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Paddling your own canoe in maintenance and repairs

1jimrutkowski@gmail.com (Jim Rutkowski) — Tue, 15 Mar 2022 02:03:37 GMT

Keeping your home in good condition is a dual responsibility.
We are committed to taking good care of our residents, but here is how you can do your part.

How to reset a circuit breaker

More often than not, when a circuit breaker trips, it is designed to reset and typically does not need to be replaced. Fortunately, there are some easy steps you can take to restore power without the need of a costly service call.

Addressing other electrical issues

If resetting the circuit breaker doesn't work, here's how to troubleshoot the problem to get the lights turned on.

Putting sliding doors back on track

Sliding closet doors can be tremendous space-savers, but it can be frustrating when they are knocked off their tracks.

Preventing organic growth in the bathroom from shower steam

Like a long, hot shower? So does mold. How to prevent and remediate mold in high-humidity conditions.

Cleaning greasy kitchen range hoods

Peel back your stove's hood and check the exhaust fan filters and you may get a nasty surprise. It may be time to roll up your sleeves.

Cleaning out dryer lint

Avoid longer dry times, wasted energy, and fire hazards.

Resetting your garbage disposal

Problems like overheating, clogging, or light fault will indicate a reset by shutting down voluntarily. But the question now is how to reset a garbage disposal.

Dealing with a refrigerator freezer iced ove r

When frost forms on the shelves of your refrigerator or inside the freezer compartment, there are preventative steps you can take and remedies you can do on your own to get thawed out.

Patching small holes in the wall

We're not talking about a dark, dingy bar or restaurant. When accidents happen, a hole in the wall can occur. Here's how to make them look like they never happened.

Changing batteries in a malfunctioning smoke detectors

When sensors become weak and less efficient, don't neglect them and put your household at risk.

Replacing light bulbs

When they are reachable, replacing burnt out light bulbs are one of the responsibilities of residents and one that can be easily done, with a few caveats.

Tightening loose door knobs

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 22:34:28 GMT

Loose door knobs or handles are a common problem residents have to deal with at some point, but the good news is it is relatively easy to fix. Remove the knob or handle to separate the doorknob from the splinter shaft, remove the base, find the set of screws and tighten. You can then restore the base and put the handles back on.

It is likewise a cinch to tighten the hinges on cabinets and toilets.

Please note that most residential leases prohibit residents from tampering with or changing locks and if keys are lost requiring a rekeying, it is the tenant’s responsibility.

How to reset a circuit breaker

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 21:03:22 GMT

To reset a breaker, residents can follow some simple steps.

Before anything, turn off any important, electricity-guzzling devices and appliances such as televisions, video game systems, air conditioning units, and the like to prevent damage when the power is reset.

Now locate the load center or electrical panel in your home. These are commonly located in garages, basements, or utility closets. Don’t forget to bring a flashlight if the tripped circuit left you in the dark.

Next, locate the tripped circuit breaker by finding the one where the handle is in the center or "trip position," or not fully on position. When the circuit breaker is tripped, the handle moves toward the opposition but does not move all the w ay off.

To reset the breaker, move the handle fully to the "off" position. You should hear a click as the switch snaps into place. Then flip the breaker fully to the "on" position. When the handle moves back to the "on" position, power should be restored. For breakers that use an indicator, you can simply return the handle back to the "on" position. If the power is not fully restored, repeat the steps to reset the breaker.

If breaker trips continue, ensure that you do not have an overloaded circuit. If there are too many appliances or gadgets plugged into a receptacle, unplug some of them. If cutting back on the juice does not fix the problem, it may indicate a more serious electrical issue that needs to be addressed by a licensed electrician. Contact your property manager when all else fails.

There are some safety tips to keep in mind:

Do not use any tools, as your breakers are easily accessible by hand.
Don’t touch the electric meter.
Avoid moisture and don’t stand in water when turning breakers on or off.
If there are any loud noises, or if any part of the circuit breaker box feels hot, do not flip the switch, as professional help may be needed.

Addressing electrical issues

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 20:44:44 GMT

More often than not, if a circuit breaker trips, it is designed to be reset and typically does not need to be replaced. If �Ӱ�ԭ�� has to dispatch an electrician or maintenance staff to resolve an electrical issue that could be easily fixed by the resident, there will be an additional charge for the service call.

To reset a breaker, residents can follow some simple steps we outline here »

More diagnostics - some questions to ask

Is it just one appliance or device that is not working?

Check the outlet with another appliance that you know is functioning on another outlet. If the perfectly fine appliance or device is getting power in one outlet but not the other, then there is a glitch with the outlet. In the event that the appliance does not power on with any outlets that you know to be supplying electricity without incident, there is a defect in the equipment you are plugging in. If the appliance is owned by the landlord, contact your property manager. Otherwise, if you personally own the appliance or device, you will, unfortunately, have to repair or replace it at your expense.

Is the whole rental unit out of power, just one area of your home, or the entire building or neighborhood?

If the electrical outage is isolated to one room or outlet, you should reset the breakers, as discussed above. On the other hand, if you are getting no power anywhere in your home, confirm that the service is properly set up with your utility company or the bill has been timely paid.

Moving onto another scenario, if the entire building is out of power, you are advised to check with the utility company for any known issues.

If there are no known issues, contact �Ӱ�ԭ�� so that we find the root cause and fix it.

When you discover that there is a widespread power outage (perhaps by neighbor accounts or noticing that lights do not work anywhere near your residence), report it to your utility company and they will assuredly address the event. In cases of a large-scale blackout, there is unfortunately little we at �Ӱ�ԭ�� can do but from our experience, these snafus are only temporary.

So that we can best deploy our maintenance personnel and other resources to provide the fastest, most efficient service to our residents, we kindly ask that you exhaust some “DIY” measures before calling property management. If our residents have utility service connected and the underlying issue could be solved with a mere resetting of the breakers, in fairness to all tenants, we make it our policy across the board to charge for service calls.

Putting sliding doors back on track

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 16:16:37 GMT

Sliding closet doors can be tremendous space-savers, especially in tight spaces, but it can be frustrating when they are knocked off their tracks.

Hopefully, it is a quick and easy fix. When there is debris that might be holding up the door, you can vacuum it out with a crevice attachment. If the door doesn’t slide easily, you can use a lubricant.

Other times, you may need to lift the door back on its track.

Care should be used so that you did not damage the doors or tracks. If there is a mishap, you may be responsible.

Preventing organic growth in the bathroom from shower steam

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 15:36:20 GMT

The high humidity with steam showers provides the perfect breeding ground for mold to grow. A vent fan will improve air quality by drawing out moisture and odors from the bathroom, so be sure to always turn it on during and after a shower. You can also be conscientious of keeping the shower door or curtain open when you are done to provide ventilation. Wiping off excessive moisture will go a long way in preventing the consequences of condensation.

Using a water/bleach combination or bathroom multipurpose cleaner, spray the shower walls and bathtub. Rinse the surfaces down with water, either from the shower or cups of water, and dry the tiles.

Thinking beyond a weekly wipe down and deep cleaning your shower? You can remove the showerhead from the wall and soak it in a 50/50 white vinegar and water mixture in a basin or perhaps, a sealed plastic bag.

Cleaning kitchen range hoods

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 15:25:51 GMT

If you peek under your stove's hood and check the exhaust fan filters, you might find that it's not pretty. That's because a range hood filter is supposed to collect grease.

The filter can get so gunked up over time that it loses its effectiveness, which is why we recommend periodically de-greasing them. Get ready to roll up your sleeves.

Your range hood cleanliness begins with dusting to eliminate particles from the surface. We recommend using a dust brush cleaner with a brush that is able to get to delicate and hard-to-reach places. Before doing this, cover the stove with a cloth so that dirt and debris don't fall inside. Let’s move on to cleaning the filters.

The first step is to remove filters from the hood. Most filters easily slide or pop out of the underside of the hood.

Let the filters soak in a sink or tub with hot or boiling water and a generous squirt of dish soap. Baking soda can also help. Swish around with a brush until the water is soapy and make sure the filters are fully submerged.

Once the filters have soaked for 15-20 minutes, use a non-abrasive scrub brush to scrub the filters, adding more dish soap if necessary. Simply rinse the filters in hot water, dry, re-insert the filters back into the hood, and repeat periodically. Cleaning the filters once a month is a general rule of thumb.

Clearing out dryer lint

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 15:08:18 GMT

Constant cleaning is the key to preventing fire hazards and lowering your energy bill. By not clearing out combustible lint, the dryer becomes a fire hazard. In fact, more than 3,000 fires a year are caused by lint. Your clothes will take longer to dry, as well.

It only takes a few seconds to clean your dryer’s lint filter, and this should be done after each and every load.

Even if the dryer filter is clean, lint can still build up in the duct that vents outside. Here’s how to clean your dryer inside and out:

Unplug your dryer. If it’s a gas dryer, turn the supply valve off while you work to prevent gas from leaking.

Pull the dryer away from the wall and disconnect the exhaust duct on the back of the dryer.

Loosen up debris with a flexible dryer vent cleaning brush and vacuum out any excess lint.

Do the same exercise where the dryer vents outside.

Pro tip: If you have a leaf blower, you can insert the blower where the dryer vent begins at the dryer location and allow the air to blow lint out.

We recommend you do this thorough cleaning once or twice a year.

Of course, you should always turn the dryer off when you are not home and consider attaching a safety alarm to the duct - this can warn you when a dangerous level of lint accumulates.

Dealing with a refrigerator or freezer iced over

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 14:50:24 GMT

If frost is forming on the shelves or walls of your refrigerator or inside the freezer compartment, there may be many culprits to blame. Before having a technician work through causes and solutions, there are some steps you can take to avoid getting iced out and remedies you can do on your own to get thawed out.

Oftentimes, the temperature for the refrigerator has been set too low or too high and you can adjust the temp setting to correct the problem.

In other instances, dirty or dusty coils will throw the compressor into overdrive, making it work harder to maintain a freezing temperature in the freezer. This can result in over cooling. You can pull the refrigerator away from the wall and use a canister vacuum to eliminate the dust from the coils.

One of the simplest instructions we can give is to keep doors shut to prevent moist air from being drawn into the appliance. Close the door fully after proper use, check for overstuffed doors, faulty door seals, loose door hinges, and ensure your refrigerator is level so the doors stay closed.

More tips: if the refrigerator is close to the wall, keep some distance. This will give it some "breathing room" by allowing extra air to circulate. If you have hot dishes or fresh food being placed in the refrigerator, give them time to cool down before placing them straight in the fridge, as this alters the inside temperature and can lead to ice.

Another common cause of ice over is simply too many food items packed in the refrigerator and freezer. There needs to be enough room to allow air to properly circulate.

Resetting your garbage disposal

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 14:25:36 GMT

First, a safety reminder is in order: Never put your hand down into a garbage disposal but instead, use some sort of tool to dislodge any food particles or debris. Although the horror flick images of victims getting limbs severed in a garbage disposal is Hollywood fiction, you can get painfully injured.

When the garbage disposal quits out, what you need to know is that these appliances are smarter than one might expect. It is designed to shut off when it is clogged, it overheats, or there is something wrong with the motor. It also comes equipped with a secret red reset button at the bottom.

Three easy steps to reset your garbage disposal:

Ensure that the disposal switch is in the “OFF” position.

Gently press the red button and it does not stay in, wait several minutes and try once again.

By turning on a cold stream of water and turning the disposal button to the “ON” position, your garbage disposal should now start running again.

If, however, the reset button will not stay in or the overload protector needs to be repeatedly reset, this is an indication that the garbage disposal may need service or require replacement.

Patching small holes in walls

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 14:04:38 GMT

Accidents can and do happen, and the result might be a hole in the wall. Fixing them is one of the most important DIY skills renters could have in their repertoire.

For small cracks and holes, it's helpful first to clean up the hole before anything to eliminate dangling or protruding pieces of drywall.

Patching spackle is readily available at hardware stores and can be easily applied using a small putty knife. After it is applied, you can lightly sand it before repainting. The sanding part will create some dust, so be prepared for a cleanup.

As for larger holes, you can use an adhesive metal patch that can be cut to size for reinforcement. With a putty knife, you can spread a thin layer of joint compound over the metal patch. To avoid the risk of cracking, it is recommended that you build up several thin layers of joint compound with enough dry time in between, rather than building up the joint compound too heavy .

Please keep in mind that if not done properly, we may need to call upon a professional to correct or redo the patch at your expense. Feel free to reach out to our office to see if this a repair you should attempt to do on your own - we are always happy to provide guidance.

Changing batteries in a malfunctioning smoke detector

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 13:49:18 GMT

We agree with fire safety experts that it is prudent to replace smoke alarm batteries twice a year.

Sometimes, however, there are telltale signs that a smoke alarm battery needs to be replaced as soon as possible. "Chirping" or giving out short "beeps" indicates it needs new batteries.

Step one: Remove the detector from the base.

This can usually be accomplished by simply twisting counterclockwise but with some models, you will need a screwdriver to pop open a plastic.

Step 2: Remove the old batteries and install new ones.

After the detector is dismounted, simply remove the old batteries and wait 20 seconds to ensure a proper power-down sequence. Then install the new batteries, ensuring that the negative and positive connections match the labels in the smoke detector.

Step 3: Test the smoke alarm.

You don't want to reinstall the smoke detector on its base until you first know that the batteries work. Fortunately, there is a test button you can find and press for a few seconds.

If there are no sounds, you can check battery connections and/or try different batteries. If you went through all of these steps, you need to replace your smoke detector.

Only when you know the batteries work can you reinstall the smoke detector on its base.

Changing light bulbs

1jimrutkowski@gmail.com (Jim Rutkowski) — Mon, 14 Mar 2022 13:23:31 GMT

Although �Ӱ�ԭ�� routinely changes light bulbs in places such as laundry rooms, staircases, gyms, and other common areas in a multi-unit building, residents can easily replace burnt-out light bulbs if they are easily reachable.

Changing a light bulb is as easy as DIY gets, but some words of caution are necessary.

Before changing a bulb, turn off the power and allow the bulb to cool down before touching it. Ensure you can safely reach the bulb by using a stepladder and take some precautions in disposing of the old bulb as the glass is fragile and sharp.

Certainly, keep the spent bulb out of reach and children and it should go without saying that you should never put your fingers in the exposed light socket.

Finally, it is important to check the wattage on the used light bulb and only replace it with a new bulb of the same wattage. A bulb with too high wattage can result in overheating with several consequences leading up to a fire.

When in doubt of what the proper wattage is, visit a hardware store with the old bulb in hand and find a comparable one. Seek help if you are uncertain.

New Oakland program for tenants to dispose of bulky trash

1jimrutkowski@gmail.com (Jim Rutkowski) — Wed, 17 Nov 2021 20:49:08 GMT

New program for residents to discard bulky trash and put a dent in Oakland's dumping crisis

Oakland has long been plagued by the blight of illegal dumping of trash. According to one account , the amount of garbage strewn on the city's streets, sidewalks, alleys, and lots from July 2020 and June 2021 would span 13 football fields and come up to a person's waist.

The avalanche of trash got especially bad during the pandemic when people confined to their homes piled up more garbage than they could legally dispose of. This has taxed the resources of a thinly stretched Oakland Public Works Department tasked with cleaning up dumpsites. While the city has tough anti-littering penalties, enforcement has been practically non-existent.

A solution to a bulky problem

Under previous rules, Oakland renters had to schedule "bulky" pickups through their landlord or property manager. What we are referring to are appliances, mattresses, tires, and the like. �Ӱ�ԭ�� has arranged for many haul-aways of these large, unwieldy items.

Effective November 15, residents in apartments can schedule the pickups themselves. Harold Duffey, the head of Oakland public works, says this measure brings "equity and inclusion to a program that was always easier for single-family property owners to use." We concur.

Waste Management, the city's lone waste hauler, has expanded the ways that residents can remove bulky trash at no cost. Under the new program, residents can make an appointment to part with big, bulky items by dropping them off at the Davis Street Resource Recovery Complex in San Leandro. In the alternative, Waste Management of Alameda County can retrieve the eyesore at the curbs of their rental unit.

Limitations and incentives

Oakland households are allowed one free curbside pickup and any additional bulky trash left at the curb can be lugged out at the cost of $98.02 each.

One big caveat: if the household has used the drop-off option, the second curbside pickup will be free. Residents who take some initiative by dropping off trash at the San Leandro location are rewarded by getting another curbside haul away without having to get out their wallets.

For more information on how residents can directly schedule a drop-off and/or a curbside pickup appointment, visit https://www.oaklandrecycles.com/bulky-pickup-services/

Dealing with a drought and reducing water costs

Fri, 29 Oct 2021 17:48:23 GMT

Working arm in arm with landlords and residents to put a dent in our drought and reduce water costs

One drenching will not solve the drought. While we cannot control the supply of rainwater, we can control consumption and use technology so that profits from an investment property do not go down the drain.

In a short period, we've gone from extreme drought to facing a series of bomb cyclones and an associated atmospheric river.

Our recent rainfall was a most welcome start to this year's rainy season, but the consensus among experts is that it will not be a drought buster. In the words of Golden State Weather Services meteorologist Jann Null, "it is more than a drop in the bucket, but it doesn't fill the bucket." It's been estimated that another 5-7 big atmospheric river storms are needed to end the drought.

Perhaps now is the time for rental property and owners to be "water-wise," before it is too late.

"Most residents or owners only worry about water shortages if they turn on the shower and only sand comes out," says Rob Edelstein of Bottom Line Utility Solutions in this California Apartment Association article .

At �Ӱ�ԭ��, we'd like to be more forward-thinking and set the tone early on in the tenancy by recommending water-saving tips .

Although we can stress the bigger picture - parched conditions have depleted our reservoirs, decimated crops, and impacted our power grids - it can also raise water costs that must be absorbed by landlords and tenants.

Both Governor Newsom and local governments have asked Californians to cut back on water usage on the order of 15-20%. To varying degrees, the calls to conserve water have been heeded, but it is well short of stated goals. We just can't seem to quench our insatiable thirst for water.

Government officials have been asking nicely to save water, but if the drought becomes dire, there will be a hefty penalty for "wasteful" water usage.

Although it hasn't yet gotten to the point - key term is yet - the state could resort to "Water Supply Allocation," an event when water will be allocated to wholesale and retail water utilities. To reduce the usage by some arbitrary number like 15%, they will likely allocate water, as well.

What we will have in this worst-case scenario is a base rate for water that is deemed to be within a normal or acceptable range. Residents get an attaboy by being told that they are thrifty savers of waters and keep it up. Rates will stay the same.

But when water isn't cut back by a certain percentage, anything above that water reduction goal is considered a frivolous, wasteful use of water and charged more.

It's analogous to a sin tax. Utilities say cut back water 15%. If you are conscientious and cut back 15%, your rate stays the same. Any water usage that exceeds the goal of a 15% water reduction will be billed at a much higher rate. Clearly, we want to avoid this tiered billing system by not squandering water, but this is a joint effort by owners and residents.

Optimizing the return on investment for clients is always our goal at �Ӱ�ԭ��, so consider modernizing plumbing fixtures.

It's been said that you can lead a horse to water but can't make it drink. To which we could add it could drink too much and consume so much water that it results in a considerable increase in utility bills.

