under penalty of perjury stating how the notice was served.

The “Notice of Change of Terms of Tenancy”, when properly served upon the tenant, shall of itself operate and be effec-tive in creating and establishing, as a part of the rental agreement, the terms, rents, and conditions specified in the notice.

A landlord cannot raise the deposit if the tenant has already paid the maxi-mum security deposit allowed by law ( 2 months rent for unfurnished units and 3 months rent for furnished); lives in a rent-controlled unit; or has a lease that prevents the rent from being raised.

If the lease prohibits pets, then the tenant is in violation of the lease and can be given a 3-day notice to cure or quit. If the lease does not prohibit pets, then the tenant has a right to have one and the landlord should follow the advice set forth above. —ELAINE LEE

QMy tenant hired a company to do a mold inspection. Am I

responsible for the bill?

A A landlord is generally not required to conduct a test to determine

whether the presence of mold exceeds permissible limits. Accordingly, a landlord would generally not be responsible for the bill if a tenant hired a company to do a mold inspection.

However, there may be circumstances where a landlord should consider hiring a licensed professional and paying for a mold inspection herself.

Landlords and tenants have legal responsibilities regarding the condition of the rental unit: tenants must maintain the rental unit in a clean and sanitary condi-tion. Written rental agreements often impose additional tenant responsibilities, such as running exhaust fans or ventilat-ing and wiping up moisture.

Compliance with these responsibilities will minimize the chance of mold prob-lems developing.

But in addition, landlords have a legal duty to provide and maintain the rental

data bank.The property owner must then have

the tenant served at least 30 days prior to the time that the new terms are to go into effect. The “non-rent increase” notice of change of terms of tenancy must be served upon the tenant: (1) by personal “hand-to-hand” delivery upon the tenant; or (2) by “substituted ser-vice”, or (3) by “posting and mailing.”

The “Notice of Change of Terms of Tenancy” document may be served upon the tenant on any date of the month and any day of the week during the tenancy. It is not necessary to wait until the end of the month or the begin-ning of the month to serve the notice


U R BAN To End the Age of W ast e RE

LEFTOVERS?Pass Them On.Or Come Shop.

http://urbanore.com

Tenants leave things? We receive

900 Murray St nr Ashby/7th, Berkeley 360 days/yr until 7:00PM. Receiving

closes 5:00PM. 510-841-SAVE

discards and sell them for reuse. No promises before seeing. We also pick up. 3 acres, well organized.

Bay AreaContract Carpets, Inc.

Fast, Professional, Guaranteed Installation

Additional Discounts for RHA Members

(510) 613-0300

www.bayareacontractcarpets.com

Family Owned and Operated for Over 30 years

Property Management Specialists100’s of Rolls of Carpet andVinyl in StockLicensed, Bonded, and Insured

Free Estimates

Competitive Pricing

15,000 sq foot showroom and warehouse

FRANK FIALA ROOFING, INC.All Types of Roofing & Repairs

Title 24 Compliant Roof Systems

15, 20, 25 YearManufacturer’s Guarantee

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

Commercial • Industrial • Residential

Lic. #686707

www.ffialaroofing.com

WHAT HAPPENS

WHEN YOU DON’T

ADVERTISE?

TO ADVERTISE IN RENTAL HOUSING, CONTACT TINA BOCHEFF:

[email protected] OR CALL (510) 318-8303.

NOTHING.

DON’T HAVE AN AD? WE OFFER COST-EFFECTIVEDESIGN SERVICES.


• Level of service and fees tailored to your needs.• We can locate qualified tenants for your vacancies.• Experienced with Section 8 tenants.• Over 35 years of experience.

• Residential-Property Management in Oakland.

MPM5942 MacArthur Blvd.

Oakland, CA 94605

Serving Oakland

MAISEL PROPERTY MANAGEMENT, Inc.

EAST OAKLAND 510-562-8600Specialist!

unit in a habitable condition, which typi-cally includes fixing leaks, pipes, windows and roofs — maintenance problems that often lead to mold infestations.

When a landlord receives a mold com-plaint, he should promptly investigate and effectively treat any affected area to remove any alleged mold. Depending on the cause and/or pervasiveness of the mold, he may consider hiring a licensed professional and paying for a mold inspection.

Because of the public fear of mold and potential liability, a landlord should consult with an attorney when a tenant complains about mold.

—STEVEN C. WILLIAMS

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Elaine Lee is an attorney with The Law Offices of Elaine Lee and can be reached at 510-848-9528 or www.elaineleeattorney.com. Steve Williams is an attorney with Fried & Williams LLP and can be reached at 510-625-0100 or www.friedwilliams.com.

