8 Common Questions a Landlord Should be Prepared to Answer
Dustin Edwards • October 20, 2021
Give Your Tenants Confidence with Essential Information
When new tenants move in, chances are they may have several questions for their landlord. While some of these questions are obvious, there are others that landlords may not consider ahead of time. These questions can catch landlords off guard, as they may not have a prepared answer on the tip of their tongue.
To help remedy this disconnect, here are eight questions new tenants may ask about your Long Beach rental, and sufficient ways to answer them.
“Is the security deposit refundable?”
California rental agreements cannot specify that a security deposit is non-refundable. As such, landlords have twenty-one days after a tenant moves out to either return the security deposit in full or provide a written letter explaining to the tenant why they are keeping the security deposit (such as unpaid rent or repairs). However, the security deposit can only go toward repairs on damages caused by the tenants, not repairs on accidental damages or general wear and tear.
For more information surrounding security deposits, we invite you to check out the California Courts website.
“When is rent due?”
For first-time tenants who are unfamiliar with rental properties, this is a perfectly natural question. While the answer will differ from landlord to landlord, most California rental agreements stipulate that rent is due on the first of the month or within the first five days of the month.
“Are there periods where the rent doesn’t go up?”
In Long Beach landlords can only raise rent once a year. Thus, your tenants will only face rental increases annually (or less depending on your personal discretion).
Effectively raising rent can be tricky for a landlord, but understanding the legality behind it can alleviate the process. Keep in mind there are limits on the amount that rent can be raised in Long Beach. You may read state law AB-1482 for additional details on how the rental increase may be handled. Long Beach has interpreted this law to cap rental increases at a maximum of 8.6%.
“What is included in the rent?”
Typically, rent includes water, sewer, and trash services, parking, and extra amenities (such as pool or gym fees for an apartment complex). Sometimes, water, sewer, and/or trash services will be billed to your tenants separately by the provider. Additionally, electricity, natural gas, internet, and cable TV services are not included in rent and will be billed to your tenants separately by the provider.
Rent also does not usually include renter’s insurance or furnishings (unless your Long Beach rental is a furnished apartment).
That being said, all these factors are specific to your property and, as such, you will need to provide a complete and thorough outline of what is included in your rent.
“What happens if I can’t pay my rent?”
In response to the COVID-19 pandemic, California Governor Gavin Newsom signed an eviction moratorium
currently in effect until September 30, 2021. Therefore, California law protects tenants from eviction until the aforementioned date, if they provide their landlord with a signed declaration within fifteen days of receiving a rental notice and pay 25% of all rent due from September 2020 through September 2021 by September 30, 2021.
Once that day rolls around, landlords can sue tenants who owe any unpaid rent. To combat this, tenants can apply to the CA COVID-19 Rent Relief, which may cover 100% of past-due rent. This protection lasts until March 31, 2022. Landlords cannot evict tenants who have applied to the CA COVID-19 Rent Relief
and are awaiting a response.
For more information surrounding California eviction protections regarding the COVID-19 pandemic, we invite you to check out the California COVID-19 resource website.
Prior to the COVID-19 pandemic, landlords needed to provide tenants with a three-day notice to pay rent. If tenants did not pay rent within those three days, then landlords could file an eviction lawsuit.
Following eviction, the tenant’s security deposit could cover unpaid rent.
“How long is the lease term?”
In California, standard lease terms cannot be longer than one year and can be as short as six months or even thirty days. The terms of the lease should be outlined in writing to remove any chance of he said, she said disputes.
Lease terms can be longer than one year if tenants and landlords reach an agreement in writing.
“Should I give notice if I am going on vacation?”
For any vacation, tenants should alert their landlord of an impending absence. That way, the landlord is aware that their property is vacant and they can periodically check on it.
Depending on the details of the lease, landlords may require their tenants to pay their rent early for a vacation that spans a month or longer.
“Is a pet deposit required?”
Pet deposits are a legal additional security deposit in California that can protect your Long Beach rental from any damages caused specifically by tenants’ pets.
The price of pet deposits can vary based on the tenants’ amount of pets, their breeds, their sizes, etc. Prices may be higher for certain breeds that are more active or prone to destructive behavior.
Similar to security deposits, pet deposits are refundable and can be returned to tenants in the same way as security deposits.
These are just some of the many questions tenants may ask when moving into your Long Beach rental. If you would like to discuss further questions tenants may ask and the best ways to approach them, we invite you to call us today at (562) 888-0247, or you can fill out our Owner Application online.
