All Forum Posts by: Kevin Kim

I recommend you include some of your key qualification criteria in the advertisement. For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets. Use the top three or four discriminators so applicants can screen themselves.

Then you need to have clear screening criteria yourself. What's the lowest credit score you will allow? Do you check Landlord references? Do you verify their income? Do you know how to read the credit/criminal background? What if they have collections or judgments?

Here's a detailed guide on how to screen applicants: https://www.biggerpockets.com/...

California is the most regulated, litigious corner of the earth and you should work hard to educate yourself as best you can. Consider joining the California Apartment Association for education, forms, advice, and more. 

I recommend you include some of your key qualification criteria in the advertisement. For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets. Use the top three or four discriminators so applicants can screen themselves.

Then you need to have clear screening criteria yourself. What's the lowest credit score you will allow? Do you check Landlord references? Do you verify their income? Do you know how to read the credit/criminal background? What if they have collections or judgments?

Here's a detailed guide on how to screen applicants: https://www.biggerpockets.com/...

California is the most regulated, litigious corner of the earth and you should work hard to educate yourself as best you can. Consider joining the California Apartment Association for education, forms, advice, and more. 

Kevin,

I use Zillow and I've never had any issues with the rental payment portion of the site.  Only thing I wish that had was a way for me issue a payment back to the tenant.  Currently its one way (only they can pay you)

Like you, I am now skeptical of the application/background check on there and will likely use something else next time.  Maybe I got lucky in the past?

Zillow has their own lease, but also allows you to upload your own lease and put in digital signatures where you need them.  I normally print out the zillow lease to make sure I'm not missing anything . . .they try, at least, to update their lease for my area, but I've read where this may not always be the case.  I use a state compliant lease, with a couple of add-on, unit specific policies and make sure I include all of the same attachments as the Zillow one, like the lead disclosure, City required depreciation table, etc.  You are in California so no any lease will do.  Make sure you have one that complies with all of your local laws.

Overall, Zillow has been fine.  They have some useful tools that can help with comparables for pricing your rental.  It also looks like they are adding a maintenance portion to their site, but I have yet to investigate that.

Personally I don't like Zillow. It's too tenant friendly and doesn't put enough control with the landlord. Especially dangerous in a state like California where landlords have no protections. I haven't used Zillow recently, maybe it's changed,  but I'm still down on it. The first thing you want to do is stop the onslaught of people that aren't qualified. Which means a phone interview first. You can list qualifications all you want, but people refuse to read them.

This is the single most important thing to remember when renting a unit: There is no scenario whatsoever where having a bad tenant is better than having no tenant. Adhere to this no matter what. 

1/2) AAOA background check should be fine. Tell the prospect upfront what your knockouts are so they won't waste their money if they know they aren't going to get the unit. Have the tenant pay for the check and the site will send you the reports. 

3) If this happens and you think they are lying, this is for an eviction court judge to decide. I have wording in my lease that allows a set number of days an unauthorized person can spend the night. Above that I list a per day fee of $150 per unauthorized person. FYI, right now you cannot evict for unauthorized occupants. CA still thinks that COVID is going on. 

4) Every way except cash in your hand can be reversed. Zillow and the like are fine. Checks are fine. As long as you get paid, don't worry too much about how the payment arrived.

5) No one wants to live in an ex-smokers house. 100% put this policy in the lease. Make it clear that smoking includes vape, hookahs, etc. You will instantly know if they lied when you smell the smoke in the unit when doing an inspection. You will also be able to see it on the walls. You can get a test kit if you want to go that far. 

6) Some people love it and some hate it. I prefer more control. With you having one unit, you can spend some time handling things without the need for an outside service.

7) Every disallowed pet magically becomes an ESA. Price in the rent allowing pets. Sure, pets can destroy units. So can children and bad adults. Require the pet be licensed and vaccinated. 

Figure out your rental requirements. Put them in writing and follow them. Sob stories should be ignored. Wanting to help people in a difficult time should be ignored. 

Keeping rent below market because the tenant is old/disabled/going through a divorce/etc should not happen. Lease violations MUST be addressed. If you let a tenant break one of the rules, they will break all of the rules. 

Require Renters Insurance with you listed as an Additional INTEREST and a minimum of $100,000 in liability coverage. YOU are protected with this insurance. 

Make sure you have landlord insurance on the property. A standard homeowners policy will not cover you. Make sure you have significant liability coverage. 

FYI, before you list the unit for rent, read up on the local, state, and federal laws on housing. Screwing up is not a mistake, it can be a life altering event. Oops I didn't know turns into lawsuits and massive fines. Know what you can and can't do with late fees, security deposits, bounced checks, pet, etc. 

Be very careful. And DO NOT trust your agent. This is important! Call the city yourself....not saying your agent is crooked, but they definitely have a vested interest, right? So take the few minutes and make the call. Ask for the permit history. and if they will not do it over the phone (but they usually do), then you need to go down to the Building Dept and do it face-to-face....

It will come back to haunt you if there are any injuries or incidents that resulted in that un permitted room. It it your decision wether you feel it is safe enough to be habitable without risk.