All Forum Posts by: Katrina Edwards

@Khaled Seirafi

What's your deductible on the EQ insurance?  Have you had the building inspected for deficiencies?  Correcting any deficiencies might be a better use of that premium...Just my 2 cents ;-)

 In my world EQ is short for earthquake.  Apologize for the shorthand...

It depends on what is usual and customary in your market.  Sometimes, the lease rate includes those expenses, sometimes they are reimbursable add-ons.  I don't know that I've had a client who required the tenants to reimburse for EQ insurance though.  You should consider using the American Industrial Real Estate Association (AIREA) forms. I find there is less pushback from tenants when using standard forms, rather than an "owner's" lease form.  Let pitfalls as well.  See this link:

http://airea.com/FORMS/AboutForms.aspx

They have a lot of forms to choose from.  CAR has some commercial forms as well.

Whether those expenses are incorporated into the rental rate or billed separately, there is usually some form of covering the expenses.  

I'm curious.  Why do your folks carry EQ coverage?  I find it's pretty rare...

Hope this helps.

Hi Ruka.  I  work frequently in San Jose and would be happy to share some contacts with you.  Are you trying to manage the property renovation from a distance or will you be in town to meet the contractors, etc.?

Yes, California requires 60 days notice to terminate by a Landlord if the tenant has lived in the home longer than 12 months.  The landlord might be confused.  In any case, the landlord is likely incorrect.

This is a great resource for both landlords and tenants:

http://www.dca.ca.gov/publications/landlordbook/ca...

Your friend might wish to share the link with her landlord.

Hope it all works out!

You should call Van Freidin at Sexton & Freidin Insurance in Los Gatos, CA.  I use him and so do a lot of my clients.  He might be able to help you.  Drop my name, Katrina Edwards, Triumph Property Services. 

Call don't just click on the website.  Ask for Van, that's best ;-)

Love that he saves me money!

http://www.sexton-freidin.com/home.html

Years ago, I used the company "Real Estate Excellence" to study for my exam.  I finished an hour before time was up and that was after double checking my answers.  I knew I passed. 

Here is a link I found:

http://realestateexcellenceinc.com/

At the time, I knew NOTHING about residential real estate sale (this is where the exam focuses) because my background was primarily in the commercial arena.  I had all the classes (study materials don't replace classes) but no actual experience.  Best tool I ever used to study for a test.  I have a lot of friends who have sat for the exam (some sat several times) and didn't pass; they then call me and ask me for my resource.  After using it, they all passed.

The majority of people who take the CA exam don't pass the first time.  Prep is key.  And, as stated above, none of the classes or exam prepare you for the real world.  

Make sure you have your math nailed down and make sure your vocabulary is flawless.  This where the "flashcards" section of the real estate excellence program comes into play.

Check out the link above, make sure you have the materials at least two weeks prior to your test date (I only had them for 7 days) and follow the instructions exactly.

Well-prepared, you'll have no trouble passing.  That's the best "advice" I can give you.

Good luck and happy studying!

For a property in California, you need to be careful how/when you dispose of personal property.  Best bet would be to get a release from the daughter (if she is in control of the estate) saying she has removed all items she would like to keep and that you are authorized to dispose of the remaining personal property.

If you cannot get a response from her or whoever controls the estate, the first step is to post a notice of belief of abandonment.  After the 18 days expires, you can then either have a sale or dispose of the items (depends on value). If the estimated value is over $700, then you need to have a sale.

You can move the items to storage and charge them for storage, if need be before the sale.

Best to have a professional give the estimate of value.  Lots of folks out there do liquidations.  Estate sale folks, etc. 

See these links:

http://www.aoausa.com/forms_member/145_Notice_Of_B...

http://www.courts.ca.gov/documents/notice_of_belie...

It's never fun when someone passes away.  Especially if there are special circumstances like yours.  Work with the heirs gently and be mindful of the laws protecting tenants and their property in California. 

Don't forget to disclose the death to renters and buyers if the tenant died in the house.  You'll need to do that for the next three years if he passed away in the home.  Consult your attorney for disclosure verbiage depending on how he died if he died in the house.

Good luck to you and keep us updated on what happens.

It's good you're being proactive.  I mostly represent Landlords, but I often get calls from former tenants asking me for advice when they have issues with their new landlords.  I had one the other day who was VERY upset about being informed of disruptive work AFTER they moved in.  They would have been much happier and easier to work with had they known ahead of time. 

In your case, you are right.  Let the tenants know ahead of time.  That way, maybe you can plan the work for when they are on vacation and then you don't need to give them a discount while work is in progress. 

So many better ways to go on this. 

when I have a client who is rehabbing units, we tell existing and prospective tenants what the general plan is ahead of time.  If it scares, them off, so be it.  Most people are happy to know the landord wants to improve the housing and are willing to be accommodating.

Just like us, they hate surprises.  Much easier to deal with inconvenience when it's planned...

Your gut is correct.  Tell your agent to disclose.  You could even make a little write up that you tape to a kitchen cabinet for them to read during showings....

Good luck!

I read that link as well :-) let us know if you hear other good nuggets!