Under California Civil Code Section 1950.5(f)(1), you had an obligation to give us written notice of our right to an initial inspection.

You need to fire your PM for drooping a ball big time and talk to the tenant yourself, keep things polite and civil, explain the situation and sign a new lease ASAP with New Deposit.

We are also in pending litigation with the PM for a variety of issues and criminal  charges are being pursued, all before I heard of the balance disputes.  

I want to be fair and avoid civil action.

If it is to stop trespass, the police might be a better route as trespass is more criminal than civil.  

Just not comfortable with courts and litigation over a $850 rent unless it's forced on me .

(Civil Code Section 1710.2)Also, no landlord would be required to install air conditioning in a unit, but if it was part of the unit and functioning when it was rented, I believe it would have to be repaired in a timely manner.

When I put her name into the local civil case database, there were so many cases, I couldn't count.  

Total of two applicantsoverall income to rent- 6.3XFIRST APPLICANT -resident score 626 and the recommendation was accept-Sole income enough to cover 3X rent-Total of 7 accounts with 0 past due payments-Collections: 19 for a totaling around 5K only 3 are not related to medical (looks like phone/cable related)-1 federal tax lein and 2 civil judgments -No evictions on record and no criminal recordSECOND APPLICANT-Resident score 728 and the recommendation of do not rent (says open bankruptcy but under public records it says there is only one on record and it was settled in 2007)-No evictions and no criminal records-0 Past due payments-3 collections totaling $138 all 3 medical with 2 saying closed to charge off or repossession. 

The property management company is telling me the next step is a civil lawsuit.This is all new to me... can anyone break down how the process will work from here if we go the civil suit route?