issue 2 2016 - nor cal rental property association...7 13 issue 2 2016 | 3 | nor cal rental property...

ISSUE 2 2016 | | NOR CAL RENTAL PROPERTY ASSOCIATION THE OFFICIAL PUBLICATION OF THE NOR CAL RENTAL PROPERTY ASSOCIATION

ISSUE 2 | 2016

ISSUE 2 2016 | 2 | NOR CAL RENTAL PROPERTY ASSOCIATION

7 13


Articles From The Desk of Your President pg. 5 Hearing on Proposed New Water Rates pg. 7 Go Ask Alice pg. 10 Legal Insight-Direct Deposit Dangers pg. 12 Homeowners Associations-Pros VS. Cons pg. 21 Water Meters & the Drought pg. 22

Events 2016 NAA Education Conference & Expo pg. 8 NCRPA ROCK THE BLOCK PARTY pg. 13 NCRPA ANNUAL GOLF CLASSIC pg. 24

Education/Networking Welcome New NCRPA Members pg. 16 Who’s Who Newsletter pg. 18 Daily Gazette—NEWS YOU CAN USE pg. 19 Educational Opportunities pg. 28 Buyer’s Guide pg. 29

Providing the bridge... Providing the bridge... Providing the bridge...

that helps you stay connected. that helps you stay connected. that helps you stay connected.

Please send your submissions to [email protected]

Good Luck!

1. If cats are feline, what are sheep? 2. In the 1963 film The Great Escape, what names were given to the three tunnels? 3. Which guitarist is known as Slowhand? 4. In knitting, what is meant by the initials 'psso'? 5. How many gallons of beer are in a firkin? 6. In which Dickens novel was Miss Havisham jilted on her wedding day? 7. Which 17th century explorer was buried with a pipe and a box of tobacco?


I would like to start off by saying “THANK YOU” for this opportunity to repre-sent our association. Working with our VALUED staff and other members over the last few years has helped me realize – I TRULY LOVE what I do. I am a firm believer that as you continually learn new things you are al-ways growing, from both bad experiences and good.

I look forward to working with our association on expanding and growing stronger within our new counties and members. We are a family that should strive to help each other and let each voice be heard. I am so excited to hear your voice and any concern you may have or any idea you wish to share.

We move forward together into the future from where our roots started this asso-ciation and why it was started. Together we will succeed! The board members and I are really looking forward to a wonderful year.

Please feel free to contact me if you have any questions or if you wish to make any suggestions you would like the board to hear. Only by working together can we take the next steps to brighten our future.▪

Carrie Neason

“Never stop learning.”

FOOD KEYNOTE

SPEAKERS MUSIC RAFFLES GAMES & MORE

07/14/2016



Why do your evictions with us?

To Begin Eviction: $125 NCRPA fee To Get Lockout: $25 WRIT Court Fee

$240 Court Filing Fee $145 Sheriff Fee

$35 Process Server Fee* (1 defendant with a prejudgment) $170 Final Cost to get possession* $10 Court Runner Fee

$2 Postage

$415.00 Cost to begin eviction*

Nor Cal Rental Property Association’s “OUT THE DOOR EVICTIONS”

2375 W. March Lane Stockton, CA 95207

[email protected]

209-476-0320

NCRPA STAFF ATTORNEYS ARE AVAILABLE UPON REQUEST.

*Additional fees may apply, such as additional defendants, attorney’s fees, out of area mileage, orders to post, postage, etc.

$125

LOWEST ‐ RATES IN NORTHERN CALIFORNIA FAST ‐ OUT IN 30 DAYS (uncontested) EASIEST ‐ ON THE POCKET BOOK (ONLY PAY WHAT’S NEEDED UPFRONT!)

THE ANSWER IS CLEAR!

“

”

City of Stockton Notice of Rescheduled Public Hearing on Proposed Adjustments to Water Rates

The City of Stockton previously mailed a notice of a Public Hearing to be held on May 24, 2016 at 5:30 p.m. to consider the adoption of adjustments to the rates for its water service charges. Since that notice was mailed, the City has been able to achieve additional costs savings by reducing its debt obligations for the water utility. As a result, the City has been able to reduce the proposed rate adjustments. The Public Hearing has been rescheduled to consider the updated rate adjustments.

The City of Stockton invites the public to attend the rescheduled public hearing on Tuesday, June 28, 2016, at 5:30 p.m., to consider adoption of a 5-year schedule of water rates. The rescheduled public hearing will be held at 425 N. El Dorado Street, Stockton.

If adopted, the new water rates will go into effect on August 1, 2016, and will be adjusted each July 1 thereafter through, and including, July 1, 2020. The maximum rates proposed to be adopted are shown in more detail below under the caption “Proposed Rates.” The purpose of the rescheduled hearing is to consider all oral testimony and written protests to and the adoption of the proposed rates.

Why are rate adjustments necessary? The City of Stockton Municipal Utilities Department (City) is committed to providing the highest quality water at the lowest possible rates for our customers. To meet this commitment, the City engaged HDR Engineering, Inc. (HDR) to perform an independent water rate study to evaluate the infrastructure needs, programs, and operations and maintenance costs of the City’s water services and the rates necessary to recover the costs for those services for the next five years. Based on this evaluation, it has been determined that rate increases are necessary for the City’s water service charges to enable the City to: � recover current and projected costs of operations, maintenance, and make capital infrastructure improvements needed to repair and update the City’s aging water system; � maintain the operational and financial stability of the utility; � comply with State mandated regulatory requirements; � meet and comply with annual debt service requirements; and � avoid operational deficits and depletion of reserves.

On April 1, 2015, Governor Jerry Brown instituted California’s first-ever statewide mandatory water reductions (Executive Order B-29-15), mandating the implementation of several conservation measures.