While we can politely ask residents to take shorter showers, turn the water off when shaving and so forth, this alone is not a successful water conservation strategy. It takes a concerted effort to persuade residents to scale back on water consumption but if this is not accomplished, owners can ensure the most efficient devices and apparatuses are installed to reduce water waste.

Enormous savings can be realized by upgrading plumbing devices. Toilets, showerheads, sinks, and leaks, respectively account for the most use or waste of water.

With a nominal investment, rental property owners can tackle toilets and other water wasters both indoors and out to save money and do their part to save a precious resource.

�Ӱ�ԭ�� will keep its eye on the larger picture by creating a culture of water conservation while skillfully managing the details of modernizing plumbing fixtures. That promise will prove to hold water.

Residents can be water wise during the drought

Thu, 21 Oct 2021 16:16:51 GMT

Tenants can be water-wise to lessen the impacts of the drought and avert rising water costs

Measured by rainfall and snow totals, the past couple of years in California have been the driest since 1976-77. The parched conditions have shrunk our reservoirs and fueled scorching fires that have become our new normal. Water scarcity is decimating crops and threatens our food supply and power grids.

It may soon lead to increased water costs that everyone has to absorb.

In July, Governor Newsom asked Californians to reduce water consumption by 15%. Local governments have issued their own guidance as well, but we have fallen far short of water conservation goals. If the drought becomes more dire, it will trigger another stage called “Water Supply Allocation.” This doesn’t mean we will only be allowed one glass of water a day, but it does mean that the state will allocate water to all wholesale and retail water utilities that, in turn, are likely to use tiered rate billing.

Under tiered rate billing, a baseline number will be set to reduce your water consumption, say 15% as a hypothetical. At this point you will have to cut back 15% on water and if you don't, any water above that baseline number of a 15% reduction will be billed at a higher rate – much higher, because the water usage is considered excessive or "wasteful." If landlords pay more for water, it is entirely possible that the increased expenses will be passed onto residents in the form of a rent increase.

Fortunately, rental property owners and residents can work together, each doing their part to conserve water while playing a role in saving the environment.

Here are a few tips to be water-wise:

Report leaky toilets and faucets without delay. One of the biggest culprits of wasteful water is the unreported leak. Excessive moisture can also form the perfect breeding ground for mold, as we noted in an earlier post . We urge residents to contact their property manager right away or submit a maintenance request online at the first indication of a leak.
Soak pots and pans rather than running the water while you scrape them clean.
Take a shorter shower. It’s been estimated that taking a 5-minute shower instead of a 10-minute shower saves 12.5 gallons with a low-flow shower head and 25 gallons with a standard 5-gallon-per minute shower head.
Prefer a bath over a shower? Fill your bathtub half full and save up to 12 gallons of water in a 24-gallon bathtub.
Waiting for the shower or bath to warm up? You can save the colder water to later use on houseplants, flower beds, pet drinking, and other applications.
When shaving or brushing your teeth, turn off the running water. This easy habit can save 1 to 5 gallons of water. To rinse your razor, you can fill the sink with a small amount of water and use that.
Defrost meat and other frozen foods in the microwave or the refrigerator instead of using running water to thaw it.
You can reuse water left over from cooking foods, like pasta and vegetables. Instead of pouring water down the drain, preserve it for another use like watering plants.
When washing your clothes, don’t run a full cycle for a pair of socks - only run full loads in your washing machine. This saves up to 23 gallons of water for every load that you don’t run on full.

Landlords and tenants won’t fix our historic, multi-year drought, but we can work arm in arm in reducing inefficient water usage so that wasteful water and money won’t go down the drain.

New mold notifications and how to prevent it from forming

Sat, 09 Oct 2021 17:54:32 GMT

Beginning January 1, 2022, all prospective tenants must be provided a Mold Booklet published by the California Department of Public Health (CDPH). This booklet, in both English and Spanish versions, educates residents on the health risks that are associated with exposure to dampness or mold in buildings.

No need to wait until the New Year: Download "Information on Dampness and Mold for Renters in California" (PDF)

This requirement is in accordance with the 2001 Toxic Mold Protection Act. The name of the law shouldn’t incite panic. Mold can be found everywhere - even in the air - and most mold isn’t dangerous. The CDC says that “toxic mold,” in fact, is rare. We do, however, have to keep a watchful eye on any signs of mold and address it.

Where does mold grow?

All rental units have the necessary ingredients for mold to form: the presence of mold spores, a surface for it to grow on, oxygen, warmth and darkness. When you add moisture to the mix through a water leak, stagnant water, or perhaps high levels of humidity, it is the perfect breeding ground for mold to form.

Think of places that contain a lot of moisture like leaks in roofs, pipes, windows, or anywhere there has been flooding. Paper products, cardboard, ceiling tiles, and wood products are also ideal places for mold, but it doesn’t discriminate. Mold can also thrive in insulation, drywall, wallpaper, carpet, fabric and upholstery.

Control the dampness, control the mold

Since dampness is necessary for mold to form, we need to be proactive in addressing the underlying cause. For example, a leaky pipe. The maintenance personnel at �Ӱ�ԭ�� prioritizes leaks. Under the right conditions, mold can begin to grow and spread as soon as 24-48 hours, so we want to respond as quickly as possible.

An ounce of prevention is worth a pound of cure

Residents can do their part in preventing mold formation, and an easy starting point is in the bathroom.

While you may love a long, hot shower, so does mold. If there is a vent van, it will improve air quality by drawing out moisture and odors from the bathroom so it is prudent to turn it on and after a shower. If there is not a vent fan, residents can open a window. Shower doors or curtains should also be opened after the rub-a-dub so that there is proper ventilation. Wiping off excessive moisture is also helpful in reducing the consequences of condensation.

In order to prevent the organic growth that can result from shower steam, residents can use a bleach and water mixture to clean the walls and ceiling in bathrooms.

Thinking beyond your weekly wipe down : how to clean every nook and cranny in your shower

Cooking and laundry areas should also be ventilated.

Water is the flow of life and it's been said that "nothing is softer or more flexible than water, yet nothing can resist it." We have to do our best to prove that quote wrong. w

Rental history will now be a consideration in qualifying for a Fannie Mae mortgage

Wed, 06 Oct 2021 13:03:56 GMT

Good news for qualified renters aspiring for homeownership who may have a limited credit history but a strong rent payment history.

It seemed unfair. A landlord pays their mortgage bill on time and their credit score will go up. Tenants who faithfully pay their rent will see no rise in credit score. This inequity will soon change.

We were excited to hear that there will be changes to Fannie Mae's underwriting system that rewards tenants for paying rent. Effective September 18, the finance behemoth will factor in borrowers' rental payment history when determining qualification for a mortgage application.

Hugh R. Frater, CEO of Fannie Mae had some encouraging words for tenants who have historically been disadvantaged in acquiring a home loan.

Before the rollout, it has been estimated that fewer than 5% of renters have had their rent payments reported to the credit bureaus, but they clearly would have benefited greatly if this new feature arrived sooner. In a sampling of renters who applied for a mortgage and have not owned a home in the past three years, 17 percent of rejected loan applicants would have qualified if rent payments were taken into consideration.

"We have always been thrilled to see our tenants achieve upward mobility," says Ethan Brown, our Managing Director at �Ӱ�ԭ��. He notes that while renting may make sense because of flexibility, predictable monthly expenses, and relying on our maintenance staff to make repairs, there are certainly perks to homeownership. These include a sense of stability, the pride of ownership, and the tangible benefits of tax deductions and wealth-building equity.

As a full-service brokerage firm, we can not only help apartment shoppers find their ideal pad but also unlock the door to homeownership when the timing is right.

Space saving tips for renters during the pandemic

Thu, 25 Feb 2021 19:32:22 GMT

The coronavirus has disrupted many aspects of life as we once knew it, and for many tenants, it has quite literally hit home.

With quarantines and shelter-in-place orders, the shift to remote learning and working virtually, maybe your apartment has never felt smaller. Being in close quarters with roommates can be especially tricky.

Since so many residents are spending more time indoors and craving comfort, �Ӱ�ԭ�� has sought some space-saving tips to re-imagine the abode where you live, work and play. Get the creative juices flowing and we think you’ll find there are many changes you can make. The smaller the space, the more noticeable the improvement.

Here’s what made the top of our list.

Experience the room expanding magic of a loft bed

If you are deprived of elbow room, things can be taken to new heights with a loft bed and you don’t need ceilings ascending next to heaven. Unlike the standard bed frame, a loft bed frees up plenty of real estate for storage or other activities like work spaces underneath. Mixing work with pleasure has gained popularity during the pandemic.

Get some inspiration by over two dozen innovative adult loft bed ideas for small rooms and apartments .

Raising your bed

If loft beds are too novel an idea, a relatively easy way to claim more space in your apartment is the addition of sturdy bed risers to keep your bed propped up. Here are some of the best bed risers on Amazon , according to hyper enthusiastic reviews.

Organize your closet

Closets come in many shapes and sizes. They are as varied as people themselves, we suppose. When you have small closets, hooks or extra hangers can save a lot of floor space. How often is your closet organized or cleaned out? Likely, not enough.

If you don’t love it or need it, get rid of it - less is more.

With every item taking up valuable space, anything unnecessary should be discarded. Think clothing you haven’t won in ages, a handful of grocery totes collecting dust, or a wine rack that has gone unused.

You may elect to discard these items by throwing them down the trash chute, but with the need so great during these challenging times, there are charities that can put the unwanted items to good use.

Parting thoughts

Spring cleaning can be made in every season and the pandemic presents the perfect opportunity to refresh your living space, declutter, organize, and add or rearrange decor. �Ӱ�ԭ�� is committed to working with both landlords and residents to power through difficulties, but in the process, let’s do some housekeeping and maybe even use some creative flair and have fun in the process.

Unauthorized roommates and subletting

Tue, 10 Nov 2020 22:51:06 GMT

When it comes to unauthorized subletting, the buck stops with the landlord or their agent.

The pandemic has created a perfect storm for unauthorized subletting, whereby the current tenant rents the property - or a portion of it - to someone else whose name is not on the original lease and does so without the landlord’s permission.

In the deepest recession in memory, the Bay Area’s high cost of living has become untenable for many tenants frustrated with shelter-in-place. For some, this had led to a journey back home to their parents for a rent-free stay, or perhaps migrate to bigger, more affordable apartments in distant suburbs.

�Ӱ�ԭ�� cannot influence lifestyle make-overs or societal changes in the ways people live and work, but we can do the next best thing by enforcing the covenants of a lease. As in most other landlord-tenant matters, what the lease says goes.

Thinking twice about allowing subletting

Some property owners may not be too concerned when the tenant sublets an apartment so long as rental income continues to flow when the original tenant is out of town or has moved on for good. There may even be some value in having a replacement tenant already found because it removes the aggravation and marketing expense of going out and finding new residents. We do recognize that during the age of COVID-19, this is not the most ideal of times to attract renters, but there are cons to subletting that, in our view, are more compelling.

If you ask us, the potential pitfalls of allowing subletting outweigh the benefits of these hybrid agreements. As a standard practice, our leases expressly prohibits subletting, with good reason - the property owners we count as clients want to maintain control over the unit. A revolving door of occupants and roommates creates confusion as to who is responsible for what, when rent can be raised, and how to legally transition tenants/occupants out.

Without an ironclad lease that bans subletting, landlording can become a game of musical chairs to the point where the owner does not even know who is residing in their unit.

We also don’t know the new person sitting in the chair. Although the original tenant has survived a thorough credit, criminal and background check, the replacement tenant has not. You can find that even if money is flowing in at first, the spickets can dry up. Worse yet, you can find that money discouraged when the subtenant causes damage to your property or even engages in criminal activity.

Consequences for the tenant

If the tenant elects to ignore the clause in the lease that prohibits subletting, this is traditionally a “just cause” for eviction - renters cannot sublet their apartment or separate rooms without the express permission of their landlord.

With proper notice, the subletters themselves can be evicted. If a judgment is obtained against the tenant who decides to sublet all or a portion of the apartment in violation of the lease, it will create a stain on his or her credit report and this can be a powerful disincentive to avoid this prohibited practice.

The prospect of blemished credit is especially compelling for educated, tech-savvy workers with upward mobility who likely value their credit standing and future ability to get loans.

Although landlords can put a stop to subletting by explicitly banning it in the lease agreement, San Francisco is a bit more permissive by giving tenants more leeway to make ends meet. The city allows roommates to be added or replaced, but it places conditions on this - tenants do not have free reign.

Tenants looking to do some shuffling or additions are required to first seek landlord permission in writing and then, the landlord has a 14-day window to accept or deny the subtenant who is being proposed. Should the landlord have reservations about the incoming subtenant, the denial must state reasonable justifications for denying the person in question. These might include falsified or insufficient information provided to the landlord, poor credit of the applicant, or perhaps the would-be subtenant poses a danger to other people living onsite.

If all of this sounds intimidating, please rest assured we have a solid grip on the rules and you should know that our broker of record, Daniel Bornstein , is an experienced landlord attorney who can resolve any quandaries and ensure owners remain the king of their castle.

Parting thoughts

One of the consequences of a free society is that renters can move freely, but we also have enforceable contracts. At �Ӱ�ԭ��, our strong bias is not in enforcement, but accommodating renters, and we take great pride in our success of making tenants happy while helping our clients realize the full potential of their investment properties.

Frights for landlords and tenants on Halloween night

Sat, 31 Oct 2020 18:07:43 GMT

Our goal at �Ӱ�ԭ�� is to ensure the mummies, vampires and werewolves are the scariest things property owners encounter.

Please don’t misunderstand us. We have a sweet spot for fall activities and love dishing out bags of candy to ghosts and goblins that visit our doorsteps. Yet we are ever aware of unforeseen costs and liabilities of rental property owners. Seared into our memory is last Halloween’s “Airbnb mansion party,” when gunfire erupted in the sleepy town of Orina. This horror took the lives of five young people and injured several others.

While this is a drastic example of what can go awry, there are many more horrors that can haunt property owners, tenants, and those delightful trick-or-treaters who will egg the property if they don’t get their fair share of candy. With safety in mind, we urge residents to have fun but be careful by taking precautionary measures.

Keep walkways and porches well-lit:

Dimly-lit areas are a recipe for liability if someone is injured when, for example, a large crack in the walkway cannot be seen, they fall and break a bone. Darkness also gives cover to mischief and criminal activity. Any danger zones should be well-marked and illuminated, as well.

Keep pets indoors:

Even the most social pets with a good temperament can become overstressed with visitors arriving at the door. During peak trick-or-treating hours, dogs and cats should be kept in a separate room away from the flurry of activity.

Don’t ask trick-or-treaters to navigate an obstacle course:

Be on the lookout for any tripping hazards, debris, trash and maintenance equipment that obstruct walkways. Keep in mind, sugar-crazed children may use the lawn as a shortcut, so it’s prudent to fill any holes. Plants and other objects should be removed from the porch.

Issue fire-safety warnings:

Halloween wouldn’t be the same without Jack-o'lanterns and other sources of open flame, but these can also pose a fire hazard. �Ӱ�ԭ�� wants to make sure that all smoke alarms are in good working condition. We have suggested to tenants exploring inexpensive, flameless alternatives on the market.

Stressing the importance of renters insurance:

Even when safety precautions are followed, accidents happen. Halloween presents the perfect opportunity to remind tenants of the benefits to taking out a low-cost renters insurance policy. This can be a life preserver if vandalism occurs, there is a slip-and-fall accident, a Halloween party guest steals something, or a spooked dog scratches, snarls and lashes out against a trick-or-treater.

In an earlier post, we said that we are big fans of renters insurance, and these policies protect not only tenants, but landlords, as well.

For more tips on dodging demons this Halloween, Realtor.com has put together more safety tips here .

Becoming the eye of the renter with virtual tours

Fri, 05 Jun 2020 19:16:16 GMT

Becoming the eye of the renter with virtual tours

�Ӱ�ԭ�� can avail the opportunity to conduct virtual tours to safely show rentals while at the same time, communicating with tech-savvy, high-income renters on their own turf.

With a tragic loss of life and so much upheaval and isolation, it’s hard to come up with an upside to the pandemic. There’s no doubt that COVID-19 has changed our lives forever and so there is no “getting back to normal.” The question should be what we have learned from this, and how to emerge stronger. Technology is one of the things that come to mind when we think about how society will become more resilient.

Whether it has been online education, telehealth, digital payments, robotics, and other orbits of our lives, technology has helped reduce the spread of the virus while helping businesses stay open, and real estate is no exception. After some arm-twisting by the California Association of Realtors and other industry partners, real estate was deemed an “essential service,” but this privilege came with a host of responsibilities. Services did not come to a halt but instead, they changed.

More than a property management company, �Ӱ�ԭ�� is a full-service real estate brokerage, and so we were a fast study of guidelines issued by the California Department of Real Estate. You can download a checklist of the best practices in real estate transactions, including showing properties, in this handy PDF .

These common sensible suggestions have validated our existing policies of showing listings by appointment and then only with proper protective equipment and escalated efforts to disinfect the rental unit, as well as the continued education of our employees. Of course, a virtual tour eliminates social distancing concerns or the risk of prospective tenants touching items in the rental unit.

Whether by FaceTime, Zoom, BombBomb, and other platforms, �Ӱ�ԭ�� can display your listing in a warm, personal, and effective way that is the next best thing to an in-person showing. Using this new-gen technology has the added benefit of reaching affluent millennials who represent some of the most lucrative rental candidates, an argument we made in an earlier post .

We have never let the grass grow from underneath our feet, and you can absolutely count on us to adjust to new realities when optimizing real estate investments and taking great care of residents.

Cardboard consequences of the pandemic

Thu, 28 May 2020 19:12:53 GMT

C ardboard consequences of the pandemic

�Ӱ�ԭ�� has seen an influx of garbage and recyclables during shelter in place orders.

Even before the public health crisis, we as a society have had an insatiable online craving. Sweet same-day shipping deals and the instant gratification of pointing and clicking has fueled the growth of e-commerce, but it has also generated the by-products of a “trash of convenience.” It’s gotten so bad, packages have changed the very color of material collected at recycling facilities.

Enter the pandemic. Consumers are approaching this bizarre period of isolation and uncertainty with seismic, overnight shifts in shopping behavior, changing what they are buying, when, and how. With brick-and-mortar shopping reserved for only the most necessary essentials, online shopping is no longer optional for many.

In case you were wondering, there is no need to disinfect packages, as the Centers for Disease Control and Prevention says the risk for the coronavirus to spread from packages that have traveled over a period of days is “very low.”

This online shopping craze, coupled with the clearing off of shelves as people stockpile for the apocalypse, and more household waste as people stay home, has generated a large increase in cardboard and other recyclables. Some of the properties within our portfolio have been overflowing with it.

Being eco-friendly is more than being smart and stating a cause. It’s essential feedstock for industry during the pandemic.

�Ӱ�ԭ�� has always encouraged people to seek a greener, healthier lifestyle and we try to always think about the environment in the course of managing properties under our care, but recycling has become more important in today’s times.

