All Forum Posts by: Carlos Lez

 it is dry and the section is not that large. We cut open the drywall and pulled out the insulation to identify the source of leak on the roof. There was no mold or wetness found. Now I just need to replace it with new sheetrock.

Any recommendations on if I should spray anything inside before putting in the new insulation battings and closing this up, in case there are any lingering spores?  Also what is your advice on what to prime the new sheetrock with to just be sure nothing else erupts later. 

I will get a air quality assessment done to be sure it is all good before the tenant moves back in.

Also are there any recommendations for licensed air quality inspectors who can certify in the SF Bay Area? Thanks for the engagement.

Anything related to mold is expressly excluded from the policy. I am only happy that we have an insurance policy. Frankly I don't expect much from it other than catastrophe coverage and to satisfy the lender. Unfortunately this is what it has become in CA. If I touch insurance for this they won't insure me in their next renewal or jack up premiums to multiple times of what I may have spent in this process. I am even hesitant to involve the renter's insurance for the same reason. They will most certainly try to subrogate the landlord insurance and we are back to square one.

I was notified yesterday that a tenant 's friend had noticed a water damage and fungus/mold patch on their bedroom ceiling when they entered their unit yesterday, 

BACKGROUND: Please note that the tenant has been out of town for over 2 months  and a friend occasionally goes to deliver their packages etc when they noted this. We have had pockets of intense rain for 3 days and then dry hot periods this winter. 

Our roof was replaced 2024 January but no leaks seen in 2024. There is a patio around the general area (not touched during the reroof) on this water damage and it could be the patio or the roof that is causing this leak. Please note that the patio has been fine all along before the re-roof so it is likely still okay but this has to be determined by opening the ceiling and then first flooding the patio to see if there are leaks, if not then it is the section of the roof. I have a few questions relating to this , that I'll be grateful if you can help me address. There are a lot of dependencies here;

The tenant wrote ;

I will return in 2 days. In the interim, could you provide me with a detailed timeline for the assessment and repairs for this issue? Additionally, could confirmation of habitability with an official mold inspection and testing of air quality be provided in accordance with California Health and Safety Code (HSC §17920.3) and Palo Alto Municipal Code 9.72?

I am concerned about the impact on my health. While testing, assessment for mold, and repairs are conducted, will there be assistance in relocation? I would like to stay in comparable housing in the interim.

I need help with the following;

1) When they say 'comparable housing', am I obligated to provide a 1 bedroom apartment or a hotel room would suffice?

2) The black patches are only on the bedroom ceiling. Could I block off the bedroom for 4-5 days while the work gets done and offer them to stay in the living room on their mattress or sofa bed for a reduced rent.

3) Could I offer to let them to find their own place for the few days and refund them per diem for the days they have to live elsewhere. Please note we are not asking them to move anything out of the apartment.

4) They have renters insurance. Should their insurance pay for hosting them but how can we ensure that their insurance company does not subrogate the landlords policy (their lease clearly states that).

Patricia,

Thank you for a detailed and a very helpful response. 

thank you for your very helpful responses. To the point if the medical reason I agree it is likely a mental health kind of thing. Which may not be good news as it may constitute a disability in a broader sense? Is a mental health condition considered a disability?

 My interpretation of the CA law is that unless the medical condition constitutes a disability there is no obligation on the part of the landlord to let them out of the lease. It is a different matter that the better route is to  amicably negotiate out of the lease. If CA landlords can share their thoughts and direct experiences, I’d be grateful. This person has 8 months remaining on their lease. Thanks 

I rent to students around a university. It is mid year and this tenants mom (co-signer) wrote the following note;

I am writing to formally request the early termination of my child's lease at location in San Jose due to a medical illness that renders him unable to continue attending college. He will be taking a leave of absence for the  year.

Given the unforeseen nature of his health condition we would appreciate your assistance and consideration in addressing this situation. We are willing to provide additional documentation to support our request and discuss any potential steps to ensure a smooth and fair process for all parties involved.

Thank you for your attention to this matter. We appreciate your support and understanding during this challenging time.

A medical note attached simply says "1 year leave from school for medical reasons"

Please advise on what is the best recourse in handling a situation like this? It may not be easy to rent at this time of the year.

There is no lock because the laundry machines are in the basement. It has a boxed entrance typical of old buildings with a latch on it. I can put a combination lock on it but wonder if that will satisfy his requirements?

he has also asked for each electrical panel to be labeled and also gas meters to be labeled. Where can I find the labels for gas meters that are resistant to the elements?

Hello colleagues,

The fire Marshall recently conducted a review of an 8 unit, 3 storied old building in Palo Alto, CA  that I manage.

He has specifically called out for several corrections. In particular I am seeking help for the following;

1) "Provide an evacuation plan (shall include Site address, floor plan//site map, escape route(s), meeting place
outside the home, emergency number 9-1-1). "

Could someone point me to some templates etc that I can use to sketch this and put up. Any details on the typical specification of these and where to put them up would be very helpful.

2) We have tank water heaters serving the units located in the basement of the building. He has asked;

"Provide protection around water heater or furnace to prevent children from making contact with these
appliances."

I am stumped on this one as to what devices etc would I have to meet this requirement/? Photo attached.

Thank you in advance for any help with this.