On November 15, 2015, Governor Brown extended those conservation measures until October 31, 2016. Under drought regulations established pursuant to the Executive Order, the City was ordered to reduce its water consumption by 26%. A substantial portion of the City’s costs to operate and maintain the water system are fixed, meaning the costs remain the same regardless of how much water is used by customers.

Over the last several years, the City has experienced declines in water demand resulting from the drought and state-mandated water use reductions, and, therefore reductions in water revenues. While experiencing these declines in water demand and revenues, the City has exercised fiscal discipline by managing operating costs to avoid significant increases in the rates for its water service charges. HDR studied the effects of the reduction in water use, and also developed rates for Drought Surcharges to ensure that there are stable revenues to fund utility obligations going forward as water use continues to decrease.

The proposed rate increases for the water service charges and the Drought Surcharges will allow the City to provide safe, reliable drinking water to its customers. Absent critical rate increases and the implementation of Drought Surcharges, the City would experience budget shortfalls for each year of the five-year forecast performed by the rate study.

Basis upon which the rates are calculated? Service Charges. The proposed rates are calculated to recover the costs of providing water services and to proportionately allocate those costs on a parcel basis among the various customer classes. There are four customer classes—single family residential, multi-family residential, non-residential (which includes commercial, industrial, and institutional customers), and irrigation. The water rate structure has two components: (1) a monthly Meter Service Charge; and (2) a Consumption Charge. The Meter Service Charge is a fixed charge established on the basis of the size of the meter serving a property (in inches) and is calculated to recover a portion of the City’s fixed costs of operating, maintaining, and delivering water.

The Consumption Charge is a variable charge imposed per unit of water usage, with one unit equal to one hundred cubic feet (CCF), or 748 gallons, and is calculated to recover a portion of the City’s fixed costs and its variable costs of providing water service. For single family residential customers the Commodity Charge consists of two tiers which impose higher rates as the level of consumption increases.

The tiers are designed to recover the incremental costs to the City of serving more water to those who place higher demands and greater burdens on the City’s water system and resources. For all other customers the Commodity Charge is a uniform rate per CCF of water, depending on when the water is used—winter (October through April) or summer (May through September).

Continue on page 14


Join NCRPA at the 2016

NAA Education Conference & Exposition

NCRPA MEMBERS:

NOR CAL RENTAL PROPERTY ASSOCIATION is proud to be a partner and supporter of NAA. We’re looking forward to attending the 2016 NAA Education Conference & Exposition in San Francisco during June 15-18 to learn from insightful education sessions, see the newest products and experience unparalleled networking opportunities. It’s the industry’s premier event, delivering value that pays dividends all year long.

The 2016 NAA Education Conference & Exposition promises to showcase innovative ideas and inspirational content everywhere you look. Whether you’re listening to Michael Strahan or other top-level keynote speakers, wide-ranging education sessions or networking in the NAA Exposition, you’ll benefit from the latest trends, solutions and industry best practices.

The location and content of the 2016 NAA Education Conference & Exposition continue to evolve and advance—and so do the advantages of attending. Get ready to:

Enjoy group registration discounts that offer significant savings when you bring a group of five or more! Save even more when you register before the Early Rate deadline of February 6.

Join more than 9,200 apartment housing industry professionals in an exciting, collabora-tive environment.

Gain inspiration and motivation from three general sessions featuring top-name keynote speakers, along with 50+ education sessions.

Discover the latest products and services at the NAA Exposition, with exhibits from more than 450 suppliers.


As a member of NOR CAL RENTAL PROPERTY ASSOCIATION, I encourage you to attend! This four-day event has the combination of education, networking and deal-making that simply can’t be beat. And the new San Francisco location will make it even better.

The apartment housing industry is fast-changing and to keep pace you have to know the latest trends and products. You need the best solutions and processes to implement in your community and you’ll find them all here, at this event. The 2016 NAA Education Conference & Exposition is the only industry event where an investment of a few days can boost your business all year long.

To learn more, visit www.educonf.naahq.org

See you in San Francisco!

Sincerely,

Darryle Oakman

Association Executive Director

NOR CAL RENTAL PROPERTY ASSOCIATION

NAA NORTHERN CALIFORNIA REGION AFFILIATE

By joining NCRPA, you’ll be representing

NAA’s Northern California Affiliate at the

apartment industry’s biggest event of the year!


http://www.educonf.naahq.org�

Go Ask Alice: By Alice Hannan

Question (asked by a non-member, non-rental property owner friend): Don’t you have to take the first person? I’ve always heard that owners really can’t turn people down.

Answer: Its time we start educating the general public, but, as I thought this over, I realized many rental property owners believe that owners cannot decline prospective renters also. So, I’m taking this opportunity to discuss this topic with all readers, owners, the general public and/or residents. Owners can readily decline potential applicants, so long as their reasons are not

the result of discriminatory purposes. I think most understand they cannot decline someone solely be-cause of their race, religion, ethnicity, sexual orientation and/or age. However, there are numerous rea-sons for declining applications. How do you do this so that you are not accused of discrimination? Well, you probably can’t turn down a potential renter without someone at some time accusing you of discrimination. So how do owners protect themselves?

Step 1. Establish written qualifications that are reasonable, justifiable and logical. They should directly relate to the residents’ ability to pay the rent, abide by a contract, take care of the property and live peaceably in the neighborhood. These qualifications can be appropriate for different properties and for different time periods, so it is important, especially for small property owners, that the address be clearly stated and the qualifications dated. Once, however, you establish these qualifications do not change them during that vacancy. Changing them could result in treating different people who have viewed the vacant property differently. You must treat everyone the same.

Step 2. Establish minimum income requirements, typically a combined total of all the residents.

Step 3. Establish the maximum debt to income ratio; be reasonable with sound economical thought.

Step 4. Establish the maximum occupancy rate. Children, grandparents, parents are all considered to be occupants or renters. Generally speaking, the occupancy rate should be 2 per bedroom, plus one, ex-cept specific situations.