We were intrigued to come across a webinar of paper, plastic, metal, and glass recycling representatives discussing the crucial role recyclables play in the supply chain to keep essential products like grocery and healthcare items stocked during COVID-19. One of the panelists called this flashpoint a World War II moment, citing President Roosevelt’s leaning on Americans to contribute to the war effort by recycling metals, paper, and rags.

Being eco-friendly is more than being smart and stating a cause. It's essential feedstock for industry during the pandemic.

�Ӱ�ԭ�� has always encouraged people to seek a greener, healthier lifestyle and we try to always think about the environment in the course of managing properties under our care, but recycling has become more important in today's times.

We were intrigued to come across a webinar of paper, plastic, metal, and glass recycling representatives discussing the crucial role recyclables play in the supply chain to keep essential products like grocery and healthcare items stocked during COVID-19. One of the panelists called this flashpoint a World War II moment, citing President Roosevelt's leaning on Americans to contribute to the war effort by recycling metals, paper, and rags.

Recycling is open for business

Since the U.S. Department of Homeland Security deemed waste collection an essential service, garbage, compost, and recycling pickups continue unabated throughout the Bay Area.

Please pay careful attention to local rules. For example, in Alameda County, the company tells multi-unit owners to place all extra recycling in a paper bag or cardboard box next to the recycling cart or bin to help keep the workforce safe. If you have a cart service - that is, 20–96 gallons) for trash, Waste Management says they will pick up extra trash in one personal metal or plastic 32-gallon container with handles (not to exceed 75 pounds) at no additional cost.

View Frequently asked questions about multifamily & commercial collection services during COVID-19 shelter in place

We have a good handle on pick-up dates and the specifications for shapes, sizes, and other nuances, and we remain on standby, remotely, to answer any questions relating to budget and proper disposal. If tenants leave out loose materials or are not disposing of waste properly, we will give them a friendly reminder and educate them on proper procedures.

It is always a good practice to keep cardboard dry, avoid saturation, flatten boxes as much as humanly possible, and remove any plastic and other contaminants. For more tips on how cardboard can be bundled for easy storage, transportation, or disposal, consult this article .

Thinking inside the box

For the creative types or those who want arts and crafts projects for children, there is no shortage of uses for extra cardboard lying around. We came across a handful of videos of YouTube that show you, step-by-step, how to make a toy guitar, smartphone projector, phone speakers, table football, and many more clever ideas.

Boxes that give back to the earth

By googling "eco-friendly boxes," there is a profusion of search results touting the benefits of economical, sturdy, reusable, recyclable, biodegradable, and environmentally friendly boxes. Since we are all part of this ecosystem and should be good custodians of it, perhaps it's worth investing in sustainable packaging.

Parting thoughts

Using and properly disposing of cardboard is important on many levels and its proliferation in rental units has brought them into focus. It is not only a public health and safety issue for residents, neighbors, and the workforce but essential for the supply chain as the pipeline of supplies is clogged because of the pandemic. Not to mention, being conscientious of the environment.

Of course, �Ӱ�ԭ�� will continue to ensure the accumulation of waste is handled in the appropriate manner, and pay close attention to other aspects of your rental business.

Coronavirus help for tenants

Sun, 19 Apr 2020 20:10:17 GMT

Tenants may be able to get a hand up in making ends meet

As one of the greatest health crises of our lifetimes, COVID-19 has made people feel uneasy, and while it is imperative to stay informed and vigilant, it is also critical not to panic. �Ӱ�ԭ�� encourages tenants to heed warnings from medical professionals and practice common-sensible measures in everyday life to ensure you and your loved ones stay healthy.

When the pandemic leads to a substantial reduction in income, there may be financial help available to give residents some breathing room to pay rent and meet other obligations.

Unemployment Insurance

To accommodate the unprecedented wave of unemployment claims, the Employment Development Department has increased its bandwidth to answer questions and process applications. An initiative slated to go into effect April 28 will also lend a hand to business owners, the self-employed and independent contractors who were traditionally unable to qualify for state UI benefits.

You can file a claim here , or avail EDD’s answers to frequently asked questions .

Federal stimulus response

Coronavirus stimulus checks up to $1,200 can be a shot in the arm for renters. The first injection of payments from the federal government are going out this week.

Are you eligible? Everything you need to know ...

A hand up from nonprofit organizations

In the darkest of times, Californians have shined the brightest, but we want to single out and applaud the outpouring of help from nonprofits. There is an abundance of resources available for people in need of assistance in finding food, childcare, and other essential services. Below, we have identified some organizations who may be able to provide rent subsidies.

Chronicle Season of Sharing Fund

www.seasonofsharing.org

The Chronicle Season of Sharing Fund provides temporary assistance to help people throughout the Bay Area.

County Coordinators:

Alameda County: 510-272-3700

San Francisco County: 415-557-6484

Contra Costra County: 925-521-5065

Marin County: 415-526-7500

Napa County: 707-299-1890

San Mateo County: 650-738-7470

Santa Clara County: 408-755-7710

Solano County: 707-745-0900

Sonoma County: Call 211

Catholic Charities

Assisting with missed rent and back rent.

San Francisco: 415-972-1200

Alameda County: 510-768-3100

The Q Foundation

415-552-3242

www.theqfoundation.org/programs-services-2019/

Providing one time assistance for San Franciso residents paying 70% or more of their income toward rent. Applicant must be a senior, disabled and/or be HIV+.

Eviction Defense Collaborative

415-947-0797

https://evictiondefense.org/services/rental-assistance/

Providing interest-free loans and grants to San Francisco residents (excluding Housing Authority tenants) who have fallen behind in rent due to a temporary financial setback and who have sufficient income to pay future rent and expenses and plan to reside in the unit for at least six months.

St. Anthony's Foundation

415-241-2600

https://www.stanthonysf.org/resource-center/

Offering a variety of services, including housing assistance through its social work arm.

California rent caps and eviction controls in a nutshell

Tue, 25 Feb 2020 09:23:59 GMT

Our broker of record, Daniel Bornstein, was privileged to host a webinar recently on the Tenant Protection Act of 2019 (AB-1482), a law that applies to all residential properties throughout California unless exempt.

This list is not exhaustive, but here's some key takeaways:

Certain disclosures must be embedded in the lease and if these disclosures are not included, there are several consequences. This stresses the importance of getting the best leases possible.
Since tenants are entitled to certain protections only after 12 or more months of occupancy, the owner can engage in a trial period with a month-to-month lease or signing a 10-or-11 month lease and when this expires, the owner can revisit the rental relationship.
When properties are located in jurisdictions with more stringent protections, state law will have little impact because these local rules must be followed.
Although buildings constructed within the past 15 years are exempt from the statewide rules, this is a rolling target and after this 15-year anniversary, buildings will attrition out of the exemption.
While the tenant can be transitioned out of the rental unit through no fault of their own, these no-fault eviction vehicles come with many caveats.

You can watch the recorded webinar here.

Having laid the groundwork, Daniel will be hosting another webinar on Friday, March 6th at 1:00 PM to peel the onion deeper and you are cordially invited to register here .

These online events are just one component of our overarching goal of educating owners on surviving and thriving in a complicated regulatory regime.

Now is the time to get a checkup on your building's roof

Tue, 25 Feb 2020 07:21:25 GMT

Moisture is not your roof’s friend and as Mother Winter yields to spring, the attic and roof assembly can be put to the test.

As winter comes to an end and springtime is ushered in, it’s probably prudent to check the roof assembly to see how it has held up so far and whether it can stand the season ahead.

There are a couple of different stressors on your roof during this transition, so let’s go over them.

During the winter months when tenants crank up the heat, all of that extra moisture rises up to the roof, where it is greeted with colder temperatures of outside air. This rapid cooling creates immediate condensation and with no other place to go, this moisture soaks into surrounding materials. This becomes a breeding ground for rot, mold, insects and other unsavory side effects.

Your roof can’t wait for the storm to pass

As if your roof did not take enough abuse in the wintertime, there is still another month left in the state’s rainy season. We’ve had a dry spell so far , but please don’t get a false sense of bravado. Our parts are notorious for its unpredictable weather, and we are reminded of the wet “Miracle March” conditions in years passed. Nothing can put a damper on your rental business more than leaking roofs and the havoc water intrusion can inflict on your property.

The more stories to your building, the more harm can be done to your investment - water can damage every floor down to the ground. It’s better to be proactive and get a roof inspection and free estimates on repairs now, than to deal with damage and tenant complaints if the water comes.

To add even more urgency to act soon, roofers will soon enter their busy season and may become inundated with jobs. By reaching out to them now, you can be the first in line.

Moisture a concern for every season

Rain or shine, people generate humidity from cooking, bathing, or drying clothes. Even exercising and breathing brings moisture into the air - families and pets bring many liters of water into a rental unit every day, and multiply that by the number of units.

If trapped in the building due to poor ventilation, moisture can cause exterior paint to peel and blister, and can also contribute to decay.

�Ӱ�ԭ�� has vetted roofing contractors on standby

In an earlier post on choosing contractors, we emphasized the importance of hiring licensed, bonded and fully insured trades-persons. There are quite a lot of other traits to look for, but a property management company can take the guesswork out of the equation, by being a matchmaker - our many years of experience have introduced us to trusted contractors who have consistently met or exceeded client expectations.

An emerging roofing system for residential buildings

We have known about TPO roofing for some time now. This is short for thermoplastic polyolefin, a single-ply roofing membrane that covers the roof’s surface. Actually, the term is misleading because TPO is a type of rubber, normally a blend of polypropylene and ethylene-propylene rubber, designed to have the advantages of a rubber roof, combined with hot air-weldable seams for extra durability.

This roofing system traditionally has been used for commercial buildings, but as costs have gone down and economies of scale have been realized, this technology can now be utilized for residential.

TPO roofs tolerate pools of water better, and we have seen more favorable factory warranties. Although there are many variables in the lifespan of a roof, you can generally expect the standard roof to last 15-20 years, although TPO roofs can last 20-25 years.

Owners who are looking for an energy efficient, durable single-ply roofing system for a flat or low-slope roof, this may be an option worth considering, although not all roofing contractors have the specialized equipment for this.

Whatever the condition of your roof, your property manager is happy to help you diagnose its health, evaluate your options, and coordinate projects big or small, to preserve your real estate investment. For informed guidance on roofing and all other property management needs, contact us today .

THE PLIGHT OF THE ACCIDENTAL LANDLORD

Mon, 03 Feb 2020 11:24:10 GMT

The plight of the accidental landlord

Sometimes people are cast into the role of landlord without really seeking it out. They didn’t say, “when I grow up, I want to be a landlord.” But accidents do happen.

Maybe they went through hell and back with rehabbing a property, or their renovation budget went off the rails with delays, expensive results, and/or poor workmanship that oftentimes comes with inexperience and were unable to list the investment property for top dollar. Still other unwitting owners find themselves playing landlord because they have been transferred because of work, or because they have inherited a property with suffocating mortgage payments.

Whatever led them to filling these shoes, the heart of the incidental landlord is not into it. If this sounds like you, maybe it’s time to elicit the help of a property management company.

Landlording has many perks, including a steady stream of income, tax deductions that can be availed to offset costs, and the appreciation of the property in our red-hot real estate market in the Bay Area. This romance, of course, can be soured with leaking roofs, late night calls to fix toilets, noise complaints, tenants who don’t pay their rent on time, getting impromptu visits from code inspectors, and many other less endearing aspects to the job.

Once you are fried to a crisp after the day-to-day work in operating a building with implanted tenants, you’ll have to deal with security deposit accounting when transitioning out departing tenants and ink leases with incoming tenants, but not after an exhausting search to find them and clean/paint the unit to welcome them into their new surroundings.

Have we mentioned the responsibility to keep abreast of constantly changing laws?

Even for seasoned owners who are “career” landlords, what’s all involved in this occupation is a little like taking a drink out of a fire hose. It’s even more harrowing for the incidental landlord who doesn’t embrace this role, hasn’t asked for it, but is forced to play the part.

If you determine it makes sense to outsource this task, �Ӱ�ԭ�� welcomes the opportunity to lighten the load by overseeing the property to ensure you get steady-drip income without the headaches.

CHANGING LAWS IN PROPERTY MANAGEMENT

Mon, 03 Feb 2020 10:18:39 GMT

Keeping abreast of changing laws in property management

Rental property owners throughout the Bay Area have a host of laws to contend with, on the federal, state and local levels. In the past 18 months or so, we have seen a tremendous increase in the amount of information that landlords have been forced to digest. This is not the most fun topic to discuss, but one that has to be broached in order to stay compliant and avoid costly legal mistakes that can be detrimental – if not catastrophic – to your real estate business.

Staying on top of these ever expanding regulatory regimes is difficult for even seasoned, hands-on landlords who invest an enormous amount of time and energy into the day-to-day activities of their rental business. Keeping abreast of the laws is all the more vexing for “accidental” landlords whose heart is not into their enterprise because they didn't want to play landlord - they fell into this role. If this sounds like you, we painted the plight of the accidental landlord, felt your pain, and had a frank conversation with you earlier.

Here’s some considerations from 40,000 feet.

Rent & eviction controls

Many municipalities throughout the Bay Area have passed ordinances that limit how much rental housing providers can charge tenants, spell out how often the rent can be raised, and enumerate specific reasons why a tenant can be evicted. Still more protections are carved out in these hodge-podge of ordinances, such as minimum lease terms, relocation payment assistance, special notice requirements, buyout agreement regulations, mandated mediation in landlord-tenant conflicts, and other safeguards that
are best journeyed with a property management company that deals with these issues on a daily basis.

What about statewide rent control, anyways?

There are questions that abound concerning The Tenant Protection Act of 2019 (AB-1482), a law that went into effect January 1, 2020. For those of you with rental properties situated in jurisdictions with more onerous, protective rent control and “just cause” eviction rules, you are unfortunately bound to follow these local ordinances. We are speaking to landlords in San Francisco, Oakland, Berkeley, and other cities with a more comprehensive set of regulations.

Although this topic is tricky, our broker of record, Attorney Daniel Bornstein, recently hosted a webinar that broke down the new state law in an easily digestible fashion.

Daniel will be tailoring another educational webinar reserved for valued �Ӱ�ԭ�� clients in the near future - please check your inbox for more

details as they become available.

Rules surrounding security deposits

California has some of the most rigorous security deposit accounting rules in the nation. This process entails a carefully choreographed series of steps with a fiduciary duty on the part of the landlord, carrying with it specialized notice requirements, unforgiving deadlines, and many rights that tenants enjoy.

Read our earlier post : Much insecurity surrounding security deposits...

You can rest assured that one of the first things on the minds of outgoing residents - even before they figure out how to navigate a corner to move a monstrous sofa down the stairs - is when and even if their security deposit will be returned. This is why security deposit disputes are the most common reason landlords are dragged into small claims court.

By letting �Ӱ�ԭ�� manage the relationships with your tenants from the cradle to the grave, you can feel at ease knowing that our meticulous professionals are intimately familiar with the myriad rules surrounding security deposits and you do not have to fret about them.

Compliance with fair housing laws

California defines discrimination much more broadly than federal law, as an ever-expanding pool of rental applicants and tenants are considered to be

part of a “protected class.” Take, for instance, source of income - California makes it illegal for blanket bans on Section 8 tenants.

Local ordinances can also craft their own categories of vulnerable or protected tenants that are entitled to increased safeguards against discrimination or displacement.

As a recent example, Oakland City Council has enacted an ordinance that, with some exceptions, prohibits landlords or their agents from conducting criminal background checks. As a sidebar, Berkeley is expected to vote on a similar measure in February. Following such a wide array of housing laws may not be something you would expect to do in the ordinary course of your rental business, but it's essential information you need to know to survive and thrive. At �Ӱ�ԭ��, we are heavy consumers of the laws that impact our industry and take the guesswork out of the equation.

One final thought on this point is that most violations of fair housing laws come in the form of ads that invite certain groups to apply for a rental listing, or dissuade another sub-set of tenants from applying, through the select use of words, phrases, symbols, visual aids and other media. These personal preferences are wrongful discrimination under the law, but can be avoided by hiring a professional property management company that can stay far away from these common blunders that haunt landlords down the road.

In parting thoughts

While we’ve only scratched the surface here, suffice it to say there are many perilous legal issues best approached with experienced property managers who know the lay of the land. Add in the many disclosure requirements, the prospect you may have to submit your units to a local rent registry, and lawfully transitioning tenants out of the rental unit if the relationship fails, among other potential pitfalls, it’s easy to see why owners can be daunted.

�Ӱ�ԭ�� can remove the uncertainty.

SLAYING THE BEAST OF REPAIRS AND MAINTENANCE

Sun, 02 Feb 2020 22:32:12 GMT

Slaying the beast of repairs and maintenance

In an effort to save some coins, do-it-yourself landlords choose to roll up their sleeves, make their own repairs and handle the day-to-day maintenance of their property. We

are hard-pressed to find many owners who enjoy plunging toilets or having their slumber disturbed late at night when a frantic tenant reports a broken water heater, but for those who possess the gift of an inner Bob Villa, they will attest it comes with the territory.

Whether or not you can fill the shoes of a DIY landlord, of course, requires taking personal inventory of what your time is worth to you and making an honest assessment

of your plumbing and electrical abilities, along with other skill sets when a job calls for more than a handyman.

We pose a provocative question: Are you penny wise and pound foolish by going it alone?

Don't get us wrong - in our years of managing properties throughout the Bay Area, we have met a lot of hands-on owners who are supremely capable with power tools, but if you choose to go this route, you should realize it may be costlier in the long run. Self-sufficient landlords could quite possibly shell out more rental income to effectuate necessary repairs and worse yet, irritate tenants who expect things to be fixed in a timely manner and enjoy a habitable rental unit.

These are not only tenant wants and demands; the implied warranty of habitability is implicit in every California lease and may become an issue down the road in an unlawful detainer action If it’s more appealing to outsource repair and maintenance, you have a few options we dive into here.

Option one: Hiring a resident manager

For larger apartment buildings with 16 or more units, this is not optional; the law requires that a “responsible person” reside on the premises and “have charge” of the

building. Owners of buildings with fewer than 16 units have more discretion. While there is an advantage to appointing someone as the “eyes and ears” of your

property in your absence and have someone on-site to interact with tenants and put out smoldering problems before they enlarge, the law considers resident managers an

employees, not an independent contractors.

Our broker of record, Daniel Bornstein, asked a friend and colleague, Maggie Grover, to summarize some of the considerations in this guest article . As you can see if you follow the link and read on, employment laws are extremely complicated, leaving many owners loathe to deal with the added paperwork and hassle.

Option two: Hire contractors

Finding the right person to protect your real estate investment is no easy feat. While you can get personal recommendations from people who rub shoulders with contractors in their field, it’s critical to do your due diligence to ensure whomever you work with is licensed, insured and bonded, a topic we broached in an earlier post .

Imagine shoddy work done on a heating system that results in tenants suffering carbon monoxide poisoning, or a plumber sweating down copper piping using a blowtorch and starting a fire by igniting insulation. If you’ve used a friend of a cousin who is unlicensed and uninsured and nothing has gone wrong so far, please don’t get a false sense of bravado - catastrophe can strike in the blink of an eye.

