AOA Consultants 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 BEDBUG LAW: Beginning January 1st, all tenants must have received AOA’s form 157 – Information on Bedbugs. If you haven’t yet, DO IT NOW.
- Have a written, legal Resident Manager’s agreement containing all of the recent NEW LAWS. (Read Attorney Dale Alberstone’s article in this issue.)
- LOW-FLOW TOILET LAW: California has become the first state in the nation to require low-flow toilets in virtually all homes, apartment houses and businesses Owners of commercial property or multifamily buildings have until 2019 to make sure water-saving toilets, faucets, shower heads and urinals are installed in their properties. (SB 407, Padilla. Property transfers: plumbing fixtures replacement.)
- Be sure to have your resident manager report their hours in writing to you on a weekly basis. AOA’s form #119A is designed for this purpose.
- FAIR HOUSING POSTER: Federal Fair Housing law requires every property with four or more units to have a fair housing poster displayed in a conspicuous location on the property. 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.
- Have your smoke and carbon monoxide detectors checked every six months. Inspect your units regularly for plumbing leaks; preventative maintenance saves you money.
- Help us to defeat the new trash hauling monopoly. Donate to AOA’s Political Action Committee!
- Have AOA search credit, eviction and criminal reports on all of your prospective renters. Always use our low-cost screening services.
- Always conduct enter and exit checklist inspections – use AOA’s form #131.
- Serve 3-Day Notices to Pay Rent in a timely fashion – immediately – the day after rent is due. Any grace period given only refers to late fees, not when rent is due.
- 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” – form #140, available at www.aoausa.com.
- 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).
- Keep rejected applicant files for five years and shred when tossing.
- Do not advertise for resident managers as “Couple Needed” or “Husband & Wife Team” – this is discrimination.
- Hire AOA’s Advertisers who are dedicated to serving our industry. Always obtain competitive bids to cut expenses.
- Educate yourself – attend AOA’s FREEseminars and the Trade Show and Landlording Conferences. Our next scheduled Trade Show is May 15, 2018 at the Long Beach Convention Center.
- Consider accepting pets to expand your rent pool – many responsible pet owners make great tenants.
- Use the most updated, current AOA rental forms – toss your old ones.
- 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.
- 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.
- Send back security deposits within the 21 day legal time frame, including the necessary receipts/invoices for each item costing over $125.00. Use AOA’s Security Deposit Refund Letter –form #133.
- Update your tenants’ information (current employment) (emergency phone numbers).
- 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.
- Tenants left owing you money? Hold them accountable! Use AOA’s new and improved Debt Reporting and Collection Service to collect on those old judgments; it is designed to recover more of your money.
The staff at AOA wishes you a happy, healthy and prosperous 2018!
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.
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