Step 5. Establish a pet policy. Will you increase the rent and or security deposit as a result of your ap-plicant having a pet? Be aware that your fire insurance policy will probably prohibit your tenant from having certain pets, particularly certain breed of dogs (call your agent to verify your insurance policy’s criteria). Any animal required for handicapped or disabled persons are an exception to your pet policy, including comfort animals. You should require a completed pet application to be submitted with the Ap-plication to Rent. If you do accept pets, meet the pet before documents are signed.

Step 6. Determine whether you will or will not participate in government programs, such as Housing Authority’s Section 8 program.

Be aware of arbitrary discrimination, also an Illegal form of discrimination. This is a difficult category because it applies to many situations, such as any category of people, people upon whom you might at-tach a label, folks with tattoos, body piercing or motorcyclists etc.

The Landlord’s Boot Camp and Tenant Screening Classes will help you establish policies and explain variations of these policies. We will define emancipated minors. Call the service office for the next classes.

You should store each and every application along with your written criteria and your notes for a mini-mum of 3 years. Your notes should explain why you did not consummate a rental agreement. At the end of 3 years, shred the documents. All rental property owners should be owners of paper shredders.

My next article will deal with appropriate reasons and appropriate ways of declining applications.▪


This is to inform you that the National Apartment Association (NAA) has taken recent action on behalf of the apartment housing industry in California. Last week, NAA filed a friend of the court brief in the U.S. Court of Appeals for the Ninth Circuit urging that court to

uphold a trial court ruling that struck down California’s “no surcharge” law that prohibited merchants from shifting the costs associated with credit card payments to consumers. This includes residents who use credit cards.

The trial court struck down the statute, Cal Civ. Code Sec. 1748.1(e), as a restriction of commercial speech and as unconstitutionally vague. NAA filed its brief with the appellate court urging affirmance of the trial court because it unfairly penalizes property owners from collecting the full amount of the rent specified in leases. If upheld, the case will allow managers to shift swipe fees to residents.

“In cases where appropriate, NAA is often proactive in appellate litigation to advocate for the interests of our members. We hope this effort will result in a significant benefit to NAA mem-bers with properties in California,” said Greg Brown, NAA Senior Vice President, Government Affairs.

If you should have any questions about this issue, please contact NAA General Counsel John McDermott, [email protected].

If you have questions about other NAA activities in California or NAA’s state affiliate, the California Rental Housing Association (CalRHA) or any of its local affiliates, please contact West Region Liaison, Membership and Affiliate Services, Michael Fazio at [email protected]. ▪

advertise get results

Reach your target audience affordably.

NCRPA Market Networking 209.476.0320 [email protected]


mailto:[email protected]�mailto:[email protected]�

The Danger of Direct Deposit By Brian Davalos

California Civil Code §1947.3 was amended in 2013 to provide that a land‐lord and tenant can agree to payment of rent through electronic transfer defined by the code as “any transfer of funds…[t]hat is ini ated through

an electronic terminal, telephonic instrument, computer, or magne c tape so as to order, in‐struct, or authorize a financial ins tu on to debit or credit an account”. However, a landlord must provide “…at least one form of payment that is neither cash nor electronic funds transfer.” Id.

Many Landlords and Property managers have eased the cost and security of receiving rent pay‐ments by allowing Tenants to make direct deposits into a a checking account via smartphone, tablet, laptop or desktop devices. And while the majority of tenants will make mely payments direct deposit can increase the cost and me required to remove a problem tenant.

A typical example of such problems arises when a tenant has not paid rent and has refused to do so a er much prodding and correspondence leading a landlord to file a 3 Day No ce to Quit leading to an unlawful detainer ac on (“UD”). In the interim between service of process and date for a responsive pleading or trial, the tenant can at any me undo the UD by picking up a smartphone and deposi ng any amount of funds.

As a Landlord or Property Manager you cannot prevent acceptance of such money via electronic transfer as the transfer is unilateral offering no chance to reject payment and follow through with the evic on. This problem is compounded when more than one tenant is using electronic funds transfer to make rent payments to you account.

Such “acceptance” of payment leads to a mul tude of procedural issues that arise at the outset of an unlawful detainer ac on, some mes leading to the necessity of re‐filing unlawful detainer ac ons, exposing Landlords to A orney Fees for opposing counsel, crea ng li ga on that can be me consuming and drawn out as well as increasing costs and prolonging recovery of income

genera ng property.

While the convenience of Direct Deposit is a luxury for many property managers and owners, you must be aware of the dangers that are present and proceed at your own risk.▪

LEGAL INSIGHT


FOOD KEYNOTE

SPEAKERS MUSIC RAFFLES GAMES & MORE

07/14/2016

Come join us…. as we celebrate the purchase of our new home!

Made possible …. by your support and membership! Our industry partners…. Will be lining the block in tradeshow form!

For “FREE” admission, members MUST RSVP by JUNE 24, 2016

Event Location: Event Time: NCRPA - 2375 W. March Lane, Stockton CA 95207 11am-4pm

Keynote Speakers: Topic: Time: Housing Authority of SJC HCV Program (fka Section 8) 12pm-1pm HUD VASH Veterans Housing Program 2pm-3pm


City of Stockton Notice of Rescheduled Public Hearing on Proposed Adjustments to Water Rates Continued from page 7

The seasonal rates for all other customers are designed to reflect the incrementally higher costs to service these customers during warmer periods of the year, such as the summer months, when their water demand is highest. Drought Surcharges. As noted above, the City is also proposing Drought Surcharges. The Drought Surcharges would be implemented only when it is necessary to safeguard against significant financial losses resulting from greater than projected reductions in water usage by City customers as a result of the current or future water shortage conditions.

