Howard's Blog

Property Management Tip: Security Deposits: What Are the Rules

2008-07-20T16:36:02Z

There is no such thing as a “nonrefundable” security deposits or key deposit, cleaning fee or closing cost, all money paid in addition to your first month’s rent is refundable.

The total amount the landlord can charge for all the deposits including last month’s rent

1. Twice the amount of one month’s rent for an unfurnished place

2. Three times one month’s rent for a furnished place.

The purpose of the security deposit is to protect owners from damage done by tenants, above and beyond normal wear and tear. In the state of California all owners and managers of real property have 21 days to return security deposits to tenants after they have vacated their apartment. Owners are allowed to deduct for necessary repairs that are not considered normal wear and tear. However, the law requires the following only if the total costs do not exceed $125 or the tenant waives the right to an itemized list of deductions:

The Rules

1. All bills, receipts and costs incurred and a clear description of the work done.

2. Where work was done by the owner a list of the work done and a reasonable hourly rate must be applied.

3. The law understands that there are times that work cannot be completed in 21 days. When this is the case the owner is required to use the estimate of cost and apply that value and document to the tenant. When this is the case, the law requires that you provide receipts within 14 days of completion of the work.

4. Owners will also have to provide the interest due on security deposits for each year they have held security deposit money. The rent board has a list of interest rates for each past year to help you calculate the total interest return, in addition to the security deposit (less any repairs made).

5. This rate is published annually by the Rent Board. The landlord must pay this at least once a year and may deduct a $21.50 Rent Board Fee from it

Thanks for Reading

Howard Bell

www.yourpropertypath.com

A web site of over 450 articles related to real estate focused primarily on property management.

Your Property Path New Brief

http://wwwyourpropertypath.blogspot.com/

Snap News updates real estate markets and all things of interest to property owners and real estate professionals.

The Heart of the City Farmers Market

2008-06-25T14:29:41Z

Market. Started by Quakers and farmers in the 1980s to serve low-income families, this farmers market is a community hub and one of the few places near the Tenderloin to buy fresh fruits and vegetables. It's run on a shoestring by a nonprofit whose board members are elected by the farmers who sell their produce at the market. And it is about to be taken over by City Hall's Real Estate Division.

Just opposite the plaza that houses the heart of the City affordable fresh food markets, their will be the resurrection of city urban gardens that will also help provide fresh sustainable food for all. SF Victory Gardens and Slow Food Nation, this project will not only create a fruit-and-vegetable garden in Civic Center Plaza, it'll create an archipelago of urban agriculture throughout the city, mostly in families' back yards. I recently recieved an email from the group that runs the Heart of the City.

They have just won this battle with the city, to the credit of both sides. The market will have to tighten up its operatons, but the city will not take over as originally planned (at least by the city) and we will not see an upscale high priced food mart in the civic center.

Reasonably priced food provided by the small farmer and food vendor and a fair price are as important as the farmers market at the Ferry Building. Once again, thanks to this city, another win win for the people of San Francisco

Thanks for Reading

Howard Bell

www.yourpropertypath.com

A web site of over 450 articles related to real estate focused primarily on property management.

Your Property Path News Brief

http://wwwyourpropertypath.blogspot.com/

Trade talk for the San Francisco real estate industry. Your source for property management tips, policies and market trends.

San Francisco Economy is Looking Good

2008-06-07T15:42:49Z

The Internet Drives the City

Thanks to the internet and the technology industry continuing to be the infinite work space, thousands of new technology jobs drove the city's population to a new high of more than 824,000.

Yahoo and Google have opened offices in the city and continue to provide shuttle buses that have dominated the city neighborhoods. The increase of high paying young professionals has caused a crimp in the housing supply, but it has also certainly boosted the local economy.

This huge influx of workers connected to south bay industries seem to be merging the economies of San Francisco and Silicon Valley. Yahoo, Microsoft and Google farmed out some of their work to San Francisco offices and young start ups are popping up and transforming lower rent districts.

The growing number of online-media and business-software firms are creating a perfect compliment to the computer and microchip focus of Silicon Valley. This divergence of skills is highly complimentary and will continue to knit the San Francisco and the South Bay. City Stats:

In 2007, the 3,281 units authorized for construction was a 41 percent increase from 2006. Projects on the horizon - including Rincon Hill, the Transbay Terminal area, Hunters Point Shipyard, Candlestick Point, 5400 potential units in Merced Park, 6000 units in Octavia area of market and trinity place at market and larkin will add tens of thousands of homes.