Political Affairs Meeting DATE TUESDAY, FEBRUARY 5 TIME 10:00 A.M. LOCATION EBRHA EDUCATION CENTER 360 22ND ST., SUITE 240, OAKLAND INFO CALL JILL BROADHURST FOR MORE INFO @ 510-893-9873

EBRHA Office Closed DATE MONDAY, FEBRUARY 18

General Membership Meeting DATE SATURDAY, FEBRUARY 23 TIME 10:00 A.M. - NOON LOCATION EBRHA EDUCATION CENTER 360 22ND ST., SUITE 240, OAKLAND PARKING PROVIDED TOPICS •LegalQ&A,Elaine Lee, Law Offices of Elaine Lee •NewHousingLawsfor2013,Danielle Walker, EBRHA •TenantHoardingandHowtoAddresstheIssue,

Clifford Fried, Fried & Williams LLP

UPCOMING EBRHA MEETINGS & EVENTS

www.albertnahmanplumbing.com

(510)843-6904The Plumber Referred by Your Friends!

RESIDENTIAL & COMMERCIAL*Plumbing Repairs

*Fixtures Installations

*Water Service Replacements

*Sewer Diagnostic Videos

*Trenchless Sewer Replacements

*Automatic Seismic Gas Valves Installations

*Drain Cleaning and Diagnostics

*Tankless Hot Water Heaters

Lic. #414359


Serving the East BayAPPLIED

WATERPROOFING SYSTEMS

Providing Waterproofing Services Since 1985

Commercial & Residential Buildings

Balconies Decks Walkways Patios Garage Coatings Driveways

www.appliedwaterproofing.com

Call Neal Golding

(510) [email protected]

LIC#552820

DP Heating and Air

Heating and A/C Repairs7 Days a Week

510-532-2043

Lic. # 636826

Investment ProPerty Loans• Financing from $100,000 to $700,000

• Up to 30 year Amortization• Initial fixed rate for 5 years• No Pre-Payment penalty• Max LTV 80%• Personal guarantee is required

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

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

CoNTACT ByroN PhILLIPs TodAy: (510) 647-2131 [email protected]


COLUMN the green sheet

information & resourcesRECYCLING & DISCARDS MANAGEMENT

City of Alameda 510.749.5840

Albany 510.528.5766

Berkeley 1-9 UNITS 510.527.5555 10+ UNITS 510.981.7270 www.ci.berkeley.ca.us/pw/swm.html

Emeryville 510.613.8710

Oakland 510.238.SAVE (7283) www.oaklandrecycles.com

Household Hazardous Waste 800.606.6606 www.household-hazwaste.org

REBATE PROGRAMS

EBMUD 866.403.2683 | www.ebmud.com

PG&E 800.933.9555 | www.pge.com/res/rebates

LOCAL GREEN ORGANIZATIONS

B.A. Green Business Program 510.567.6770 | www.greenbiz.ca.gov

Build It Green 510.845.0472 | www.builditgreen.org

Recology 415.875.1000 | www.recology.com

StopWaste.Org 877.786.7927

FREE WEATHERIZATION PROGRAMS

Rising Sun Energy 510.665.1501 x17

Spectrum Community Services 510.889.0921

BO - Enterprises 408.354.1900

EBRHA.COM | 510.893.9873

2013 Multifamily Green Property Management TrainingSTOPWASTE.ORG is inviting property managers, superinten-dents, maintenance staff, and service providers of large multifamily buildings to take the 2013 Multifamily Green Property Management Training in Oakland, February 12, 13, 19, 20. The training is designed to help make effective decisions to improve energy and environmental perfor-mance in your existing multifamily buildings; prepare for the Building Performance Institute (BPI) Multifamily Energy Efficient Building Operator exams and get certi-fied; and walk away with actionable practices and tools that you can immediately implement at your site.

This training is also designed to help obtain funding and certifications in some of the following: Building Performance Institute Mul-tifamily Energy Efficient Building Operator: This nationally recognized certification helps building operators, property managers and other building professionals to stand out amongst their peers. The certification demon-strates conceptual understanding of building performance science and the relationship between all of the vari-ous building systems and its effect on occupant health, safety and comfort, energy efficiency and durability. The certification requires proctored written and field exams, which will be offered as an option in conjunction with this training for those who wish to pay for and pursue BPI professional certifica-tion. Low-Income Housing Tax Credit Points; TCAC Sustainable Building Methods for Rehabs: This training and the BPI Multifamily Energy Efficient Building Operator (MFEEBO) certi-fication satisfies the requirement for

optional Operations and Maintenance points in State Treasurer Tax Credit Allocation Committee’s sustainable scoring criteria for Rehab projects. You must take the full training plus the written exam and field exam (to be scheduled separately) in order to earn the BPI MFEEBO certification. Green Business Program Property Management Certification: This train-ing counts toward the professional certification requirements for the Bay Area Green Business Program checklist for property management companies. Learn more at www.greenbusinessca.org. Plus, Alameda County property management companies are eligible for a $5,000 incentive to earn the Green Business Program Property Manage-ment Certification. RH

The 2013 Multifamily Green Property Manage-ment Training is being presented by Stop-Waste.org, and is most suited for professional property management companies or main-tenance staff of larger buildings. For more information, such as additional training goals, time, cost and location, please visit www.multifamilygreen.org/news-events-trainings/training.


