Resources for Tenants

Landlord-tenant law is complicated! State law governs many aspects of tenancy and over time case law has clarified how those statutes apply. Localities may add additional regulations (namely rent control) and so the law can vary from place-to-place. It is a veritable layer cake of complimentary codes, statutes and ordinances. Where can a tenant turn for help?

Try a Renters Alliance ‘Explainer’

Online resources and legal guides are helpful to tenants but only
Renters Alliance is the only organization that provides advice for tenants that draws not only on state law but also the Beverly Hills rent stabilization ordinance. We focus on the real-world problems that face tenants every day in Beverly Hills in our series of ‘explainer’ posts. Browse all our explainers by scrolling down to the full list.

Consult a Tenant Guide

The Department of Consumer Affairs has published the California Tenants Guide. This is often our go-to guide for authoritative guidance on state law. Make it your first stop. However it was last updated in 2012. From the looks of the state’s new Housing is Key website and its Tenant Resources webpage it looks like it will be updated! Great news for tenants as this is an authoritative reference for landlord-tenant law.

Those looking for a deeper-dive on a specific issue should check out the Nolo Press series on landlord-tenant law. That includes the indispensable California Tenants’ Rights (2018), Renters’ Rights (2018) and California Landlord’s Law Book: Rights and Responsibilities (2019).  Sometimes it helps to think like a landlord. So we consult California Landlord’s Law Book: Evictions (2019). Check the Beverly Hills library for some of these titles. The law evolves slowly so even a years-old guide will be useful.

Getting away from legal particulars, we recommend tenant guides for general advice. There are many online but we recommend a few from Los Angeles County including Before You Rent, Living in Your Rental Unit, and Moving Out of Your Rental Unit. The State Department of Consumer Affairs publishes a tutorial on small claims court that comes in handy when the landlord won’t return the security deposit!

Reach Out to the City

We encourage tenants to contact the city’s rent stabilization office. Staff is available to answer questions about the maximum allowed annual rent increase, tenancy terminations, relocation fees and much more. Visit the Rent Stabilization Program online. The city hall office is rooom #200.

The city has two programs that may benefit tenants: free professional mediation and housing rights legal services from Bet Tzedek for income-qualifying tenants.

Renters Alliance Explainers

• Winter Rains Bring Water Leaks: What Should You Do?

  

  Days of nearly nonstop rain in Southern California are a reminder that big problems like water leaks can strike. But not every landlord is responsive. What if your apartment springs a leak and your landlord is in no hurry to address it? We recap the remedies available to the tenant.

• Accessory Dwelling Units Coming to Multifamily Near You!

  

  In recent years the state legislature has taken unprecedented steps to encourage the production of new ‘infill’ housing. Multifamily owners are favored with big incentives to redevelop their property to greater heights. Permitting is streamlined. Local zoning regulations and parking requirements are preempted. It seems like no opportunity was missed to shoehorn new dwellings wherever they may fit. Coming soon to your property: one or more accessory dwelling units carved out of common spaces like the garage, laundry, recreation room or management office. Low construction costs and high rents make it a no-brainer for the landlord. What does it mean for tenants?

• How Much Can My Landlord Bill Me for Trash Pickup? [Updated]

  

  City of Beverly Hills allows residential multifamily landlords to pass through to tenants the bimonthly cost of refuse collection and alley maintenance charged by the city. As of fiscal year 2022-23 those costs can add $40.36 to the monthly rent if passed-through by the landlord. And the landlord can pass it through unless the rental agreement explicitly says that the landlord will pay for refuse. While some tenants already pay for refuse, many more will be surprised to learn that an unexpected $40 can be added to the rent for a basic service like trash collection that should come with the housing.

