Another question about RUBS/sub-metering

[Connor Deneen]

Hi everyone, I am currently under contract for a 4 unit property, looking to bill back the tenants for their utilities each month via RUBS if I find the cost to install individual sub meters to be too high (In the process of getting quotes). The property is in Hanford, CA. My question is two fold; 

1) How have those if you that have switched from owner pays utilities to RUBS or Sub-meters informed the tenants of the changes and what advice would you have if you were to do it again.

2) Do you have any recommendations as to companies that you use for either(sub-metering or RUBS)? All the way from software to billing? Or do you just do the calculations yourself on Excel? Do you property managers (if you have one) just do it for you?

Note: Since California passed AB 1482 this year (rent control), one cannot simply add a flat fee to the rent to cover utility costs, to my understanding, as this would be considered part of the max increase to the rent alone. And yes, other properties nearby charge for utilities (mostly sub-metered) so my property wouldn’t be the only one around doing it.

Thank you all for your replies in advance!