Oakland Calif -12 month lease or Month to month?

[Lois S.]

With all the restrictions now on rentals in Oakland, CA - the only advantage to a year lease vs. MTM would appear to be that the LL can evict if a tenant refuses to sign a new lease that is identical to your old one (when the old one expires.)   For now, even with rent control, rent could be raised when unit is vacated & re-rented.

I prefer year leases that don't expire during the winter (harder time to rent).

I have a unit rented to a couple of unrelated 30-something roommates who are asking to go MTM. So far they're OK tenants & I'm sensing they're not planning to move soon, but - life happens...

Any Oakland LLs out there care to discuss what they'd do - -- or Oakland landlording tips in general?