Technology is no crutch

Trolling the Internet for reliable contractors has been made easier with sites like Angie’s List, Home Advisor, Houzz.com and others that give owners the peace of mind knowing tradespersons have some longevity, but technology is no panacea. Like with tenant screening, there is no substitute for old-fashioned detective work when finding the right contractor for the job. This includes asking pointed questions in the pre-planning phase, checking references, verifying licensing and insurance, and studying a sample copy of a contract, among some other sleuthing tasks before coming to the negotiation table with contractors on the short list.

The true cost in hiring contractors

Since a good contractor is worth their weight in gold, now may not be the time to trip over dollars to save pennies. When a botched job has to be done over, you pay twice for the materials, and lose time and rent. By calling upon a true professional or a property management company, the work is bonded and you will be recouped for lost revenue if something goes awry.

T he third and perhaps most sensible option is to entrust your investment to a property management company

The responsive maintenance staff at �Ӱ�ԭ�� can take the guesswork out of the equation. Our dedicated maintenance manager, Jessica, works closely with tenants to promptly address concerns and in fact, a maintenance request can be initiated seamlessly on our website 24/7.

Let’s face it. However careful the tenant, things will break with regular use, and if not taken care of early on, your building can age in dog years. Most of the time, our in-house handyman, Charlie, can perform preventative maintenance and handle small to medium-sized repairs, but we have competent contractors on speed dial when a specialized need arises.

One big advantage for owners utilizing a property manager is the ability to leverage the longstanding relationships it has with vetted contractors who get regular business from a company with several investment properties in their portfolio. A property management company can its their clout to negotiate the best prices and terms, and insist on exacting standards to make sure the job is done right without expensive delays or poor workmanship.

These enduring relationships with battle-tested tradespersons are not forged with a simple handshake, but nurtured over a long period of working together to optimize the real estate investments of clients.

To reduce the stress and expense of maintaining your rental units while realizing a steady stream of income, �Ӱ�ԭ�� is open for business. Please contact us today to learn more about our comprehensive suite of tailored services to put your rental business on auto-pilot.

JOIN A TRADE GROUP DEDICATED TO RENTAL HOUSING PROVIDERS

Sat, 01 Feb 2020 22:37:52 GMT

One plus one isn't two. It's three. Experience synergy with like-minded owners and professionals.

It’s not too late to reset any botched New Year’s resolutions and make an altogether different one - join an industry trade group.

As we close the curtain on the first month of 2020, perhaps it’s time to take inventory on whether or not we have followed through and accomplished our New Year’s resolutions. Whether it was joining a gym, the cessation of vaping, losing weight, saving money, or whatever the commitment we have promised, a provocative question is looming - have we kept this pledge to ourselves?

We do not want to be downers, but Forbes reports some rather grim statistics on the number of people who have made progress. We are here to tell you that tomorrow is the first day of the rest of our lives, and it is never too late to make improvements in all aspects of our personal and professional orbits of life. We’re rooting for you, but at this late date, might suggest a goal that is easy for property owners to accomplish: join an industry trade group to get up to speed on the latest laws, access updated forms and documentation, network with like-minded owners, and learn best practices for the rental property industry.

�Ӱ�ԭ��, in concert with our legal partners at Bornstein Law , has made it a mission to educate rental housing providers on how to optimize their real estate investment, but we do not work on an island. There are several groups we actively engage with and invite you to become part of the fraternity.

This list is by no means exhaustive, but represents some groups we consider to be ambassadors.

East Bay Rental Housing Association

Over 15,000 members strong, the EBRHA serves rental property owners and managers throughout Alameda and Contra Costa Counties.

Small Property Owners of San Francisco

An exciting educational & legal advocacy organization made by and for small property owners, dedicated to overcoming obstacles to ownership and profitability.

California Apartment Association

For over 80 years, the CAA has been the definitive voice for owners, investors, developers, managers and suppliers of rental homes and apartment communities based in Sacramento with strategic hubs throughout California.

Berkeley Property Owners Association

A grass roots trade organization representing rental housing providers in the city of Berkeley.

San Francisco Apartment Association

A rental housing resource dedicated to educating, advocating for, and supporting the Rental Housing Community so that is members operate ethically, fairly, and profitably.

Asian Real Estate Association of America

The AREAA is a nonprofit professional trade organization dedicated to promoting sustainable homeownership opportunities in Asian American and Pacific Islander (AAPI) communities by creating a powerful national voice for housing and real estate professionals that serve this dynamic market.

California Rental Housing Association

Useful educational opportunities, updated legal forms and contracts, legislative support and the facilitation of business relationships.

It's been said that people in glass houses should not throw stones. We have shirked on some of our resolutions, but on this one, we are pretty solid.

SETTING PROPER RENT AMOUNTS

Sat, 01 Feb 2020 20:15:36 GMT

When it comes to establishing fair market value for a rental unit, many novice investors “wing it” by trolling through Craigslist or another portal to find similar apartments in the neighborhood, or pick up a newspaper to browse through ads if anyone does that anymore in the digital age. Coming up with the just-right number to charge is part art and part science, though, involving more than perusing ads of other owners. While snooping on other listings may satisfy your curiosity and help you arrive at a ballpark figure, now is not the time to trust your gut and simply pick a number out of the sky.

You know the simple arithmetic - if your mortgage payment is $900 a month, you add expenses on top of that and once those costs are penciled in, one dollar over that amount puts money in your pocket. Yet exactly how many more extra dollars to charge tenants should be a deliberate process, unclouded by emotion. You are in the rental business to make money - you are not in it for the fun of it. While you want to maximize income and realize a healthy return on investment, you don’t want to do so at the risk of pricing out renters, so this can be a delicate balancing act.

It’s not entirely about YOU.

At �Ӱ�ԭ��, we have seen many owners spend a lot of blood, sweat in tears in rehabbing units, often busting their renovation budget because of the delays, expensive results and poor workmanship that unfortunately comes with inexperience. Even if you don’t fall into the category of a flipper, you’ve likely doled out a lot of hard-won money in improvements to your shiny new apartment, like new appliances, carpeting, imported tile from Italy, blinds, cupboarding and the like. Of course, you want to recoup your investment and be rewarded for your human toils, but this can create an exuberance to inflate the rent to an unrealistic number.

Perhaps it’s time to take a breather, be objective and rely on a property management professional who is removed from the emotional fray.

It’s not uncommon for owners to scratch their heads when noticing rental units that are pitted against each other. Apartment listing A may appear to be very nice and seemingly underpriced, while Apartment listing B has rents twice as high as yours for units that aren’t nearly as pristine as yours. Why such a divide? What’s to give?

The answer lies in the perceived value of the rental unit. Perception is reality, but when we refer to “perceived value,” the only reality that counts is the viewpoint of the would-be tenant. While it’s easy for an owner who is emotionally invested in their property to rave about all of the work they put into their rental business, it is apartment

shoppers who will decide value and not to burst your bubble, but they may not give one iota about your creative flair or organic garden you’ve worked so hard to tend to.

"People buy on emotion and justify it with logic."

Our leasing sales professionals are reminded by those words of renowned sales guru, the late Zig Ziglar. When marketing your listing, there are many ways to increase its appeal to tenants who want to call your property their home. In our last post , for instance, we said exterior painting can go a long way to attract the right tenants. Yet there are many intangibles that go beyond walls.

The ease of walkability to accomplish errands on foot and enjoy neighborhood amenities all the while having easy access to commuting hubs is one potential selling point we discussed here. Another case in point might be proximity to the new waterfront highway of the Richmond Ferry. We can cite many other examples, but suffice it to say that setting rental rates requires the consideration of many factors that often go overlooked by landlords who have a sense of myopia, for lack of a better term.

T echnology should not be a crutch

Although technology has upended the rental property industry as we once knew it, some old- fashioned human sleuthing is required when pricing your rental unit. Many websites can churn out a rental comp, but these automated systems do not factor in the condition of the property and your unique improvements, the neighborhood surrounding it, the motivation of the renter and other intangibles, and the supply and demand at the time the rental goes on the market.

That’s where a Bay Area property management company comes into play. We will not only conduct a thorough market study; we’ll peel the onion deeper with an onsite visit and factor in many considerations that do not jump off the page. Our property management professionals will also put a finger on your expenses and investments into your property and only then, formulate a rental rate that both ensures a steady stream of profitable income and attract tenants willing to pay it.

As you can see, there is more to setting rental rates than meets the eye, but you can count on us to help you arrive at the right number. This is one of our many duties in turning your properties into thriving, lucrative investments.

TAKEAWAYS FROM REPORT ON STATE OF THE RENTAL PROPERTY INDUSTRY

Sat, 01 Feb 2020 18:40:36 GMT

Substantial industry report validates our very purpose

As heavy consumers of news germane to our industry, we were interested to come across the 5th Annual State of the Property Management Industry Report published by Buildium and the National Association of Residential Property Managers. Its purpose was to identify the evolving preferences of owners and tenants and how property managers can best position themselves as our fraternity enters a new chapter.

Although the report was national in scope, it was with little surprise that the Bay Area was referenced liberally with its unenviable status as one of the costliest places to live anywhere. Equally unsurprising, the Bay Area also was put on the map as having one of the highest concentrations of renters, weighing in at number 7 nationwide.

Technology is a double-edged sword

Undoubtedly, technology has transformed the rental housing business as we once knew it, as renters express a strong preference for tools to pay rent online and submit maintenance requests with a few taps. They also want access to a resident portal, easy communication via text and email. This affinity for pro-tech solutions begins even before the inception of the tenancy - 49% of survey respondents placed tremendous value in the capability to apply for rentals online.

We would expect that Gen Z and Millennial renters would continue their brisk use of technology, but one eye-opening finding is a re-surging interest in rental technologies among Gen Xers and Baby Boomers. This is notable because, as the report documented, one of the largest gains in renterships is in households headed by someone age 55 or older.

These golden renters join households with annual incomes of $75,000 or more who were traditionally more likely to own their homes in the past, before times have changed.

We won’t delve too much into the socioeconomic forces at play, but suffice it to say that renting is a financial necessity for a great number of Bay Area residents of every genre. The picture of a ‘typical renter’ continues to evolve, whether by choice or by home ownership being more than an arm’s reach away.

Despite all of its marvels, �Ӱ�ԭ�� has said time and time again that technology cannot be used as a crutch and that relationship-centered customer service and industry expertise can never be replaced, a point that reverberated throughout the report.

Quick response times to resolve any smoldering issues, accessibility, good communication skills, and real-time updates for owners require a human element of our job that can never be automated.

We also like saying that although your investment is your property, it is also the tenant’s home

This sentiment is being echoed by today’s hyper-connected, often stressed residents who are seeking amenities that provide convenience, comfort and connection.

When asked how residents want their rental to make them feel, a common thread emerges - words like “home,” “secure,” “comfortable,” “welcomed,” “valued,” and “at ease” were recited. These anecdotes reinforce our goal to be empathetic with residents and provide the comforts of modern life.

The plight of the accidental landlord

Although there are dedicated, intentional investors and even more well funded institutional investors who gobble up a large stock of multifamily properties, there is a throng of accidental and unintentional landlords who find themselves cast into this role without much forethought.

We spoke to this group in an earlier post.

Among these unlikely landlords, the report reveals that maintaining their investment property is top of mind, with over half reporting maintenance being their most vexing challenge. For owners who fall into that category, we would welcome a conversation to tailor solutions that reduce your stress and put your rental business on autopilot.

Murky building codes, laws and regulations also concerning

A number of owners polled were out of sorts with a shifting regulatory regime, unable to keep pace with the many rules to comply with. �Ӱ�ԭ�� has more than a working knowledge of the legal landscape, but when things get complicated, we can always turn to our broker of record, attorney Daniel Bornstein , who in his “day job” focuses his law practice on landlord-tenant issues. This air support makes all the difference when there is any ambiguity with local ordinances or state laws.

Where does the report wrap up?

One of its takeaways was that property managers are wedged into a difficult position of ensuring the profitability of clients with rent prices that keep rental units occupied with qualified residents against the backdrop of rising rents. To be sure, this is a delicate balancing act, and setting the "just right" rent amount is a subject we took on here .

Enter rent caps at the local and state levels and the carefully choreographed rules and steps that come along with raising rents. �Ӱ�ԭ�� can play a vital advisory role to stay on top of measures aimed at easing affordability issues, such as upzoning and rent stabilization.

The report offers a premonition that we have already seen come to pass - up-and-coming cities outpace primary markets as investors discover higher yields and faster growth in outlying areas residents migrate to.

It’s been said that cypress trees do not grow in each other’s shadow, and we would observe that Oakland has become a formidable force in its own right, though along with other outskirts of San Francisco, there are unique challenges best approached with property management professionals who know the lay of the land. Finally, the report drives home the fact that while technology can enhance the human element in property management, it cannot replace our personal approach - personal service cannot be replaced with an app.

Restoring your property to full potential with exterior painting

Fri, 20 Dec 2019 00:11:53 GMT

Whoever came up with the clever phrase of not being able to judge a book by its cover clearly didn’t have painting in mind.

The legal landscape and other challenges for rental property owners in the Bay Area have evolved over the many years we have been managing properties, yet our goals have remained constant. The only question is how to cost-effectively achieve them.

In our mission of maximizing rental income and increasing resale value with the least expense and hassle while improving the renter experience, a fresh coat of paint checks all of these boxes.

We know this subject is about as exciting as watching paint dry, but what can make the heart strings zing is more money, more qualified tenants, and a more enduring stay of these studious residents.

Clearly, there are many potential upgrades and renovation projects you can consider when increasing the value of your investment property while taking care of renters, but exterior painting has made the top of our list of projects that deliver the most bang for your buck.

Take a look at the before and after pictures of one building under our management. The bland look was a bit of a downer compared to the fiery, contemporary colors that fit into some of the more modern paint schemes that emblazon buildings in our area.

Investing in attraction and retention

Savvy owners know exterior housing painting not only makes a big difference aesthetically, but serves as an investment in finding and retaining the right tenants who take pride in their surroundings. The operative term is the right tenants.

The right tenant is one who takes good care of his or her rental unit, and there are certain indicators. Residents with renters insurance, for example, have generally proven to be more responsible tenants. While we all pay month after month for certain required policies like auto insurance and grumble under our breaths about the better uses we have for our money, renters insurance is optional and signals that the tenant genuinely cares about the condition of the residence and wants to make your property their home.

One of our tasks at �Ӱ�ԭ�� is to “paint a picture” of the most profitable tenants in it for the long haul, drive their eyeballs to the rental unit, and keep these happy campers implanted.

Painting can likewise instill a sense of well-being and belonging

When you exert a little effort to make your property look the best, happy tenants are likely to reciprocate. It also helps your property get noticed in front of prospective tenants who envision a home, and not merely a place to lay their head.

Protections against the elements, as well as insects and rodents

Without the protective layer of exterior paint, the materials of the property can be damaged. This deferred maintenance can be enlarged into bigger and more expensive problems if not addressed by painting professionals under the tutelage of �Ӱ�ԭ��.

Dry rot, paint chipping and peeling, extreme cracking and breaking at the base of the building, are all tell tale signs that your investment property is a serious candidate for painting. In many properties under our portfolio, we notice signs of age in the caulking around doors and windows, ailments which can be addressed by a painting professional under our guidance.

Who to hire

Inexperience frequently leads to delays, expensive results and poor workmanship, but �Ӱ�ԭ�� has reputable painters on standby who can get the job done right, with minimal hassle, cost and disruption. Whether you want to give the exterior of your rental property a makeover, are looking to refresh your hallways, or revitalize the building inside and out, �Ӱ�ԭ�� can take the guesswork out of the equation and help color your success in your real estate business.

THIRD PARTY PAYMENTS DO NOT CREATE TENANCIES

Fri, 22 Nov 2019 15:01:07 GMT

There’s been a lot of misinformation floating around about statewide rent caps and eviction controls, with many nervous landlords groping for answers as to how the landmark legislation of 1482 will impact their rental property. If you fall in that category, we assure you the sky is not falling and recommend you exhale.

The newfangled state law is easy to digest with the guidance of �Ӱ�ԭ�� and the landlord-tenant law firm we are tethered to. We provide an overview of AB 1482 here and it’s worth repeating that for the vast majority of landlords in more protective rent-controlled jurisdictions, the newfangled rules will have little, if any consequence. Certainly reach out to share your unique circumstances and see where your property fits into a new regulatory regime.

It is not uncommon that individuals or entities like family members, caretakers, social services agencies, or programs spawned by municipalities or nonprofits are the ones handing over the rent check, instead of the tenant living on the premises. But what happens when you take the check to the bank?

Payment doesn’t necessarily equal tenancy

One of the legitimate, but misplaced, worries some of our clients have expressed is that accepting these third party payments will inadvertently create a tenancy and one that enjoys the new protections afforded under California law. Although landlords have traditionally exercised heightened caution in accepting rent from persons not named in the lease for fear of establishing an unintended landlord-tenant relationship, AB 2219 assuages this concern.

The relatively new state law amends Civil Code §1947.3 and allows a landlord to require a third party to sign a document that states the transaction does not make the “payor” a tenant. The owner or their agent can refuse to accept a rent payment by a third party unless the payor agrees a tenancy is not formed simply because money exchanges hands.

How to get the form?

Our Broker of Record, Attorney Daniel Bornstein, has prepared the acknowledgement and as a courtesy to clients, uploaded it here. This form can be used whether it applies to a one-time payment, or a succession of payments when the tenant is implanted for long periods.

Of course, you can count on �Ӱ�ԭ�� to clarify any nuances in accepting rent payments and answer all of your landlording questions.

REFRESHER OF SAN FRANCISCO FIRE SAFETY REQUIREMENTS

Fri, 22 Nov 2019 14:13:21 GMT

Some time has elapsed since the San Francisco Board of Supervisors has passed two monumental ordinances in response to fires in the Mission District over the years. Ordinance 163-16, “Disclosure of Fire Safety Information, and ordinance 165-16, “Fire Safety Requirement for Existing Buildings” guaranteed several safety protections for residents.

Although these protections are well established and deadlines for compliance have long passed, it’s never too late to review them, especially in an age when sadly, tragedies have become the new norm. In San Francisco, owners or their agents have several responsibilities to promote fire and life safety. We summarize some key provisions below and although far flung in future, alert owners to another requirement that many of you will have to contend with.

FIRE SAFETY INFORMATION DISCLOSURE

It is the purpose of this Section 409 to reduce the risk of fires and of damage from fires by requiring owners of buildings with three or more dwelling units to disclose fire safety information to new residents on or before they begin to live in the building and once a year thereafter, and to post fire safety information in a place that is accessible to all residents.

SMOKE ALARM INFORMATION DISCLOSURE

(a) On or before January 31, 2017, and on or before January 31 of each year thereafter, owners of a dwelling unit intended for human occupancy in which one or more units is rented or leased shall provide each tenant with a written notice regarding smoke alarm requirements on a form provided by the Fire Department. The Fire Department shall develop the notice in consultation with the Department of Building Inspection and shall make the notice available on its website in English, Spanish, and Chinese.

FIRE ALARM MAINTENANCE, INSPECTION AND TESTING FORM

(a) The building owner is responsible to maintain the fire and life safety systems in an operable condition at all times. The building owner must have the system(s) tested and inspected every year by service personnel who meet the qualification requirements of NFPA 72, as amended from time to time, for maintaining, inspecting, and testing of the systems.