Thanks for Reading

Howard Bell

www.yourpropertypath.com

A web site of over 450 articles related to real estate focused primarily on property management.

Your Property Path

http://www.yourpropertypath.com/

Snap News updates real estate markets and all things of interest to property owners and real estate professionals. You can add this page to your favorite Social Bookmark site:

TIC Property Taxes Get More Transparent

2008-05-08T13:03:37Z

TIC's: San Francisco's attempt to work around the condo lottery which is designed to keep rental housing on the market and available for renters. The condo lottery limits the amount of conversions allowed in any given year.

The TIC concept provides wanna be owners with another vehicle that is less regulated than condo conversions. Generally, they are cheaper than condo's because the units are separately owned but share a mortgage and each is responsible for the whole payment. Condo owners each have a separate mortgage and if one condo owner defaults the other condo owners are not financially responsible. Hence, TIC's carry more risk and are therefore more affordable.

Along with one mortgage TIC owners receive one property tax bill for the entire building and for the same reason. TIC's are not legally separate units.
Since some units will have improvements that others choose not to have, its reasonable that the value of the improved units is higher and should pay a larger portion of the bill. SF assessor Phil Tang planning to roll out a new approach and provide separate assessment's for separate units allowing owners to more equitably share the tax bill, further blending the difference between a TIC, which is unregulated by the city and a Condo which has conversion restrictions. Add to that the fractional loans now available and the TIC ownership looks a lot better. Get your individual assessment form here

Howard Bell
www.yourpropertypath.com
A web site of over 450 articles related to real estate focused primarily on property management.

Your Property PathSF
A blog for San Francisco owners and managers of real property

You can add this page to your favorite Social Bookmark site:

Park Merced Goes Green

2008-05-04T21:37:09Z

Owners Want to Add 5700 Units to Park Merced.

The Pro's
1. Over a 20 year period, new development would take the 115-acre property off the grid using efficient appliances, wind turbines and co-generation techniques to capture heat loss to reduce energy consumption by 60%
2. Slash water consumption by 40% by improved plumbing such as low flow toilets and grey water irrigation to reduce water consumption.
3. Reduce car usage by re-routing and bringing the M line into the community and a Bart shuttle, probably using bio-fuels.
4. Organic Farm: Thats right, a plan for an organic farm in the complex along with bycicle paths and green walking areas connected to SFSU campus.
5. Rent Control: The existing tenants will be moved into new spaces at the same rent rate and rent control would be enforced for existing tenants.

The Con's
Affordability: Open space reduces density and makes for a wonderful life style flys in the face of affordability. For that you need to have density.

*Special thanks for the photo to the western neighborhoods project

Thanks for Reading
Howard Bell
www.yourpropertypath.com
A web site of over 450 articles related to real estate focused primarily on property management.

Your Property PathSF
A blog for San Francisco owners and managers of real property

You can add this page to your favorite Social Bookmark site:

This Weeks Mortgage Rates

2008-05-01T18:25:40Z

In spite of the Fed's recent decrease to 2% Fed Funds, rates have responded by going higher. This has to do with increasing inflation, due to rising commodities costs.

Point is that the Fed has little control over the mortgage rate as long as the rate indexes are based on longer term rates. I do believe this will end when the government realizes it will have to be the buyer of last resort for many of these loans. The only other alternative is to let prices find there own bottom, but that is very risky too.

30-year fixed-rate mortgage: Averaged 6.06 percent, up from last week when it averaged 6.03 percent. Last year at this time, the 30-year FRM averaged 6.16 percent.

15-year fixed-rate mortgage: Averaged 5.59 percent with an average 0.5 point, down from last week when it averaged 5.62 percent. A year ago at this time, the 15-year FRM averaged 5.87 percent.

Five-year Treasury: Adjustable-rate mortgages (ARMs) averaged 5.73 percent this week, up from last week when it averaged 5.68 percent. A year ago, the 5-year ARM averaged 5.87 percent.