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

(510) 839-2067

Jack London Square510 Third Street, Suite 101, Oakland, California 94607

rh.0110.evictors.indd 1 12/23/09 10:16:33 AM

Seismic & General Contractors Tel: (510) 271-0950www.wcpc-inc.com

License No. 797467

Conform To New Soft StoryApartment Building Seismic Ordinance

Alameda, Oakland & Berkeley

For inquiries, please contact Homy Sikaroudi, PhD, PE

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

• Years of experience in cost-effective seismic retrofit design and construction—all under one company.

• 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.

BeaconProperties

East Bay Property Management &Brokerage Services Since 1990

• We add value to buildings

• Experienced and informed

• Fully computerized

• Integrity and care

Carlon Tanner,Owner/Broker

466 40th StreetOakland, CA 94609

Tel 510-428-1864Fax 510-601-1917

[email protected]

TO GET INVOLVED OR TO DONATE TO THE EBRHA-PAC, CONTACT JILL BROADHURST:[email protected] OR VISIT WWW.EBRHA.COM/PAC

OUR VOICE MATTERS!

THE POLITICAL EFFORTS OF EBRHA COME FROM ITSPOLITICAL ACTION COMMITTE.

The EBRHA-PAC is a nonprofit and nonpartisan committee, the purpose of which is to support local ballot measures and candidates that have a positive impact on the rental housing industry.


community calendarEVENTS & CLASSES

S M T W T F S

1 23 4 5 6 7 8 9

10 11 12 13 14 15 1617 18 19 20 21 22 2324 25 26 27 28 29 30

march

Unless otherwise noted, all classes and events are held at the EBRHA Education Center, 360 22nd St., Suite 240, Oakland

S M T W T F S

1 23 4 5 6 7 8 9

10 11 12 13 14 15 1617 18 19 20 21 22 2324 25 26 27 28

february

TUESDAY, FEBRUARY 5

Political Affairs Meeting

10:00 a.m.

TUESDAY, FEBRUARY 5

Landlord 101 Members: Free; Non-Members: $49

6:00 p.m. – 7:00 p.m.

TUESDAY, FEBRUARY 12

Landlord 102

Members: Free; Non-Members: $49

6:00 p.m. – 7:00 p.m.

THURSDAY, FEBRUARY 14

Oakland Rent Board Meeting

Oakland City Hall, Hearing Room 1

1 Frank H. Ogawa Plaza, Oakland

7:00 p.m.

MONDAY, FEBRUARY 18 EBRHA Office Closed

SATURDAY, FEBRUARY 23EBRHA General Membership Meeting10:00 a.m. - NoonTopics: •Legal Q & A: Elaine Lee, Law Offices of Elaine Lee •New Housing Laws for 2013: Danielle Walker, EBRHA •Tenant Hoarding and How to Address the Issue: Clifford Fried, Fried & Williams LLP

WEDNESDAY, FEBRUARY 27Non-payment of Rent Evictions: Daniel Bornstein,

Bornstein & Bornstein


6:00 p.m. – 7:30 p.m.

THURSDAY, FEBRUARY 28




7:00 p.m.

TUESDAY, MARCH 5

Political Affairs Meeting

10:00 a.m.WEDNESDAY, MARCH 6

Landlord 101 Members: Free; Non-Members: $49

1:00 p.m. – 2:30 p.m.

WEDNESDAY, MARCH 6

Spring Social Mixer @ The Loring Café

37 Grand Ave at Broadway

5:30 p.m. – 8:00 p.m.

TUESDAY, MARCH 12

Landlord 102

Members: Free; Non-Members: $491:00 p.m. – 2:30 p.m.

THURSDAY, MARCH 14




7:00 p.m.

SATURDAY, MARCH 16EBRHA General Membership Meeting10:00 a.m. - NoonTopics: •Legal Q & A: Clifford Fried, Fried & Williams LLP •ADA Compliance & Discrimination: Chad Lupia, SCM Insurance Services, LLC

•Pest Challenges and Rental Properties: Bob Sater, Terminix

TUESDAY, MARCH 19How to Prepare for and Win in Small Claims Court: Steve Williams, Fried & Williams LLP


2:00 p.m. – 3:30 p.m.