Filing Statement of Compliance. With regard to fire alarm systems in Apartment Houses, as defined in the Housing Code, the building owner shall file a Statement of Compliance with this annual testing and inspection requirement with the Fire Department, on an annual basis.

�Ӱ�ԭ�� ensures the rules regarding signage in common areas of a building, fire safety features, and education for residential tenants is followed to the letter. Although we have routinely done this for years, owners will have until July 2021 to bring their buildings up to compliance with still more regulations.

By that date, buildings may have to be upgraded to meet a “pillow test.” Under this regulatory regime, building owners may have to upgrade existing fire alarms are loud enough for residents in sleeping areas to hear it.

This new requirement, previously foreign to many of you, will also be triggered when the owner pulls a permit to perform work valued at $50,000 or more. During these large renovation projects, while they are at it, some owners will be required to upgrade fire alarm systems.

Although permits for mandatory seismic retrofits are exempt from this rule, but a word of caution for any owners who are doing work over $50,000 and also have an open attic area. If these conditions apply, you may also simultaneously need to install fire blocks, draft stops, and fire insulation in the attic area

Sound levels a highly technical area

When you read the ordinance, 18.4.5.1 says that where audible appliances are installed to provide signals for sleeping areas, the sound level should be:

“at least 15 dB above the average ambient sound level or 5 dB above the maximum sound level having a duration of at least 60 seconds or a sound level of at least 75 dBA, whichever is greater, measured at the pillow level in the area required to be served by the system using the A-weighted scale (dBA).”

Given such a specialized scope of work, it is advisable to bring in a contractor knowledgeable about the nuances of the requirements. Do not fret - �Ӱ�ԭ��s has reliable contractors on standby.

Parting thoughts

We religiously make sure the building of our clients comport with San Francisco’s fire safety ordinances and for us, it is more than a law to comply with — it is a duty to protect your investment and the well-being of residents. Owners should keep in mind there is a bit of record-keeping involved to stay in good graces with officials, but as sticklers for documentation, Bay Property group will ensure all of the paperwork is in order.

More than staying compliant with ordinances, it is prudent for owners to proactively take steps to prevent fires. Not mentioned in San Francisco’s rules are common sense measures to keep your investment property and residents safe. For example, often overlooked is the cleaning of dryer vent lines, and adequate spacing of furnaces and wall heaters from other items that can go up in flames. For more tips, consult this Appfolio Blog .

NEW RICHMOND FERRY STOP WILL EASE EAST BAY COMMUTE

Fri, 08 Nov 2019 23:14:24 GMT

Richmond is a wondrous place to live, but the city has been known as being out of the way. Now, commuters can make the waterfront their new highway.

San Francisco is synonymous with the Bay Area, but if you’ve decided to make the trek here, there are many neighboring communities to discover and we provided the cook’s tour of some of them in an earlier post.

Richmond is another gem you can call home and the region’s newfound investment in water transit capacity will ease pressure on jammed freeways to make this city a more attractive destination for renters.

Richmond is an incredibly unique and diverse place and perhaps the only part of the Bay Area where people will regularly know your name after meeting you once. The rising price of housing elsewhere and the influx of tech workers has brought new faces, but Richmond has not lost its small-town vibe – the best parts and people have remained the same.

You likely won’t tire of the seriously good eats, panoramic views in the endless parks and trails that are a paradise for hikers, bikers, and photographers, but if you do, there is still plenty to do. Explore the rich naval history of Richmond by checking out the Rosie the Riveter/World War II Home Front National Historic Park or see the restored SS Red Oak Victory, a World War II cargo ship turned museum.

Those of you who are seeking art without navigating the swarms of people that mob other Bay Area art walks, Point Richmond provides relief. These and many more aspects of Richmond living have endeared the city to many tenants, but while the city can grow on you quickly, it is nestled in western Costa County and has been a little out of the way.

After a Richmond ferry completed its maiden voyage on January 10th with a rousing welcome, �Ӱ�ԭ�� was excited to learn East Bay residents can avoid congestion and long commute times across the bridge by taking it by boat.

Renters will have their lives transformed by gliding from Richmond’s shoreline to downtown San Francisco in 35 minutes with some pretty nice views, comfortable seating, snack bars with beverage service, and complimentary WiFi on six vessels going to and fro the City by the Bay.

Get the schedule here »

Gliding into a new Richmond abode may not be so easy as hopping a ferry ride, but �Ӱ�ԭ�� will ease your transition – get in touch to explore your options and go apartment shopping.

ONLINE REVIEWS THE NEW NECCESSITY FOR RENTAL HOUSING PROVIDERS

Thu, 31 Oct 2019 14:23:08 GMT

Online reviews for apartment communities have become the new necessity, especially among tech-savvy renters in the Bay Area.

Word-of-mouth has always been a vitally important component to attract ideal tenants, but offline reputation may not be enough in the digital age.

“Word-of-mouse” recommendations are becoming even more critical in guiding search and leasing decisions. Current and past residents can grade a given property and provide a glimpse into the living experience, and these firsthand accounts have a receptive audience.

There is overwhelming evidence that online chatter will grab your prospective renters by the eyeballs, as most apartment shoppers peruse community review portals like Yelp, Google, Bing and others, to decide which properties to put on their short list and visit in person and which rentals to quickly eliminate.

No secret to getting positive online reviews

The remarkably simple key to getting upbeat testimonials is to just ask for them. When a tenant is happy, ask them to take a few minutes to leave a good word. Most everyone nowadays has a Google account, making this task a technologic breeze for tenants. You can also add a note on any paperwork you share with tenants, asking them you would appreciate a kind review. One thing you cannot do is offer compensation in exchange for leaving a positive review, as online review portals strictly prohibit this practice.

Responding to negative reviews

Many owners and property managers have struggled with how to respond to less than flattering reviews from residents, and there are two schools of thoughts. One is to provide a timely, professional response to shift things back in your favor, take responsibility and offer a solution to the resident’s concerns.

However, by engaging the disgruntled resident online, you run the risk that the situation is enlarged as the poster writes back to your response, and it can go from bad to worse.

If the solution can be easily resolved - for example, a maintenance issue, we might recommend mentioning this in a follow-up post. Prospective renters are not seeking perfection and should not get discouraged by a negative comment or two, as long as it is not part of an alarming trend.

Our main takeaway

A campaign to build a solid reputation and generating online reviews begins with giving residents a reason to vouch for you, whether it’s showing clean apartments, responding to maintenance requests in a timely manner, keeping the grounds in tip top shape, taking the hassle out of paying rent by allowing residents easy access to a 24/7 online portal, and otherwise providing good service, amenities, or something else residents value.

Of course, you can rely on our comprehensive suite of property management services to shape this positive resident experience. While we are always dedicated to realizing the full potential of the properties we manage, we understand that doing so requires taking great care of our rents. Both clients and tenants are treated with respect and can depend on us to do what we say we are going to do.

We stake our reputation on that.

NEW YEAR WILL USHER IN STATEWIDE RENT CAPS AND EVICTION CONTROLS

Tue, 29 Oct 2019 22:00:32 GMT

The New Year will usher in California statewide rent caps and eviction controls

�Ӱ�ԭ�� can help you make sense of a new regulatory regime.

With many of our clients inquiring about how newly minted state law will impact their rental business, �Ӱ�ԭ�� felt obligated to take this topic on. What owners need to put a finger on is when the property was built and whether or not the property is already subject to more restrictive, local rules that trump state law.

First, let’s highlight some key provisions of AB-1482 , dubbed the Tenant Protection Act of 2019, set to go into effect on January 1, 2020 with an expiration date of 2030.

For much of California’s housing stock, annual rent increases will be capped at 5% PLUS the rate of inflation (CPI) or 10%, whichever amount is lower.
Under the “just cause” provision, owners can only evict a tenant for certain permissible reasons. These statewide protections are afforded to tenants who have been implanted for 12 months, or 24 months when a roommate moves in.
If the tenant is uprooted through no fault of his or her own, the owner is mandated to soften the landing by providing relocation assistance, by either making a direct payment or waving rent.
In terms of the reach of AB-1482, protections will not apply to housing built within the past 15 years, though it will apply to property previously exempt as “new construction” under the longstanding Costa-Hawkins Rental Housing Act. As a case in point, San Francisco properties built prior to June 13, 1979 are currently subject to rent and eviction controls. As of January 2020, however, properties built between 1979 and 2005 will be covered by the rules.

If it doesn't apply, let if fly

By and large, owners in San Francisco, Oakland, Berkeley, and some other municipalities with more restrictive ordinances on the books will be unaffected by the new state law. Most single-family homes owned by a "natural person" will be exempt, unless owned by a corporation, real estate trust, or an LLC when at least one member is a corporation.

FINDING AND RETAINING LONG TERM RENTERS IN THE BAY AREA

Tue, 01 Oct 2019 16:50:30 GMT

Keeping long term tenants to increase the profits of your Bay Area rental

Tenants who are in it for the long-haul are clearly a desirable bunch to have. As a full-service property management company serving landlords in San Francisco, Oakland, and locales throughout the Bay Area, we have found unsurprisingly that long term tenants are good custodians of the units they occupy, reducing the likelihood of damages we would expect to find in the wake of more transient residents. Of course, by virtue of the fact they stay implanted, long term tenants make regular rent payments without interrupting the landlord’s income.

Long term tenants are also more likely to obtain renters insurance, a topic we covered in an earlier post. There, we debunked the common misconception that renters insurance only protects the resident’s “stuff,” when in fact, it also includes liability coverage. This is a big sigh of relief for landlords when something calamitous occurs.

For instance, a guest falls on a frayed carpet in the hallway and is injured. These policies may also cover housing costs if the tenant has to be temporarily displaced during repairs, and so renters insurance is a bit of a misnomer, as it carries a host of benefits for owners, as well.

Finding and retaining long term tenants is difficult, but �Ӱ�ԭ�� has this.

Ironically, ensuring long-term tenancies begins before the inception of the relationship. Although we have technology at our disposal that can put a finger on raw credit score and other metrics, as well as identify red flags, technology cannot be used as a crutch. A culture of amnesty has led to state laws and a cooperative effort between the credit bureaus to sometimes conceal judgments, evictions, and other data points. Daniel touches on this topic here.

Translation for landlords: �Ӱ�ԭ�� will do our due diligence in evaluating rental applicants relying not only on technology that can be flawed, but also by using some old-fashioned personal sleuthing by talking to past landlords and the like.

It’s a difficult enough feat to attract the long term tenant, but the real challenge is in keeping them happy.

When something breaks down, tenants need quick resolutions to maintenance issues. We noted earlier that while leasing agents can welcome tenants into their new surroundings, he or she will be conspicuously absent in responding to maintenance requests – that’s the domain of �Ӱ�ԭ��.Our 24/7 maintenance team can quickly address any glitches and despite its shortcomings, this is where technology shines through as residents stay happy with a tenant portal that gives them self-service options to submit maintenance requests with the click of a button.

Open communication is always a hallmark of a good rental relationship, and one we strive for to maintain the longevity of the tenancy. If there is any friction that arises, you can rely on a conduit to proactively address the concerns early on and not let the situation fester.

We’ve always likened landlord-tenant squabbles to be like a game of tug-of-war. The harder each side pulls on the rope, the tighter the knot becomes. The goal at �Ӱ�ԭ�� is always to untangle the knot before the situation is enlarged.

There are still other tips we can dispense, but we’ll reserve them for later posts – stay dialed in.

CONDUCTING A PROPER MOVE-OUT INSPECTION FOR YOUR BAY AREA RENTAL UNIT

Tue, 16 Jul 2019 07:00:00 GMT

In an earlier post, we said that one of the foremost things on the minds of outgoing tenants – even before they ask themselves how to get that giant sofa around a narrow doorway – is if and when the landlord is going to return the security deposit.

Given such an appreciable amount of money security deposits can be in tandem with the red-hot market of Bay Area rent prices, it’s no surprise that disputes over security deposits are the top reason rental property owners find themselves in Small Claims Court.

Landlords can be relieved to know that as a full-service property management company, �Ӱ�ԭ�� handles every phase of the tenancy, from start to finish, and while we love welcoming tenants to their new surroundings, we also ensure an orderly transition when they move on.

Overseeing move-outs is part communication, part accounting, and part knowledge of the law and looming over it all is the dreaded move-out inspection, but let’s rewind.

The circle of life in a tenancy

Upon inception of the rental relationship, �Ӱ�ԭ�� conducts a move-in inspection to have a dated reference for any damages incurred down the road that “exceed normal wear and tear.”.

As sticklers for documentation and taking copious notes, we use an inspection checklist and record/photograph the condition of the property to avoid any confusion down the road and reduce the likelihood of friction over security deposit refunds.

This initial assessment of the property is logged, signed and dated to indicate a mutual agreement on its condition prior to handing over the keys. Fast forward to the move-out inspection, and we now have a clear “before and after” picture.

Move-out inspections are not only a good practice – it’s the law.

Although it can be waived, the tenant has the right to ask the landlord to inspect the rental unit before the tenancy ends, so that the landlord (or his or her agent) can identify defects and afford the tenant the opportunity to do the identified cleaning or repairs in order to avoid deductions from the security deposit. During this initial inspection, the tenant is entitled to be present.

These rights must be communicated, however, through written notice. There are many legal nuances, but our clients can trust that the notices we give are compliant with the law and that our Broker of Record, Daniel Bornstein, is also a prominent Bay Area attorney specializing in managing landlord-tenant relationships who routinely imparts informed advice if there are any curve balls thrown at us.

Scheduling the initial inspection

When the tenant requests an initial inspection, �Ӱ�ԭ�� will arrange for a mutually convenient date and time, scheduled no earlier than two weeks before the end of the tenancy or lease term. We certainly give the tenants ample time to rectify any defects and allow them to recoup the full amount of the security deposit.

As prescribed by law, �Ӱ�ԭ�� provides at least 48 hours’ advance written notice of the date and time of the inspection. Exceptions apply but, once again, you can rely on us to handle any arcane details if the situation warrants.

There are many things we look for in the move-out inspection, and inevitably the question arises, “what is normal wear and tear?”. This can be a subjective term, but Daniel Bornstein has prepared a good infographic to provide some contextual framework.

Download the Security Deduction Guide, courtesy of Bornstein Law

Common pitfalls

When it’s time to close the curtains on a tenancy and usher a new resident in, move-out inspections can be awkward, especially if you have built rapport with the tenant. In this pressure-cooked moment, your every move may be watched and it’s not uncommon for tenants to use cosmetic means to cover up serious issues. These delicate farewells, then, may be best approached with a third-party who has a fiduciary obligation to protect your rental business while being fair to tenants – you can rely on the steady hands of �Ӱ�ԭ��.

Another potential pitfall is the landlord prematurely promising the tenants that they will get back their full security deposit, after succumbing to pressure. Landlords should not make emphatic statements like this until a thorough inspection has been conducted, all I’s are dotted, and T’s are crossed.

Like most other landlords matters, we’ve only scratched the surface here with much more to be said about move-out inspections, but you can leave the rest to us. At �Ӱ�ԭ��, we handle your rental business from start to finish so that you can focus on enjoying your continuous income.

CONCORD WEIGHS RENT CONTROL PROPOSALS

Mon, 01 Jul 2019 07:00:00 GMT

With median one-bedroom rent prices hovering below the state average of $1,750 per month, Costa County’s largest city is still welcomely affordable, but rising rents have sparked concerns.

�Ӱ�ԭ�� believes that successful property management entails a solid understanding of laws and regulations that are germane to owners.

In our last post on Hayward’s Residential Stabilization and Tenant Protection Ordinance, we said that after some soul searching, Hayward will likely usher in a new regulatory regime. We now pivot to Concord, a city that has flirted with rent control since 2016, when tenants’ concerns led to a series of public meetings on the need for added protections.

In a deliberate approach, an Ad-Hoc Committee on Rental Housing was formed in January to take a hard look at what Concord’s rent control policies may look like, taking into account the viewpoints of tenants and landlords.

That committee made the following recommendations:

Modification of the city’s Residential Review Program. Under the program’s existing guidelines, tenants who are staring at rent increases that exceed 10% in a 12-month period can seek non-binding conciliation and mediation services through a housing counselor retained by the City and if there is a deadlock, the tenant can call upon the Rent Review Panel to seek non-binding arbitration.
Extending property owner notice requirements for rent increases
Requiring rental property owners to offer leases of one year
Relocation assistance for tenants were also discussed, along with “just cause” eviction protections

After City Council has heard the committee’s recommendations, �Ӱ�ԭ�� can report that the city has rejected “just cause” eviction controls, but the city has warmed up to the possibility of adjusting the trigger for mediation, perhaps rent increases of 7% + CPI in 12 months.

Minimum Lease Terms

With no dissent, City Council also signaled the intent to require landlords to offer a 12-month lease, although the tenant may opt for a month-to-month agreement or negotiate a shorter lease.

Binding Arbitration

�Ӱ�ԭ�� has always encouraged open communication between landlords and tenants and have facilitated in this free flowing dialog, yet an Administrative Law Judge may have the final word when parties cannot agree on a rent increase. That’s because Concord is considering binding arbitration, meaning once a ruling is handed down, it is binding.

What’s next?

Concord city staff has some legwork to do in terms of producing documents and information in anticipation of a future council meeting – the date is up in the air, but the council will meet before 2019 closes out. As part of our ongoing commitment to keep rental property owners informed, �Ӱ�ԭ�� will of course follow developments in Concord and throughout the Bay Area closely.

WHAT HAYWARD’S RESIDENTIAL STABILIZATION AND TENANT PROTECTION ORDINANCE MEANS TO RENTAL HOUSING PROVIDERS

Sun, 30 Jun 2019 07:00:00 GMT

In a nutshell: Rent increases capped, mandatory mediation and binding arbitration has been established, just causes to evict are required, and discrimination against Section 8 tenants is prohibited.

�Ӱ�ԭ�� attributes our success in building long term relationships to taking care of landlords and tenants alike, yet as we noted in earlier posts, it’s no secret to anyone that the Bay Area is an expensive place to live. With the high cost of living, it’s no surprise that there have been calls for increased tenants’ protections.

We love owners and we have a big heart for tenants. As a full-service property management company, our role is not to legislate, but to be a conduit of information and share regulatory changes as they arise. Here, we focus on a new set of rules for Hayward. Some key takeaways from a recent City Council meeting:

Ceiling on rent increases

Rent increases are capped at 5 percent until July 25, the date on which the new Residential Rent Stabilization and Tenant Protection Ordinance becomes law.

Mandatory mediation and binding arbitration

�Ӱ�ԭ�� has always encouraged open communication between landlords and tenants, but the ordinance will compel landlords to engage with tenants by mandating mediation and, if the friction continues, an Administrative Law Judge will issue a binding ruling through arbitration.

This quasi-judicial process will be triggered when the landlord wants to raise the rent by more than 5 percent a year.

Reporting rent increase notice and eviction notices to the city

In the interest of transparency, Hayward landlords will need to bring rent increase notices and notices to terminate tenancies to the light of day by giving the city notice.

Prohibition of denying Section 8 applicants

Landlords cannot explicitly deny tenancies because the applicant is a recipient of a government subsidy.