One-year Treasury-indexed ARMs averaged 5.29 percent this week with an average 0.6 point, unchanged from last week. At this time last year, the 1-year ARM averaged 5.42 percent.

Thanks for Reading
Howard Bell
www.yourpropertypath.com
A web site of over 450 articles related to real estate focused primarily on property management.

Your Property PathSF
A blog for San Francisco owners and managers of real property

San Francisco Upper Market Development is Finalized

2008-04-12T14:21:41Z

More Details About the Market Octavia Development

On April 8th, the legislation required to implement the Market Octavia Plan was approved by the San Francisco Board of Supervisors, needing only an additional reading on April 15th and the Mayors sig. Its a done deal, 8 years of negotiation to get this one off the ground.

What Neighborhoods are Impacted

The new Octavia Boulevard area
Hayes Valley
The Castro
Duboce Triangle
Parts of the Civic Center.

Whats the Plan

6,000 units of new housing concentrated along Octavia Boulevard and the Market/Van Ness intersection.
$85 million in funding for infrastructure including new open space, streetscape improvements and transportation improvements.
1,500 additional affordable units and $50 million in new funding sources.
Preservation of neighborhood character
900 units of housing and affordable housing along the former Central Freeway right of way.

Thanks for Reading
Howard Bell
www.yourpropertypath.com
A real estate web site with more than 450 articles, for owners and managers of property focused primarily on property management
Your Property PathSF
Trade talk for owners and managers of San Francisco real estate

Home Values Decline: Get a Property Tax Break

2008-04-06T12:27:08Z

If you have bought recently and now find your home is worth less than you paid, you should consider reducing your property tax. It's real money you can put back in your pocket.

How Does it Work

The Assessor/Recorder (415) 554-5596) will assess your property. Generally, the assessed value is the cash or market value at the time of purchase. This value increases not more than 2% per year until the property is sold or any new construction is completed. Then it is be reassessed.

If Your Property Has Declined in Value Since You Bought it.

If you disagree with the assessed value of your property contact the Office of the Assessor/Recorder at (415) 554-5596. They can provide you with information on how the value was established.
** If you still disagree contact the Assessment Appeals Board to appeal your property tax assessment.

Pay Your Taxes Even if You Disagree and Will Appeal

Pay your property tax in full by the appropriate deadlines; otherwise, you will incur penalties while the case is on appeal. If your appeal is granted, a refund will be issued to you.

Appeal applications

Under State law, if the market value of your property (recent comparable sales) as of January 1 falls below the assessed or taxable value as shown on your tax bill, the Assessor's Office is required to lower the assessment. This type of property tax relief generally applies to recently purchased property. Assessment appeals maybe filed from July 2 to September 15 and information about the appeal process can be obtained by contacting the Assessment Appeals Board.

Real Money

The declining market value of your home is only a paper loss until you sell. If yyou plan to stay in your home for ten of fifteen years you can put a significant chunk of change back in youyr pocket while you wait out better times.

Thanks for Reading
Howard Bell
www.yourpropertypath.com
A 450 article real estate web site primarily focused on property management.

Your Property PathSF

Your source for property management tips, policies and market trends in our city. Trade talk for owners and managers of San Francisco real estate

Home Values Decline: Get a Property Tax Break

2008-04-06T12:22:49Z

If you have bought recently and now find your home is worth less than you paid, you should consider reducing your property tax. It's real money you can put back in your pocket.

How Does it Work

If Your Property Has Declined in Value Since You Bought it.

Pay Your Taxes Even if You Disagree and Will Appeal

Pay your property tax in full by the appropriate deadlines; otherwise, you will incur penalties while the case is on appeal. If your appeal is granted, a refund will be issued to you.

Appeal applications

Real Money

Prop 98 Eliminates Rent control

2008-03-29T17:14:32Z

The Public Policy Institute of California did a survey on March 26 of this year to see how Californians feel about the what would effectively eliminate rent control. This would seriously impact the cost of renting in San Francisco. Two of the initiatives in the California primary this June 3rd, Prop 98 and Prop 99 are about eminent domain.

Wikipedia: Eminent domain. The inherent power of the state to seize a citizens private property, expropriate property, or rights in property, without the owner's consent. The property is taken either for government use or by delegation to third parties who will devote it to "public use" or in some cases, economic development. The most common uses of property taken by eminent domain are public utilities, highways and railroads. Some states require that the government body offer to purchase the property before resorting to the use of eminent domain.