WEDNESDAY, MARCH 27Tenant Screening & Introduction to EBRHA.com: Danielle Walker, EBRHA

Members Only; Free

2:00 p.m. – 3:00 p.m.

THURSDAY, MARCH 28




7:00 p.m.

31


Oakland 2012-13(3 .0%)ANNUAL ALLOWABLE RENT INCREASE

PERIOD AMOUNT (%)

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

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

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

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

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

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

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

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

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

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

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

PERIOD AMOUNT (%)

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

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

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

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

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

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

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

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

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

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

A CPI increase of 3% became

effective on July 1, 2012. Tenants may

only receive one increase in any

12-month period, and the rent increase

cannot take effect earlier than the

tenant’s anniversary date. In addition,

California law requires that for tenancies

receiving greater than a 10% increase,

a 60-day notice is required; if the

increase is 10% or less, a 30-day

notice is required. Owners can only

impose “banked” rent increases equal

to three times the current annual

allowable rent increase rate.

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

FOR FURTHER INFORMATION CONTACT:

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

PERIOD AMOUNT

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

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

2011 . . . . . . . . . . . . . . . . . . . . . . . 0.7%

2010 . . . . . . . . . . . . . . . . . . . . . . . 0.1%

2009 . . . . . . . . . . . . . . . . . . . . . . . 2.7%

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

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

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

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

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

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

2003 . . . . . . . . . . . . . . . . . . . . . . . . 0%

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

PERIOD AMOUNT

2001* $10

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

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

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

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

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

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

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

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

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

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

PERIOD AMOUNT

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

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

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

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

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

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

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

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

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

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

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.


member directory CONTACTS, PRODUCTS & SERVICES

1031 EXCHANGE INTERMEDIARIESChicago Deferred Exchange Co. Teresa Moss Fluegel 877-448-1031 www.cdec1031.com ABATEMENT SERVICESP.W. Stephens Environmental Kimberly MacFarlane 510-651-9506 www.pwsei.comAPPLIANCE SALES & PARTSAppliance Parts Distributor Mike De Fazio 510-357-8200 www.apdappliance.comAppliance Warehouse of America David Jepsen 510-921-1071 www.appliancewhse.comFerguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.comSincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.comAPPRAISERSAccess Appraisal: Apartment Specialists Joe Spallone 510-601-1466 www.accessappraisal.comMark Watts Commercial Appraiser Mark A. Watts 415-990-0025 www.markwattscommercialappraisal. comARCHITECTUREInsideOut Design Pennell Phillips 510-655-1198 www.aboutinsideout.comASPHALT/CONCRETEAmerican Asphalt & Concrete Joe McSweeney 510-723-0280, x28 www.americanasphalt.comASSOCIATIONSBOMA Oakland/East Bay Roberto O. Robledo 510-893-8780 www.bomaoeb.orgOakland Association of Realtors Cameron Platt 510-836-3000 www.oar.orgOakland Builders Alliance Beverly Rivas 510-735-8849, x101 www.oaklandbuilders.netOakland Chamber of Commerce Joseph Haraburda 510-874-4808 www.oaklandchamber.comATTORNEYS - EVICTIONSBornstein & Bornstein Daniel Bornstein 510-836-0110, x1007 www.bornsteinandbornstein.com

Fried & Williams LLP Clifford Fried 510-625-0100 www.friedwilliams.comLaw Offices of Elaine Lee Elaine Lee 510-848-9528 [email protected] Law Offices of Jonathan Quint Jonathan Quint 510-595-9130 www.jonathanquint.comLaw Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.comThe Evictors Ed Nagy 510-839-2074The Shepherd Law Group Michael Shepherd 510-531-0129 www.theshepherdlawgroup.comTubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.comATTORNEYS - LAND USE/CONDO CONVERSIONLaw Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.comLaw Offices of Ann Rankin Ann Rankin 510-653-8886 www.annrankin.comLaw Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.comATTORNEYS - REAL ESTATE/CORPORATIONBurnham & Brown Jack Schwartz 510-444-6800 www.burnhambrown.comLaw Offices of John Gutierrez John Gutierrez 510-647-0600, x2 www.jgutierrezlaw.comLaw Offices of Jonathan Quint Jonathan Quint 510-595-9130 www.jonathanquint.comLaw Offices of Marc L. TerBeek Susy Meyer 510-689-0140 www.terbeeklaw.comTubman Law Group Amy Kelley 510-379-8839, x700 www.tubmanlawgroup.comAUTOMOTIVEKen Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.com

