Long Beach

Posted on December 13, 2010 by Paul M. J. Suchecki

 History of Long Beach

 Tongva Native Americans were the first residents of Long Beach. In 1784 the area was known as the Spanish land grant Rancho Los Nietos.

 In 1843 Jonathan Temple, a  native of New England bought a ranch in what is now Long Beach and built the Los Cerritos Ranch House, an adobe which still stands and has become a National Historic Landmark. California became a United States territory in 1848. The golden state joined the union in 1850.

 The city’s name was originally Wilmore City after the original developer who tried to turn it into a farming community. It failed. Wilmore was bought out by a group that renamed his town as Long Beach, incorporating it in 1888.

 The city grew as a seaside resort. It featured the Pike, one of top amusement parks on the cost with rides like the dual Ferris Wheel and Cyclone Racer Roller Coaster.  So many people moved in from Iowa that the city got the nickname, “Iowa by the Sea.”

 Oil was discovered in 1921 in the area called Signal Hill which soon split off as a separate community.  In the 1920s the Long Beach Oil Field was the most productive in the world.

 The 6.3 magnitude 1933 Long Beach earthquake devastated the city because so many building were constructed of masonry that wasn’t reinforced. 120 people died. Building codes across the state were changed after the temblor.

 In World War II the US Navy upgraded its servicing station into a major naval base and which has since closed.

 Description of Long Beach

Long Beach is a coastal city about 20 miles south of downtown Los Angeles. The port is one of he nation’s busiest. Oil is big part of the economy with drilling offshore as well as on land. It has a land area of 50 square miles. The neighboring communities are Bellflower, Carson, Compton, East Compton, Hawaiian Gardens, Lakewood, Paramount, Rancho Dominguez, San Pedro, Signal Hill and Wilmington.

 Residents of Long Beach

With 493,000 people  in 52 square miles, Long Beach is the sixth largest city in California and one of the most diverse cities in Los Angeles County. It’s 36% Latino, 33% White, 14% Black and 13% Asian The median age is 31. 24% of the residents over the age of 25 have a four year degree. The median household income is $51,000. 20% of the residents live in poverty.

 Rentals in Long Beach There is no rent control. The median rent is $1035. One bedroom apartments can be had for $550.

Fun Things to do Long Beach The Aquarium of the Pacific is the largest aquarium in Southern California with well over a million visitors each year. It holds 500 species in 19 habitats . The shark lagoon holds more than 150 sharks.

A visit to The Queen Mary is the trip back into time. This renowned ocean liner was built in 1936 and was the way to travel the Atlantic in the days before airlines dominated European travel. Celebrities and royalty all stayed on board. First class state rooms have been converted to hotel rooms. There are multiple first class restaurants and bars.  The ship is known for its New Year’s Dance Party with multiple venues throughout the ship as well as its Halloween Haunt – for good reason. Many frequent visitors swear that the ship is haunted. 

The Long Beach Convention Center is a major facility with 83,000 square feed of meeting space.

The Long Beach Performing Arts Center is worth a visit.

 

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Sustainability is Our Survival Key

Posted on December 10, 2010 by Paul M. J. Suchecki

For close to a decade much of US economic growth has been through debt, from the government with the evaporation of the Clinton era surpluses, to the mammoth trade deficit with China, to the housing bubble which was fueled by borrowed mortgage money. Since 70% of the US economy is based on consumer spending, and consumers are showing a reluctance to get into debt to buy these days, what can we do to restore economic growth?  The touchstone for a viable economic future should be sustainability.

Let’s see how it could work. Five years ago, it made good economic sense to take out a home equity loan to fund practically any home improvement. By putting in landscaping as just one example, the value of the home was enhanced, so more equity was generated by home improvement loan. Now add sustainability to the mix. Much of the mortgage meltdown occurred in the so called sand states of California, Nevada, and Arizona. Post war population growth here was sparked here by cheap electric power from Hoover Dam and massive irrigation projects that allowed Midwesterners to recreate their yards in a desert. Today the region faces a protracted water shortage. Landscaping with thirsty plants today would increase the operating costs to owning a home in the Southwest. Instead plant native flora that can thrive in an arid land. Use the home equity loan to fund a solar system. It will pay for itself over a dozen years, and give you free electric power for at least another dozen. Solar will work in most of the climate zones of the US. Northern, cloudy Germany puts America to shame when it comes to sun power generation.

