All Forum Posts by: Mike Hsiao

As a newer landlord here in San Diego, I'd like to get inputs on everyone's procedural steps they take, as a tenant's lease is set to expire.   One of my tenants 1-year lease is set to expire on March 31s, 2024.  It's the common AOA Rental Lease Agreement form from the previous owner.  I reached out to the tenant via text message on Feb 1st, to ask if they would like to renew their lease for another year, or if they plan to move out.  Again, I inherited this tenant from the sale, but they have always paid a day early, seem to keep the unit and area tidy, and don't really complain much. So I'd like them to stay, I plan to keep the rent the same, as it's already at market rent.   So I think I have a few questions below, for each scenario that comes to mind

1. The lease reads that they need to provide 30 days written notice to terminate.  So I believe the tenant needs to let me know what they plan to do within 30 days of lease expiring?

2. If they plan to renew, I plan write up a whole new lease of my own.  I think this is pretty straight forward. Any other forms needed?

3. If they are unsure still what their plans are, the lease states it will automictically move to month to month. Is there anything else I need to do here or forms needed to be completed?

4. If they plan to move out, I believe they need to sign a 30-day notice of intent to vacate, correct? 

I have a 4-plex here in San Diego (Normal Heights Area). The units in the back have a connected 4 car garage. I have been consdiering converting the 4 car garage into units. I was talking to my commercial real estate broker, and he noted that right now, it's better to keep the unit classified as Residential, since it's so tough to get commercial loans right now. So with the garage conversion, he thought there might possibly be a way to convert the garage to a couple units, but still somehow classify my property as "residential". But he told me to speak with some ADU specialists t confirm. I called one ADU company, but they weren't sure. So they said ask a commerical lender.

Anyhow, just seeing if anyone here has done something like this? Or aware of being able to still keep the property classified as residential even with the garage conversion?

Bump

I was reading into the California SB721 Bill, which is the Balcony Inspection bill that requires certain multi-family properties to complete an inspection on existing balconies and decks by January 1st, 2025.  You can read the details in the link below

https://californiadeckinspection.com/california-sb-721-law/

I would be interested to get any recommendations on licensed civil/structural engineers in San Diego area, along with recommended contractors that specialize in decks/balconies.

Also, if anyone has done the inspections already, would love to get feedback on how everything went, and anything in particular to look out for? 

@Dan H. always appreciate your commentary and feedback, and good to know that you also follow this method!

I have a 4-plex in Normal Heights, and just getting started with managing the property.  One of the units leases will be ending at end of September.  I believe they want to renew the lease, but I'm thinking of only extending to May 30th 2024, so that it ends at the start of the peak rental months. Even though I don't think September 30th is too bad, my thought is that kids are back in school and it cuts out that pool of renters. Albeit, Normal Heights doesn't have a lot of families.   I was planning to do this where I can for each unit moving forward that 

I'm sure rental demand and maybe rental pricing drops a little in Nov/Dec/Jan/Feb timeframe, but overall I think this area should fair decently year round.  I think...

I'm curious to get thoughts and/or pro's/con's of others that have property somewhat near or around this area in San Diego. 

I have a property in the city of San Diego (92116 zip code). I have a tenant that has not paid August rent.  Rent was due August 1st ($2750), and per my lease is late the day after.  I acquired the property in mid July 2023, and this tenant was already late 1 month with the old owner. So I issued the 3-day notice to pay or quit on August 2nd (posted on door and mailed first class for only the amount of the rent due, no late fees, etc).   The tenant has also changed the locks and not provided me a key which violates the lease as well. She very rarely will text or pick up her phone.  I was able to finally talk to her in person yesterday, and she clearly looks like she is on drugs.  I offered her $2750 if she moves out within 1 week.   She says she thinks she can do that, but I'm not holding my breath.

I spoke to an eviction attorney (referred by my Realtor whose client has used her).  She said that a new law in San Diego just passed where the landlord must offer at least 2 months rent for a "Cash for Keys" agreement now, even for at fault (non payment of rent) situations.   I could not find this law anywhere in my Google searching.   My attorney suggests getting the unlawful detainer paperwork going now instead.

Has anyone heard of this new law on Cash for Keys for at even at- fault (non-payment of rent) termination?  If so, what is the law/code so i can read it through. 

@Nathan Gesner Thanks for the tips above.  I may go the spreadsheet route for now like you mentioned.  Do you have any that you can recommend?  I don't mind paying for a good one either. 

I will be closing on a 4-plex shortly. I have a SFR out of state, but that is managed by a PM, so these are the only 4 units I will be managing for now. I have been researching landlord software options, and it seems to me that the best route is using several different platforms, as it doesn't quite sound like there is a single software platform option that gets good reviews for everything I'd like to do. It seems like there have been mergers, some newer software possibly buggy in the past, but hopefully better now, or some new software that's hot and really good? I'd like to keep the monthly total cost < $50/month. Buildium sounded close to being a pretty solid all in one option, but I've heard it's better for those who own many units (50+) and the cost was around $180/month. RentRedi seemed OK, but I heard the payment processing was a little buggy, and they start to add costs if you wanted a true all in one.

One criteria I'd like to see, if it exists, is something that will email/text alerts to tenants when rent is due at regular defined intervals, and same thing when rent is late, leases are about to expire, etc.  

Here is what I am considering now, and I'd love to get peoples opinions/thoughts, Pros and Cons of each, etc

1. Rent Collection & Accounting - Would like something that gives the tenant an AutoPay option.   I was thinking of using Stessa for this

2.   Listing units, accepting applications, screening tenants, upload your own lease - Zillow Rent Manager, or Rent Redi and only use these features since I heard the rent collection portion was a large added cost 

Thanks!

@Dan H. thanks for your inputs. I also see a number of freshly painted patches, which concerns me about what they may be potentially trying to hide. From what the inspector (Jason Havel) could see and test, he thought the plumbing overall was OK. Sewer scope came back OK. It was updated with ABS.   Other than some GFCI's needed, and recommended upsizing each unit to handle 100A from 55A, he thought it looked it OK.  Jason's main concern was the need to implement things to prevent water future intrusion (flashing all over, sealing, things to close gaps in the wood siding, etc).   Roof looked to have had some leaks in the past, but they've been patched.   

Overall I will see what a couple of my GC's think tomorrow, and I will need to reduce the the purchase price and likely will ask for a seller credit on closing costs