• How the COVID-19 Tenant Relief Act Affects You

  

  Renters Alliance is hearing from tenants who have delayed paying rent and are now confused to receive a notice from the landlord about a new state law called the COVID-19 Tenant Relief Act (SB 91). Some have received a 15-day pay-or-quit notice and are wondering if they should have paid 25% of the rent due. Don’t be alarmed. For those who have delayed rent under the Beverly Hills moratorium those requirements may not apply. Let’s take a look at how the local and state moratorium differ.

• Campaign Signs: What You Need to Know

  

  Election 2020 is fast-approaching and that means our city council candidates need to capture the attention of voters. It is a battle waged in the pages of local newspapers and in mailboxes, of course, but increasingly on front lawns too. Campaign signs are the wildflowers of election season: first there's a few, then many, and before you know it they're all gone. The law allows tenants to display a sign but is ambiguous on whether a tenant can display a yard sign.

• HR&A Advisors Rent Stabilization Issue Presentations

  

  Beverly Hills consultant HR&A Advisors in 2018 released a set of issue papers commissioned to inform the City Council and the public about the key rent stabilization issues up for discussion. The consultant presentation, along with issue memos, was delivered to City Council on August 7, 2018. We present that video here followed by individual issues which we have broken out from the presentation for your viewing convenience. Each issue includes the HR&A Advisors memo followed by the relevant segment of the presentation.

• Pass-Throughs and Surcharges: What You Need to Know

  

  City of Beverly Hills allows the landlord to pass-through to tenants certain costs of doing business such as refuse collection and alley maintenance. And if the city hits the landlord with a penalty using too much water then the landlord can pass along 90% of that expense too. Longtime tenants may also pay for the landlord’s new roof, a paint job and even seismic retrofit because those capital expenses can be passed-through. Let us explain!

• TCM Fest O’Pests Reminds Us: Close Those Gaps!

  

  Turner Classic Movies today screened a few entomological-themed films that are guaranteed to make the insect-phobic squirm. Them (1954) and Genocide (1968) play on our fears that when insects organize against us we don’t stand a chance. We can’t beat ‘em! Yet we can’t join them. 'The Fly' (1958) and 'Wasp Woman' show the horrors of human-to-insect transmutation. The TCM Fest O’Pests is a reminder to all of us to take a look around our apartment and ask, is it as pest-proof as it could be?

• Small Claims: A Tenant’s Guide

  

  Landlord-tenant legal disputes can arise from a variety of situations. Among the most common is disagreement over a deduction from the security deposit. Sometimes that deduction is improper or poorly documented. How can the tenant claw that money back? Small claims. It is the venue where a tenant has a fighting chance.

• County Moratorium Continues No-Fault Eviction Protection (Except for Landlord Use)

  

  Beverly Hills rent-stabilized households lost an important eviction protection when the moratorium expired: starting June 1st a tenancy could be terminated for redevelopment, remodeling, condo conversion, or any reason enumerated in the Beverly Hills rent stabilization ordinance. Households that rent a single-family home or condominium in Beverly Hills have it worse: they can be evicted for any reason or no reason at all with only 60 days notice. These households generally have no protection under local or state law. However the Los Angeles County moratorium does put such no-fault evictions on hold through December of 2022 although with one caveat: landlords can still move-in a relative. Let’s take a closer look at the county moratorium protection.

• Mold in the Unit: It’s Complicated!

  

  Mold is not always the product of water damage; sometimes it can grow in damp and humid conditions like a bathroom without ventilation. Here is what you need to know to take the first steps to address the problem.

• Annual Rental Unit Registration: What Does It Mean for Tenants?

  

  Owners of Beverly Hills rental property which is not exempt from rent stabilization must register each rental unit with the city’s rental unit registry. The registration deadline falls in January. After accounting for the inevitable laggards the city then sends each renting household a notice of the rent amount that was reported by the landlord. It seems like a bureaucratic task but it is also a reminder to tenants to look back to prior rent increases to ensure each was correct. If the amount on the notice matches the lawful rent then no action is needed. If not then a tenant should appeal. Here's what you need to know about the registration process.