BANKING/LENDINGChase Commercial Josh Milnes 510-891-4545 [email protected] Commercial Ted Levenson 415-945-5430 [email protected] Center Federal Credit Union Byron Phillips 510-647-2131 [email protected] Mortgage Marc Lipsett 510-622-8515 www.intervest-mortgage.comLuther Burbank Savings Larry Miller 925-627-2790 www.lutherburbanksavings.comTorrey Pines Bank Jeff Becker 510-899-7569 www.torreypinesbank.comBATHROOM & KITCHEN REMODELINGAmerican Bath Enterprises, Inc. Larry Arcadi 510-785-2600 www.americanbathind.comAshby Lumber Emily Brown 510-843-4832 www.ashbylumber.comBathfitter Justin Starnino 510-969-3905 www.bathfitter.comMarkus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com SGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.comSincere Home Decor Keith Chan 510-832-2838, x108 www.sincerehomedecor.comBLINDS & DRAPESAmerican Draperies & Blinds, Inc. Paul Russo 800-972-0660 www.americandrapery.comBUILDING MATERIALS/HARDWAREAshby Lumber Emily Brown 510-843-4832 www.ashbylumber.com James Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.comMarkus Supply/Ace Hardware Dan Altwarg 510-832-6532 www.markussupply.com ReStore/Habitat for Humanity Rose Stubberfield 510-777-1447


www.habitateb.org/restoreCARPET CLEANINGCleaner Carpets Ron Russell 510-522-1344 [email protected] COMPLIANCEArmstrong Development Barbara Armstrong 510-337-1998 [email protected] AGENCIESRent Recovery Service Robbie Cronrod 800-845-1086 www.rentrecoveryservice.comCONDO CONVERSIONArmstrong Development Barbara Armstrong 510-337-1998 [email protected] Consulting Susan Spott 510-816-1452 www.spottcheck.comVasona Construction, Inc. Dan Scharnow 510-413-0091, x203 www.vasonaconstruction.comWest Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.comCONTRACTORS/RESTORATIONARC Cleaning & Restoration Nina Lauffer 510-221-7956 www.arc-ca.comBelfor Property Restoration Lisa Schwichtenberg 888-543-3473 www.belforusa.comHar-Bro Restoration Ryan Rusler 510-887-8500 www.harbro.comSERVPRO of San Leandro Clayton Barry 510-352-2480 www.servprosanleandro.comDEVELOPMENTArmstrong Development Barbara Armstrong 510-337-1998 [email protected] & GATESCommunity Controls Tim Bruske 800-284-2837 www.communitycontrols.comR & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.comSGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.com

ELECTRICAL SUPPLIESFerguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.comELECTRICIANSAlly Electric & Solar, Inc. Metin Saglam 510-559-7700 www.allyelectrical.comCity Bay Electric Reggie Stevenson 510-847-1544 www.citybayelectric.comThomas Electric Co. (TEC) Thomas Hurtubise 510-814-9387 www.tecelectric.netELEVATOR REPAIRSParamount Elevator Corp. Mark Pipoly 510-835-0770 www.paramountelevator.comENVIRONMENTAL TESTING SERVICESEssel Environmental Consulting Nik Lahiri 925-413-5511 www.esseltek.comFIRE PROTECTIONBattalion One Fire Protection Mike Herbert 510-653-8075 www.battaliononefire.comBay Alarm Limor Margalit 510-639-2652 www.bayalarm.comDetect All Security & Fire Amy Roither 510-835-4100 www.detectall.comSentry Alert David Ingham 510-549-0306 www.sentryalert.comFLOOR COVERINGSBay Area Contract Carpets, Inc. Kerry Plain or Ken Scott 510-613-0300 www.bayareacontractcarpets.comDick’s Carpet One Dan Biles 510-633-9533 www.dickscarpetoneoakland.comTradeway Carpet Outlet Darryl Johnson 510-233-3350 www.tradewaystores.comGARAGE DOORSR & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.comGOVERNMENT AGENCIESHousing Authority of the City of Alameda Mike Pucci 510-747-4325 www.alamedahsg.org

Oakland Housing Authority Leased Housing 510-874-1500 www.oakha.orgHANDYMAN SERVICESHalcyon Properties Roger Shane 510-847-7075 [email protected] to Finish Christopher Bailey 510-727-9128 [email protected] SERVICESJunk King Paul Bains 510-982-9650 [email protected] & AIR CONDITIONINGAlbert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.comApple Heating & Air Conditioning Bobby Wong 510-530-2423 [email protected] Heating & Air Conditioning Lisa Tuck 510-893-1343 www.atlasheating.comBlack Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamondmechanical. comHEATING & AIR CONDITIONING SUPPLIESFerguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.com INSPECTIONSSpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.comINSURANCEAon Rent Protect David Leisen 818-742-1383 www.aonrentprotect.comCapital Insurance Group George Cushing 800-732-6770 www.ciginsurance.comCommercial Coverage Insurance Paul Tradelius 415-436-9800 www.comcov.comRuben Leon - Farmers Insurance Group Ruben Leon 510-525-6540 [email protected] Risk Management & Insurance Services Pat Lowther 925-975-4686 www.northstar-ins.com


