All Forum Posts by: Hien T Pham

Help me guys. 

I am manager of a small Apartment complex.

One guy,  gangster, in and out of prison, has left his wife to go to stay with his mother, who is one of my tenants. 

He uses the garage to hang out. Throwing trash, bottles, occupying my parking space. 

He beat me up once in the laundry room. I came out ok. Basically, we go back and forth about leaving the laundry room door open while using it. But he was high, he jumped out the window, came back to the front door, and pushed me inside, shut the door, locked it, turned off the lights, and stared punching. Weak punches. I blocked most of it. His mother was so embarrassed. She is now going to the court to kick him out. 

He uses the garage and the laundry room to hang out. And I believe he sleeps in the car, occupying my space . 

I didn't report the incident. 

but now we found some human poops in the garbage can in the laundry room. 

How to kick him out faster?

I regretted not reporting to the police that night.

 When I was able to open the door he was saying like "please don't beat me up" like he was a victim, in front of everyone who heard my screaming and and rushed to to the front door. 

Can I shut off the electricity in all the garages?

he is not on the lease. His mother told him to leave but he would not, and so she is going through this with the court, she said.

Hello everyone,

I managed a small apartment complex in California. 

Tenant set fire to a 1-bedroom apartment. He is now in custody for arson charge.

The fire was started in the bedroom which was most damaged. Drywall around an outlet was punched through and some holes in the ceiling was punched through. 

Smoke damages: Bedroom throughout. Some in the hallway, and restroom, living room. 

City inspector came down and wrote a notice saying there are no structural damage and that no permit is required, and that the city will consider restoration work as repair work. The inspector said the electrical outlet needs to be replaced and maybe the wiring around it. He said that we had to do that part first and let him inspect it first then cover with new drywall. 

OK. So Insurance company sent a claim adjuster to look at the apartment. He said the following: Bedroom:all walls will be gutted out and replaced.  The little hallway in front of the bedroom will be gutted out, all walls replaced. The restroom will only be cleaned and repainted , the vanity and sink with be replaced.  Bathtub will be cleaned. Smoke damages in the living room and kitchen will be cleaned . The floor tiles will be cleaned throughout and regrouted and sealed.

Then came these public adjusters who came and looked at the apartment and said they can get at least $40000 for us. But it seems like most of the money go to the contractors. They said the following: all the walls has to be gutted out and replaced with new insulation. Bedroom, kitchen, living. Floor tiles must be replaced throughout. One of the tiles broke so, due the continuation, the whole floors must be redone with tiles throughout bedroom, living room and kitchen. Restroom walls must also replaced and the bathtub must be replaced. Fridge, stove and AC must be replaced. Wall heater must be replaced. The kitchen cabinet must be replaced. The smoke came out of the back window onto the back wall of the apartment complex, so the whole back wall that covers another two adjacent apartment must be painted.

They said something about code upgrade that requires to replace the circuit panels of three apartments and that job alone is $40,000. Together it'll be $80000. But it must take time. It could be up to 6 months. 

The landlord, upon hearing all these numbers she got scared and she said that she would just hire a contractor/ handyman to write up an estimate and submit that estimate to the insurance company. Her husband think that the public adjusters are scammers. Also, the landlady think that if we claim so much money the premium will be doubled or trippled afterwards.

Riight now we are waiting for that estimate from the contractor  to submit to the insurance company.

 This is all new to us. I would like to know what is the best path to follow at this time ? Should we hire one of those P/A to represent us ? Or are they just scammers ? Should we hire a licensed contractor or an handyman will do? 

Please advise. Thanks. 

Last night I called the police. An officer came, He could have just open the garage because it was unlocked. But he couldn't because "what if the tenant allows that". So we were chatting right outside, I explained the situation. He said to report to section 8, because if then man has a jail record, he cannot enter the tenant's unit. The he saw lights coming out from the garage so he asked me to go inside the car and stood close to the garage door with his hand on the gun, waiting. Then he flashed his flashlight. But nobody came out. So he left. The man inside came out 10 minutes after and ran out on a bicycle. 

I will take Marcia's cue and tried to find out about this man's background. If I can find out who his parole officer is, that would be a good move. 

Thanks Lynette. So you say i don't have to give them 30 notice beforehand ?

I am sitting in a car right now, it's midnight, one of those guys gave just entered the garage, and then closed the garage door. I think he is going to sleep in there. Should I call the police ?

I also have talked to Fair Housing foundation, and they said normally, I should serve a 90 day notice. If I need to serve a 30 day notice, the lease must have specifically spelled out. Not sure about this. Anyone wants to chime in on this ? All I know is that section 8 will accept a 30 day notice if there is a proper cause. 

Thank you all. Thanks Heather, Marcia, and JJ.P

I have spoken to section 8. They said that despite the fact that the garage is detached, it is included in the rent and treated is an integral part of the apartment and the tenant cannot allow access to anyone besides her. Section 8 recommended me to send her a 3 day notice perform or quit. And with probable cause they could grant me a 30 day notice to end her tenancy instead of a 90 day notice as normal. 

She has two daughters. And the older daughter I think is living with her grandma since this man is the father of the younger one. I told them she can not allow him access and she said it's not written anywhere in the lease, and the man said it's ok for her to allow him access. He now comes and go at his own will, at anytime. Sometimes he feels like it, he goes up to the apartment. Apparently he does not have to key to the apartment, but he does have the key to the lock on the garage. 

I want to put camera on the roof to monitor the gate and the driveway. Do I need to give tenant 30 day notice ?

How about security light  ? I want to install some solar powered LED light on the on top the garages, do I need to give tenants 30 day notice ? 

Can a tenant allow access of a detached garage to others ?
I manage a 10 apartment complex in Buena Park CA where the garages are in a different areas. One of my tenants is on section 8. The father of her daughter came out of prison recently so she allows him access to her garages so he can hangout out there. He invited his gangster friends over too, at night. During the day this guy go inside her apartment. I have to go there and stay up all night like a security guard to prevent these scary gathering and it's taking toll. I plan to give her a 90 day notice on April 1st when the lease ends. Could someone advice ?