The cash for clunkers car purchase program had sustainability at its heart. Most families really don’t need a gas guzzling SUV. Fuel costs are reasonable today, but shortages and future price spikes are inevitable. Choose your vehicles with an eye to fuel economy. When possible, bike more. It’s not only better for the environment, but for the sustainability of your cardiovascular system.

Many mortgage applications were based on two premises, that the borrower’s income would keep increasing and that the value of the home, apartment complex or condominium would continue to grow. In many cases, these assumptions proved to be unsustainable. If you are shopping for real estate today, buy only what you can actually afford. Learn from others and don’t get overextended with second mortgages.

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Refinance Barriers

Posted on December 9, 2010 by Paul M. J. Suchecki

While mortgage rates for a 30 year fixed  hovering around 4.7% it would seem to be an ideal time to refinance your apartment house or condo’s mortgage into a thirty year fixed rate loan. Yet new loans closed are not keeping pace.
According some surveys although applications are up, 40% won’t qualify for the new, lower rates. In the past, only 20% would have failed in their quest.

The trend is due to three major factors. The first is the decline in real estate values, which have rebounded of late but still leave about one in five across the country underwater on their mortgages. One home value depressant is the influence of short sales or foreclosures. Let’s say that there are dozens of apartment buildings in your neighborhood and that one or two are on the market for $1,250,000, yet a couple have been sold at foreclosures or short sales for $750,000. Bankers will now treat all comparable buildings as being worth $750K whether or not any sellers would actually voluntarily part with their buildings at that depressed price. If you bought in seven years ago, you could still be okay with a refi, but if you purchased at the market’s peak in 2006, even with a substantial down, you’d be hard pressed to get refinancing today.

Given the fact that the entire mortgage crisis was precipitated by sub prime lending, which generally went to borrowers with less than stellar credit, lenders have tightened their requirements for higher FICO scores before offering new mortgages. Although the minimum score varies with the amount of equity and income, most people with scores over 740 should still quality. It’s a good idea to get your score ahead of time to see where you stand.

Finally, the self-employed are getting squeezed out. Most lenders will no longer accept stated income loans. For anybody who is self employed, there is an open secret about the net vs. gross income. Legitimately, someone who is working for herself can deduct a lot more than an employee on salary. For example, auto expenses for a commute are not deductible for an employee, yet all business travel, including driving to and from regular client meetings are considered write offs. An apartment in the complex you own dedicated to research and correspondence can be a tax deduction, but if your primary place of work is elsewhere as an employee, than that vacate apartment with a desk that you’re trying to write off is as deductible as your home’s kitchen. The differences go right down the line producing an odd situation where a self employed entrepreneur can live quite comfortably on a gross income offset by major deductions. Yet by looking at the net alone as shown in tax returns, it can seem as if the businessman is barely scraping by, unable to qualify for an apartment complex refinance.

Still if your credit is good, you have equity in your building, and you’re working as an employee you have a very good shot at a refi before the rates go back up. Here are some guidelines:

Most experts conclude that a refinancing is worth the effort and expense if you can save at least a full percentage point in interest over your current interest. A good rule of thumb is that a one point drop will reduce your payment by $65 a month for every $100,000 you borrow.

Make sure you have enough equity in your real estate. Most mortgage lenders today won’t consider a refinance unless you have at least 20% equity. For a ball park estimate of your place’s value, go to Zillow.com

Remember that there are points and closing costs. Another good guideline is that you should be able to recoup those expenses through lower mortgage rates within the first two years of your new mortgage. If the process takes longer, keep shopping for lower borrower fees.

Second mortgages are problematic. For a refinance on your first, the second mortgage has to be subordinated to the first. If possible, try to fold the second into your new lower rate mortgage. If the second mortgage lender is willing to subordinate the second loan, be prepared for a dramatically decreased credit line, an issue if you have a home equity line of credit. 

