Bornstein & Bornstein SF Legal Investment Seminar_2015.05.06

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507 POLK ST. SUITE 410, SAN FRANCISCO 94102 Office in Oakland on 482 W. MacArthur Blvd.

(415) 409-7611 [email protected]

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SAN FRANCISCO REAL ESTATE INVESTMENT LEGAL SEMINAR

Presented by Daniel Bornstein, Esq.

The Law Offices of Bornstein & Bornstein

Founding Partner - Bay Property Group

MAY 6, 2015






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TONIGHT’S EVENT SPONSORS Meet Your Hosts

✓ Top East Bay Brokerage ✓ Multifamily Property Expertise ✓ Award-Winning Property Management ✓ Serving the entire SF Bay Area ✓ Offices in SF, Oakland, S. Bay

✓ Leading Real Estate Law Firm ✓ SF Landlord-Tenant Disputes ✓ Supporting Owners Since ’93 ✓ Expert SF Bay Area Litigators ✓ Offices in SF & Oakland






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SEMINAR AGENDA Tonight’s Overview

๏ SF Rent Control Overview

๏ New Rules / Regulations / Disclosures

๏ Owner Move-In Terminations / RMI

๏ San Francisco Protected Tenants

๏ Termination of Tenancy Process

๏ Tenant Buy-Out Agreements

๏ Q&A Session w/ Daniel Bornstein, Esq.

Welcome to San Francisco!

Get ready…






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When was the property built?

RENT CONTROL REVIEW Review Our Sheet

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OMI / RMI & RELOCATION PAYMENTS Review Sheets

Daniel Marc Bornstein Jonathan Herschel Bornstein

Kathryn Quetel Daniel Cheung

SAN FRANCISCO: 507 Polk Street, Suite 410 San Francisco, CA 94102 P: 415-409-7611 F: 415-409-9345 OAKLAND: 298 Grand Avenue, Suite 100 Oakland, CA 94610 P: 510-836-0110 F: 510-836-0660

www.bornsteinandbornstein.com

INFORMATION REQUIRED FOR PREPARATION OF OWNER MOVE-IN

NOTICE OF TERMINATION A. Single Family Home or Multi-unit Property?

(Single family home with legal/illegal in-law is classified as a multi-unit property.) B. Tenant in Possession for 12 or More Months or Less than 12 Months C. WRITTEN DOCUMENTATION:

1. Lease Agreement; 2. Tenant Estoppel Certificate/Tenant Questionnaire; and 3. Recorded grant deed.

D. TENANT INFORMATION:

1. Names of occupants (whether or not named on lease); 2. Length of each occupant’s tenancy (determines whether relocation

expenses are required); 3. Current monthly rent; and 4. Are there any minor child residing in the rental unit?

E. OWNER INFORMATION:

1. Names of persons moving into property, including minor children; 2. List of all property owned in whole or in part by each owner/person

moving in anywhere in the world; 3. Current address(es) of owners/persons moving in; 4. Written consent to evict by all owners not moving into the property; 5. Is any property owned in whole or in part by any record owner

vacant or soon to become vacant? 6. Has a prior owner move-in eviction ever taken place at the premises?

Owner Move-Ins &

Relative Move-Ins

City and County of San Francisco Residential Rent Stabilization and Arbitration Board

579 Relocation Payments-37.9C 1/21/15 25 Van Ness Avenue #320 www.sfrb.org Phone 415.252.4602 San Francisco, CA 94102-6033 FAX 415.252.4699

Relocation Payments for Evictions based on Owner/Relative Move-in OR Demolition/Permanent Removal of Unit from Housing Use OR Temporary Capital Improvement Work OR Substantial Rehabilitation*

PLUS

Date of Service of Notice of Termination of Tenancy

("Eviction Notice")

Relocation Amount Due Per Tenant

Maximum Relocation Amount Due Per Unit

Additional Amount Due for Each Elderly (60 years or

older) or Disabled Tenant or Household with Minor

Child(ren) 3/01/14 – 2/28/15 $5,261.00 $15,783.00 $3,508.00

3/01/15 – 2/29/16 $5,551.00 $16,653.00 $3,701.00

*See Ordinance Section 37.9C for additional relocation requirements for evictions under 37.9(a)(8) (owner/relative move-in), 37.9(a)(10) (demolition/permanent removal from housing use), 37.9(a)(11) (temporary eviction for capital improvement work) and 37.9(a)(12) (substantial rehabilitation). [However, effective 1/1/13, the amount of relocation payments for temporary capital improvement evictions under 37.9(a)(11) for less than 20 days is governed by California Civil Code Section 1947.9 and not by Rent Ordinance Section 37.9C.]

Pagos de traslado por desalojo debidos a mudanza del propietario/pariente O por demolición/eliminación definitiva del uso de la unidad como vivienda O trabajos temporales de mejora de capital O rehabilitación substancial*

ADICIONAL

Fecha del servicio de entrega del aviso de desalojo

Monto de traslado correspondiente por

inquilino

Monto de traslado máximo correspondiente por unidad

Monto adicional correspondiente por cada

persona mayor de edad (60 años o más) o inquilino

discapacitado o familia con niños menores

3/01/14 – 2/28/15 $5,261.00 $15,783.00 $3,508.00 3/01/15 – 2/29/16 $5,551.00 $16,653.00 $3,701.00

*Ver la Sección 37.9C de la Ordenanza para requisitos adicionales de traslado por desalojo según 37.9(a (8) (mudanza del dueño/pariente), 37.9(a)(10) (demolición/eliminación definitiva del uso de la unidad como vivienda), 37.9(a)(11) (trabajos temporarios de mejora de capital) y 37.9(a)(12) (rehabilitación substancial). [Sin embargo, efectivo 1/1/13, la cantidad del pago de traslado para los desalojos temporales de mejora de capital bajo la Sección 37.9(a)(11) por menos de 20 días esta gobernado por la Sección del Código Civil de California 1947.9 y no por la Sección 37.9C de la Ordenanza.]

