Don't know where you can get PM for 8% when you include rent up fees and renewal fees. 10-12%.

@Curtis MearsI can evict for non renewal for sure and will.

@Joshua Mellor I would consult an attorney regarding your rights when it come to the moratorium since there are specific things you want to avoid saying, but I believe you simply don't have to renew the lease.

Next, provide a new offer rate for the lease (assuming you want to renew the tenant) and I would also suggest informing the tenant you will be using an updated/new lease. 

If you are renewing their lease, remind them 2 pets is all they are allowed.

If the repair can wait, I'd tell her you will schedule the repair when she changes her mind or the CDC changes their guidelines.Sounds like a tenant that I'd non-renew.

In so doing, California joins the majority of states on this issue, declining to adopt the minority rule that would carry rights of first refusal over into holdover tenancies.Ref: https://www.ravidlawgroup.com/...So basically the right of first refusal would apply until the end of the lease, so once I do not renew the lease and give notice of the sale.

Most of our tenants renew their leases. 

Also, when is her renewal?

I am not familiar with CA laws about rent caps but I believe signing a new lease that is not a renewal allows for higher rent increases.