The PPIC Survey:

71 percent of likely voters believe this power needs major (38%) or minor (33%) changes, but they are much more in favor of Proposition 99 to do that job. One reason may be that besides blocking state and local government from taking private property to transfer it to another private party, Proposition 98 also prohibits rent control.

53 percent of likely voters believe that rent control is a good thing (39 percent think it’s bad). Proposition 98’s rent control limit may help explain why only 37 percent of likely voters would give it a yes vote (41 percent would vote no). In contrast, at least half of likely voters (53%) would vote yes on Proposition 99, which confines itself to barring government from taking an owner-occupied home to transfer the property to another private party. Republicans (45%) are more likely than Democrats (29%) and independents (36%) to favor Proposition 98, but they are also even more likely to support Proposition 99 (Republicans, 58%; Democrats and independents, 50% each).

Should We Eliminate Rent Control

We understand that the burden of of rent control is placed on the investor when it should be the task of society, not the individual, to assure reasonably affordable housing for all. If rent control is eliminated then the burden would pass to the government. In the case of San Francisco that would mean the transfer of the cost to city agencies which are clearly unable to bear the cost. The resulting chaos that would arise from people getting 30 or 60 days to leave their rental with no affordable alternative is impossible for the city or state to bear.

Until there is a safety net in place that can shift the burden without harm then Im in favor of rent control. We should be looking to create a safety net that protects our housing needs before we uproot the only system in place that keeps a roof over many of us.

A better approach would be to find ways to better equalize the problem that doesnt harm some of our most vulnerable citizens, rather than just pull out all the plugs.

Thanks for Reading
Howard
www.yourproperypath.com
A web site of 450 article primarily focused on property management and always free.

Your Property PathSF

A blog about San Francisco focused on trade talk for property owners and managers

California Association of Realtors: Market Report

2008-03-26T17:40:47Z

Homes Prices Sinking Fast

Sales decrease 28.5 percent, median home price falls 26.2 percent in February

Home sales decreased 28.5 percent in February in California compared with the same period a year ago, while the median price of an existing home fell 26.2 percent, the CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.) reported today.

"Although sales rose for the fourth straight month in February by 9.5 percent compared to the previous month, they continue to be dragged down by the ongoing effects of both the credit/liquidity crunch and tighter underwriting standards that have reduced the pool of qualified buyers who can obtain a loan," said C.A.R. President William E. Brown.

Top Ten Cities for High Median Home Prices

Santa Barbara, $1,150,000; Redwood City, $875,000; Danville, $875,000; Encinitas, $842,500; Santa Monica, $787,000; Mountain View, $784,000; San Clemente, $770,000; San Mateo, $750,000; Sunnyvale, $741,750; San Francisco, $737,750; and Carlsbad, $675,00

Top Ten Cities With the Largest Median Price Increase

Encinitas, 25.7 percent; Santa Barbara, 23.4 percent; Walnut Creek, 21.5 percent; Redwood City, 14 percent; Carlsbad, 10.9 percent; Sunnyvale, 5.3 percent; Mountain View, 3.4 percent; Rancho Mirage, 2.6 percent; Santa Monica, 1.5 percent; Los Angeles, 1.5 percent; and Santa Clarita, 0.9 percent.

This situation will have to continue to correct until price comes into line with income and the lenders reach a point where the risks in their portfolios start to look reasonable again. The only ways to do this is for the lenders to assume part of the problem by renegotiating their loans so that people can stay in their homes and keep supply off the markets. Now, they are foreclosing and undercutting agents listing prices by 20%.
The only other option besides continuing to shoot oneself in the foot is for the Govt via Fannie Mae and Freddie Mac to buy these debts and be the lender of last resort.

I know the pure capitalists among us will howl, but we did just socialize the Bear Sterns investment collapse and we are making moiney cheapo to banks through "auctions"......maybe the average citizen should also see a little help.

Thanks for Reading
Howard Bell
www.yourpropertypath.com
A web site of over 450 articles related to real estate focused primarily on property management.

Your Property PathSF

A real estate blog for San Fracisco

San Francisco Property Owners: A Calendar of Important Events

2008-03-25T12:20:03Z

Straight from the sfgov web site are the most important dates for property owners in San Francisco. Bookmark this page for reference.