If implemented, the Drought Surcharges would be in addition to the water service charges described in the tables below and are designed to provide sufficient revenues for the City to continue meeting its expenditures and debt obligations, as well as additional costs that may be incurred, such as additional water supply pumping and conservation program related costs. The Drought Surcharges are an additional per unit (CCF) charge added to the rates of the Commodity Charge and would be activated by a declared water shortage level pursuant to the City’s Urban Water Management Plan as a result of a drought, a statewide order mandating water use reductions, or other natural disaster or event that results in a water shortage and an unforeseen drop in water demand.

The Water Management Plan has five stages of water use reductions and restrictions. These five stages, along with the estimated consumption reductions resulting from additional conservation restrictions implemented at each stage, are as follows: Stage 1 – Minimal Irrigation/Outdoor Use ─ approximately a 10% reduction in water usage Stage 2 ─ Minimal Irrigation/Outdoor Use ─ approximately a 20% reduction in water usage Stage 3 ─ Limited Irrigation/Outdoor Use ─ approximately a 30% reduction in water usage Stage 4 ─ Very Limited Irrigation/Outdoor Use ─ approximately a 40% reduction in water usage Stage 5 ─ No Irrigation/Outdoor Water Use ─ approximately a 50% reduction in water usage Proposed Rates The current and proposed maximum rates for the City’s Meter Service Charge and Consumption Charge, and the effective dates for the implementation of the rates are shown in the tables below. The Meter Service Charge is the same each month. .

The Consumption Charge varies each month depending on the number of units (CCF) each customer uses during the prior month.

Public Hearing and Written Protests Any record owner of a parcel upon which the water service charges are proposed for imposition, or any tenant who is directly responsible for the payment of water service charges (i.e., a customer of record who is not a property owner) may submit a written protest and/or come to the hearing and provide oral testimony on the proposed rates. Only one protest, however, will be counted per identified parcel. Any protest must: (1) be in writing; (2) state that the identified property owner or utility customer is opposed to the proposed water service charges; (3) provide the location of the identified parcel (by street address, assessor’s parcel number, or customer account number); and (4) include the name and signature of the property owner or utility customer submitting the written protest. If the party signing or presenting the protest is not shown as the parcel owner on the last equalized assessment roll or as a customer of record, the protest must contain or be accompanied by written evidence that such party is entitled to submit a protest.

Written protests may be submitted at the Public Hearing on June 28, 2016, or delivered by mail or in person to the City Clerk at City of Stockton, 425 N. El Dorado Street, Stockton, CA 95202. To be counted, all written protests must be received prior to the close of the Public Hearing.

Any written protests previously submitted to the City for the Public Hearing that had been scheduled for May 24, 2016, do not need to be resubmitted but will be accepted and counted as valid written protests for the rescheduled. At the Public Hearing the City Council will hear public comments and consider the written protests regarding the proposed rates for the water service charges. Verbal comments at the Public Hearing will not qualify as formal protests unless accompanied by a written protest. Upon the conclusion of the Public Hearing, the City Council will consider adoption of the proposed rates as described in this notice. If a majority of the affected property owners and utility customers timely file written protests, the proposed rates may not be imposed. All materials presented at the meetings of the City Council on the proposed rates, as well as the Draft Comprehensive Water Rate Study report, are posted on the City’s web site at www.stocktonca.gov/water and are available for review at the Office of the City Clerk, 425 N. El Dorado Street, Stockton, CA 95202. You may also contact the City of Stockton Municipal Utilities Department by email at [email protected] or call the City’s Water Hotline with questions at 1-866-786-5987 (toll-free). The following public outreach meetings will also be held to discuss the proposed water rates. The dates and times of public outreach meetings are also posted on the City’s website at www.stocktonca.gov/water.

Wednesday, May 18, 2016 Monday, June 13, 2016 6:00pm 6:00pm Arnold Rue Community Center Seifert Community Center 5857 Lorraine Avenue 128 W. Benjamin Holt Drive Stockton, CA 95210 Stockton, CA 95207


http://www.stocktonca.gov/water�mailto:[email protected]�http://www.stocktonca.gov/water�

Current & Proposed Rates for the Monthly Fixed Meter Service Charge ($/Meter Size) Meter Size (in inches) Current August 1, 2016 July 1, 2017 July 1, 2018 July 1, 2019 July 1, 2020

5/8" $18.94 N/A N/A N/A N/A N/A

3/4" 22.25 N/A N/A N/A N/A N/A

1" 29.24 N/A N/A N/A N/A N/A

1" & less N/A $28.00 $31.00 $31.95 $32.90 $33.90

1 1/2" 42.17 56.00 62.00 63.90 65.80 67.80

2" 54.49 89.60 99.20 102.24 105.28 108.48

3" 96.36 168.00 186.00 191.70 197.40 203.40

4" 138.53 280.00 310.00 319.50 329.00 339.00

6" 228.20 560.00 620.00 639.00 658.00 678.00

8" 330.87 896.00 992.00 1,022.40 1,052.80 1,084.80

10" 412.91 1,288.00 1,426.00 1,469.70 1,513.40 1,559.40

12” 581.32 1,890.00 2,092.50 2,156.63 2,220.75 2,288.25

Current & Proposed Rates for the Monthly Consumption Charge ($/CCF) Customer Class Current August 1, 2016 July 1, 2017 July 1, 2018 July 1, 2019 July 1, 2020 Single Family All Usage $1.67 N/A N/A N/A N/A N/A

Tier 1: 0 - 15 CCF N/A $2.00 $2.23 $2.31 $2.39 $2.47

Tier 2: 15 + CCF N/A 2.39 2.66 2.76 2.86 2.95 Multi-Family All Usage $1.67 N/A N/A N/A N/A N/A

Winter (Oct - Apr) N/A $1.70 $1.90 $1.97 $2.04 $2.11 Summer (May - Sept) N/A 1.85 2.07 2.14 2.22 2.30 Non Residential All Usage $1.67 N/A N/A N/A N/A N/A