PFN Insurance Services Nicholas Penland 510-483-6667 www.pfninsurance.comRuth Stroup Insurance Agency Ruth Stroup 510-874-5700 www.stroupinsurance.comStone Creek Insurance Agency Tom Lynch 925-297-4202 www.stonecreekinsurance.comINTERCOMS & ACCESS CONTROLSCommunity Controls Tim Bruske 800-284-2837 www.communitycontrols.comR & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.comSound Communication Systems Jerry Dean 510-595-8111 [email protected] OPPORTUNITIESMartinez Real Estate Investment Jose Martinez 510-769-0436LAUNDRY EQUIPMENTCoinmach Greg Blednyh 510-429-0900, x54435 www.coinmach.comLEAD PREVENTIONA.C. Lead Poisoning Prevention Program Julie Twichell 510-567-8252 www.aclppp.orgLIGHTING SUPPLIESFerguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.comLITIGATION SUPPORT SERVICESSpottCheck Consulting Susan Spott 510-816-1452 www.spottcheck.comLOCKSMITH EVICTION SERVICESGolden Gate Locksmith Co Ralph Scott 510-654-2677 [email protected] Painting Josue Landa 510-282-1431 [email protected] Painting & Decorating Roberto Diaz 510-421-1908 [email protected]’s Painting & Renovating Steve Fagrey 510-910-6997 www.welovetopaint.net

Universe Painting, Inc. William McKenzie 866-666-6761 www.universepainting.comPEST & VECTOR CONTROLTerminix Robert Sater 510-489-8689 www.terminix.comAlameda Co. Dept. of Environmental Health Vector Control Services Daniel Wilson 510-567-6826 [email protected] - WATER HEATERSAlbert Nahman Plumbing & Heating Albert Nahman 510-843-6904 www.albertnahmanplumbing.comBlack Diamond Mechanical Robert Lopez 510-522-4196 robertlopez@blackdiamond mechanical.comEthan’s Service Plumbing Ethan Elkins 510-390-4185 [email protected] Plumbing Tsering Chomphel 510-233-2529 www.mount-everest-plumbing.comPacific Drain & Rooter Service Nasir Jalil 510-452-4606 [email protected] Martin Alvarez 510-755-1262 [email protected] Tankless, Inc. David Shevick 415-794-2084 www.tanknot.comPLUMBING SUPPLIESFerguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.comPROMOTIONAL PRODUCTSAspire Business Consulting Natalie Koffler 510-919-0914 www.aspirebizconsult.comPROPERTY MAINTENANCEThe Garza Company, Inc. Manuel Garza 510-763-9500 [email protected] MAINTENANCE SUPPLIESFerguson Enterprises, Inc. Jimmy Theoc 510-512-2064 www.ferguson.comPROPERTY MANAGEMENTACRE Property Management Drew Humphrey 510-527-8700 www.acrebayarea.com

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.comBay Property Group Robert Goldman 510-836-0110 www.baypropertygroup.comBeacon Properties Carlon Tanner 510-428-1864 www.beaconprop.comCaldecott Property Management Services Ronald Reece 510-594-2400, x226 www.caldecott.comCanyon Pacific Management Tom Scripps 415-495-4739 www.canyonpacific.comCedar Properties Jonathan Weldon 510-834-0782 www.cedarproperties.comCrane Management Kit Crane 510-918-2306 www.cranemanagment.netEast Bay Asian Local Development Co. Frances Rosario 510-287-5353 www.ebaldc.orgThe Enterprise Company William McLetchie 510-444-0876

ERI Property Management Sasha Bermudez 510-883-7017 www.erirentals.comLapham Company Jon Shahoian 510-594-7600 www.laphamcompany.comMarquardt Property Management Karen or Judi Marquardt 510-530-2050 www.mpmoakland.comOMM Inc./Mason Management Janice Mason 510-522-8074 www.ommhomes.comPremium Properties Sam Sorokin 510-594-0794 www.premiumpd.comShaw Properties Liz Hart 510-654-1920 www.shawprop.comSphinx Property Management Jon Goree 510-798-9299 www.sphinxpm.comWellington Property Company Jillian Loh 510-338-0588 www.wellingtonpropertyco.comWestern Management Property, Inc. Vinnie Mistry 510-451-7317 www.westernmpinc.com