• Ellis Act Evictions: Senior and Disabled Occupants Get More Time

  

  Localities in California are allowed to regulate the price of rental housing and even to impose restrictive conditions on evictions. However a locality cannot force a residential rental property owner to stay in the apartment leasing business. The state’s Ellis Act allows the landlord to exit the business by evicting all tenants for redevelopment or some other purpose with only 120 days notice. Senior and disabled tenants can stay in their home for up to a full year. That additional time is useful for finding replacement housing and it provides additional leverage if the household negotiates a cash buyout. Here is what you need to know.

• Which Holidays Give Us a Break from Construction?

  

  Federal holidays should bring that rarest of qualities to our multifamily neighborhoods: peace & quiet on a weekday. Day in and day out we are assaulted by traffic, leaf blowers, and the nerve-fraying sounds of demolition, remodeling and construction next door. Holidays should be different. On days when city hall is closed, parking restrictions are suspended and our streets are pleasantly quiet we should expect a break. Yet the city allows construction to proceed. What's the story?

• Electric Vehicle Chargers Upon Request: What You Need to Know

  

  Electric vehicles have found a strong market in high-income Beverly Hills because state and federal rebates have taken some of the shock out of the sticker price and incentives exist for single-family EV home chargers. What about multifamily? More than half of Beverly Hills households have no access to at-home vehicle charging. To address it Sacramento enacted a law to require landlords to install an EV charger upon request but the law is not helping EV owners. Here’s what you need to know.

• When Can the Landlord Enter My Unit?

  

  Landlords can enter a rented dwelling only for limited reasons, according to state law, such as to tend to an emergency, to make agreed-upon repairs or to perform certain health and safety inspections. The law also allows entry in order to exhibit the unit to a prospective buyer or a prospective tenant — even while the current tenant still resides there. While the reasons for entry is narrow, we still see that landlords request entry for a general inspection or some other purpose that not allowed by law. Here is what you need to know about lawful entry.

• Interior Habitability: Weak Standard, Few Violations

  

  Is your landlord not keeping up with interior interior maintenance? You are not alone: many longtime tenants in our older buildings can't get attention from the landlord even as vacant units get the gloss. For good reason: the landlord is not obligated to do much to keep the apartment in the condition it was rented. That's why Beverly Hills needs a habitability standard!

• Exterior Maintenance: Our Code Violation Spotter’s Guide

  

  You are reading this guide because you are probably tired of seeing your apartment building fall into disrepair. Maybe you wondered why an owner would run into the ground his own investment. It is because some Beverly Hills landlords treat their apartment houses like a consumable: they pull out the cash without reinvesting in the maintenance. We have laws against dilapidation. Why doesn't Beverly Hills enforce them?

• If Gas-Powered Blowers are Banned, Why Are They Still Around?

  

  The California Air Resources Board has finally clamped down on gasoline-powered leaf blowers by banning the sale of new machines starting in 2024. It is about time! This scourge of urban living has gotten a free pass from regulators for far too long. Localities have been banning them for years — Beverly Hills outlawed them in 1978 — yet these portable, point-source pollution emitters remain an everyday nuisance for residents everywhere.

• What Type of Construction Requires a City Permit?

  

  Beverly Hills regulates interior and exterior construction through building permits. The process ensures that work will comply with state and local building codes. But permits also protect multifamily occupants from construction conditions that could compromise public safety and to some extent shield tenants from impacts that negatively affect habitability. However too much work occurs without the required permits. We should know which type of construction requires a permit and what to do if the work is not properly permitted.

• How to File a Code Enforcement Complaint

  

  Code enforcement is compliant-driven in Beverly Hills. Unfortunately the city has no systematic rental housing inspection program, so City Hall relies on the public to report violations. Lax code enforcement has enabled some landlords to practice 'managed decline' where money that should go to maintenance is taken as profit. Renters Alliance encourages tenants to file a complaint because that is how we hold landlords accountable. Heck, landlords agree because they don't want regular inspections. Here is our step-by-step guide to filing a complaint.