January 1	Lien date – taxes for the next fiscal year attach as a lien on the property. The assessment of property applies as of 12:01 a.m. on the first day of January of each year.
February 15	Deadline to file a claim for most exemptions.
April 1	Deadline for filing Business Personal Property and Vessel Property Statements.
April 10	Property tax due - last day to pay second installment of secured property taxes without penalty.
July 1	Close of assessment roll. Assessor delivers the property tax roll to the Controller.
July 2 through September 15	Period to file an assessment appeal application with the Assessment Appeals Board (for assessments dated January 1 – July 1).
August 31	Property tax due - last day to pay business personal property taxes before penalties are added.
December 10	Property tax due - last day to pay first installment of secured property taxes without penalty.
Variable	Appeals of Supplemental Assessment Notices must be filed with the Assessment Appeals Board within 60 days of the notice date. Exemptions claims for Supplemental Assessments must be filed with the Assessor-Recorder within 30 days of the notice.

Thanks for Reading

Howard

www.yourpropertypath.com

A 450 page real estate resource focused primarily on property management.

Your Property PathSF

A blog for San FRancisco, trade talk and more for owners and managers

How to Spot a Rogue Moving Company

2008-03-23T14:01:43Z

Scam Protection

San Francisco has a lot of people moving in to the area to fill high tech jobs from Palo Alto to media gulch in SOMA. We have heard some horror stories not only regarding the rents people have to pay, but also Moving company scams.

Rogue movers typically work like this:

Without ever visiting your home or seeing the goods you want moved, they give a low-ball estimate over the phone or Internet. Once your goods are on their truck, they demand more money before they'll deliver or unload them. They hold your goods hostage and force you to pay more, sometimes much more than you thought you had agreed to. If you refuse to pay then they will refuse to deliver your household belongings.

Your best defense is to recognize a rogue mover before they have your goods.

Red Flags

The mover doesn't offer or agree to an on-site inspection of your household goods and gives an estimate over the phone or Internet sight - sight unseen. These estimates often sound too good-to-be-true. They usually are.
The moving company demands cash or a large deposit before the move.
The company's Web site has no local address and no information about licensing or insurance.
The mover claims all goods are covered by their insurance.
When you call the mover, the telephone is answered with a generic "Movers" or "Moving Company," rather than the company's name.
Offices and warehouse are in poor condition or nonexistent.
On moving day, a rental truck arrives rather than a company-owned and marked fleet truck.

Use these sources and check out your mover before you sign anything;

1. Better Business Bureau's Web site
2. Another good resource is the Federal Motor Carriers Safety Administration.
3. www.movingscam.com , a user-generated site that maintains a "blacklist" of alleged scam moving companies.
4. File a complaint with the Government.

Thanks for Reading
Howard
www.yourpropertypath.com

This is a450 article web site on everything real estate with a property management focus for owners and managers of real estate. A genuine resource for owners and managers

Your Property PathSF

A blog for San Francisco: trade talk and management tips and new legislation updates

Property Management Tip: Security Deposit Interest Rate is 5.2%

2008-03-22T16:22:35Z

San Francisco Security Deposit Interest Rate

The rate for security deposit interest remains @ 5.2%. The new rate is effective March 1, 2008, through February 28, 2009.

*Special thanks to badarama for the best piggy bank ever

Thanks for Reading

Howard
www.yourpropertypath.com
A 450 article website focused on property management

Your Property PathSF
* Your Property PathSF is a blog I recently launched. it will cover property management tips, code and rent board rules and generally anything that will help an owner or manager of San Francisco property

Mortgage Rates Up Again

2008-03-16T18:31:03Z

This is the most recent Freddie Mac report on mortgage rates. The Fed just cannot get these rates down, putting pressure on real estate sales and ownership. Following are the rates as of March 13, 2008

30-year fixed-rate mortgage: Averaged 6.13 percent up an average 0.5 point for the week ending March 13, 2008. Last year at this time, the 30-year FRM averaged 6.14 percent.

15-year fixed-rate mortgage: Averaged 5.60 percent up a 0.5 point from last week when it averaged 5.47 percent. A year ago at this time, the 15-year FRM averaged 5.88 percent.

