AOA Advisors get calls daily from our members with a variety of problems; some unfortunately after our owners are already in trouble. Please use the below as a guide to easier management, money-saving ideas and to avoid potential legal problems in the New Year. Our goal is your continued success!
- NEW 2020 RESIDENT MANAGER LAWS: For your protection, you should have a written, legal Resident Manager’s agreement containing all of the recent NEW LAWS. (Read Attorney Dale Alberstone’s article in this issue.)
- (AB 1482) STATEWIDE RENT CONTROL – (AB 1482) – If your rental building falls under the new statewide rent control which takes effect January 1, 2020 – know all of the rent-raise and just cause eviction restrictions! Visit www.aoausa.com to view Attorney Dennis Block’s video presentation from the recent AOA seminar. AB 1110 – RENT INCREASE NOTICES: If a landlord increases a month-to-month tenancy by more than 10%, the law now requires a 90-day notice, rather than 60-day notice.
- SB 329 -SECTION 8 APPLICANTS: Housing Discrimination prohibits landlords from discriminating against tenants who rely on housing assistance paid directly to landlords, such as a Section 8 voucher, to help them pay the rent. All Section 8 applicants MUST be considered. You may no longer advertise or state that you do not accept Section 8.
- NEW RENTAL AGREEMENTS: Effective July 1, 2020, AB 1482 is requiring certain verbiage be added to all rental agreements. Be sure to use AOA’s Updated Rental Agreement/and or Lease which will be available to members online before the effective date.
- FLOOD DISCLOSURE FORM: Remember to include a copy of the required Flood Disclosure form with all new rental agreements.
- 2019 BEDBUG LAW: Reminder: Beginning January 1 of 2019, all tenants should have received AOA’s form 15 – Information on Bedbugs. If you forgot, DO IT NOW and remember to include a copy with ALL NEW rental agreements.
- RESIDENT MANAGER HOURS: Be sure to have your resident manager report their hours in writing to you on a weekly basis to avoid claims of “unpaid wages” down the road. AOA’s form #119A is designed for this purpose.
- 3-DAY NOTICE to PAY RENT: Always serve in a timely fashion – immediately – the day after rent is due. Any grace period given in your lease only refers to late fees, not when rent is due. Remember, as of September of last year – weekends and holidays can no longer be included or counted in the 3-day response period.
- POSTING REQUIREMENTS: The below signs and posters must be posted in a conspicuous place in your building. (i.e. by mailboxes, in the lobby, etc.) A. Fair Housing Poster: Federal Fair Housing law requires every property with four or more units to have a fair housing poster displayed. It must be a minimum of 11 x 14 inches to be in compliance. If you don’t have one posted, you may order a laminated poster by calling AOA. B.Toxic Substance Warning – Prop 65 – (available to members at www.aoausa.com).
- If your building is under L.A. Rent Control, you must post the city’s LARSO Notice, (also available to members on www.aoausa.com). D. Emergency Phone Numbers
- SMOKE/CO DETECTORS: Have your smoke and carbon monoxide detectors checked every six months. Inspect your units regularly for plumbing leaks; preventative maintenance saves you money.
- RENTAL QUALIFICATION FORM: Standardize and write down your rental criteria requirements to avoid discrimination lawsuits. This should be given to each new applicant with your application to rent. A simple, fillable form of a criteria list has been designed for your convenience and is available for FREE to AOA members at www.aoausa.com. (AOA Form 100Q).
- RUN TENANT SCREENING REPORTS: Have AOA search credit, eviction and criminal reports on all of your prospective renters. Always use our low-cost screening services.
- MOVE-IN/MOVE-OUT INSPECTIONS: Always conduct enter and exit checklist inspections – use AOA’s form #131. Take pictures of your unit before move-in and upon move-out. As they say … pictures are worth a thousand words.
- SUPPORT THE INDUSTRY: Hire AOA’s Advertisers who are dedicated to serving our industry. Always obtain competitive bids to cut expenses.
- AOA SEMINARS AND TRADE SHOWS: -Educate yourself – attend AOA’s FREE seminars and the Trade Show and Landlording Conferences. Our next scheduled Trade Show is April 29th, 2020 at the Long Beach Convention Center.
- PET POLICIES: Consider accepting pets to expand your rent pool – many responsible pet owners make great tenants. Be sure to use AOA’s Pet Agreement (AOA Form 121).
- Call AOA Commercial Brokerage BEFORE you buy or sell an apartment building. Our professional agents have been serving our members’ needs for over 35 years.
- AB 2330 WALK-THROUGH (Move-Out) – Be sure to offer your vacating tenant the required AB2330 Walk-Through “pre-inspection” (AOA Form #135) no sooner than two weeks prior to the move-out date. AOA members may download this form with all instructions for FREE from www.aoausa.com.
- SECURITY DEPOSIT REFUNDS: Send back security deposits within the 21 day legal time frame, including the necessary receipts/invoices if you are deducting $125.00 or more. Use AOA’s Security Deposit Refund Letter –form #133.
- TENANT INFORMATION: Update your tenants’ information (current employment, emergency phone numbers, etc.). Use AOA Tenant Information Sheet – form #112.)
- JOIN AOA: If you’re not already a member, JOIN AOA TODAY – get the help you need with your property – up-to-date rental forms, FREE advice, FREE seminars, FREE monthly magazine, low-cost, instant credit, eviction and criminal reports, AOA’s collection services and you may save money with AOA’s Group Insurance Plan.
- AOA’s GROUP INSURANCE PLAN: Start the New Year off right – get quotes for your building’s insurance and Workers’ Compensation policies. AOA members are saving thousands and many have claimed the WC rates are the lowest they’ve seen.
- COLLECT OLD DEBTS: Tenants left owing you money? Hold them accountable! Use AOA’s Debt Reporting and Collection Service to collect on those old judgments; it is designed to recover more of your money.
- Be diligent in collecting your late fees.
- Call your AOA advisor BEFORE you make that mistake. We’re here to help.
- Make a copy of proper IDs (license, SSN) on all prospective tenants.
- Check rental applications thoroughly – speak with previous landlords, verify employment, etc.
- When rejecting applicants, you must do so in writing. Use the legally required Adverse Action “rejection notice” – AOA form 140, available at www.aoausa.com.
The staff at AOA wishes you a happy, healthy and prosperous 2020!
Patricia A. Harris is Senior Editor of the Apartment Owners News & Buyers Guide. This article is a general guide and has no legal representation. It is suggested that you contact an attorney for legal advice should the need present itself.