Winter (Oct - Apr) N/A $1.70 $1.90 $1.97 $2.04 $2.11

Summer (May - Sept) N/A 1.98 2.21 2.29 2.38 2.46

Irrigation All Usage $1.67 N/A N/A N/A N/A N/A

Winter (Oct - Apr) N/A $1.78 $1.99 $2.06 $2.13 $2.20

Summer (May - Sept) N/A 2.26 2.53 2.62 2.70 2.79

Proposed Rates for Drought Surcharges ($/CCF)

Customer Class Single Family Stage 1 (10%)

August 1, 2016

$0.23

July 1, 2017

$0.27

July 1, 2018

$0.28

July 1, 2019

$0.29

July 1, 2020

$0.30

Stage 2 (20%) 0.53 0.60 0.62 0.64 0.66

Stage 3 (30%) 0.90 1.03 1.07 1.11 1.15

Stage 4 (40%) 1.40 1.60 1.66 1.72 1.78

Stage 5 (50%) 2.10 2.40 2.49 2.58 2.66

Multi-Family Stage 1 (10%)

$0.20

$0.22

$0.23

$0.24

$0.25

Stage 2 (20%) 0.44 0.50 0.52 0.54 0.56

Stage 3 (30%) 0.76 0.86 0.89 0.92 0.95

Stage 4 (40%) 1.18 1.33 1.38 1.43 1.48

Stage 5 (50%) 1.77 2.00 2.07 2.15 2.23

Customer Class Single Family Stage 1 (10%)

August 1, 2016

$0.23

July 1, 2017

$0.27

July 1, 2018

$0.28

July 1, 2019

$0.29

July 1, 2020

$0.30

Stage 2 (20%) 0.53 0.60 0.62 0.64 0.66

Stage 3 (30%) 0.90 1.03 1.07 1.11 1.15

Stage 4 (40%) 1.40 1.60 1.66 1.72 1.78

Stage 5 (50%) 2.10 2.40 2.49 2.58 2.66

Multi-Family Stage 1 (10%)

$0.20

$0.22

$0.23

$0.24

$0.25

Stage 2 (20%) 0.44 0.50 0.52 0.54 0.56

Stage 3 (30%) 0.76 0.86 0.89 0.92 0.95

Stage 4 (40%) 1.18 1.33 1.38 1.43 1.48

Stage 5 (50%) 1.77 2.00 2.07 2.15 2.23



WELCOME NEW NCRPA MEMBERS!

Business Partners Management Companies Duarte Construction Winn Residential On Time Property Preservation LeFever Mattson Property Management CheckPoint Demmon Partners Satel DIRECTV & Internet Trinity Property Consultants ServPro Greystar

Grass Root Members Communities W. Schuckman J. Gee WR Group Forest View Bay View Vista R. Leam T. Schwager Columbia Village Solano Vista R. Murry Y. Wu Glenview Apt. Oak Hills G. Machado L. Vieira Maribelle Apt. Waterscape J. Bickinells M. Villasenor Fairfield Hgts. Second Street Apt. L. Guo M. Rodriguez Landmark Place Breezewood Apt. A. Chadinha K. Dinubilo Falls at Arden M. Robinson J. Fanning N. Patel J. Heredia S. Reams E. Morse S. Massey B, Missouri E. Sotelo P. Bremer G. Buehler J. Harvey

The dawning of a new era…

MEMBERSHIP YOUR WAY!

PLEASE REMEMBER TO USE NCRPA’S INDUSTRY PARTNERS! Without them, some of our MOST valuable benefits

and services wouldn’t be possible.


2.

6.

5.

4.

3. 1.

Issue 2 | 2016 Ben Manship

NEWSLETTER

“WHO’S WHO?”

What is your favorite thing about working in your industry?

When I see the satisfaction and joy a customer experiences after the job is complete, is truly awesome and gratifying for me.

What was your favorite part of Maintenance Mania this year?

Getting to network with perspective new clients at such a fun social event!

What do you enjoy most about working at Big Ben’s Flooring?

I enjoy the creative freedom of getting to build something under my own terms, getting to watch it grow and be successful.

What do you like to do in your spare time?

Really, I don’t get any spare time. But if I did, it would definitely be family time, going to the movies, and some quite time would be nice.

Who do you currently work for and what are your responsibilities?

I am the owner and Operations Manager of Big

Ben’s Flooring. My responsibilities span from

business planning and marketing, to contracts

and oversight on jobs, from merchandise supply

management to office management. Every

aspect of this business, I feel requires a hands

on approach to ensure customer satisfaction.

Tell us a little bit about your work history.

Since 15 years of age, I have been in the

flooring industry as an assistant and have been

an installer now for over 20 years. In 2010, I

decided to open up my own company and today

I’m truly happy I did!


THE DAILY GAZETTE NEWS YOU CAN USE!

Issue 2 Nor Cal Rental Property Association Gazette Est. 2016

Santa Rosa City Council votes in favor of rent control, curbs on evictions by Kevin McCallum The Press Democrat

After getting an earful from passionate supporters and detractors of rent control Tuesday night, the Santa Rosa City Council ordered city staff members to bring back a rent control ordinance that caps rent increases for older apartments at 3 percent annually and protects renters from unfair evictions.▪ http://napavalleyregister.com/news/state-california/santa-rosa-city-council-votes-in-favor-of-rent-control/article_6abb7d4e-6e0f-53d3-8473-c50e46922f72.html

Polls show Santa Clara County residents could favor a property tax for affordable housing by Kevin Forestieri / Mountain View Voice

In an ongoing effort to shore up affordable housing throughout the South Bay, the Santa Clara County Board of Supervisors are considering a $750 million bond for the November ballot that would help pay for new homes for veterans, seniors, low-income families and the homeless.▪ http://mv-voice.com/news/2016/05/05/county-officials-eye-housing-tax-measure

SJ supervisor candidates share views in second day of forums by Wes Bowers Record Staff Writer