Five-year Treasury-indexed ARMs: Averaged 5.58 percent this week, up 0.6 point from last week when it averaged 5.34 percent. A year ago, the 5-year ARM averaged 5.90 percent.

One-year Treasury-indexed ARMs: Averaged 5.14 percent this week up 0.7 point from last week when it was 4.94 percent. At this time last year, the 1-year ARM averaged 5.42 percent.

Thanks for Reading

Howard

www.yourpropertypath.com

Your Property PathSF

* Your Property PathSF is a blog I recently launched. it will cover property management tips, code and rent board rules and generally anything that will help an owner or manager of San Francisco property

Market Factors That Support Home Values

2008-03-15T18:26:58Z

If you are looking to buy a home now you need to be more particular than ever before. Real estate prices are still in decline and these up down cycles can typically last ten years or more. To protect yourself against ill winds there are some things that should look for when buying in difficult markets.

Factors that Stabilize price

1. Good Schools: Homes near better schools will sustain value. There is a greater demand by home buyers to be near well rated schools.

2. Supply Demand: If you can choose an area close to the city center, where new development is limited that is a plus. Be on the lookout for areas that will be offering large developments. You might want to check in with the local planning commission to see whats on the drawing board.

3. City or Suburb: Out lying areas are having more difficulty selling and maintaining value. Consider the cost of travel in gas and time. people are returning to cities.

4. Foreclosures: keep away from areas with a lot of foreclosure signs. they will pull down the price as banks low ball prices to offload inventory.

5. Micro Location: be much more particular in difficult markets. Choose your street carefully. Look for the sunny side and to be away from traffic or busy shopping areas. In good times people will pay higher prices for poor locations, but will not be so ready to do that now.

6. Job Market: Prices are sustainable when people believe they will have the ability to pay. Check the local papers or crags list to see if the job market is healthy in your area.

7. Willing Sellers: Now that the cost of money is still rising and lenders standards are tightening, a seller willing to carry becomes very important. often, the terms are more favorable.

Real estate cycles tend to be long and in weak markets it pays to have as much working for you as possible.

San Francisco is still an exception

We have strong job growth, thanks to the Bio Tech industry and to tech in general. The reverse commutes that Ebay, Genentech, Apple and Google have placed strong demand on housing in a city that has limited supply of housing and land to expand on. Our height limitations arent helping either. The result is high rents that are providing bigger cash flows and higher property values.

Although the foreclosure rate is at 102% higher than last year, we are still looking at a small number, only 257 homes. Still one wonders how this market can escape a long term downturn. Its almost a perfect storm for declining prices.

Thanks for Reading
Howard bell
www.yourpropertypath.com

Multi Family Housing; A Healthy Sector

2008-03-08T17:40:13Z

The National Multi Housing Council recently issued a press release on the health of the residential markets.

Our residential markets have a lot going for them these days and are a light in a gloomy marketplace. When people wont or cant buy, they rent. The demand for rental units has risen dramatically and even rent controlled markets are seeing good returns on their investment. As rent controlled units come back on the market they are able to go to market rates. Some units are able to double or quadruple their rent flow, if a unit has been occupied for many years.

More than 2 million homeowners have lost their homes and this has contributed to the demand for rental units. Add to that the strong immigrant population and you have solid demand.
Unlike new home construction, residential development has not kept up with demand. This favorable supply demand has helped boost rent rates.

According to the NMHC report, nationwide returns to privately held apartments in the first nine months achieving an annualized rate of 12.6%. That’s a drop from the 2006 level of 14.6%, and down significantly from 21.2% returns in 2005.

Here in San Francisco, which is a peninsula with height limitations and a great deal of restrictions designed to preserve the beauty of our neighborhoods we have run into a housing crises. Our tech industry and our startup and media gulch has brought a great deal of highly paid employees into the city. Techies from Boston to Berlin have arrived with new jobs from Genentech to Google, Apple and Ebay, soaking up much of the available housing and boosting rents to new heights. The part of the city that has seen great growth in the cost of housing is that area nearest to 101. A straight shot to Silicon Valley and easy to Caltrans has made areas like Noe valley, The Mission and Bernal very desirable. Add to that the new Darth Vader like buses that have been creating a reverse commute for many of the best known Silicon valley tech firms and the Bio-tech firms in South San Francisco.