Just cause eviction protections

The new ordinance delineates specific justifications by which landlords can evict a tenant.

At the colorful intersection of property management and the law.

Property management is largely based on knowledge of the law, and we know more than a thing or two. When there is an issue that arises that is beyond our scope of expertise, do not worry – our Broker of Record is Daniel Bornstein , an attorney who specializes in landlord-tenant law and someone who keeps a pulse on the many nuances in the changing regulations impacting landlords throughout the Bay Area.

HIRING A BAY AREA PROPERTY MANAGEMENT COMPANY VS. LEASING AGENT

Fri, 28 Jun 2019 07:00:00 GMT

Should you hire a property management company in the San Francisco Bay Area or a leasing agent?

Leasing agents can be a matchmaker, tasked with the limited role of filling a vacancy. A property management company is in it for the long haul.

In achieving your goals of protecting your real estate investment and maximizing its potential, it’s important to take self-inventory. Do you want to be hands on and “paddle your own canoe” when it comes to operating your rental business, or are you reluctant to play landlord? Perhaps you are fine with being a landlord so long as you rent to studious, respectful tenants who can afford your beloved rental, but need a little help filtering out the bad eggs so that you can minimize your headache and risk.

Many investment property owners in San Francisco and throughout the Bay Area are in a quandary when deciding whether to lean on a leasing agent to keep your units occupied and ensure a continuous flow of income, or hiring a full-service property management company to handle your business from A-Z, start to finish.

The answer lies in your unique objectives, so �Ӱ�ԭ�� will go over a couple “what ifs.”

RELATED POST: Economic benefits of hiring �Ӱ�ԭ�� Management

Do you self-manage your own rental property, but do not want to handle leasing?

If you are a landlord who wants to manage your property on your own but do not want to make the hard decision of selecting tenants, hiring a leasing agent may make sense. Keep in mind, however, that once tenants have been welcomed into their new surroundings, the leasing agent’s job is complete.

Also, while the leasing agent can put tenants in place, they cannot transition tenants out in the unfortunate event that rent is not paid, or other covenants of the rental agreement is violated. Perfect tenants should not cost you anything, but in an imperfect world, bad tenants can put a serious dent in your bottom line.

This is a difficult conversation to have, but one worth broaching. Since our Broker of Record is also a prominent real estate attorney, �Ӱ�ԭ�� is uniquely positioned to come to the aid of owners when rental relationships become taxed. Although some caveats apply, our “No Fee Legal Guarantee” can potentially save owners a substantial amount of money in non-payment of cases, since attorney Daniel Bornstein is on standby to assist, at no additional cost.

Do you want the continuous service of a property management company in San Francisco or other Bay Area locales?

While collecting money every month may be appealing, but many owners discover being a landlord is not so easy a gig. If you find that operating your rental business is not a cushy job, perhaps it’s time to consider calling upon a property management company so that you can put your rental business on coast. When Murphy’s law sets in, the leasing agent will not handle burst pipes, broken doors, lost keys, or broken boilers, much less at 2 o’clock in the morning.

Clearly, a property management company can add more value in terms of keeping your property running. All while being dialed into real-time accounting statements, industry-leading technology coupled with a human touch and feel.

If you are a hands-on landlord that merely wants help in ushering tenants in, perhaps a leasing agent can fulfill the goal. As a full-service property management company, �Ӱ�ԭ�� can perform this identical goal, and then some.

Our foremost objective is to provide the information you need to make the most enlightened decision to achieve your unique goals. Contact us to see if Bay Property Management can be a pathway to your unique goals as a landlord.

ECONOMIC BENEFITS OF HIRING BAY PROPERTY GROUP MANAGEMENT

Mon, 24 Jun 2019 07:00:00 GMT

Owning rental property is a smart investment. The next best investment is using a property management company to relieve your stress by handling all aspects of your business and having a legal team on standby if tenants become problematic.

As a rental property owner, you want to maximize Net Operating Income (NOI), while maintaining and ideally, increasing the value of your real estate investments. Given such a herculean goal, it may make sense to hire a property management company to handle the numerous, tedious tasks to achieve success in your real estate business.

�Ӱ�ԭ�� will do our due diligence in selecting the right tenants and managing the relationships, but fortune tellers we are not. We can do the next best thing by saving you legal expenses when you experience unforeseen glitches that require the services of an attorney to address any stressors that may occur in a landlord-tenant relationship.

Will you make more money with a property manager? Some food for thought.

Many multi-unit property owners are unenthusiastic about the prospect of hiring a property management company because of the costs associated with outsourcing such a vast scope of work. This includes the upkeep of the property, screening tenants and welcoming them to their new surroundings, providing marketing and bookkeeping services, perhaps fixing structural defects or overseeing renovation projects, responding to tenant complaints, among the commission of other responsibilities that can quickly pile up and overwhelm a landlord.

Inexorably, time is money.

�Ӱ�ԭ�� can you time and energy, reduce your frustration and give you peace of mind knowing your real estate investments are being handled by a team of property management professionals.

This conservation of your resources is all the more welcome if you are a landlord who has the thankless task of managing multiple properties, especially when you have to hold down a full-time job.

Novice owners often encounter minefields and make costly mistakes that an experienced property management company will avoid. Also, if you are located far away from the investment property and do not want to travel on your own dime to maintain it, there may be heightened motivation to hire a property manager to keep it in shape.

There are many helpful tools on the Internet to help manage your property remotely, but clearly, it is no substitute for firsthand observations and hands-on management that can only happen by being on the front lines.

Having a knowledgeable property manager on the ground is especially helpful when something goes awry, for example, a plumbing breakdown. Unless someone close by can respond, it will be an exercise in frustration trying to get it fixed through multiple, annoying phone calls and arrangements.

Thinking long term

Tragically, many investment properties suffer from deferred maintenance and fall into atrophy, but the foremost goal of a property manager is to take good care of your investment to avoid costly repairs and to retain responsible, happy tenants.

If there comes a time when you want to bow out, �Ӱ�ԭ�� is also a full-service real estate brokerage that can liquidate your rental property for the most money the market can bear, in the shortest period of time and with the least complications.

Finding good tenants is critical to your rental business, and the hallmark of a good property manager. Tenants who do not pay rent or who are chronically late clearly have a negative impact on your bottom line. By renting to studious tenants, you will make more money because the undesirable tenants with a bad rental history and other red flags are weeded out.

As a full-service property management company, we do this through a combination of technology and old-fashioned, personal sleuthing.

When rental relationships fail, bounce back quickly

Although no stone is left unturned when screening tenants, sometimes life happens and for whatever unanticipated reason, even a model tenant can sometimes take a turn. You can count on our team to proactively address the situation and have a heart-to-heart conversation with residents who are not fulfilling their obligations.

We love all of our tenants and so as to not show preferential treatment, in the interests of fairness, our blanket policy is to serve a 3-day notice when rent is not paid and if the tenant remains delinquent after the notice is properly served, it regretfully is referred to our Broker of Record, Daniel Bornstein, who is also an attorney specializing in managing difficult relationships. Daniel works strenuously to mend relationships, yet we lament that in some circumstances, tenants may have to be transitioned out of the unit.

When repairs or renovations are necessary, get it right the first time.

If you were to do a google search for home improvement contractors in the Bay Area, you will be deluged with hundreds of results. Making the wrong selection of who you call upon can be disastrous.

Inexperience frequently leads to delays, expensive results and poor workmanship and even worse, invites hefty fines or lawsuits for multi-unit property owners. As a property management company with tentacles in hundreds of properties, we have a cadre of carefully vetted and battle-tested contractors on standby who will take the guesswork out of the equation.

All of the contractors we utilize are licensed and to insulate our clients from liability, this is a rule we will not budge on – you can save coins by a handyman who is a cousin or a friend of a friend, but we always advise our clients not to be a penny wise and a pound foolish.

�Ӱ�ԭ�� always pulls the requisite permits for a job and while we sometimes get surprised or get bogged down in red tape, we have a pretty good handle on the process and can expedite the project.

Remove yourself from uncomfortable conversations and the emotional fray

From our hard-won experience, rental property owners oftentimes face a conundrum or get in financial trouble when the landlord is unable to keep a professional distance from their tenants, and we don’t say that in a callous way. We are all human, but it’s important to compartmentalize your personal relationship and empathy with the tenant and the fact that you are operating a rental business.

A property management company can serve as a buffer between the landlord and the tenant, prioritizing the financial interests of the owner without the risk of being overly lenient on behavior that upsets the landlord. It is easier for a property manager to keep the relationship on a professional level, without hard feelings, by setting mutual expectations in the rental relationship and enforcing these covenants without the owner having awkward conversations.

Although by and large, our clients are stewards of their community by providing safe, clean and affordable housing and treat renters with respect, sometimes frank communication and serving necessary documentation is uncomfortable. When a landlord is reticent to address issues, it can lead to expense and a loss of income.

At �Ӱ�ԭ��, we pride ourselves on taking good care of tenants, but we also can have difficult conversations when friction arises so that rental income is not interrupted or other expenses incurred.

USING UNLICENSED CONTRACTORS A ROULETTE WHEEL FOR LANDLORDS

Tue, 18 Jun 2019 07:00:00 GMT

In our many years of managing the real estate investments of our clients, �Ӱ�ԭ�� has forged longlasting relationships with a variety of contractors. While we painstakingly vet the home improvement professionals we hire to keep your property in good condition, from time time, Murphy’s law sets in.

Just a couple weeks ago, a pipe burst on what was considered a standard job, and this spilled into a neighboring unit. The event was unfortunate, but since the contractor was licensed and bonded, the insurance company funded brand-new plumbing fixtures in both units. Although the mishap was certainly an irritant, it was not catastrophic.

Have things just worked out just fine before? Don’t count on your good fortune to continue.

Accidents are unintentional — that is why they are called accidents. �Ӱ�ԭ�� has encountered many landlords who have unlicensed contractors on speed dial, and for the most part, jobs go off without a hitch. If this sounds like you, please don’t get a false sense of bravado. It only takes one time for calamity to strike and potentially, bankrupt your rental business.

Take, for instance, shoddy work on a heating system that results in tenants suffering carbon monoxide poisoning, and you have colossal liability.

Not uncommonly, many rental property owners call upon workers who go beyond the scope of their competencies. Someone skilled at carpentry, for example, may not be familiar with electrical codes.

Now is not the time to save a few coins by hiring a friend or your cousin

Hiring a friend or family member who is unlicensed is the same thing as hiring an unlicensed contractor — if something goes awry, the legal system will make no distinction when it’s time to pay up for injuries or damages, and oftentimes, friendships do not survive with a dark cloud of financial obligations, lost wages, and lawsuits looming.

Our policy

�Ӱ�ԭ�� is sometimes approached by landlords with a recommendation to utilize the services of unlicensed handymen in an effort to save some money. For many property management companies, this presents an ethical conundrum because risks have to be weighed against potential savings.

�Ӱ�ԭ�� understands the bottom line of owners and we work hard to maximize your return on investment, but on this topic, we cut no corners. Our blanket policy is to use licensed contractors and pull the proper permits to protect the long-term interests of our clients.

Success should not be left to chance.

FIRST TIME �Ӱ�ԭ��OWNERSHIP FOR SAN FRANCISCO FIRST RESPONDERS

Tue, 18 Jun 2019 07:00:00 GMT

Home ownership is a right of passage and we take great pride at �Ӱ�ԭ�� in helping all buyers glide smoothly into the joys of owning a home. While there are many programs available to those aspiring for the safety and security of homeownership, San Francisco has singled out certain good neighbors who contribute much to the rest of us and guarantee the safety and security of all.

We stated the obvious in an earlier post that the Bay Area is a notoriously expensive place to live and provided some hard and fast numbers on median home prices. Given such astronomical home prices, buyers who come with a hefty down payment can separate themselves from the curious to the serious.

For the missing middle-income first responders and educators, however, it’s challenging to scrape up the funds necessary to make a fighting chance in this housing market.

First responders who serve us are universally acclaimed as heroes, but in many cases, the pay does not match up to the acclaim. Some help can be provided.

Active, uninformed and sworn police and fire personnel can make their own call to help by taking advantage of the Downpayment Assistance Loan Program. Under DALP, special funds are allocated for first responders and educators who want to put a downpayment on a house.

Every closing is an emotional moment for us at �Ӱ�ԭ��, but it’s especially rewarding when the buyers are repaid our debt of service to the first responders who deserve a home to call their own.

RENTING IN ALBANY CALIFORNIA

Tue, 18 Jun 2019 07:00:00 GMT

�Ӱ�ԭ�� loves San Francisco and Oakland, but there’s a lot more to the Bay Area than these big-name cities. For aspiring residents who come to us to find their next abode, home sweet home can range from an urban loft to a refuge in the hills.

Dozens of towns surround San Francisco and major East Bay hubs and each has its own unique, only-in-the-Bay qualities that are worth apartment shoppers to consider, and one of them is Albany, a city on the east shore of San Francisco Bay in northwestern Alameda County. Situated between North Berkeley, El Cerrito, and Richmond, Albany is close to major freeways, as well as BART and other public transportation.

For residents seeking a small town ambiance with the vitality of a major city, Albany may be a good fit — it has it all.

Albany is home to Golden Gate Fields, where you can experience horse racing, spectacular views of the San Francisco Bay, and some of the best people watching the world over.

Solano Avenue is Albany’s main artery and offers a cornucopia of charming retail shops, bookstores, antique dealers, and ethnic restaurants with a variety of cuisines to satisfy every palate.

Residents with children will enjoy friendly neighbors, grassy parks and playgrounds, and top-notched schools with a tradition of excellence, consistently placed in the 90th percentiles year after year.

There is a lot to explore in Albany and throughout the Bay Area before you settle into your new apartment, and �Ӱ�ԭ�� will show you around. We know these towns.

TAX DEDUCTIONS FOR SAVVY BAY AREA RENTERS

Tue, 18 Jun 2019 07:00:00 GMT

Many renters feel left out after hearing about the windfall tax benefits that come with the perks of homeownership, such as mortgage interest and property tax deductions. It raises the question: can renters also deduct any of the taxes he or she pays?

In some cases, the answer is in the affirmative.

Freelance work from your apartment

Nowadays, it’s commonplace for many people to land freelance work to make a few extra coins on the side, especially with the Bay Area’s large pool of tech workers with skills in high demand. You probably know that as a freelancer, you can deduct business-related expenses against this secondary income — the cost of printing business cards or setting up your website, for example. However, you may be able to deduct part of your rent as a business expense, with several caveats.

To qualify for this type of deduction, you must have a delimited space in your living area where you perform all of your freelance work, and it must be used exclusively for your business activity. Parking your laptop on the kitchen table doesn’t transform the kitchen into your office.

Let’s say you rent a 1,000-square-foot apartment from �Ӱ�ԭ�� for $2,000 per month and you’ve carved out a 10-foot by 10-foot workspace (100 square feet) to get down to business and inspire the flow of creativity.

Doing the division, your workspace takes up 10%, meaning you may be able to deduct 10% of your rent as a “home office deduction.” Since your annual rent is $24,000, that translates into a potential $2,400 tax deduction. Other expenses you incur may be eligible for this deduction as well, but remember that the IRS requires and fully expects you to keep records to substantiate your expenses.

Nonrefundable Renter’s Credit

In California, you may be able to get a tax credit on your state income tax return for simply paying rent during the year. California’s Franchise Tax Board outlines who is eligible.

Qualifications

You must meet all of the following to qualify:

You were a California resident for the entire year.
Your California adjusted gross income (AGI) is:

$41,641 or less if your filing status is single or married/RDP filing separately.
$83,282 or less if you are married/RDP filing jointly, head of household, or qualified widow(er).

3. You paid rent for at least half the year for property in California that was your principal residence.

4. The property you rented was not exempt from California property tax.

5. You did not live with another person for more than half the year (such as a parent) who claimed you as a dependent.

6. You were not a minor living with and under the care of a parent, foster parent, or legal guardian.

7. You or your spouse/RDP were not granted a homeowner’s property tax exemption during the tax year.

You may still qualify for the credit if your spouse/RDP claimed a homeowner’s exemption and you maintained a separate residence for the entire year.

Of course, there are many other deductions that may apply to renters, such as charitable giving, student loan interest deduction, and more — please consult a tax professional. �Ӱ�ԭ�� are not CPAs and cannot give tax advice.

We can, however, help you find your next shiny Bay Area apartment. After your search is over, you can return to us to make secure rent payments with a couple of clicks, view balances, submit maintenance requests, get renter tips, and more, all in one place online.

FINDING A BAY AREA APARTMENT WITH WALKABILITY TO EVERYTHING ELSE YOU NEED

Tue, 18 Jun 2019 07:00:00 GMT

�Ӱ�ԭ�� can introduce apartment seekers to walkable and transit-friendly neighborhoods. We’ll show you how easy it is to enjoy the walkable lifestyle.

There’s a lot to make your heartstrings zing in the Bay Area, but traffic is not one of them. Commuters have plenty of transit options available — trains, trolleys, BART, buses, bikes, scooters, and even electric scooters, yet many of us are still in love with those four-wheeled monsters.

It’s so bad that we have been ranked #8 on the top 10 list of the most congested city in the US, and if we keep adding more people to the region and the roadway, we just might catch up to Los Angeles, Moscow and New York before we know it.

One way to avoid gridlock is to temper the American dream and get out of your car — who wants to go ballistic just driving to the store for milk when you can waltz down to the corner instead?

Renters are discovering surprising benefits to their health, the environment, finances and the communities in which they live. Besides the weight loss of residents who live in a walkable neighborhood when compared to someone who resides in suburban sprawl, your feet have no pollution and walkability has been associated with higher levels of arts, organizations, creativity and civic engagement. Pedestrian-friendly places are happier places. After all, who doesn’t want to go outside once in a while?

A city’s walkability is determined by the ease of access to amenities (restaurants, banks, salons, shopping, parks, schools and so forth) and how many errands can be done without dragging around a two-ton carcass of steel that is expensive and belches climate change.

Fortunately for apartment seekers, it’s easy to live the walkable lifestyle in the Bay Area. Walk score has been around for more than a decade and uses an algorithm to measure how convenient it is to do daily errands without wheels. After routes to various amenities are analyzed, points are awarded and residences are rated on a scale of 1 to 100.

90–100

Walker’s Paradise

Daily errands do not require a car

70–89

Very Walkable

Most errands can be accomplished on foot

50–69

Somewhat Walkable

Some errands can be accomplished on foot

25–49

Car-Dependent

Most errands require a car

0–24

Car-Dependent

Almost all errands require a car

This could have a bearing on your next moving decision. For many of our tenants, walkability is almost equal to price as the most important criteria, and they can find it in the Bay Area. Since our growth occurred before the automobile age, you can say our region was built for moving on foot

The City by the Bay

Nob Hill and Pacific Heights have panoramic views for a reason — those hills make San Francisco walkers stronger, but even taking into account the harrowingly steep hills, San Francisco weighs in at a walk score of 89, with easy commutes to Silicon Valley and other destinations, and a stroll away from culture, art, Golden Gate Park’s mash-up of people, and so much more. You are hard pressed to find a spot in San Francisco that doesn’t have everything you need — San Franciscans can walk to an average of 3 restaurants, bars and coffee shops in the span of 5 minutes.

