All Forum Posts by: Sean Saadat

Quote:

Move-in Move-out checklist:

http://www.griswoldremgmt.com/uploads/files/move-out-inspection-checklist.pdf

FYI, in a part of their lease agreement, there is a move in check list which they have signed it and by that have already accepted that every item in the list was clean in the time of their move in. ( Clean items are indicated by CLN in the list.) I am attaching this part of the lease for the audiences to see. Considering that, my question is that


1- In the state of California, in case that landlord does the cleaning and repairs beyond wear and tear after tenant’s move out, how much the tenants shall be charged per hour for the labor?

2- I believe that my recent tenants were already aware of the condition of the house while they moved out, and for this reason they did not leave their forwarding address for me. With this situation, would it be enough to fill the information as the result of my final inspection and compare them with the items in the list, and just mention the time I spent for cleaning every item times $X per hour in front of the item?

My house in California was rented for three years by a 3-person family. My tenants moved out on June 30th. When I went there to do inspection, I found out that there is a lot of work and only a normal cleaning service would not be enough to make the house ready for the next tenant. I have been cleaning the house since the day after my tenants moved out and still every day I become surprised by finding something new, which needs to be cleaned or repaired. To see the conditions of the premises, I attach some photos. My tenants have paid $898 as their security deposit. Although I have already read about the laws related to security deposit matter in CA Civil Code Section 1950.5, I would like the property owners with similar experiences to me consider my situation and advise me regarding the following items

1- How to calculate their security deposit and provide an itemized list, while I do not have any invoice in my hands.

2- As my tenants have not left any forwarding address, shall I contact and ask her the new address for sending the itemized list? I know that the California law says I shall send the letter to their previous address, where is my house. I am just double-checking other options.

3- Based on my calculations so far, the damage and charges due to cleaning including vertical blinds, wall and carpet cleaning exceeds their security deposit amount. In other words, I am afraid their security deposit covers all my effort and labor as well as the amount of gas I burnt to reach myself to the house every day to revert everything back to the situation they entered the house three years ago. In this situation, shall I send them the itemized list and ask them to cover the amount, which exceeds their security deposit?

Thanks for inputs in advance

State California:

I have a question regarding “utility revert to owner” (Owner Authorization Agreement). My current tenant is supposed to move out by the end of June 2018. I need to double check with utility companies after my tenant requests for a revert utility service on the move out date.

My question:

How can Landlord get a conformation regarding revert process being done exactly on the move out date?

Thanks for inputs

They were supposed to sign the lease, so I prefer to get the lease back.

I just put in writing that I have accepted their rent for May however, due to not receiving the signed renewal lease back from them the lease has now automatically converted to a month-to-month agreement which means that the rent can be increased on a monthly basis with only 30 days notice. If they wish to continue on a month-to-month, the month-to-month rate is $n (which is current plus some amount, perhaps 10%) effective July 1st. If they wish to continue on a lease the rate is the same but they need to have the lease returned within 3 days. 

I will send it by certified mail with return receipt.

I want to give them option to choose from, month to month with 10% rent increase or annual lease with same rate.

My question:

Do I need to send the 60 day notice as well with the above or wait until they respond?

I would give them one opportunity to correct their bahaviour and if positive results are not forth comming I would not renew their lease. I would not have them on anything but a M2M lease and inform them that in the future they are required to return your call within 48 hrs. Tell them if they do not smarten up you will terminate their lease. What they are doing is inappropriate and better tenants can easily be found to replace them.

This is a good point to start. Would you help me to write a notice for them? 

appreciate your help!

We all have to deal with this business. 

There is absolutely NO "ideal" tenant at all.

They pay rent and keep the property clean, have no pets. That's why we offer them a lease renewal.

Thank you guys for the advice.

We had to learn in the past that this tenant is not very responsive to answer calls, emails and even letter that once was sent to them in the past. They are aware of what they're doing is wrong and when they feel it's against them in any way, they just ignore to answer.

We had another problem with them in the past. They did not reimbursed Trash/Sewer bills that are in LL name, so we had to mail them a notice by certified mail with return receipt. You can guess what happened. They saw LL name on the mail and didn't pick it up in the post office, so almost after 4 weeks, I got the mail back. They then paid the bills with the next rent as if nothing happened.

That's how it's going to be. The postman probably won't be able to deliver the 60 day notice, since they won't pick it up.

My question is how would you deal with this kind of behavior?

We have a tenant that had a lease expired on the last day of the month in April.

A few weeks back we have inspected the place. LL and T both agreed to extend the lease for another year. We sent them the new lease to sign however, they did not return it even after lease expiration day on April 30th. As a reminder, we emailed them on April 28th requesting sign the lease and send it back as soon as possible, no response.

They have sent in payment for this month, but have not sent their lease back. We sent another text message and email stating "We have not received the lease. Also, no response of email from 04/28/2016. You need to sign and send it back by tomorrow". No response yet.

State California.

I read not to cash the check until they sign the new lease. Is that correct and why?

So what you guys would do if you were in this situation?

Thanks in advance.