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QT 3/01/14 – 2/28/15 $5,261.00 $15,783.00 $3,508.00

3/01/15 – 2/29/16 $5,551.00 $16,653.00 $3,701.00

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WHO ARE PROTECTED TENANTS? Review Our Sheet

When was the property built?

What are SF “Just Causes”

for an Eviction?

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UNLAWFUL DETAINER ACTIONS Review Sheet

Chronology of Events in an Eviction

Process

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NOTIFICATION OF INTENT TO OFFER BUYOUT AGREEMENT

Your landlord, ___________________________________________________, (“landlord”) intends to offer you, ________________________________________________________________________________________________________________________ (“tenant”) money in exchange for your agreement to vacate the premises, located at ______________________________________________________________________, San Francisco, CA, at some time in the future.

Before the offer may be made, San Francisco Rent Stabilization Ordinance section 37.9E requires the following notification:

a. You have a right not to enter into a Buyout Agreement or Buyout Negotiations;

b. You may choose to consult with an attorney before entering into a Buyout Agreement or Buyout Negotiations;

c. You may rescind the Buyout Agreement for up to 45 days after the Buyout Agreement is fully executed;

d. You may visit the Rent Board for information about other Buyout Agreements in the your neighborhood;

e. Attached as Attachment 1 is a list of tenants’ rights organizations and their contact information;

f. Information about tenants’ rights is available at the Rent Board’s office, 25 Van Ness Avenue, Suite 320, San Francisco, CA, through its counseling telephone number, and on its website;

g. Under section 1396(e)(4) of the San Francisco Subdivision Code, a property owner may not convert a building into a condominium where: (a) a senior, disabled, or catastrophically ill tenant has vacated a unit under a buyout agreement after October 31, 2014, or (b) two or more tenants who are not senior, disabled, or catastrophically ill have vacated units under buyout agreements, if the agreements were entered into after October 31, 2014 and within ten years prior to the condominium conversion application. A “senior” is a person who is 60 years or older and has been residing in the unit for ten years or more at the time of the buyout agreement; a “disabled” tenant is a person who is disabled under the Americans with Disabilities Act (Title 42 United States Code section 12102) and has been residing in the unit for ten years or more at the time of the buyout agreement; and a “catastrophically ill” tenant is a person who is disabled under the American with Disabilities Act (Title 42 United States Code Section 12102) and who is suffering from a life threatening illness and has been residing in the unit for five years or more at the time of the buyout agreement).

h. Because the landlord is an entity, the following identifies all people within that entity who will be conducting the Buyout Negotiations, as well as the names of all people within that entity who will have decision-making authority over the terms of the Buyout Agreement: Craig Waddle, landlord’s agent, will be conducting the negotiations, and Eli M. Blatt has decision-making authority.

The landlord has provided this notification to tenant(s) on ___________________ [date].

Tenant’s Signature:

Remember the NEW 45 Day

Rescission Period!

TENANT BUY-OUT AGREEMENTS B&B Sample Doc

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LOCAL RESISTANCE

SF SHORT-TERM RENTAL REGULATION SF No. 218-14

NEW SF REGISTRATIONOWNERS RIGHTS

V. 1/15/2015 SAN FRANCISCO PLANNING DEPARTMENTPAGE 1 | SHORT TERM RESIDENTIAL RENTAL REGISTRATION

Applicant Information

Name: This is the primary contact person for guests.

Email Address: Phone:

Current Address ( including Unit # ):

Zip Code: Lot/Block: Zoning District:

Own Rent ( Please check ) Monthly payment or rent: $

How long have you been a San Francisco resident? Years: Months:

Managing Agent Information (if applicable)

Agent Name: This is the primary contact person for guests.

Agency Name:

Address: City/State: Zip Code:

Email Address: Phone:

Unit Information

How long have you resided at this address? Years: Months:

What is your maximum guest occupancy? ______ guest maximum when I am present ______ guest maximum when I am not present

Bedrooms: Is this unit rent controlled? Yes No

Rental Information

Renting individual room(s) when I am present for approximately ______ nights/year OR

Renting my entire unit for approximately ______ nights/year (maximum 90 nights) OR

Renting both my entire unit (max. 90 nights) for approximately ______ nights/year when I am not present and

renting individual rooms when I am present for approximately ______ nights/year.

How many rooms do you plan to rent to guests?

______ rooms when I am also present

______ rooms when I am not present

Please list any and all online hosting platforms on which you plan to list your unit, including personal webpages:

Sign Here Signature of applicant: Date:

If another person will be managing your bookings and/or interactions with

guests, list the agent, or representative’s information in this section.

How do you intend to rent your unit?

( Please check one )

APPLICATION SHORT-TERM RESIDENTIAL RENTAL REGISTRATION

SAN FRANCISCO PLANNING DEPARTMENT1650 MISSION STREET, SUITE 400SAN FRANCISCO, CA 94103-2479 MAIN: (415) 558-6378 SFPLANNING.ORG

NEW

PROCESS

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RECENT SF REAL ESTATE ISSUES Daily News Updates

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(415) 409-7611 & (510) 836-0110 [email protected]

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Bornstein & Bornstein SF Legal Investment Seminar_2015.05.06

Law

Transcript of Bornstein & Bornstein SF Legal Investment Seminar_2015.05.06