Finally, cash out refinancing is proving to be a sticking point. I know one condo owner who is trying to do a comprehensive refinancing of all of his debt to free up some cash for a much needed bathroom repair. After researching the situation for him, I’ve learned that in today’s market cash out deals are difficult to obtain. It’s easier to simply concentrate on getting that high interest or adjustable rate mortgage replaced by one locked in at a lower rate.

Remember that if you can qualify, now  remains an excellent time to refinance. Mortgage rates will stay low as long as the US Federal Reserve Bank continues its process of quantitative easing. It won’t last long if inflation starts to become a problem.

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Tips for Fiscal Fitness

Posted on December 8, 2010 by Paul M. J. Suchecki

If you’re a renter who ultimately wants to buy a place yourself, you can’t do so until you improve your fiscal fitness. Here are a few tips that would help you better your financial picture:

Budget. It is tough to limit what we buy especially in the light of the cultural pressure we face, especially this time of year. I’ve written a number of TV commercials where the goal was to tie a viewer’s emotional fulfillment to a purchase. We are bombarded by messages like this day and night. There is nothing wrong with a feel good buy now and then, but you won’t feel happier if you find yourself taking years to pay for an extravagance.

Begin by tracking your current expenditures to see what you are buying and where you can potentially trim. Something as simple as brown bagging lunch can save you $1200 a year. I also suggest personal accounting software and on line banking which will give you an instantaneous picture of where you stand. These programs can also help you track your net worth which will give you an incentive to be frugal as you watch your wealth grow.

Use cash when possible. It’s painless to pay with plastic compared to folding money. Countless surveys offered to entrepreneurs show that those opening their own business should accept credit cards from the start because the 3% fee taken by banks for card purchases is more than offset by increases in sales. At a neighbor’s home while using the phone, I happened to notice a credit card bill on the desk. The family that made the charges had gone to Wal Mart one day in October and spent more than $400. – for what? This is at a store that sells sweaters for $7 and DVDs for as low as $5. Paying cash would have trimmed that total. If you don’t like to carry a lot of specie, then use a debit card. You can always back it up with a savings account to avoid overdraft charges.

Try now to restructure your debt. See if you can get a debt consolidation loan. If you really study your credit card bills, you’ll see the interest on some of them topping 30%.

I looked at one credit profile last week where the debtor had done exactly the wrong thing, paying off his student loans and a car with their relatively low interest, while keeping balances on credit cards at their high rates. He boasted that his education was now paid, and his car was unencumbered, yet the freedom that his chariot offered was illusory since he was charging gas and maintenance, carrying that balance at 18%.

If a bank won’t give you a loan, consider Peer to Peer lending, at sites like Prosper.com where you’ll essentially cut out the middle man between borrowers and lenders providing a better deal for each than found at financial institutions.

Be sustainable. The real growth area in our economy of the next few years will be in green jobs and products. When you do buy something for the home, add energy and water costs into the equation. Should you get the cheapest washer dryer combination? Don’t do so if the ultimate amortized cost is higher than for appliances that are energy and water efficient. Expect expenses for those resources to rise in the next decade, increasing your savings.

Next to your housing expenses, your car is probably your next biggest expenditure. Do you really need the low gas mileage and high maintenance of an SUV? If you children will soon to get their own licenses and they are already finding it uncool to ride with their parents, you might be able to get by with a hybrid, or even an electric sedan.

Give yourself some mad money.  Don’t keep the lid on every expense. If you allow yourself a few bucks to blow each week, it will act as a safety valve. $20 for a pair of movie tickets won’t break your budget, but could provide much needed relief and fun, taking the edge of any sense of deprivation you might be feeling.

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Get Your Solar Power System Now

Posted on December 7, 2010 by Paul M. J. Suchecki

As the solstice approaches, the shortest day of the year, it’s time not to think of darkness, but the sun, specifically solar power.

Last month, the Los Angeles Department of Water and Power, announced that it would cut its solar power system rebate to property owners effective Jan. 1. The rebate will be trimmed by a third, from $3.24 for every watt of capacity installed, to $2.20. On a 5-kilowatt system, the rebate would drop by more than $5,000 from $16,200 to $11,000.