Woodminster Property Management Nicholas Drobocky 510-336-0202 www.woodminstermanagement.comPROPERTY MANAGEMENT SOFTWAREBuildium Sam Clarke 888-414-1933 x152 [email protected] GUTTERSR.C. Gutter Services Ramiro Cornejo 510-331-4425Sunshine Gutters Tammar Hadiri 510-525-0880 www.sunshinegutters.comREAL ESTATE BROKERS & AGENTS

Advent Properties, Inc. Benjamin Scott 510-250-7918 www.adventpropertiesinc.comCaldecott Properties Andy Read 510-594-2400 www.caldecott.comColdwell Banker – Apartment Specialist John Caronna 925-253-4648 www.eastbayIREA.comColdwell Banker Commercial Henry Ohlmeyer 925-831-3390 www.coldwellbanker.comDavide Pio 510-815-2000 [email protected] & Associates Steven Edrington 510-749-4880 [email protected] & Investment Realty George Vassiliades 510-710-6826 www.propertiesbygeorge.comLapham Company Tsegab Assefa 510-594-0643 www.laphamcompany.comLitton/Fuller Group Luke Blacklidge 510-548-4801, x130 www.littonfullergroup.comMarcus & Millichap David Wolfe 510-379-1200 www.marcusmillichap.comNAI Kilpatrick & Company Grant Chappell 510-972-4941 www.naikilpatrick.comProperty Counselors Link Corkery, Inc. Link Corkery 510-886-1212 www.pclclink.comRosemary McNally Rosemary McNally 510-769-1845 www.rosemarymcnally.com

Woodminster Real Estate Co Inc. Nicholas Drobocky 510-336-0202 www.woodminsterrealty.comRECYCLING/REUSEAutomatic Response Systems Steve Papai 510-717-3631 www.compax.comDR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.usReStore/Habitat for Humanity Rose Stubberfield 510-777-1447 www.habitateb.org/restoreUrban Ore Marylou Van Deventer 510-841-7283 www.habitateb.org/restoreRENT CONTROL CONSULTANTSAlan K. Beales 510-339-9776

Edrington & Associates Steven Edrington 510-749-4880 [email protected] SERVICESCal Rentals Elaine Perkins 510-642-3644 www.calrentals.housing.berkeley.eduEden I & R Ollie Arnold 510-537-2710 www.edenir.orgROOFERSFidelity Roof Company Steve Parry 510-547-6330 www.fidelityroof.comFrank Fiala Roofing Frank Fiala 510-582-6929 www.ffialaroofing.comGeneral Roofing Company Michael Wakerling 510-536-3356 www.generalroof.comPrecision Roofing Company Michael Green 510-436-7575 [email protected]/SURVEILLANCEBay Alarm Limor Margalit 510-639-2652 www.bayalarm.comDetect All Security & Fire Amy Roither 510-835-4100 www.detectall.comGolden Gate Locksmith Co Ralph Scott 510-654-2677 [email protected] & S Overhead Garage Door Sean Boatright 510-483-9700, x14 www.rsdoors.com

Sentry Alert David Ingham 510-549-0306 www.sentryalert.comSEISMIC CONSTRUCTIONEarthquake & Structures, Inc. B.K. Paul 510-601-1065 www.esiengineers.comWest Coast Premier Construction, Inc. Homy Sikaroudi 510-271-0950 www.wcpc-inc.comSIDINGJames Hardie Building Products Ellen Dowd 800-426-4051 www.jameshardiecommercial.comSOLAR POWERAlly Electric & Solar, Inc. Metin Saglam 510-559-7700 www.allyelectrical.comBelenus Renewable Energy David Nolan 415-244-6383 www.belenussolar.comTENANT SCREENING SERVICEContemporary Information Corp. (CIC) Dan Firestone 888-232-3822 www.continfo.comTOWING SERVICEKen Betts Towing Services Ayub Azam 510-532-5000 www.kenbettscompany.comTREE SERVICECoastal Tree Service Hans Waller 510-693-4631 www.coastaltreeservice.comWASTE & WASTE HANDLING EQUIPMENTAutomatic Response Systems Steve Papai 510-717-3631 www.compax.comDR3 Mattress Recycling Robert Jaco 510-798-3734 www.mattressrecycling.usJunk King Paul Bains 510-982-9650 [email protected] Management Company David Tucker 510-430-8509 www.wastemanagement.comWINDOWSSGK Home Solutions Vladmir Merabian 408-264-6964 www.sgkhomesolutions.comThe Window Specialist Tom From 510-923-1000 www.window-specialist.com


