All Forum Posts by: Keely C.

Thanks Victor,

HCIDLA will likely say that if they have a signed lease, the subtenants have a right to the space and therefore you cannot arbitrarily end their lease.  Doesn't hurt to ask, but I haven't found HCIDLA helpful in any aspect, ever.

HOWEVER resident managers have their own sets of rules that I'm not well versed on because I self-manage.  My personal opinion is to contact a reputable eviction attorney to strategize the most likely effective method of eviction before you try to DIY any moves.  Hopefully your friend has been documenting drugs and disruption as best he/she can so far.  Offering subtenants money to leave could be a good option, and that comes with some other caveats as well.  Unfortunately in these situations, it's probably going to cost you to get rid of bad tenants :(. Lessons will be learned!

Hi Victor,

Sorry to hear about your friend's troubles.  I'm finding a little confusion following who's-who, but I want to clarify something on Greg's response.  You cannot just issue a notice of non-renewal on RSO units.  Leases automatically go month-to-month after the initial lease term expires.  Seems to me it would be better to issue a 3-day Notice to Quit regarding the drugs and disruption of other tenants.  (If they don't remedy the issue after 3 days, eviction proceedings begin). Contact an LA eviction attorney to do this for you, as there are tiny details in the first notice that can affect your whole case if done improperly.  Someone who does these all day every day should walk you through it.  Best of luck!

Thank you, Christopher,

Another Californian!  Billing issue aside, I'd like to know if structurally, "electrically," there is something against code about the current situation.  Can you clarify this?  Can you cite the code that refers to "landlord" meters?

Thank you, Matt

You understand correctly, the biggest unit is also billed for the common areas.

When I bought the place, I discovered that this unit was connected to the common power.  I give them a supplemental payment every month to make up for the extra use.  We have a written agreement for that.  I have always planned to move in to that space, so I decided I wouldn't re-meter because I would eventually be paying that bill anyway.  

I know that all 3 meters were inspected and signed off in the '80s.  I now have an inspector hinting that this is somehow against code, to only have 3 instead of 4 meters.  I found a civil code stating that they way I'm handling the situation is legal, but I can't find any Los Angeles or NEC codes that explain metering. I'd like to know whether it's just a landlord/tenant issue, or an actual safety/code issue.  Can you help with that?

Hello,

Consider a building with 3 dwelling units, and some common space (laundry room and stairwell.) There are currently 3 meters, the laundry/stairwell/outdoor power connected to house meter. Each smaller unit has its own meter. Is there anything unsafe about this situation? Does adding a 4th meter just clarify electric bills, or is it possible something is tapped or connected in a dangerous manner?

Thank you

Regarding los angeles permits: a hypothetical 2 unit addition to a single family home. Would the inspection/permit list "2 kitchen sinks, 2 lavs," etc, or would inspector also check the original single family, and list "3 kitchen sinks, 3 lavs," etc? Would it be different in 1985?

Thanks

Hi Tom,

Just wanted to update the thread.  I applied for a modification of the fire sprinklers based on the proximity of my building to a hydrant and a fire station, and on the fact that there is no new construction occurring on the property.  I obtained the mod with the condition that in place of fire sprinklers I had to install a Fire Alarm System.  Strict adherence to code means that a Fire Alarm System is composed of a central panel tied to smoke detectors, strobes, horns, and pull stations throughout the building, that will automatically trigger a call to a particular call station (depends on the vendor/installer), which will then call the fire dept and 2 personal phone numbers on file.

In the case of my tiny triplex, this would mean that when a tenant burned the popcorn or sparked up a joint at an odd hour, the whole building would go off in lights and honks and false alarm calls to make me panic!!  At an estimated cost of about $14000 (+headaches.)  The installers that I spoke to had never heard of this type of system being necessary on such a small scale.  I had to go to the guy who wrote the modification several times to clarify it and bring the system down to scale and more realistic for a building that size.

Do not misunderstand that I am opposed to safety in favor of my pocketbook.  There is more to this story!  I am happy to explain to any investors dealing with a similar issue.  My experience is very specific to the City of Los Angeles, but hopefully it helps someone.

Hi Jon,

I currently live in a rental apartment while owning a 3-unit building, both in Los Angeles.  The plan has always been to move in to my building so that I can pay that rent money to myself; I chose to buy in an area where I would like to live.  However, rent control laws in the area have prevented me from getting in very easily.  Luckily, the tenant in "my" unit pays me more than I pay out to my landlord, so that helps a little.  When you do decide on your strategy, make sure you have clear plans about exactly how and when you will transition out of your rental.  

Thank you, Tom.  Are you familiar with any type of direct connect alarm?  Is this one of the systems included in "extremely more expensive" than water?

Working through a messy permitting issue in Los Angeles, CA.  LADBS is requiring installation of a fire sprinkler system.  I plan to submit for a modification.  Does anyone have advice on an alternative Active Fire Protection System that is less expensive but will still satisfy the city in place of sprinklers?  Can anyone explain an alarm system that goes right to the fire station, and the costs involved?  I am also willing to put in fire extinguishers as a Passive system.  Thank you