Tenants are great. Their guests are Not.

[Andy Li]

Our 2 co-tenants are great. They pay rent on time (despite pandemic). They clean up after themselves. They remove weeds. They are peaceful and mostly quiet. But, smoke a little.

But, their guests overstay, smoke profusely and litter.

Guests are tenant's father, mother and their 2 dogs.

Rental agreement allows guests a max 2 week stay every 6 months. They stay 2 months every 4-6 months.

Guests abuse guest policy and cause trouble.

ie cigarette butts everywhere, other litter like soda cans & packing materials, trash can overflows.

Their initial visit with 1 dog has grown to subsequent visits with 2 dogs. 

Dogs that bark and run indoors with heavy wear and tear.

Guest is heavy smoker and tenant is light smoker despite application saying tenants are NON-smoking.

Their smoke gets into open doors and windows and adjacent unit occupants breathes second hand smoke.

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ACTION

I've spoken a few times with tenants about guest overstay, dumping, smoking but they still overstay, dump and smoke.

Tenants say guests are family and have a hard time complying with overstay and cigarette dumping.

Tenants don't want their guests to become tenants and formally apply, credit check with increased rent and security deposit.

Like a hotel, can I require mandatory check-in and check-out to enforce the 14 day max stay?

Can I require credit card pre-authorization?

And bill $50 per day for guest overstay?

And bill $25 per no-smoking violation?

Can I increase security deposit (up to max 2 months rent) for the extended wear and tear from their guests and 2 dogs?

Can I charge credit card for overstay in addition to the $1950 for rent?

There's no rent control but California Tenant Protection Act of 2019 caps rent increases.

What if guests bring 3, 4 or more dogs. Can I limit dogs to 2?

Even for Emotional Support dogs?

Thanks in advance!