APPLIANCE PARTS & SALESAppliance Parts Distributor . . . . . . . . . . . . . 7ASSOCIATIONSNational Apartment Association . . . . . 9, 44ATTORNEYSBornstein & Bornstein . . . . . . . . . . . . . . . . . 43The Evictors . . . . . . . . . . . . . . . . . . . . . . . . . 35Fried & Williams LLP . . . . . . . . . . . . . . . . . . . 11BATHTUB & SHOWER ENCLOSURESAmerican Bath . . . . . . . . . . . . . . . . . . . . . . . . 5BUILDING MATERIALSUrban Ore . . . . . . . . . . . . . . . . . . . . . . . . . . . .31CARPETING & FLOORINGBay Area Contract Carpets, Inc. . . . . . . . . .31CONSTRUCTIONWest Coast Premier Construction . . . . . . 35ENGINEERSEarthquake and Structures, Inc. . . . . . . . . . 15GUTTERSSunshine Gutters. . . . . . . . . . . . . . . . . . . . . . 29HEATING & AIR CONDITIONINGDP Heating & Air . . . . . . . . . . . . . . . . . . . . . 33INSURANCE COMPANIESCIG Insurance . . . . . . . . . . . . . . . . . . . . . . . . 23NorthStar Risk Management . . . . . . . . . . . . 11LAUNDRY EQUIPMENTWash Multifamily. . . . . . . . . . . . . . . . . . . . . . . 12LENDERSCooperative Center FCU. . . . . . . . . . . . . . . 33JPMorgan Chase Bank . . . . . . . . . . . . . . . . .16LOCKSMITH EVICTION SERVICESGolden Gate Locksmith Co . . . . . . . . . . . . 33MAILBOXESSalsbury Industries. . . . . . . . . . . . . . . . . . . . . 17PEST CONTROLTeam Too . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2PLUMBINGAlbert Nahman Plumbing . . . . . . . . . . . . . 32PROPERTY MAINTENANCE SUPPLIESFerguson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3PROPERTY MANAGEMENTACRE Property Management . . . . . . . . . . 29Crane Management . . . . . . . . . . . . . . . . . . . .16 Maisel Property Management . . . . . . . . . . 32Western Management Properties, Inc. . . . . 17PROPERTY MANAGEMENT & SALESBay Property Group . . . . . . . . . . . . . . . . . . 43Beacon Properties . . . . . . . . . . . . . . . . . . . . 35ROOFING SERVICESFrank Fiala Roofing . . . . . . . . . . . . . . . . . . . .31General Roofing Co. . . . . . . . . . . . . . . . . . . 33WATERPROOFINGApplied Waterproofing Systems . . . . . . . 33WINDOWS, DOORS & SIDINGSGK Solutions. . . . . . . . . . . . . . . . . . . . . . . . 44

EAST BAY RENTAL HOUSING ASSOCIATION

Membership Applicationfor Property Owners and Managers

JOINTODAYANDRECEIVEBENEFITSSUCHAS:

FREE RENTAL FORMS

MONTHLY MEMBERSHIP MEETINGS

LEGAL REFERRALS

EDUCATIONAL CLASSES

FREE SUBSCRIPTION TO RENTAL HOUSING MAGAZINE

RENTAL SURVEYS

MANAGEMENT ASSISTANCE

SEMINARS & WORKSHOPS

TENANT SCREENING SERVICE

East Bay Rental Housing Association

360 22nd Street, Suite 240

Oakland, CA 94612

TEL 510.893.9873 | FAX 510.893.2906

ebrha.com

NAME

COMPANY

ADDRESS

CITY STATE ZIP

PHONE EMAIL

RENTAL PROPERTY LOCATION

ANNUAL MEMBERSHIP DUES (TAX DEDUCTIBLE):

1-2 UNITS = $249.00

3-4 UNITS = $269.00

5-8 UNITS = $289.00

9-16 UNITS = $299.00

17+ UNITS = $299.00 + $5.00 PER UNIT

TOTAL DUE: $

CHECK (PAYABLE TO EBRHA) MASTERCARD VISA AMERICAN EXPRESS

CARD NUMBER EXPIRATION DATE

NAME ON CARD

SIGNATURE

DETACH THIS FORM AND FAX OR MAIL TO THE ADDRESS BELOW

ad indexPRODUCTS & SERVICES

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.

www.baypropertygroup.com

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: 510-836-0110C

M

Y

CM

MY

CY

CMY

K

EBRHA_bornstein_ful_sept2011_c.pdf 1 9/30/2011 3:18:10 PM

(Call Now For a Free Estimate)

877-264-6964

583421_SGKSolutions.indd 1 24/04/12 7:38 PM

925-344-5755

Date post:	17-Mar-2016
Category:	Documents
Upload:	rental-housing
View:	237 times
Download:	6 times

Rental Housing

Documents