The most walkable neighborhoods include Downtown-Union Square, Lower Nob Hill, and Chinatown, the most walkable neighborhood which comes in at a perfect score of 100.

Oakland

In an earlier post, we noted that Oakland no longer plays second fiddle to San Francisco. As a cultural playground and nestled in a stunning location on the shores of Lake Merritt with transit-friendly living, Oakland is an icon of walkable living. This sustainable city ranks 72 overall on Walk Score, though many neighborhoods hover in the ’90s. Walkers can discover paradise in Downtown, Koreatown-Northgate, Temescal, Piedmont Avenue, and Mosswood, all in the top 5.

Stay tuned for future posts as we explore other communities, but suffice it to say �Ӱ�ԭ�� would welcome the opportunity to be your escort on the exciting odyssey of finding your next shiny apartment in the Bay Area. Contact us to start the journey, or view current vacancies to get the creative juices flowing.

ASSISTANCE FOR SAN FRANCISCO EDUCATORS BUYING THEIR FIRST �Ӱ�ԭ��

Wed, 27 Mar 2019 07:00:00 GMT

It’s hard not to have lots of respect and love for all the teachers and staff in the San Francisco Unified School District (SFUSD). Although they mold the minds of the next generation and inspire a lifetime of learning and discovery, an educator’s paycheck doesn’t always reflect the vitally important role they play.

Sadly, many teachers and school staff cannot afford to live where they work, but there may be some relief. The Mayor’s Office of Housing and Community (MOCD) has said in no uncertain terms that the city’s overarching goal is to create more homes for all San Franciscans, yet SFUSD employees are given special recognition in affordable home buyer programs.

The Teacher Next Door Program (TND) can give educators a hand up in buying their first home in San Francisco, infusing funds for down payment and closing costs, but there is more than a little bit of legwork to do. Candidates have to complete home buyer education and contact an approved lender to initiate the process.

�Ӱ�ԭ�� notes that buying always requires more preparation than renting, and so educators may be well advised to jump through a few extra hoops to potentially receive meaningful assistance.

This program tailored to educators is typically layered on top of other MOCD loan programs.

As a property management company and full-service brokerage, �Ӱ�ԭ�� always loves handing over the keys to new tenants and new homeowners, but as parents, we are a little biased when we say helping teachers find their first home is a little more gratifying.

SAN FRANCISCO APARTMENT LIVING TO ENJOY THE GOLDEN YEARS

Sat, 09 Mar 2019 08:00:00 GMT

At �Ӱ�ԭ��, our goal is to find the right-sized apartment for renters of all budgets and unique needs and we share the excitement of our residents when the keys to their shiny new apartment are handed over, but there is a special place in our hearts for tenants looking for a rental to enjoy their Golden Years.

The demographics of the rental market is changing. We were intrigued to come across this RentCafe article on the growing numbers of renters age 60+, a group on the cusp of surpassing those aged 34 and under.

�Ӱ�ԭ�� has personally welcomed many active seniors to their new surroundings and so while the raw numbers are interesting, we didn’t necessarily learn anything new. We are encouraged, however, that older adults are getting the respect they deserve in a changing rental market.

A new lease on life

Although the family home and its lifetime of memories are something to be cherished, many of our residents have made the choice to downsize when the kids have moved out and maintaining the home loses the charm it once did.

�Ӱ�ԭ�� knows the transition may be difficult, but it also begins a fun and exciting odyssey. It may also make good financial sense. We look forward to softening your landing and starting a new chapter in life.

Let’s start the journey

Want to live right in the thick of things? San Francisco apartment living can be a good choice for seniors who prefer to be surrounded by action. With a cornucopia of attractions, bustling and easily walkable streets and easy access to public transportation, the City by the Bay may be an excellent choice.

If a quieter area of San Francisco is more to your heart’s liking, �Ӱ�ԭ�� will show you the options. No matter your tastes and needs, we will help you zero in on the community, features, and amenities you need in an apartment at this stage of your life.

New friends and memories are on the horizon.

SUSTAINABILITY TIPS SIZED JUST RIGHT FOR RENTERS

Wed, 27 Feb 2019 08:00:00 GMT

Sustainable lifestyles are in vogue, with many tenants saying, “show me the green.” Especially with high rents in our area, �Ӱ�ԭ�� has seen increased tenant awareness of the potential for energy cost savings and doing their part in treading lightly on the environment.

As a real estate brokerage, we can help you achieve homeownership. Until then, although it’s exhilarating to daydream of owning a home with solar panels, rainwater toilets, geothermal heating, and a green roof, renters can’t change the infrastructure of the building.

It comes down to living smarter and using less to save the money that can go into your off-the-grid dream house fund.

With an ever-growing number of toys that tenants must have, powering electronics is a growing part of a resident’s energy bill.

Computers, televisions, gaming systems, phones, and other portable devices are hungry for electricity, but when you consider the charges needed to power devices, it adds up even more.

We recommend plugging all your equipment into a power strip which, when switched off, will eliminate any standby draw from these devices. Another benefit? Your equipment will be protected against power surges.

Computers can be kept in “sleep” mode when not in use, if not shut off completely — there is a widespread myth that turning a computer on and off is harmful. In fact, turning it off can actually extend its life. If your computer is always on, it can rack up your energy bill by up to 20 percent.

Monitors are another guzzler for electricity. Contrary to popular belief, screen savers are meant to save the monitor pixels from burn out, not to save energy.

New bulbs light the future

Lighting has come a long way since Thomas Edison patented the first light bulb in 1880. If you are using the same energy-wasting incandescent bulbs in your lamps and light fixtures, it’s time to use new technology that can reduce lighting energy by 50 to 75 percent.

Compact fluorescent lamps (CFLs) are the most common energy efficient bulbs on the market, using a fraction of the electricity compared to old-school bulbs.

Also, consider taking advantage of natural light during daylight hours and for those of you who like to tinker with things, you can also save money by installing timers to reduce the amount of time your lights are on. Besides saving energy, timers — also known as light switch timers or timer switches — will bring more convenience into your life.

Other simple and affordable energy conservation tips:

Set refrigerator temperature to 36 to 39 degrees Fahrenheit.
Set freezer to 0 to 5 degrees F.
Turn off the water while shaving and brushing teeth.
Do not preheat your oven except for baking.
Cover pots/pans when cooking.
On hot days in the Bay Area, use a fan for air circulation instead of air conditioning.
When it gets cold, turn down the thermostat 10 degrees at night and keep curtains open on the sunny side of your apartment during the day.

We hope you found this post informative, and it’s part of our ongoing commitment to make our resident’s living as comfortable and economical as possible. If you are not a current resident and looking for a place to call home, contact our office to go apartment shopping — we would love to welcome you to their new surroundings. You’ll enjoy our hands-on, personalized and service-oriented approach.

Energy

MOVING TO THE BAY AREA — THE GOOD, BAD AND UGLY OF MOVING COMPANIES

Wed, 20 Feb 2019 08:00:00 GMT

If you are moving to the Bay Area, you’re not alone. A burgeoning population, global tech reputation, getting around easily with public transportation, a live-and-let-live attitude and mild weather are just some of the reasons why people are flocking here.

Before you move into that shiny apartment, you’ll have to make the transition. �Ӱ�ԭ�� has seen many smooth moves but we have also witnessed some disastrous experiences for tenants trying to settle in.

Selecting the right moving company is among one of the most important decisions you can make, but with with a profusion of interstate and local moving companies, it’s not an easy decision. We urge incoming tenants to do their due diligence before hiring any movers and a recent news story on how moving companies are accused of defrauding consumers brings this admonition home.

Scam moving companies hold customers’ belongings hostage

Florida is cracking down on a group of moving companies accused of defrauding consumers around the country. The Florida…www.cbsnews.com

If you are moving locally, there are many good movers who can get the job done affordably and ensure your items get safely to your destination. We suggest conducting some online sleuthing on Yelp and other websites, as well as asking pointed questions, like whether they are properly licensed, how many vehicles they have, what type of liability coverage you are getting in the event of a mishap during the relocation (we recommend full value protection,) along with other probing questions to ensure the company is on the up-and-up.

Moving long distances is where it gets trickier.

Unfortunately, there are moving services who may throw out a low quote that the tenant can’t refuse, but we advise our future residents not to be a penny wise and a pound foolish. Many unsuspecting tenants can encounter delays, damaged goods, extra costs, and even have their belongings held hostage by unscrupulous moving companies.

There are several major carriers who are household names in the moving industry. While they may not be the cheapest game in town, you be reasonably comfortable that by hiring a reputable company, you can avoid the common pitfalls and horror stories reported by tenants who rely on fly-by-night services.

Move smart, make a plan, and once you make the transition, �Ӱ�ԭ�� will make sure your stay in that shiny new apartment is as seamless as possible — taking great care of our renters is one of the hallmarks of our services.

RENTERS INSURANCE COVERS YOUR BELONGINGS AND MORE

Fri, 08 Feb 2019 08:00:00 GMT

The core of our success at �Ӱ�ԭ�� is an awareness of the needs of both owners and renters, and we take care of both. When it comes to insurance, though, not all policies are created equal – your landlord’s coverage doesn’t cover your stuff. Most landlords’ insurance covers only the building and damages due to negligence.

Coverage for some of the most common causes of property damages and loss, such as theft, vandalism, and fire, is entirely up to the resident and so we are strong advocates for renters insurance.

There is a common misperception that renters insurance protects only your possessions when in fact, it covers more than personal property. The average policy also includes up to $100,000 in liability coverage. Translation: your insurer will help absorb the costs if you are held responsible for injuring someone or damaging another person’s property, including your landlord’s.

Maybe you lit several candles which start a small fire. Renters insurance may help you replace that sofa and bookcase. If you are entertaining guests and one falls on a frayed carpet in the hallway and requires medical attention, you might be on the hook for medical expenses for his arm injury. When a washer hose bursts and floods your apartment, renters insurance may help with the extra costs of housing and food if you’re forced to move out while your landlord makes repairs. A thief robs all of the electronics from your media center – it’s a few years old and you want to replace your old toys with everything new.

You might begin to see the importance of renters insurance, but what about the cost? According to the Independent Insurance Agents & Brokers of America, the numbers make it a no-brainer – the average renters policy costs just $12 a month for up to $30,000 in personal property coverage, less than a couple Starbucks a week.

�Ӱ�ԭ�� invites you to shop around to research providers online, compare quotes, or pick up the phone to call an insurance agent. After answering a few questions, you most likely will get a quote in a nanosecond.

CREDIT CONSIDERATIONS WHEN RENTING IN THE BAY AREA & GETTING IT IN TIP-TOP SHAPE

Tue, 15 Jan 2019 08:00:00 GMT

In an earlier post, we told those of you thinking about making the leap to the Bay Area that while there is a lot to make your heartstrings zing here, come with your checkbook. Bay Area rents picked up steam in 2018, according to RealPage, a real estate analytics firm.

Although rents are expected to grow more slowly in 2019 thanks to new construction, the Bay Area remains one of the most competitive rental markets in the country. As you might suspect, expensive cities come with high credit standards. A study by RentGrow confirms that Bay Area housing providers have a high bar when evaluating creditworthiness for the purpose of comparing your overall risk profile to other rental applicants. Scores north of 700 are ideal, according to those who follow the metrics of renters in the Bay Area.

Caring for your credit score will surely pay off when it comes to finding a place to live, and so �Ӱ�ԭ�� recommends you find out where you stand and how you can improve, keeping tabs over time.

You can ignore your credit, but your credit won’t ignore you

As a starting point, check your credit report before you begin the apartment shopping process and dispute any errors that can be dragging down your score. There are several opportunities to build, improve and maintain your credit to minimize risk for landlords, and Credit Karma offers some tips.

The National Foundation for Credit Counseling is the largest nonprofit dedicated to improving financial well-being and has a wealth of other tips and resources.

Credit score not a utopia – other factors come into play

A credit score is a simple concept: A hard and fast number based on the information within your credit report. It helps lenders determine how likely you are to pay back your loans and helps landlords gauge your ability to pay your rent on time. Yet the actual score is not the only barometer. Rental property owners will probably also put a finger on an applicant’s income, with many applying a standard that income should exceed the rent by three times.

We’re in this together

In parting thoughts, �Ӱ�ԭ�� recommends you take charge of your finances to secure your dream apartment. No matter what your financial picture is, we look forward to embarking on the journey – contact our office today.

MOVING TO THE SAN FRANCISCO BAY AREA

Mon, 03 Dec 2018 08:00:00 GMT

So you want to move to the San Francisco Bay Area? Congrats on arriving in life, and now is the time to be rewarded for your hard work to get to this point.

You’ll find there is a lot to make your heartstrings zing here, but get your checkbook out — living in the epicenter of high-tech is not cheap. On the flip side, you can throw a dart on a map and expect to make more money here than anywhere else.

�Ӱ�ԭ�� loves welcoming new neighbors and can shepherd you into your new abode and a new beginning. To start the journey, we’ll give you the cook’s tour in some select communities.

San Francisco

It was the fog, the cable cars and being high on a hill which endeared San Francisco to Tony Bennett, but the City by the Bay has much more wonderment. Discover 101 reasons to move to San Francisco in this love letter to the Golden City.

Oakland

Although the City by the Bay is the first city that rolls off your tongue when you think of the Bay Area, Oakland’s relationship with San Francisco is like having a hot sibling — your sibling gets all the attention, more dates and everything seems to come easy, whereas Oakland has to work harder to make itself more interesting. With many creatives, artists and young professionals calling Oakland home, the city has earned its reputation as the hipper, grittier sibling of San Francisco and is only a short BART ride away.

If you are on a shoestring budget, you won’t have to live in a shoebox — rents are generally more reasonable in Oakland, than San Francisco. More on why everyone is moving to Oakland.

San Mateo

Looking for a lifestyle loaded with sunshine, glistening coastlines and a booming industry located only minutes away from Google headquarters and other high-tech hubs? San Mateo has it all. Ranked #29 of the top 100 best places to live in the U.S. , San Mateo is a hidden gem in the Bay Area.

See 29 things you should know about San Mateo before you move there.

Menlo Park

One of the most vibrant and affluent cities along the San Francisco peninsula, Menlo Park is bounded by San Francisco Bay to the north, Palto Alto and Standford to the east and south and Redwood City to the west and is part of the admired San Mateo County.

Deciding where to live is sometimes a choice between comfortable rural living and the convenience of the big city, but Menlo Park offers the best of both worlds. Known for its family-friendly environment, and safe quarters, you’ll be met with buzzing foot traffic, window shoppers and newly constructed financial buildings into the city’s small commercial hub.

Stop looking and start finding with �Ӱ�ԭ��

With years of experience introducing residents to their new surroundings, we are your resource for rentals throughout the Bay Area and look forward to going apartment shopping and helping you soften your landing.

Get started by entering your criteria on our vacancies.

GUIDE FOR FIRST-TIME �Ӱ�ԭ��BUYERS

Wed, 21 Nov 2018 08:00:00 GMT

Although buying a home is a rite of passage and the American Dream, it’s also the largest asset most people will purchase. First-time home buyers are prone to missteps that can be avoided with real research and a trusted partner that will help you steer clear of pitfalls. That’s where �Ӱ�ԭ�� comes in.

Are you ready to make the investment? Keep in mind that down payment isn’t everything — we recommend you set aside 1–3% of your purchase price to cover unexpected fees and expenses and for an added cushion, it’s prudent to hold at least six mortgage payments in the bank in case of emergency.

Getting your financial house in order

The Bay Area is a notoriously expensive place to live, making it imperative for aspiring homeowners to have a solid financial foundation before entering the market. Metro-wide, the median price of a home is $900,000 — nearly four times the national average.

The California Association of Realtors (CAR) set off to find what Bay Area residents need to earn to buy a median-priced home there, which varies by county. Read their analysis here.

The map below, compiled by Business Insider, shows the minimal annual incomes needed to afford a typical home in the Bay Area.

If you have all of your financial ducks in a row, let’s dive into getting started.

Many buyer financing options available

�Ӱ�ԭ�� advises first-time homeowners to compare rates and fees from at least three lenders. If you only approach one lender, you can potentially be leaving thousands of dollars on the table. As you are comparing quotes, ask whether any of the lenders would allow you to buy discount points, whereby you can prepay interest up front to secure a lower interest rate on your loan. How long you plan to stay in your new home and whether you have a lump of cash to purchase the points are two factors to put a finger on to see if buying points make sense.

Getting a preapproval letter

Getting pre-qualified for a mortgage is one thing — you get a ballpark figure of how much a lender may be willing to lend you based on your income and debts. But as you get closer to buying, it’s prudent to get a preapproval letter, where a lender more thoroughly examines your financial picture and confirms in writing how much they are willing to lend you, and under what terms. Armed with a preapproval letter, you look much more serious to a seller than the next buyer and this document can give you an upper hand in negotiations.

What’s your credit’s bill of health?

Since most home buying transactions involve a sizable home loan or mortgage, your credit score is clearly a paramount consideration. To get the best interest rate and loan terms, Bay Property group recommends you check your credit report before embarking on the home buying process and dispute any errors that can be dragging down your score. There are several opportunities to improve your credit, such as making a dent in any outstanding debts. Finally, to avoid a dip in your credit after you apply for a mortgage, resist the temptation to open any new credit accounts, like a credit card or auto loan, until your home closes.

Inspection and insurance

Once you and your agent find the right home, the transaction process begins. Typically, we’ll start by making an offer and once it is accepted by the seller, you’ll need to get an inspection and insurance.

The results of the inspection will only tell you so much and not all inspections test for things like radon, mold or pests, and we stress the importance of knowing what is included. We also recommend you attend the inspection and pay close attention, ensuring the inspector can access every part of the home, such as the roof and any crawl spaces. Don’t be afraid to ask questions and ask your inspector to take a look — or a closer look — at something that is of concern.

Before you close on your new house, the lender will require homeowners insurance. At �Ӱ�ԭ��, we advise our clients to shop around and take a hard look what’s covered in the policies.

Let the journey begin

Searching for your first home can be fun and exciting, but it is also a challenge. Our home advisors will provide professional advice at every stage of this process and will be there to prepare you for the decisions, occasional disappointments and ultimate delight you’ll experience when you get the keys to your first home.

We hope you are lucky and quickly find an affordable home you are in love with, the seller accepts your first offer, you move into your new dream home with no broken dishes and your new neighbors bring you a casserole to welcome you. But for other first-time buyers, there are minefields to navigate. However easy or challenging, you can count on �Ӱ�ԭ�� for informed guidance.

Contact our office today.

WILDFIRE-INSPIRED GARAGE DOOR SAFETY BILL

Mon, 22 Oct 2018 07:00:00 GMT

When Senator Bill Dodd was forced to evacuate his NAPA home around midnight on the first night of the October fires, he couldn’t open his heavy wooden garage doors to use as an escape route. With widespread power outages, the garage door motor wasn’t working, but thankfully, a good neighbor came to his aide. One trapped neighbor encountering the same problem was actually forced to drive through his garage door.

“This isn’t a problem most people have thought of,” the Senator says in a news release, but he brought it to the forefront by introducing SB 969, co-authored by Assemblywoman Cecilia Aguiar-Curry, D-Winters and supported by the Consumer Federation of California.