Stockton-Like the District 1 candidates before them on Monday night, local businessman Tom Patti, Stockton City Councilman Elbert Holman and board Chairman Moses Zapien were given two minutes each to provide both opening and closing statements, as well as two minutes to answer questions posed by three panelists representing the sponsoring organizations. Candidates were asked what kind of growth they favor, and Holman said if the county population were to expand, he would not want to take any land or space from the agricultural industry.

http://www.recordnet.com/news/20160503/sj-supervisor-candidates-share-views-in-second-day-of-forums

“I would prefer to see vibrant development in downtown Stockton, because that’s the key to our economic future,” he said. “I’m working with the League of California Cities on this issue, and right now we’re looking at bills going through the legislation that will ease the process for affordable housing in San Joaquin County.” Holman said one of those bills was the No Place Like Home Initiative, which will provide funds for more than 10,000 affordable-housing units through Proposition 63, with no tax hikes imposed on residents. Zapien said the county should employ a sustainable growth strategy, and Patti said he wants to eliminate all the red tape and fees to allow more affordable housing to come to the region.▪

Guest Editorial: Solving Our Housing Crisis Will Take Federal Action by Jonathan Fearn SF Streetblog Tuesday, the San Francisco Board of Supervisors passed an ordinance that, if affirmed by the voters, would allow them to increase affordable housing requirements. Meanwhile, in Sacramento, lawmakers want to spend $1.3 billion on low-income housing. Both will help with the Bay Area housing crisis and it’s great that San Francisco and California are working on the problem. But what about the Feds?

Without a large-scale financial commitment from the federal government, the issue of affordable housing will never be solved. Further, if we truly want to curb displacement of the most vulnerable households, this housing will also need to be publicly owned. States, regions and local jurisdictions simply can’t solve this problem on their own, and many of the strategies currently on the table–rent control, inclusionary housing, impact fees–are simply playing in the margins.▪ http://sf.streetsblog.org/2016/04/27/guest-editorial-solving-our-housing-crisis-will-take-federal-action/


http://mv-voice.com/about/contact/mailto.php?e=kforestieri�mailto:[email protected]�http://sf.streetsblog.org/author/jonathan-fearn/�http://www.sfexaminer.com/sf-approves-affordable-housing-development-boost/�http://www.sfexaminer.com/sf-approves-affordable-housing-development-boost/�http://www.sfexaminer.com/sf-approves-affordable-housing-development-boost/�http://www.sfexaminer.com/sf-approves-affordable-housing-development-boost/�http://ww2.kqed.org/news/2016/04/26/state-democrats-propose-1-3-billion-affordable-housing-plan�http://ww2.kqed.org/news/2016/04/26/state-democrats-propose-1-3-billion-affordable-housing-plan�http://ww2.kqed.org/news/2016/04/26/state-democrats-propose-1-3-billion-affordable-housing-plan�http://ww2.kqed.org/news/2016/04/26/state-democrats-propose-1-3-billion-affordable-housing-plan�

TO REGISTER, CALL 209-476-0320 OR EMAIL US AT [email protected]


Homeowners Associa ons: The Pros and Cons Are they all they’re cracked up to be? By Thomas R. Kriss, Assoc. Manager/Owner of Trefoxx

In the thirty‐five years that I have been managing condominium and homeowners’ associa ons, there have been numerous laws passed affec ng allowable non‐owner‐occupied units, that is, investment property, in an associa on. I am addressing three issues owners of rental and investment property face.

First, I agree that some controls are needed. The main reason is not to keep rentals out, but rather to keep a high percentage of owner occupancy to qualify the associa on for loans. Many lending ins tu ons will not lend money if owner occupancy is under 50 percent. I do support this control. However, this affects financing op ons that may make it more difficult for owners to sell.

A problem arises when an owner must move, such as to an assisted care facility, job transfer, etc. The owner may need the rental income for medical reasons or to pay for living expenses. Forcing a sale may result in a financial loss if the unit has more money owing against it than it is currently worth. If an owner paid $150,000 for a unit and market value is currently $100,000, the Board may not allow the unit to be rented if there are already too many rentals in the associa on. I do not feel that owner should be forced to sell the unit. A senior ci zen may not live long enough to recoup the loss. Someone with a job transfer may lose money they used for a down payment, closing costs, etc. Ren ng the unit may solve the cash flow problem.

A second problem occurs when an owner dies. If the estate takes a year to se le, there may not be enough cash in the estate to pay the monthly mortgage, taxes, insurance, u li es, etc. This could prove costly to the heirs and the home may be lost to foreclosure.

A third issue is when a home is being used as a second residence or vaca on unit. The owner may use the unit as a getaway residence on a one weekend a month basis. Other weekends may be used by family or friends for a few days only. They pay the owner a small amount to help with u lity and other expenses. The owners may plan to re re there in a few years on a full‐ me basis. In what category does this unit belong? It is not owner occupied, but neither is it a rental unit.

If you are buying into an associa on, whether as your primary residence, secondary residence, or as an investment, make sure you read all the rules, regula ons, and governing documents. Owners are o en responsible for damage the occupants cause such as broken laundry room windows, dead vegeta on, etc. A well‐run associa on can make the difference between a profitable sale, rental or a losing proposi on. O en units sell or rent for a higher price because of the associa on ambiance, recrea onal facili es, etc. Other mes it could be less profitable if there are high associa on dues. Property managers should fully inves gate all requirements when ren ng a home in an associa on.

Message: Be very cau ous when buying into an associa on. Know all the rules, covenants, restric ons, and assessment structure, etc., governing rentals. Beware buying into an associa on with the intent of pu ng the unit in a trust fund for your children. O en inherited homes are not allowed to be rented.▪


SCOTT SMITH FRESNO, Calif. (AP) — Although California is locked in a third year of historic drought, many homeowners and businesses still don't have meters telling them just how much water they are using. That's changing, but some say it's not fast enough. State law requires water meters by 2025, but the State Water Resources Control Board says dozens of water districts, many in the thirsty Central Valley, aren't totally metered.

