Q & A with Prop West

Q) Is internal wiring for land line telephones the responsibility of the tenant or the owner of the building? I have four units on this property.

A) Under California law the landlord is required to have one working jack in his unit. You, therefore, would be responsible for the internal wiring for at least one jack.

(Taken from Apartment Owners Association News; March 09)

Q & A with Prop West: Rent Control

Q) I bought a building in a rent controlled area. One of the tenants does not have a rental agreement. The previous owner allowed this tenant to have a dog. The tenant now wants to bring in an additional dog. I really am opposed to this. Is there any way to stop the tenant from getting an additional pet?

A) Unfortunately, since you do not have a rental agreement, the tenant is free to bring in an additional pet. If either of the pets becomes a nuisance, that could give rise to an eviction action, otherwise you will have to accept the situation.

(taken from Apartment Owners Association News, March 09)

Q & A with Prop West

Q) I own two adjoining lots. On one lot I have two buildings, each with nine units. On my other lot, I have a 16 unit building. I have a resident manager in the 16 unit building and this manager is perfectly capable of managing all the units. Would this be in accordance with the law?

A) Under California law you must have a resident manager if 16 or more units are on a lot. The fact that your two lots are adjoining is not relevant. The law would require that you have a resident manager on both lots.

(Taken from Apartment Owners Association News; March 2009)

Q & A with Prop West

Q) I am renting my house on a one-year lease. I have been having trouble making the mortgage payments and the bank sent a "Notice of Default."
The tenant received a copy of this notice. The tenant is now claiming that she does not have to pay rent since I am in default. I will not be losing the house in foreclosure, as I will be making up the payments soon. Can she just stop paying rent?

A) As long as you own the house, your tenant must abide by the terms of the lease and pay you the rent. You should immediately issue a "Notice to Pay Rent or Quit" and proceed with an eviction, if the rent is not paid.

(Taken from Apartment Owners Association News; February 2009)

Q & A with Prop West: Tenant Screening

Q) Can I decline an applicant on the basis that the tenant is a smoker?

A) It is certainly within a landlord's right to have a smoke-free environment. Landlords have been getting complaints from tenants regarding second-hand smoke. I can anticipate that some tenant will file a lawsuit against the landlord for allowing the situation to continue. On this basis, I think it is wise to discriminate against smokers.

- It might be wise to advertise the vacant unit or building as "non-smoking."

(Take from Apartment Owners Association Magazine; February 2009)

Q & A with Prop West: Rent Control

Q) I have a rent controlled unit in the city of Los Angeles. I do not have a rental agreement with one of the tenants. Last year, this tenant brought in a roommate. I never accepted any rent from this person. I have now learned that my original tenant has vacated and this roommate does not want to leave. What rights do I have?

A) This roommate can be forced to vacate. The tenancy ended once the original tenant vacated. You can serve a 3-Day Notice to Quit on this person and commence an eviction if the roommate refuses to evict.

(Taken from the Apartment Owners Assciation News, February 2009)

Q & A with Prop West

Q) My tenant locked herself out of her unit, late at night. The resident manager refused to answer the door at this late house so the tenant had to call a locksmith to come. The tenant now claims that I am responsible for the cost of the locksmith since my manager refused to open the door. Am I responsible?

A) An apartment manager does not have to be available 24 hours a day. Your manager has every right not to answer the door at that time. The tenant is responsible for the cost of the locksmith.

(taken from Apartment Owners Association News; Feb. 2009)