Under the new law, landlords and other property owners will no longer be able to install automatic garage doors unless they have a battery backup function designed to operate during an electoral outage. The bill’s requirements will be enforceable next summer.

For Dodd, the fire season exposed several vulnerabilities and underscored the need to be proactive in adopting policies that make communities safer in the wake of a disaster. Ensuring battery backups for garage doors is “a small step that can literally save lives,” he goes onto say.

At least five of the 40 people who died in the North Bay during the fires did not or could manually open their garages, The Press Democrat reported in December. Seniors and those with heavy wooden doors are especially at risk.

What the law means for rental property owners

Landlords are not required to proactively install new automatic garage doors, but any replacement door installed on or after July 1, 2019, must have the battery backup feature. Owners face a $1,000 civil penalty for failure to comply.

We applaud the bill and have always maintained that owners should develop an emergency preparedness plan before a disaster strikes, to protect, life, limb, and property.

NEW-GEN TECHNOLOGY TO IMPROVE THE EXPERIENCE OF BUSY RENTERS

Mon, 15 Oct 2018 07:00:00 GMT

In our many years of managing rental properties throughout the Bay Area and accommodating the residents who have entrusted us to provide a place to call home, we have gone through many cycles of digital technology.

While we always like to take the personal approach and enjoy spending time with tenants, we understand that advancements are automating things. Never letting the grass grow from underneath our feet, we have adapted to technology and have listened to the needs of apartment hunters and busy residents who want a more efficient way to handle their daily, weekly, or monthly tasks.

With that in mind, �Ӱ�ԭ�� has made steady investments in technology to better serve the needs of our residents. Candidly, it hasn’t been easy to adjust to breakneck changes and evolve from a company that builds long-lasting relationships to a quasi-tech company that puts our residents’ rental experience on autopilot.

We’ve now gotten our online resident portal down to a science and wanted to share some of the benefits of this next-gen solution.

For current residents

With a couple clicks, our tenant portal gives you the ease of paying online and there is no need to chase down the “maintenance guy” — you can submit your maintenance request online and expect a timely response. Set up automatic payment, view your payment history, and sign up for automatic reminder emails.

For apartment shoppers

Finding an apartment that fits your lifestyle and budget can be a frustrating experience, but �Ӱ�ԭ�� makes this process easier by serving you an online application that is accessible anywhere, from any device. Securely pay any application fee online and transition through the entire leasing process seamlessly.

In parting thoughts, �Ӱ�ԭ�� is constantly innovating to improve renter experiences, but technology will never be a crutch. We will stay true to our roots of personalized service when serving the needs of residents who we call neighbors and friends.

KNOCK KNOCK. WHEN AND WHY BAY AREA LANDLORDS CAN ENTER THE UNIT

Tue, 25 Sep 2018 07:00:00 GMT

Landlords in San Francisco, Oakland and throughout the Bay Area naturally want to inspect the condition of their property and identify any serious problems that may manifest themselves over the course of a tenancy.

Of course, an inquisitive owner can visit their properties anytime at a distance to glance at the exterior and observe activity in and around the dwelling, but we urge owners to resist the temptation to knock on the door and make an impromptu inspection of the rental unit. That’s because in California, tenants have a right to quiet enjoyment of their homes.

Translation: Once you hand over the keys, the law recognizes the tenant’s right to privacy and grants the owner permission to access the unit under limited circumstances. Barring an emergency, the landlord must give ample notice to enter the apartment to conduct specific tasks, namely:

To make necessary or agreed on repairs, decorations or alterations, or improvements
To supply necessary or agreed services
To show the dwelling unit to prospective or actual purchasers, mortgagees, residents, workers, or contractors
To inspect the premises to document the condition of the property upon moving in and out, for purposes of a security deposit
To inspect a waterbed for compliance with installation requirements

When owners encroach on the tenant’s right to privacy, it can not only sour the relationship with the tenant and possibly nudge them to move — it can also be a breach of the tenant’s right to quiet enjoyment of the rental unit and expose the landlord to liability. If you catch the tenant in an embarrassing moment, you are inviting trouble to your rental business.

Move-in and move-out inspections

As we noted in an earlier post, security deposit disputes are the most common reason why landlords are ushered into small claims court. To avoid conflict, a property inspection before residents move in or out of the rental unit is critical. A proper move-in and move-out inspection both holds the tenant accountable for damages caused outside of “normal wear and tear” and reduces the likelihood of conflicts when any portion of the security deposit is deducted.

What constitutes damage and what should be considered “normal wear and tear” is an enigma to many landlords, but this handy PDF can serve as a guide to evaluate any degradation to the rental unit.

Property management is part managing relationships, part bookkeeping, and part knowledge of the law.

Competence in these moving parts are the building blocks of a successful relationship with a property management company and the hallmarks of �Ӱ�ԭ��. To explore complete property management services for single and multi-family buildings in the San Francisco Bay Area, contact our office.

We look forward to delivering impeccable service and a seamless experience in managing your property and maximizing profits each and every month.

WHAT RENTAL HOUSING PROVIDERS CAN LEARN FROM THE DIAMOND INDUSTRY

Fri, 17 Aug 2018 07:00:00 GMT

Great marketing impacts humans in all manner of different ways, inciting nuanced emotions from fear to anxiety, excitement, even empowerment. “People buy on emotion and then justify it with logic,” the late sales Goliath Zig Ziglar once said.

No one understands this better than the diamond industry. Although diamonds are one of the hardest materials found on earth, they have no unique distinctions and diamonds are actually the most common of gems. Yet, they have become an endearing symbol of love and commitment, as diamond marketers tell a story that connects in a deeply personal way.

Main takeaway for Bay Area rental housing providers

A main thrust of our leasing strategy at �Ӱ�ԭ�� is focusing on benefits, not features. One way to let these benefits shine through is to vividly paint a picture of the tenant living in your property. We talk about their furniture so they can mentally place it in the apartment or help them envision a lazy day by the pool, with the sun beating down on them as the weight of their stresses drip off their fingertips. Not too unlike Debeers imagery of placing a rock on her finger and sealing eternal love in that moment.

Different strokes for different folks

Of course, when we sell a lifestyle and not just a property, it’s important to keep a finger on what amenities matter to varying subsets of renters.

If Millenials are your lifeblood, we may showcase any high-end conveniences, community WiFi, recreational facilities, local pubs and other hangouts, and the like. Younger families may place a premium on the quality of the local school district, availability of daycare facilities and neighborhood safety.

Conversely, downsizing seniors may gravitate towards apartments with single-level floor plans, added security, proximity to transit hubs, and spaces for socialization, among a myriad of other amenities that solve their unique needs and life goals. A one-sized-fits all approach does not work in property management.

We like to say that we are not in the property management business, but the problem-solving business, and at the end of the day, we are successful only because we tailor solutions to the unique desires, concerns and problems of tenants and owners alike.

Make tenants part of the story

At �Ӱ�ԭ��, we take a multi-pronged approach in marketing your rental listing, using the language and imagery that resonates with your targeted demographic.

The phrase “diamond in the rough” relates to the fact that naturally occurring diamonds are quite ordinary at first glance, and that their true beauty as jewels is only realized through the cutting and polishing process. To which we might add, the marketing process. You can leave that up to us.

Start the conversation

Getting the right renters in the door is just one component of our suite of full-service property management services, which includes applicant screening, rent collection, resident management, property maintenance, and other time-saving services for landlords and communities in San Francisco, Oakland, and throughout the Bay Area. Contact us for turnkey solutions.

THERE IS MUCH INSECURITY SURROUNDING SECURITY DEPOSITS FOR BAY AREA LANDLORDS

Fri, 27 Jul 2018 07:00:00 GMT

In our many years of managing landlord-tenant relationships at �Ӱ�ԭ��, we can assure you than one of the first questions on an outgoing tenant’s mind — even before they ask themselves how to get a giant sofa out of that narrow doorway — is if and when they are going to get their security deposit back.

In the way of trivia, the #1 reason landlords are pulled into Small Claims Court is disagreements over security deposits, but these disputes can be anything but trivial.

The sequence of events, of course, is predictable. The tenant moves out after what they consider to be a reasonable effort to clean the rental unit and the landlord refuses to give all or part of the deposit, claiming that the apartment was left dirty or damaged. The outgoing resident asserts the landlord is illegally withholding the deposit and pursues legal action to recover their money.

Awareness is half the solution

A foundational belief we share at �Ӱ�ԭ�� is that good management requires an awareness of the needs and responsibilities of both owners and renters. One of the owner’s responsibilities — and a trait that will likely avoid disputes down the road — is a familiarity with the rules concerning security deposits.

California laws concerning security deposits are complicated

The process begins with the actual collection of the deposit. California law prescribes the maximum dollar amount owners can charge for both unfurnished and furnished dwellings, with additional increases allowed when the tenant has a waterbed.

Bay Area landlords must also adhere to unforgiving deadlines that dictate the number of days legally required to return the deposit or explain why the deposit is being held, whether in part or in whole.

This begs the question of how and when an owner ascertains the condition of the rental unit when the tenant is moving out. Within a “reasonable” time after the notice of termination of the tenancy, the tenant must receive written notice of their option to request a pre-move out inspection and the tenant’s right to be present at the inspection. These procedural requirements are best journeyed with an attorney.

What is normal wear and tear anyway?

Although the landlord can deduct for deficiencies not caused by normal wear and tear, this is an ambiguous term that Bay Area landlords often struggle to define. Our legal partners at Bornstein Law have put together a one-page “cheat sheet” for landlords to evaluate any damages to their rental units. The PDF provides a framework to distinguish neglect from blemishes that should be expected over the course of time. Download it here…

Documentation is key

After inspecting the premises of the outgoing tenant and documenting any abnormalities, the landlord has additional obligations to send the tenant a written itemization of any deductions for repairs, cleaning, and unpaid rent. In the eventuality of litigation, the legal burden to prove damage falls squarely on the owner.

We help you cover all your bases

Fortunately, rental property owners can rely on our seasoned team to establish and implement policies that protect your investment assets in San Francisco, Oakland, and throughout the Bay Area. Contact us for experience-driven guidance in operating a successful rental business.

ATTRACTING BAY AREA RENTERS LOOKING TO LIVE GREEN

Fri, 20 Jul 2018 07:00:00 GMT

The relatively small amount of dollars spent in sustainable spaces is less a chicken-and-egg conundrum than it once was. The question has been, do rental property owners refrain from investing in green features because tenants won’t pay for performance efficiencies, or is that tenants don’t have access to these high-performing features and therefore, don’t have the opportunity to pay more money for them?

There is more evidence to persuade Bay Area landlords to invest in sustainable communities, not only to attract renters looking to live green but put green in the owner’s pockets. No less than 84 percent of respondents to an AMLI Residential survey reported that living in a sustainable environment is important to them. More telling though, is that 64 percent of respondents expressed a willingness to pay a higher rent for sustainable features and 85 percent attest that sustainable living is beneficial to their long-term health.

When Bay Area landlords consider adding sustainability features, it is less about an abstract cause of reducing the carbon footprint and increasingly, has become a wise return on investment in attracting environmentally conscious tenants that tend to be an upscale, desirable group of renters.

The survey underscores an opportunity for rental property owners to appeal to residents that seek a greener, healthier lifestyle. A smoke-free community was most coveted, with energy-and-water-efficient features not far behind. Communities that have high bike-walk scores or have proximity to public transit are also in demand, according to the survey.

The most requested green features were recycling and composting, solar panels, and community gardens.

RELATED: California’s Requirement for Residential Solar Panels Could Transform the U.S. Energy Industry

Investment property owners who want to paint their apartment community green can also pursue other sustainable elements:

energy-efficient appliances and lighting
plumbing that reduces water consumption
community recycling programs
native plant use in landscaping to reduce water needs
electric car charging stations
bike storage and repair
low or no VOC building materials
air ventilation
premium air filters

AMLI vice president of sustainability Erin Hatcher attributes renter interest in sustainability to a variety of reasons.

Some have indicated they enjoy the health and wellness benefits that come with sustainability; others like the idea of being part of a larger movement in sustainability that’s reducing their carbon footprint; and then some just, frankly, love to save on their utilities.

In our earlier article on employing technology to capture and retain millennial renters, we predicted that landlords who stubbornly cling to the old way of doing things may be left to the wayside. In the same spirit, rental property owners owe it to themselves to explore green features and keep up with the evolving landscape of sustainability.

At �Ӱ�ԭ��, we are constantly innovating and pushing forward to better connect your rental property with the right tenants and maintain those relationships. This is just one component of a comprehensive approach to managing your real estate investment and ensuring the success of your business.

WHAT AN AGING BABY BOOMER POPULATION MEANS TO BAY AREA RENTAL PROPERTY OWNERS

Thu, 28 Jun 2018 07:00:00 GMT

Our previous articles were devoted to attracting and retaining tech-savvy Millennial renters who have distinct lifestyle preferences and a demand for amenities and high-end conveniences. Now, we transition to a growing number of seniors that are trading home ownership for rental life.

The rent-or-buy dilemma is more commonly associated with Millennials, not people nearing retirement, but this conventional wisdom is being turned on its head.

In fact, many downsizing baby boomers are choosing to rent, either out of necessity when they cannot find a suitable place to buy, or because it’s a financially savvy decision. Aside from repair costs, condo fees and other expenses, the allure of flexibility and shorter commutes are driving golden homeowners into the rental market, and the numbers are telling.

While a majority of homeowners age 55+ plan to stay in their homes during retirement, according to a 2016 Freddie Mac survey, what about those that plan to move? One in five say they will sell their home and buy another one, yet one in ten intend to sell their home and rent when they move.

We note that baby boomers are the wealthiest and one-time largest generation in U.S. history. Given their deep pockets, seniors area a lucrative demographic for Bay Area rental property owners.

Getting beyond the raw numbers

Clearly, the dramatic growth of seniors entering the rental market will require housing and community adaptations. With vaster financial resources at their disposal than younger renters, they can afford higher end units and they expect rental property owners to deliver on that.

Seniors have an affinity for single-level floor plans and proximity to transit hubs. They value curb appeal when shopping for their “right-sized” apartment and put a premium on security measures. Spaces for entertainment, recreation and socialization also in demand.

Rental property owners should also understand the nuances in how seniors use social media and adjust their marketing efforts accordingly. We will delve deeper on pulling in this age group in future posts — be sure to subscribe to stay in the know.

Parting thoughts

At �Ӱ�ԭ��, finding the most suitable tenants and maintaining those relationships are among our top priorities and just one skill set we have honed over many years of protecting and enhancing the value of your rental investment in Oakland, San Francisco and throughout the Bay Area. To explore our comprehensive suite of property management services designed to provide landlords a seamless rental experience, get in touch.

SPEAKING TO MILLENNIAL RENTERS ON THEIR OWN TERMS

Thu, 31 May 2018 07:00:00 GMT

�Ӱ�ԭ�� is constantly innovating — pushing forward to better connect your rental property with the right tenants and employing technology to automate the relationship.

In our many years of managing rental properties throughout the Bay Area, our core competency continues to be protecting the investments of property owners and managing landlord-tenant relationships. Although these relationships will always be at the underpinning of what we do at �Ӱ�ԭ��, the methods and tools we use to forge and maintain those bonds have evolved with modern ways renters and landlords exchange information.

This is especially true when it comes to residents who are millennials.

Also known as Generation Y or the Net Generation, this demographic cohort directly follows Generation X and while the term is loosely defined, millennials are usually considered to be born around the turn of the 21st century.

A savvy bunch

Few among this age group can recall a pre-Internet era and most have the net within arm’s reach. By and large, they don’t like making a phone call or writing a paper check to get things done and prefer an app, a mobile website, texting, Snapshot or a multiplicity of other means to achieve a digital component in most orbits of their lives.

Their virtual world extends to apartment hunting, paying their rent and submitting maintenance tickets, forcing rental property owners to accommodate this highly informed group — landlords that stubbornly cling to the old way of doing things may soon be left to the wayside.

With droves of young professionals seeking jobs, the Bay Area naturally has rampant millennialism. According to at least one account, San Francisco has cracked into the top three cities most friendly to residents between the ages of 25 and 34, with Berkeley and Sunnyvale not far behind.

With the average cost of a home going for seven-figures in many cities, this generation is willing to trade the American dream of home ownership for employment, the thrills of city life, and more endearing aspects of our region.

Real Estate

MILLENNIALS ARE A DRIVING FORCE IN THE RENTAL MARKET

Fri, 18 May 2018 07:00:00 GMT

The Bay Area is a key hub for the millennial urbanite and a driving force in the rental market.

According to population projections from the U.S. Census Bureau, Millennials are on the cusp of surpassing Baby Boomers as the largest living adult generation. Cerebral types can read more about the forces behind the demographic shift here, but we’ll move onto how the millennial generation is shaking up the future of the property management industry in the San Francisco Bay Area and beyond.

Cities throughout the Bay Area are telling dual narratives: the economy is thriving but residents are struggling to afford their lifestyles. Staring at the highest home prices in the nation and saddled with debt, millennials still embrace the American dream of home ownership, but many have to defer that investment until later in life.

Aside from the financial challenges, lifestyle preferences have contributed to rental demand among young people — unlike their parents and grandparents, many millennials are more comfortable paying rent, rather than committing to a huge mortgage.

This multiplicity of factors has led to a large pool of Bay Area millennials in the rental market, leaving investment rental property owners trying to figure out how to attract and maintain the newest generation of spending power. �Ӱ�ԭ�� can help you crack the code.

Reflecting their demand for amenities, millennials seek housing with high-end conveniences. Bay Area landlords who can accommodate these preferences will undoubtedly be successful.

A study by the National Multifamily Housing Council and real estate consulting firm Kingsley Associates discovered that fitness centers, outdoor recreational facilities, barbecue grill areas and community WiFi were among the most highly prized amenities. Having access to quality common areas and co-working spaces is also paramount to this age group.

Using technology to attract and maintain millennials

It should go without saying that technology is one of the defining characters of this age group. Most Bay Area properties and their properties managers maintain an online presence to advertise their apartment listings, but many are only beginning to grasp the importance of online and mobile capabilities. Staying connected with millennials 24/7 across multiple platforms and social media is critical for the success of rental property owners looking to get in front of this tech-savvy crowd.

Millennial rental demand + technology = mobile property management solutions

�Ӱ�ԭ�� helps Bay Area landlords take a multi-pronged digital approach.

Communicating with residents

Send automated and customized messages by text or email for important events such as lease renewals and payment reminders
Deliver targeted emergency notifications to residents with a simple click of a button

Managing payments

Provide residents with easy and convenient access to make rent payments
Accept growing payment types such as debit card, credit card, and ACH
Deliver automatic payment reminders via text or email
Reduce or eliminate use of costly money orders

Improving Maintenance Requests

Allow residents to submit fast and simple maintenance requests through mobile devices — even attaching a picture with the request
Enable residents to track their maintenance history online or through a mobile device.

Surveying residents and gaining insights

Leverage event-driven surveys to quickly and easily gauge resident satisfaction
Use data to improve online reputation, reduce turnover, and improve occupancy

Millennial demand for apartments has a long runway into the future and �Ӱ�ԭ�� can help you attract and retain this undeserved demographic.