More than 235,000 homes and businesses in the state are not equipped with meters, according to the most recent figures for 2013 collected by the State Water Board. An Associated Press analysis found that Californians who live in 10 water districts with the highest number of unmetered home or business all used more water each day than the state average. The number of unmetered homes and businesses represents a small fraction of water services statewide, but officials say every drop counts. Gov. Jerry Brown in January declared a drought emergency, and state officials in July approved fines up to $500 for residents caught wasting water. Some communities have put water cops on patrol.

The state's unmetered homes and businesses are another example of California's struggle to track water use. A recent AP story revealed that many state agencies don't know if they are meeting the governor's goal of conserving 20 percent. Another found that state regulators do not know how many trillions of gallons have been used by corporations, agricultural concerns and others with senior water rights. And only now is California moving to regulate groundwater pumping. Peter Gleick, who studies global water issues as president of the Pacific Institute in Oakland, said he would like every home and business to be fitted with a meter today, rather than waiting more than a decade for the deadline.

California homes lack water meters during drought "It's inappropriate in the 21st century for us not to be carefully measuring and monitoring our water use," he said. "Especially in California during a drought." Residents of cities such as Los Angeles, San Francisco and San Jose have been metered for decades. However, many customers served by about 40 water districts in a 300-mile stretch of the Central Valley continue to pay a flat rate, meaning they can use as much water as they want without seeing their bills rise. All new homes built since 1992 in California were required to have water meters, and in 2004, a state law called for retrofitting the rest by 2025, except those in the smallest water districts. It took state and federal legislation to force change in communities such as Fresno and Sacramento, where the city charters said no homes would be metered.

In Sacramento, attitudes about water date back many decades and spring from its abundance in a city located at the confluence of two major rivers, said Tom Gohring, executive director of the Water Forum, a coalition with the mission providing a reliable water supply. Throughout the Central Valley, people believed for years that runoff from landscaping and agriculture ended up in streams or seeped into underground basins where it could be reused, Gohring said. "It was a political vestige of another era. I think that day is gone."

Getting Sacramento fully metered is a $450 million project fraught with challenges, said Dan Sherry, supervising engineer for the city's utility department. "Replacing backyard mains and putting them out in the street, that's a big deal," he said, adding that as of June, 49 percent, or 66,250 homes and businesses, still needed meters. Sacramento has the largest number to install, followed by water districts in Bakersfield (35 percent unmetered), Modesto (24 percent unmetered) and Lodi (55 percent unmetered), according to the state's 2013 figures.


Meters play on basic human behavior— and people billed monthly for their water use tend to use less, said Lisa Maddaus, a water resources engineer and partner at Maddaus Water Management Inc. based in Folsom. In studying the conversion to water meters in Davis, which was completed in 1998, she found that in the first year, residents used 18 percent less water. After the initial spike in savings, she said residents used about 10 percent less in the second year.

"Everyone tightens up their homes, maybe does a little better with leak repairs," Maddaus said. "We see in an energy crisis, people turn off lights more. In the water crisis, you're more prudent with your water use." Homeowners in Sacramento without meters pay a monthly flat rate of $45.73, and the average single-family home with a meter paid $35.82 each month in the most recent fiscal year, city officials said.

A law passed in 1992 required communities that use water from the federally run Central Valley Project to be fully metered by Jan. 1, 2013. Fresno met the deadline by spending $75 million. Water use dropped by about 10 percent after meters were installed, city spokesman Mark Standriff said. Julie Kaiser still pays a $56 flat-rate each month. She lives in a corner of Fresno served by the private Bakman Water Company, which is preparing to install meters. Kaiser doesn't look forward to it, because she doesn't like being told what to do. Besides, Kaiser said, she and her husband already conserve water, letting their front lawn die of thirst. It is yellow and crunches under each step. "If you do have a problem with my front lawn, I don't really care. Tough," Kaiser said. "My basic mantra in life is not to waste."▪

https://www.yahoo.com/news/california-homes-lack-water-meters-161929105.html?ref=gs



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Certified Apartment Manager (CAM) NAAEI designation programs are scheduled by local and state affiliates. Programs may be taken as standalone seminars or in full to earn the industry designation. CAM Requirements CAM candidates must complete the following requirements to obtain the CAM designation: a minimum of 12 months of onsite property management experience; successfully completed CAM coursework (which total 56 ½ hours) meet all examination requirements within 12 months of declaring candidacy for CAM FIRST-TIME CERTIFICATION AND RENEWAL CAM COURSE

2016 SCHEDULE:

JUNE 6,7,13,14,20,21,27,28 AUGUST 8,9,15,16,22,23,29,30 OCTOBER 4,5,11,12,17,18,24,25

TO REGISTER FOR CAM OR EPA CERTIFICATION: EMAIL: [email protected]

CALL: 209-476-0320

EPA Renovator Re-Certification Course

Location: NCRPA-Weilburg Conference Center 2375 W March Lane Stockton , Ca 95207 Dates: Friday, May 6, 2016 1pm-5pm Friday, Feb. 24, 2017 8am-12pm Friday, July 1, 2016 8am-12pm Friday, May 5, 2017 1pm-5pm Friday, Sept. 9, 2016 1pm-5pm Friday, July 7, 2017 8am-12pm Friday, Dec. 2, 2106 8am-12pm Friday, Sept. 8, 2017 1pm-5pm

Registration fee is $200.00 per person. Class dates and locations are subject to change at any time.

The required 4 hour recertification course must be completed 3 months in advance of the new expiration date.

Don’t wait, register today!