The LADWP program had budgeted $30 million a year as incentives. Applications for 2010 will reach $70 million. Rather than increasing funding to meet demand, the power company’s commissioners voted to cut back on the rebates. The DWP board made its shortsighted decision as California voters were rejecting Proposition 23, which would have suspended the state law requiring cuts in  the state’s greenhouse gas emissions to 1990 levels.

Lee Alpert, Esq. the Chairman of the LADWP Board announced his resignation last week. A Mayor Villaraigosa appointee, he claimed that it was to spend more time on his career and family. His tearful statement led to skepticism in the media when it became known that the utility was falling short in its renewable energy goals.

The federal tax credit from stimulus funds remains in place. It’s worth 30 percent of a solar power system’s cost up to a credit of $2,000.

If you’re an owner occupied landlord, and still have equity left in your property, financing a system with a home equity loan will allow you to write off the 100% of the interest since it would be tax deductible. Expect to spend around $35,000 to generate your own solar power for a two family home.

As somebody who owns an apartment complex without living there, the system could well qualify for the accelerated depreciation for business in the new tax proposal working its way through Congress. The break even point for the system and the extent of the qualifying rebate would be details you’d have to work out with your installer.

Under the current plan, most landlords would be able to pay for the system through reduced energy costs over the first decade of owning it. From year eleven on a Los Angeles owner would essentially get free power for the remaining life of the system, which is considered to be at least 15 more years. 

If you don’t want to either buy or finance the solar power system, here are also companies in Los Angeles that lease solar panels, including Martifer Solar, which recently teamed up with a neighborhood group to make the process more accessible.

The LADWP will ultimately slash the incentives by more than half to $1.50 a watt, further pushing back the breakeven point.

So, if you’ve been wondering what to ask Santa, now you know.

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How to Find a Place in a Specific Los Angeles Apartment Complex

Posted on December 6, 2010 by Paul M. J. Suchecki

For me, deciding where to live has always begun with the neighborhood. Once you’ve determined the area in Los Angeles in which you want to live, you could well discover apartment complexes that you find desirable. How do you get an apartment in a specific building or development?

As an example, we’ll use Essex Properties in the Miracle Mile District of Los Angeles. There are a number of reasons to like the neighborhood. It is true urban living, but close to the La Brea Tar Pits, a park. It’s handy to museum row which features the Petersen Auto Museum, the Los Angeles County Art Museum, one of the best art centers in the city. The nearby Grove has high end shopping and first run movies. There are restaurants and shops close by.

The Essex has a pool, spa, laundry sundeck, elevator, high speed internet, a courtyard, on site parking and a night patrol for security. If you found yourself attracted by the inviting entrance way and need to know how to find an available place in this desirable building here’s the way to go about it.

The first is the easiest. Look for a sign near the front door. Banners reading “apartments available” usually disappear after the construction or major renovations that led to the vacancies. Most rental signs are relatively modest, so keep an eye open as you drive past. It’s a good idea to get out of your car to take a closer look. Note the street address and name of the complex if any.

 If you don’t see a sign, look for an on-site building manager or leasing office. Larger apartment buildings like the Essex have one.  Even though most rentals are to working people, realize that most managers keep business hours themselve, typically leaving around 6:00 PM as they do for the Essex, so try to drop by either on a weekend, or early enough to catch somebody at his desk.

 Some buildings have doormen. Ask one of them. Most are very aware of what is happening in their buildings. If you get an apartment due to a doorman lead, don’t forget to tip him.

Remember that address and name your wrote down? A site like this one allows you to search for an apartment vacancy by entering street address or complex name.

 Some complexes have neither leasing offices nor doormen, but all have tenants. Drop by between 6:00 – 7:00 PM on a weeknight and ask the tenants  about any vacancies as they enter. Talking with a tenant also gives you a chance to learn about the quality of the management and the maintenance.

Look for a real estate office in the neighborhood and inquire there. Remember that not every office will handle every nearby apartment complex.  If you have your heart set on a specific building and have the time to wait, don’t be swayed if the agent tries to show you something else. She could tell you that there are no vacancies in the building you want, a statement that really means she has no listings there and maybe will never have any, so drop by other local agents to ask them as well. Be prepared to pay a commission for an apartment found through an agent.