• How to Register for Beverly Hills e-Notices

  

  Beverly Hills provides a service called 'E-notice' that will send city notices by email. The link to the subscription service is in the footer of the city website. Click though and you're greeted with a blank login screen (above). There is no information about the service or why it is useful. Registration is at least a three-step process. But it's worth it to receive rent stabilization division announcements and Rent Stabilization Commission agendas. We walk you through the sign-up process.

• Holiday Construction is a No-No in Beverly Hills

  

  Is this story familiar? You wake up on a holiday like Presidents Day. Pour a cup of coffee and enjoy the peace & quiet. Two guys hop out of an unmarked junk van with a contractor’s saw and a stack of plywood and set up shop on the front lawn. With loud banging they begin to remodel an apartment in the building. Who do you call on a weekend or holiday when city hall is closed?

• Code Enforcement: A Primer

  

  The tenant with a rental housing problem in Beverly Hills has likely phoned in a complaint to code enforcement. Maybe the rent increase was too high; or property maintenance was lagging; or an eviction notice was posted. All of those inquiries once went to code enforcement but today our Rent Stabilization Program handles most of those calls. Thinking of making a complaint? Read our primer first!

• Due Diligence on the Landlord: Some Tips

  

  Most tenants don't need to research the landlord because their relationship is business: the tenant writes the check and the landlord provides properly maintained housing. Every tenancy starts uneventfully and most continue so. But sometimes complications arise and disputes can find the courthouse. When the going gets rough it pays to do some due diligence!

• The Landlord-Tenant Law Layer Cake Explained

  

  Landlords generally know landlord-tenant law. They deal with it all the time on a professional basis. They also get a big assist from well-funded industry associations at the local, regional, state and national levels. But tenants are seldom familiar with the laws that govern every aspect of our tenancy. Here's the situation in a nutshell.

• Cash-for-Keys Buyouts: What You Need to Know

  

  You have been approached by the landlord with a cash offer to vacate your apartment. It is called a buyout. Should you take it? Is it a fair offer? Do you have leverage to negotiate a better offer? We urge you to know your rights before you take the cash. A rent-stabilized tenancy in Beverly Hills is worth more than you think. So let’s talk about the buyout and your options when the landlord comes calling with cash in hand.

• Participation 101: What We Took Away from the Sixty Hotel Hearings [Updated]

  

  The Planning Commission in June permitted Sixty Hotel to continue rooftop operations into the wee-morning even though residents near the hotel at Wilshire and Crescent voiced concern about noise from the rooftop bar and dining. And commissioners agreed to allow the hotel to continue operating without any new restrictions. Arguably commissioners tried to balance the interests of the city, the hotel and the residents in good faith. Yet it left neighbors feeling unheard and unhappy. What can we learn from the Sixty Hotel hearings?

• Proposition 21’s Rental Affordability Act: What You Need to Know

  

  When legislators in Sacramento won’t protect tenants then it’s up to the people to step up. On this November’s ballot is Proposition 21 which would roll back landlord-friendly provisions in state law enacted in 1995 under the controversial Costa-Hawkins Rental Housing Act. Tenants who rent in a building newer than 1995, for example, or who rent a condominium or single-family home can thank ‘Costa-Hawkins’ for allowing the landlord unlimited rent increases. Here’s what you need to know about Proposition 21 on November’s ballot.

• What is Market Repositioning?

  

  Landlords are making significant improvements to their properties in today's hot real estate market. It's all about curb appeal! But we see rental properties getting more than a face lift these days: longtime tenants are eased out under a provision of the rent stabilization ordinance that allows for major remodeling and then the remodeled units go to market at much higher rents. The real estate industry calls it 'market repositioning.’