We actually cant absorb all of this and its making San Francisco a very expensive city. Of course, all of this will change if we are in a recession and the hiring pattern slows. That might help save the character of city as we have known it. Our love of odd balls and off center individuals has kept that Barbary coast atmosphere alive and

Thanks for Reading
Howard bell
www.yourpropertypath.com

Hiring the Contractor and Avoiding False Prophets

2008-02-27T15:22:10Z

The Interview Here are some questions to ask. How long have you been in business? Look for a well-established company and check it out with consumer protection officials. They can tell you if there are unresolved consumer complaints on file. One caveat: A zero complaints record against a particular contractor may be that problems exist, but have not yet been reported, or that the contractor is doing business under several different names or perhaps very little business is done. Why you need references.

Tips to Avoid Being Scammed

from the CLSB web site

Watch out for door-to-door solicitations—especially when they want to start
work immediately;
Be aware that your contractor must notify you of your right to cancel within three days of signing a contract;
Check for a current license at the clsb web site
Be a good neighbor and report any suspicious home improvement activity if your neighbor is elderly or otherwise vulnerable; and Get free information from the CSLB:

“10 Tips for Making Sure Your Contractor Measures Up.”

If you or a neighbor have hired or been solicited by someone fitting the description of these traveling criminals, please contact the Contractors State License Board in Southern California at (562) 466-6017 or in Northern California at (916) 255-2924.

Thanks for Reading

Howard

www.yourpropertypath.com

San Francisco Goes Green in a Big Way

2008-02-24T17:13:28Z

San Francisco ’s Climate Action Plan has ambitious greenhouse gas reduction goals: a 20 percent reduction below 1990 levels by 2012. To meet these, each person who lives or works in San Francisco will need to cut almost 2 tons of carbon dioxide annually. The city program has set a mid-term goal of 10% by 2010.

Rather than dissect the forward of the plan which is now available on line, I wanted to tip my hat some of the organizations and business people who are on the active edge of creating a clean and healthy place to live.

1.Climate Action: The goal is to reduce carbon emission by 20% below the 1990's levels by 2012. This is a catch-all approach that will include low fuel/electric and bio fuel transportation. It will also include a pilot project to create a carbon tax and require all business to reduce carbon emission as much as possible.

a. Consider joining the Bicycle Coalition with more than 8000 members they are actively making our city more livable by promoting toxic free sustainable transportation. They do some wonderful things such as partnering with the YMCA for after school bike safety programs for middle school children. They also have a seniors program helping to create safer walkways and intersections.

b. Business Leaders: The city will need to capture the interest of the business community to adopt a carbon neutral way of doing business. Consider joining the Certified Green Building Professionals . Build It Green offers an intensive green building training program for key stakeholders including builders, architects, contractors, affordable housing advocates, real estate professionals.

In keeping with shameless plugs for those forward looking business leaders that are already on board, I had a conversation with kevin Wiley, a co-founder and President of CitiScape Property Management Group. Kevin has a designated green Team, heading by Danielle Pittman whose job it is to reduce the carbon footprint using energy conservation, recycling, waste reduction, introducing green product implementations, and encouraging awareness. CitiScape is bringing a green awareness to its HOA's as it spreads the word. I think it would be a powerful thrust for the Mayor's program if all boards and HOA's require their business contacts be green and carbon neutral.

2. Renewable & Efficient Energy: The strategies include a voter improved solar panel subsidy that will effectively cut in half the cost of solar panels for homeowners. The idea is to double solar use, create hundreds of new green jobs and to begin to develop market efficiencies to reduce cost. Two programs of some note are:

a. PG&E Rebates: The utilities have some interest in seeing lower energy usage and are offering rebates for appliances and heating systems. yourpropertypath.com has some useful articles on rebates and ways to cut your energy costs

b. San Francisco Public Utilities Commission rebates: They have two interesting programs designed to conserve water and save money. Apartment owners should pay special attention to this as water prices will double and triple in San Francisco to help you save water. They offer rebates on low flow toilets and washer and dryers.

c. They also offer a program where a water efficiency expert will come to your home or business and offer a free evaluation to help you conserve water and save money.

