All Forum Posts by: Mike Franco

how old is the home?

tenants have some unrealistic expectations if they rent an old home that isn't super insulated and airtight.

Even the electric companies and DOE recommend only setting the thermostat to 78F while at home.

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If they want cooler than that, get them a meat locker or freezer chest, and tell them to go lie in it.

yeah that makes sense. Alienable separate from other units- describes SFRs and individual apartments.

Looks like this doesn't affect lots of investors then.

All those landlords on zillow can rest easy here in LA county.

I feel more sorry that you didn't raise the rent on them. If market rent is $3800, why do you choose to stay so far from it?

College students have financial aid and mommy and daddy, and are more than willing to pay.

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I don't think this bill will affect the market much. Those landlords who never raise the rent, will continue not to raise rent, until their current tenant decides to move.

According to the bill, you are allowed to re-rent at market rates for new tenants.

One solution is to get them to sign a new fixed term lease (3,6,12, even 2 month lease terms) with no automatic renewal. 

Then at the end of term, they would be required to leave, and you can jack up rents to market rate for the new tenant.

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If I recall correctly, with a 30-60 day notice, you can even change the terms of the current m2m tenancy-at-will contract into a fixed term lease. That's another loophole not addressed.

Signing a new fixed term lease contract gives them a future move-out date, but is technically not an eviction.

You're not stuck with a below market tenant forever.

@Thalia G.  no, that won't exempt you from rent caps.

However, as stated in the bill, you can remove tenants for no-fault just causes

As long as your property is considered residential real property, the bill says you can move in and get rid of the tenant as a no-fault just cause.

However, according to section (d)(1), you will be responsible for their moving expenses, equivalent to one month's rent.

If you are way way below market, this could be a worthwhile solution.

There are so many loopholes with this bill, unsurprisingly. It's not ironclad. For example, it doesn't specify how long the owner and relatives must stay after moving in.

Without any guidelines, you could move back in for 1 week, and put it back up for rent, if no other law prohibits this.

looks pretty clear to me...

The only SFRs that are exempt are owner occupied ones, and houses newer than 15 years old.

Owner must live in the house.

that would exclude absentee owners of homes built prior to 2004-2005.

ceiling fans would probably help the situation, at the cheapest cost possible.

the movement of air will make it feel cooler than it is.

What doesn't work?

 that's probably illegal, because licenses are state specific. So a therapist in nevada is not licensed to practice or send notices across state lines into utah.

holy damn, these online factories are likely violating so many laws.

renting to smokers deters future non-smoking tenants. That smell lingers.

so you're allowing the minority ruin your chances with the majority.

What's worse is, your security deposit probably won't be enough to cover the damage.