• Excessive Heat Watch is Declared: How to Beat the Heat

  

  Summer heat has arrived! We will see the temperature rise into the 90s this week so tenants without air-conditioning are urged to take care! Seniors who reside on upper floors of older buildings without air conditioning are the most vulnerable. Beverly Hills buries heat emergency information deep into the city’s website so we want to share some of the resources we’ve found to help keep cool.

• Support and Service Animals: Know Your Rights!

  

  Farm animals like pigs and peacocks may not seem like a good fit for an airplane cabin, yet they would qualify as ‘emotional support’ animals in an apartment under federal rules. Tenants can use federal disability law to to keep the landlord from turning away a pet. Here we take a closer look at the tenant's options when the landlord doesn't welcome Fido -- or that peacock!

• Negotiating for Pets: Tips for Success

  

  Federal disability law recognizes what most pet-keepers already know: our furry friends provide valuable emotional support. That's why certain animals are afforded protection in rental housing. But most pets are not officially designated as service or support and we depend on landlords choosing to accept a pet. Here are a few tips to help Fido or Feline find a home in our new apartment.

• Local Moratorium vs. Tenant Act Which Rules Apply? [Updated]

  

  The Tenant, Homeowner, and Small Landlord Relief and Stabilization Act of 2020 was signed by Governor Newsom at the end of August. Among other things, the legislation enacted the Tenant Act to establish a statewide framework for delaying rent due to COVID-19 financial hardship. It did so by preempting local moratoriums like ours. The Act also mandates a new process for requesting rent forbearance and, importantly, a new deadline for repaying back rent. What does it mean for Beverly Hills tenants?

• Can the Landlord Show My Apartment to Prospective Tenants?

  

  We are occasionally contacted by tenants who say the landlord wants to show their apartment to prospective tenants even though the current tenants haven't yet left. Sometimes the landlord wants to walk a prospective buyer through. Is that something a tenant has to allow? Generally speaking yes because the law allows it. Let's take a look at the relevant law and we will offer some suggestions should the landlord come calling.

• Means and Method Plan: What You Need to Know [Updated]

  

  A means & method plan is required by City of Beverly Hills whenever construction or remodeling will significantly impact tenants. The purpose of the plan is to inform tenants about the nature and duration of the work and to identify impact mitigations where possible. The Plan is required before the property owner pulls the permit. The process is intended to protect tenants but sometimes it works better in theory than in practice. Let us explain!

• Beverly Hills COVID-19 Rent Subsidy: What You Need to Know

  

  Beverly Hills city council in September agreed to create a $1 million rent subsidy program to help COVID–19 affected tenants in the city pay the rent. The objective of the program is to provide a measure of stability to tenants in their moment of need. The program is also intended to benefit landlords by providing rental income that might otherwise be delayed due to COVID–19. But the devil is in the details. Here's how it works.

• Courts Can Process Evictions. What Does That Mean for Tenants?

  

  The state policy-making body for the courts decided last week to sunset Emergency Rule #1 that puts the brake on unlawful detainers in Superior Court. The rule is providing immediate relief for tenants with cases in the eviction pipeline. But the greater effect is to prevent tenants from being summoned in such cases. Emergency rule #1 was issued by the Judicial Council in April in response to the pandemic but as of September it goes away even though we're stuck with the pandemic. What does it mean for tenants?

• Moratorium on Eviction for Non-Payment: What You Need to Know

  

  Beverly Hills city council has revised the moratorium on eviction for the non-payment of rent to add two important protections: it now prohibits any no-fault eviction including under the state’s Ellis Act (and stops the clock on evictions underway); and it puts the freeze on rent increases for residential tenants effective April 1st. But the most significant protection is against eviction for non-payment related to COVID–19. Here’s what you need to know.

• Security Deposits: A Primer

  

  One of the challenges of renting is the up-front cost: a prospective Beverly Hills tenant can expect to hand over about $5,000 to rent a 1-bedroom apartment while a 2-bedroom household may need $7,000 to start. A hefty two-month deposit would add another 50%. But another challenge is renting when the landlord delays returning the deposit or takes a big bite out of it. What's the law?

