All Forum Posts by: Kevin Breslin

They kind of implied that remodel was a path but the permits $$$$ would be way higher as I understand them. It's like $20 yearly for business plus reapplying for the exemption yearly. So what stste law allows them to charge the fee, is there any way to use state law to change city policy?

I understand that the Inglewood's registry is not state wide. But I understood that there is California Code that enables and limits what laws cities and counties can enact and enforce. I don't have time to go to the law library or access to the legal data bases that have more detail than my searches have resulted. Most results are geared to tenants not owners.

I hope someone can direct me to the specific code that limits cities from keeping a unit Available for Rent indefinitely. Inglewood's rental protection is making me submit drivers license, bills and tax license for a unit that at this time I have no incentive to rent when someone can get away with not paying the rent for months. If I don't pay the small tax, I'll get fined an exorbitant amount. I would like to get them off my back until I decide to rent or end up selling the property.

The code I have been quoted says 
"Whenever any person, whether as the owner or agent for the owner,
rents, leases or has available for rent or lease, one or more residential
units, such person shall be deemed to be in the residential rental
business." I've asked if there for clarification or further rules for "avilable for rent" but the city employees say that is the only rule.

I was looking for help with LA county and CA state law if anyone had a direction to research.

I bought a duplex in 2014, no rent control. 2019 Rent control imposed. Covid. Tenant didn't pay for more than 2 years before I was lucky to get an eviction.

Now I have to register every year with the "housing protection department" because my unit is "available for rent". Even thought it needs extensive repair due to damage from the tenant and since I live in the front unit, I don't think I can deal with a renter living free, getting uber eats delivery and working without paying rent.

Inglewood city says they do not have a method for removing the unit from "available for rent". Is there any state law that I can use? The whole rent control law comes from state wide rent control laws 1946.2.

I did find verbiage but from another jurisdiction
"Unavailable for
rent means a unit whose owner has filed with the code official a
statement signed under penalty of perjury that such unit is
not offered or available for rent as a rental unit and that prior to
offering or making the unit available as a rental unit, the owner will
apply for a Residential Rental Business License and comply with any
applicable administrative regulations adopted pursuant
to this chapter...."

But Inglewood revenue people says there is no way.

Thanks

Tenant with 3 cars and two parking spaces in agreement. Tenant has two large cars in a garage with a 15 ft wide door and now a new one is usually parked in the drive way. I would like to stripe the garage to mark two spaces as it is being used and hire a towing service to keep the drive way clear.

Can a garage with a 15' wide door be marked with two spaces? It is 19' wide inside.

Thanks Mike
The way I think about insurance is that when the value is high enough they will fight to defend a claim where if the value of the policy is low enough they will just pay out leaving the policy holder hanging for any additional claim. If the policy is big enough I think that if there is a case that they should pay a lawyer can go after the insurer.

I never thought of the umbrella as a alternative to an LLC. I can see how that would work. There is some cost and restrictions to LLC ownership and the umbrella is cut and dried x = n$ protection.

Does the LLC make an umbrella unnecessary? I would think not.

Thanks Nathan,

I never thought of holding the money after trying to contact and giving them notice that it was received but not accepted. I can see where a well document attempt and notice of rejection would work. We can't all have staff waiting to reject payment.

In California if after 3 day notice a tenant makes a partial payment by money order in my mail box can I return the money order without re-issuing a 3 day notice?

What is the best way to return the money order? Registered mail? Place it in their mail box? This hasn't happened yet but what if they become scarce and I can't just hand it back?

Can I require that they pay me directly at my house between 4:30 and 7:00 or some other limited hours since I'm not home during the day? Then I can reject the payment immediately.

Tenant paid for the parts to fix the machines. They are now locking the door.