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With the real estate market as competitive as it is, many landlords are looking into building an Accessory Dwelling Unit (ADU) or Jr. ADU to improve their bottom line with additional monthly income. While this is a great way to earn more, you need to be sure you’re investing in the right upgrade to your property. Below are some of the key differences between ADUs and Jr. ADUs; this way, you can make the right decision for your property. Differences between Junior ADUs and ADUs On the surface, the primary difference between an ADU and a Jr. ADU is the square footage. However, there are many considerations for each type of ADU , significant differences include costs and build limitations. ADUs are generally seen as a larger and more versatile build when compared to a Jr. ADU. They can be built detached from the main home, converting an existing structure, most commonly the garage. In Long Beach, an ADU can be up to 800 square feet or 50% of the gross floor area of the primary dwelling, whichever is smaller. For reference, an 800 sqft living space can be arranged as a 2-bedroom 1-bath home, though with creative use of the space, many investors have been able to fit 2 bedrooms and 2 bathrooms comfortably. If listing the ADU for rent is the goal, this can produce a higher yield, though at the cost of a higher initial investment. Jr. ADU, on the other hand, can only be a maximum of 500 sqft and must be built attached to the existing single-family home. While you can build an entire new addition to accommodate the Jr. ADU, it's not uncommon for homeowners whose homes are bigger than they need to convert a bedroom into a Jr. ADU in order to have additional income . A Jr. ADU does still require an efficient kitchen. Bathrooms can be shared with the main house, though this can deter some prospective tenants. Additionally, the utilities are oftentimes shared with the main house, which can simplify installation, though it can complicate utility costs with your tenant. When an ADU is Right Being able to build a full ADU provides an entirely separate and private living space, which is more desirable to prospecting tenants. This is the preferred choice for most investors, especially those who have unused space in their property. By being built apart from the main house, an ADU may cause less disturbance to those living in the main house, whether that be yourself or another tenant. In Long Beach, CA. ADUs can’t be listed as short-term rentals on apps like Airbnb; that being said, an ADU can command more in rent because of the aforementioned features. If you’re looking for a long-term investment, ADUs increase your property’s value while generating a consistent cash flow. Finally, if you ever plan on selling your rental property, the additional ADU can improve the appeal of your property to future buyers. When a Jr. ADU is Right While a Jr. ADU doesn’t have the same potential as a full-sized ADU, Jr. ADUs are far more budget-friendly. These are a great option for investors who have limited funds. Since Jr. ADUs generally require less work to be done in less time, allowing you to begin making a return sooner. Finally, if your property doesn’t qualify for a full-sized ADU permit due to the size of the property lot, a Jr. ADU can be built primarily through interior work, which may only require reconfiguring existing interior space. Whether you choose a full-sized ADU or a Jr. ADU, the decision depends on more than just the size of the structure, you’ll have to manage filling the vacancy and managing the new tenant. If you need help choosing which ADU is right for you or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .
Summer is a great time of year where people enjoy a number of outdoor activities. Though for landlords, summer brings with it a list of maintenance items and preventative care for their properties. Below, we’ve gathered three of the most important maintenance items to do before summer starts. Service your HVAC System Southern California summers are getting hotter and hotter, if you want to maintain tenant satisfaction you’ll need to have the HVAC or any A/C or cooling system properly serviced . Filters should be cleaned or replaced, and the ductwork should be inspected. For rentals with window units or mini-split systems should also be thoroughly inspected as well for optimal cooling. Doing proactive maintenance can reduce the risk of the cooling system breaking down during peak usage while also improving the system’s efficiency. This can lower utility costs for your tenants while extending the lifespan of your cooling system, saving you money in the long run. Additionally, consider inspecting your window and door seals for leaks. If the seals are broken, it allows hot air into the living space, this increases the cost associated with cooling while adding more load to the HVAC or cooling system. While not directly a part of the HVAC system, ensuring there aren’t any breaks in the seals helps extend the lifespan of your cooling system which is beneficial to your bottom line. Inspect your Roof The condition of a roof is oftentimes ignored since they tend to last over twenty years, and some property owners may not even be sure when the roof was last replaced . A poorly conditioned roof is one of the primary ways for a rental property to drive up the costs of repairs and tenant complaints. A damaged roof can inefficiently insulate a home, making it harder to keep it cool. It can also lead to water leaks during rainfall, which can lead to water damage, stains, and mold growth. While summers tend to be dry, the coastal cities such as Long Beach may see unexpected shifts in weather, which can bring sudden rainstorms or increased humidity. Fixing a small roof leak is relatively inexpensive, however, leaving said leak to grow can result in an emergency repair can cost thousands especially if a tenant has already moved in. A thorough roof inspection is a great maintenance item to do during a vacancy period especially as this can result in a positive experience with new tenants. This can lead to a long term stay with many lease renewals. Check for Signs of Pests Pest infestations are one of the fastest ways to ruin a tenant’s stay while also damaging a landlord’s reputation. Pests such as ants, cockroaches, other bugs, and rodents are common in many beach cities, especially during the warmer seasons. Being in a city, you’ll likely never truly be rid of pests, though, even a single complaint about an excess of bugs or rodent droppings can lead to bad reviews online, service calls, and in severe cases, lease termination. These pests not only create an unwelcome environment for your tenants, but they can also cause real damage to your investment property. Cockroaches are known to damage small wiring in appliances, ants can ruin food and get in everything, while rodents can chew through walls, plumbing, and even electrical wiring. Landlords should schedule regular ppest inspectionsto check for early signs of pest activity before the hotter season begins. Much like everything in this article, preventative maintenance is significantly cheaper than an emergency call, in this case to an exterminator. If you want to keep your tenants happy and your property well taken care of, preventative maintenance is a must. If you’re unsure about the signs to look for when doing routine inspections or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .
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