• Moratorium on the Rent Increase: What You Need to Know

  

  City of Beverly Hills expanded its moratorium on eviction due to the COVID–19 emergency to also include a moratorium on the allowed annual rent increase. The provision is included in a new urgency ordinance which took effect on April 1st. However the rent freeze appears to apply retroactively to the date that the local emergency was declared: March 15th. Let’s take a closer look to see how it may apply to tenants who faced a rent increase.

• Moratorium on No-Fault Eviction: What It Means

  

  The revised emergency measures related to COVID–19 adopted by Beverly Hills is notable for the moratorium on eviction for non-payment of rent and the moratorium on rent increases. But as important is a moratorium on no-fault eviction. State law allows for terminating a tenancy for reasons where the tenant is not at fault and localities are preempted from stepping in with more restrictive regulation. But that’s gone out the window during this emergency. Here is what you need to know about no-fault eviction.

• Beverly Hills Eviction Moratorium: What You Need to Know

  

  City of Beverly Hills proclaimed a local emergency in response to COVID–19 and literally the first order of business was the protection of tenants. Agenda item #2 read: Enacting a moratorium preventing landlords from evicting any tenant who is unable to pay rent as a result of losing income caused by COVID–19 for the non-payment of rent. The moratorium passed unanimously as part of the city’s emergency order. Here’s what you need to know.

• Parking During Our State of Emergency: What You Need to Know

  

  At the emergency meeting on Monday March 16th city council agreed that certain parking regulations should be suspended during the local coronavirus state of emergency. With few people working or traveling, and with family members home, the demand for street parking may increase. Yet the order that closed businesses and prohibits evictions for non-payment includes no specifics about new parking arrangements. We did some digging. Here’s what you need to know.

• Forbearance is Not a Standard Rental Agreement Clause

  

  Rental agreements are legally enforceable contracts that specify the terms of tenancy. Among the most clear of those terms is the timely payment of rent. Every rental agreement identifies the rent amount and the due date. But nowhere in the agreement will there be a forbearance clause: the provision that would keep the landlord from moving swiftly to retake possession of the premises in the event of nonpayment. What to do when a tenant is caught short when the first of the month comes around?

• If Recreational Marijuana is Legal, Why Can’t I Smoke It?

  

  City of Beverly Hills in 2017 adopted a strict no smoking policy that extends to private spaces in multifamily buildings (including condominiums). The ban includes marijuana and the use of electronic smoking devices too. So despite voter approval in 2016 of the Adult Use of Marijuana Act (Proposition 64) the recreational use of marijuana in apartments is prohibited by the city. That may frustrate would-be stoners yet some households still complain about the neighbors smoking pot. Let’s take a look at this complicated issue.

• Fundamental Concept: Maximum Allowed Annual Rent Increase

  

  Rent control is intended to moderate the increasing cost of rental housing and to enhance the stability of households that rent. Local ordinaces typically include price controls, limited reasons for tenancy termination and regulation of rental housing conditions. Here we look specifically at price control: What does the 'maximum allowable rent increase' really mean?

• Maximum Allowed Annual Rent Increase: What You Need to Know

  

  Recently Beverly Hills posted the new maximum allowed annual rent increase percentages for both Chapter 5 and Chapter 6. The latter is tied to the year-over-year percentage change in consumer prices for our region, which the government releases in June of each year. Which got us thinking: Has anyone explained to Beverly Hills tenants exactly how the maximum allowed annual rent increase works?

• Relocation Fees Explained

  

  A relocation fee is obligated whenever a tenancy in Beverly Hills is involuntarily terminated by the landlord. That can include major remodeling, demolition for redevelopment, condominium conversion or landlord use. Relocation fees are owed when a property is taken off the rental market. A relocation fee is not owed when a tenancy is terminated for cause (including the new ‘disruptive tenant’ termination). Here we explain the origin, purpose and limitations of the relocation fee.