Allied Waste Services

Sally Fandrich 209-547-7517

[email protected]

Bath Fitter

Jason Gregory 916-764-4364

[email protected]

BEHR-KILZ PAINTS &

PRIMERS David Ferrito

916-496-1272 [email protected]

Big Ben’s Flooring

Ben Manship 209-487-9663

[email protected]

Broadband Agreements By

MFC Morgan Fussell 916-939-5026

[email protected]

Cagwin & Dorward Hannah Hawkins


Casa Cabinets, Inc.

Melissa Salazar 909-476-8428

[email protected]

Check-Point, LLC

Alex Hamilton 888-534-1233

[email protected]

C.I.C.

Dan Firestone 209-476-0320

[email protected]

Chim Chimney Professional Cleaning

Karla Swanson 209-334-5488

[email protected]

CORT Furniture

Lisa Weston 916-742-2636

[email protected]

Davis Tow, Inc. Scott G Davis 916-991-9900

[email protected]

Duarte Construction

Ashley Ramsey 916-770-7731

[email protected]

For Rent Media Solutions

Claire Shaw 916-746-2302

[email protected]

HD Supply

Gary Walker 209-405-2838

[email protected]

JP Pacelli Construction

John P Pacelli 209-993-7109

[email protected]

Joe Lents Abby Carpets

Retha Heskett 209-956-0188

[email protected]

McClatchy Insurance

Agency Harold Newbill 916-488-4702

[email protected]


Mohawk Industries

Susan E. Cain 925-209-8021

[email protected]

Norcal Direct Marketing,

Inc. Joe Reich


Nushake Inc.

Elizabeth Heath 209-253-0506

[email protected]

On Time Property

Preservation LaMar Smith


Opti-Fit

Eric Konz 702-375-7098

[email protected]

Proper Care Pest Control

Lisa Buie 209-341-1610

[email protected]

R. C. Plumbing Raul Chavez


Reese's Sealcoating

Travis McCollum 209-712-3323

[email protected]

Roof Doctors Craig Young


SaTel DIRECTV & Internet

Richard Hylen 415-974-5577

[email protected]

ServPro CITRUS HEIGHTS

Andrea McMullen 916-966-2601

[email protected]

Setness Roofing

Inspection Service Wayne Setness 209-476-8487

[email protected]

Simas Floor & Design

Company Travis Simas


Successful Solutions, LLC

Chris Clark 619-460-9433

[email protected]

TZ-TELEZYGOLOGY, INC

Rhonda Nelson 707-321-2222 [email protected]

ValleyCrest Companies

Mike LaBrae' 916-496-0486

[email protected]

WASH Multifamily Laudry

Systems Brian Mertens 510-455-7326

[email protected]

Z Inspector

Andrew Wallace 530-746-8178

[email protected]


Resident Bill of Rights National Apartment Association

As members of the National Apartment Association, we take pride in providing quality rental homes for our residents. We value our residents and recognize our partnership with them in maintaining the rental housing industry. We believe residents should be aware of their rights in this partnership. Therefore, know that,

· A Resident has the right to be treated fairly and equitably when applying for, living in, and vacating a rental residence. · A Resident has the right to be given notice prior to any entrance into a rental residence by a rental property owner or manager, except in an emergen-cy. · A Resident has the right, upon written request to the rental property owner or manager, to a prompt response to requests for repairs. · A Resident has the right to a written notice from the rental property owner or manager prior to any rent adjustment. · A Resident has the right to the return of any security deposit that may have been collected by the rental property owner or manager and a good faith accounting of any charges against that deposit within 21 days after the rental residence has been vacated.

(The Resident Bill of Rights is not to be construed as a list of legal rights of the resident or the rental property owner and is not exhaustive or exclusive of any such rights.)

NCRPA 2016 ASSOCIATION OFFICERS

President Carrie Neason President Elect Albert Vetter Secretary Alice Hannan Treasurer Albert Vetter Past President Norbert Huston

DIRECTORS Fern Lippert 2015/2016 Nikki Marshall 2015/2016 Jack Chase 2015/2016 Angelique Ghio 2015/2016 Kristen Jaffe 2015/2016 Eli Tapia 2016/2017 Wayne Martin 2016/2017 Randy Cabral 2016/2017

In Affiliation With

National Apartment Association

Greater Stockton Chamber of Commerce Lodi Chamber of Commerce

Howard Jarvis Taxpayers Assoc. Member, Central Valley Association of Realtors

Rental Association News is an official publication of NOR CAL RENTAL PROPERTY ASSOC., INC. a nonprofit mutual benefit corporation founded to promote, protect and advance the general welfare of the rental housing industry in San Joaquin County. The advertising printed in this publication is for the information and convenience of its readers. It is not to be construed as an endorsement nor guarantee of the products and services advertised.

Executive Director

Darryle A. Oakman CEO, CCRM

[email protected]

Staff Erica Oakman-D.O.O.

[email protected]

Joann Magee-Evictions Specialist [email protected]

Myrna Harjo-Tenant Screening Specialist [email protected]

NCRPA-Corporate Office 2375 W. March Lane Stockton, CA 95207 Bus: 209-476-0320 Fax: 209-476-9717


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TIME DATED MATERIAL


Go Ask Alice:What is your favorite thing about working in your industry?What was your favorite part of Maintenance Mania this year?What do you enjoy most about working at Big Ben’s Flooring?I enjoy the creative freedom of getting to build something under my own terms, getting to watch it grow and be successful. What do you like to do in your spare time?Who do you currently work for and what are your responsibilities?Tell us a little bit about your work history.Since 15 years of age, I have been in the flooring industry as an assistant and have been an installer now for over 20 years. In 2010, I decided to open up my own company and today I’m truly happy I did!Santa Rosa City Council votes in favor of rent control, curbs on evictionsPolls show Santa Clara County residents could favor a property tax for affordable housingSJ supervisor candidates share views in second day of forumsCalifornia homes lack water meters during droughtCertified Apartment Manager (CAM)

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