3. Clean Transportation: According to the 2008 SF Environmental proposal 51% of our CO2 emissions is transportation. I think the city has done a good job here. I would like to see more bicycle stalls and more electric and bio fuel buses. But, this city is a already a leader in clean air.

4. Green Building: Recent signature projects in San Francisco include Laguna Honda Hospital, which will save the City over $7 million in energy costs in the first 10 years of operation, as well as the major renovation of the California Academy of Sciences campus in Golden Gate Park. This is an amazing structure. Its the roof that i find incredible. Here is some description from Wired magazine which is really inspired. "It is a living roof: More than a lawn overhead, 1.7 million native plants insulate the roof, capture rainwater, and provide a 2.5-acre habitat for butter flies, hummingbirds, and other critters. And that nifty thatch is framed by 60,000 photo voltaic cells along the roof's perimeter."

5. Urban Forest: The city hopes to Plant and maintain 25,000 new trees in San Francisco by 2012, offsetting 2,500,000 pounds of CO2 annually. Each year, the City offers residents the Green Christmas program. There are two programs of note for friends of a tree canopy in the city.

a. Christmas Tree Planting: For $99, residents can buy a living Christmas tree for their homes. After the holidays, the City picks up and re-plants the tree in an area of the City that needed greening. This amounts to an offset of 400 pounds of CO2 annually.

b. Join Friends of the Urban forest. Each year, they help communities plant over 1,500 trees. Friends of the Urban Forest obtains permits, removes sidewalk concrete, supplies tools and materials and selects, purchases and delivers the trees. On planting day, volunteers work side-by-side with residents. After the work is done, everyone celebrates over a community lunch.

6. Zero Waste: This is our recycle program which has been city wide for many years. San Francisco is even pulling food waste for mulch out of apartment buildings (those green containers). The city has been doing a good job here and so have most San Franciscans. If you havent been recycling here are some tips on the best ways to begin:

a. Sunset Scavenger Organics program reclaims organic food waste. About 90 percent of the compost made from the food scraps from San Franciscans is applied to local vineyards. The balance goes to small farms and landscape supply yards, returning nutrients to farms. 300 tons of food scraps and yard trimming are collected each day.

7. Environmental Justice: Development of urban farms, community gardens, and schoolyard gardens to teach adults and children about the nutritional benefits of growing and eating fresh produce. The poorer districts of our city have less tree plantings and less nutritional guides in the form of schoolyard gardens. Mayor Newsom wants to place a focus on this. For example, the $99 Christmas tree program replants the Christmas trees in areas that have a lower tree population, affording these neighborhoods the same carbon reduction benefits of other neighborhoods.

** There really is an official city tree: a 100-foot Monterey Cypress, located in front of McLaren Lodge at Kennedy Drive, near Fell Street in Golden Gate Park. Special thanks to the sfgov site for the photo.

Thanks for Reading

Howard bell www.yourpropertypath.com

Prop A Passes: Great for City Parks and Revenue Neutral for Owners

2008-02-13T15:25:17Z

Our first local blog. We will be focusing on all things real estate in San Francisco....

Proposition A: A bond measure authorizing the city to borrow $185 million for construction, rebuilding and improvements to park and recreation facilities, was approved by nearly 72 percent of voters.

The bond funds will be divided into $117.4 million for 12 neighborhood parks and $33.5 million for potential projects at nine waterfront parks. The remainder will be allocated for park restrooms, athletic fields, nature trails, forestry and other park and recreation projects.

Fiscal Impact: Proponents argued the money is needed to repair or replace deteriorating facilities, and to make safety and aesthetic improvements and earthquake retrofits, and that there would be no increase in property taxes to repay the bonds.

According to the Neighborhood Parks Council, the bond will hold property taxes stable. Prop. A bonds are only to be sold as old bonds are repaid, thus “keeping the property tax impact from general obligation bonds approximately the same over time,” via the City Controller.

Following is a list of parks to receive substantial repair based on need for repair, density of use and needed earthquake upgrades.

Chinese Recreation Center
Mission Playground
Palega Playground
Cayuga Playground
McCoppin Square
Sunset Playground
Fulton Playground, Mission Dolores Park
Cabrillo Playground, Glen Canyon Park
Lafayette Park
Kimbell Playground.

Thanks for Reading
Howard bell
www.yourpropertypath.com

Your Property Path/SF Blog