• Rent Increase & Allowed Percentage: Questions Answered [Revised]

  

  The landlord can increase the rent once per year at a maximum percentage set by the city. But how much the rent can rise becomes a bit confusing when the notice of an increase coincides with the publication of the revised percentage.

• Grant-Funded Home Repairs for Qualified Tenants

  

  Did you know that the federal Community Development Block grant program provides free home repairs for tenants? It includes mobility enhancements, weather protection, water conservation and other aspects of apartment maintenance that may be long-ignored by the landlord. The only catch: households must income-qualify... and the landlord must agree.

• Tenant’s Challenge: Screening the Landlord

  

  Time and again we hear stories about unprofessional or unscrupulous landlords and their managers. The ones that slow-roll repairs, engage in intimidation and harassment, and improperly withhold deposits. They are a minority of owners, sure, but tenants who do rent from these landlords share a lament: "I wish I had known before I rented." Can a prospective tenant screen her future landlord?

• Major Remodeling: What You Need to Know

  

  A neighbor asked a good question about the ‘major remodeling’ provision of the rent stabilization ordinance: “What if the landlord is giving false information to tenants about remodeling a property just to get us out?” The question is relevant because we are seeing more properties emptied for remodeling and repositioning. But remodeling comes at a cost: tenant displacement. Let’s look at our rights when the landlord wants to remodel.

• Qualified Tenant Subsidy: Help When the Rent Is Too Damned High

  

  One of the ideas to emerge from the City Council’s rent stabilization discussion concerns a ‘qualified tenant' benefit. Those who pay too much in household income for rent could find relief from the city. An estimated 400 households could qualify under the program. The objective: to cushion rent increases with a cash subsidy. Councilmember Bob Wunderlich proposed to target rent stabilization protections to tenants "who really need it.” What's it all about?

• Why a Rent Increase Pegged to 100% of CPI Favors Landlords

  

  Since 2017 Beverly Hills has amended the rent stabilization ordinance to extended protections to Chapter 6 tenants. That includes an end to no-just-cause eviction and a relocation fee for no-fault tenancy terminations. The city also linked the maximum allowed annual rent increase to the annual change in consumer prices (CPI). Let’s look at that important change in more detail.

• Proposed Luxury Exemption: Would You Lose Protections?

  

  Beverly Hills City Council first discussed exempting ‘luxury’ rental units from the reach of rent stabilization back in November. About 5% of units by our analysis might fall into that exemption. Subsequently it came back for discussion again in December when a much wider net was cast: as many as one-quarter of units with higher rents in any size category could be affected? How will the luxury exemption affect you?

• Proposed Duplex Exemption: What it Could Mean for Tenants

  

  Since Beverly Hills enacted rent stabilization in 1978 the RSO ordinance has applied to multifamily rental properties of two units or more. A few rental properties escaped its reach, namely condominiums and buildings built after 1995. Now City Council appears ready to categorically exempt many more, including owner-occupied duplexes. It is a major break from precedent with real implications for hundreds of families. Here’s what a duplex exemption means for tenants.

• Security Deposit: Ten Steps to a Timely Refund

  

  State law requires that the security deposit be returned to the tenant within 21 days of move-out plus an itemized statement for deductions totaling $125. What if the landlord improperly withholds without documentation? Or doesn’t return the deposit at all? Follow thees ten steps to get that money back!

• Terms Explained: Habitable vs. Tenantable

  

  Tenants are often surprised to learn that a landlord need not repaint on a schedule or replace worn carpet. He need not repair sinks that drain slowly or improve low-amp electrical service. That's because state law requires nothing more of the landlord. Tenants deserve a higher bar. We need a local habitability standard!

• Think Like an Inspector When Viewing an Apartment

  

  Before signing a lease it is prudent to know what you are getting into. That means a close reading of lease terms and taking a good look at the apartment. Does it reflect professional maintenance? Have low-budget handymen cut corners over the years? What needs repair today? Think like a housing inspector and avoid unpleasant surprises later

• How to Properly Calculate a Rent Increase

  

  Beverly Hills is a rent control city, which means that the allowed annual rent increase for rental apartments is regulated by the rent stabilization ordinance. Each year the allowed increase varies according to the change in consumer prices and that allows for some confusion. Calculating the correct increase based on the allowed percentage is easy. Here's how!

• Rental Unit Registration is the Foundation of Rent Stabilization

  

  The rental unit registry is the foundation of our rent stabilization program. It collects information on property owners and management companies and some particulars of each unit and tenancy, such as which housing services (like parking and utilities) are provided; when and why the last vacancy had occurred; and the actual rent amounts. We want to be sure that the rent charged for any unit is the lawful rent.

• No-Just-Cause Eviction: A Primer

  

  we regularly hear from tenants unaware that the landlord can end a month-to-month tenancy for any reason or no reason at all. All that stands between the home we’ve made and a stomach-churning search for a new apartment is the landlord's good and 60 days notice. Here’s a primer on no-just-cause eviction: what it is, what to expect, and what you can do.

• Repair-and-Deduct: Proceed With Caution!

  

  Tenants are allowed to deduct from the rent the cost of a repair when the landlord won't make it. Colloquially it’s known as ‘repair-and-deduct’ and the logic is straightforward: the rental agreement says you pay your rent and the landlord maintains the premises. But like so many tenant protections, this one too comes with practical limits. Beware!

• Unauthorized Occupants Could Trigger a 3-Day Notice

  

  Taking in a roommate or a long-term guest seems innocuous enough. Maybe it's a means to pay the rent or a goodwill gesture to a friend or family member. But the presence of unauthorized occupants may be a breach of the lease or rental agreement. So it's always smart to read what it allows and then secure permission from the landlord if necessary. Lets look at a couple of situations that may get the unwitting tenant into some trouble.

• The Allowed Annual Rent Increase in Perspective

  

  To a tenant accustomed to the 3% cap on annual allowed rent increases, the city’s announcement that the allowance has risen to 4.1% was a surprise both that the 3% changed and for the magnitude of the jump. As I explained in a recent post, the bump-up was somewhat predictable given higher inflation but the size of the jump was larger than most of us expected. The culprit? Rising consumer costs driven in part by rising rents!

• How Many is too Many? Limits on Unit Occupancy Explained

  

  Recently a small apartment adjacent to me leased quite quickly. The three adult guys introduced themselves. All nice. But it seemed a tight fit for a one-bedroom apartment of about 500 square feet. Why would three men rent an apartment that small? And, how many people can a landlord pack into a small place? The answer is not as straightforward as one might think.

• What to Do After the Landlord Reports Your Rent Amount

  

  The Rent Stabilization Ordinance requires landlords to register with the city information about ownership and management, property description, and some tenancy information like utilities and the current rent amount. This annual registration also requires tenants to verify the reported rent amount too. Now is the time to take a few minutes to review the rent payment history.

• Mills Act: The Key to Multifamily Preservation?

  

  The Mills Act is a state tax incentive that allows a locality to reduce the local tax obligation incurred by a designated historic property in exchange for a 10-year contractual commitment to restore and rehabilitate the resource. Today the Beverly Hills Mills Act program counts six local historic register properties under contract including one multifamily rental property (on South Rexford). City Council indicated some interest to expand the program to more multifamily properties. Will the program help us retain the properties that give our neighborhoods character?

• Tip: Avoid the Carpet Cleaning Bait-and-Switch

  

  Longtime tenants know this story: worn carpets long past their prime get to looking downright threadbare. As pleas for renewal find no sympathy from the landlord, the tenant's fingers do the walkin' looking for a cheap carpet cleaner. There are none! There are only cheap quoted prices. Once the job is underway the price changes. Here's what to expect!

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