 Another option to consider if there is a college nearby is to look for the university housing office. This works best if you are somewhat close to college age. Most housing offices won’t ask for ID. Many have bulletin boards in addition to their files. Officially these offices are supposed to be for students, but landlords won’t object to how you found their places.

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How You Can Enhance Your Personal Security in Your New Los Angeles Apartment

Posted on December 3, 2010 by Paul M. J. Suchecki

A theft can happen as quickly as you turn your back. When I was a grad student in Prague,  I had left my room in student housing unlocked with the door closed, just to run down the hall to the restroom. The next day I found the equivalent of 50 cents in my wallet. I wondered where I had spent the rest of my money until I realized that one of my fellow Charles University students had kept on eye on this “wealthy” American and had helped himself to $155.00 in cash.

What I faced there was similar to what all of us have to cope with when moving into a new building. You have no idea who really belongs there and doesn’t.  You haven’t gotten to know any of your neighbors well enough to look out for each other in a nascent neighborhood watch. Here then is lesson one. If you leave your apartment momentarily, even just to empty the trash or drop by the store, be sure to lock up. Someone could be watching.

Have you ever been locked out of your place and gotten in through an open window? I thought my apartment was secure on the second floor until I left my key inside. I found that by squeezing my toes onto a one inch ledge I could push the screen from behind an open window and boost myself into the kitchen sink. I’m sure you’ve done something similar. If you can figure out how to get in, bet that a professional thief would also. Lock all windows when you’re leaving, unless you’re on an upper floor and you’re only gone for a minute. The air could well be stuffy when you retutn but your stuff will still be there.

Consider installing peepholes. If somebody knocks on your door, how can you really verify who is there without taking a look? Last week for the first time somebody knocked on my door claiming to be the police. It turned out to be a practical joke. It could have been a killer. If you don’t put peepholes in, a least install a door chain so that you can open the door to see your visitors through the chain before allowing them access. Some chains allow you to lock them from the outside. Look for this feature.

If you can buzz somebody through with an intercom, don’t do so unless you know the visitor personally.  One common trick is for a thief to insist that he has a package for delivery that needs a signature. If you’re suspicious in the least, ask to have the signature card left and request a redelivery the next day. If you find` UPS signature card left behind you know the attempt was legitimate, otherwise you’ve dodged a bullet.

If you find that you travel a lot through work, you can get a security camera system at a very reasonable price these days that will allow you to check on your home through the internet.

One ready access point for a lot of apartments is through sliding glass patio doors. Most have locks, but some can be easily forced. Simply cutting a dowel rod to the same length of the door track and dropping it in can prevent an unauthorized opening.

Last week the wind blew the welcome mat from my next door neighbor’s door. What revealed to be lying underneath? Her key. Under the floot mat is the first place any thief would check to look for a spare key. It’s far better to  leave a spare with a neighbor or friend. Here’s another solution. Bury one in a 35mm film can at the base of a distinctive plant in th yard. If you find that your place was cleaned out and the door was opened by your own spare key, think of how difficult collecting on renter’s insurance would be since there would be no sign of forced entry.

If you go away overnight be sure to stop newspaper delivery. You’re mail box can probably get you through a long weekend put past that stop mail delivery too, so that thieves won’t be alerted by a growing mound of undelivered junk mail.

Timers are great for handling lights. It’s a trick  that works well especially if you dedicate one timer to turning on a radio tuned to a talk show. Make sure that the radio is low so that the voices are indistinct and that its a strong station so that static doesn’t destory the illusion of somebody being home.

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Handling with Mold in a Los Angeles Rental

Posted on December 2, 2010 by Paul M. J. Suchecki

In Los Angeles, mold can become a major issue for residents, especially in summer. The problem is caused not only by the the damage mold creates to to the unit and its furnishings, but also because it puts a building owner at risk for a law suit. One of the most striking cases of litigation happened in Texas in 2001. There a jury granted a family $32 million in damages due to hazardous toxic mold infestation. The penalty was later cut.

 Molds are fungi, the same general family as mushrooms and yeasts. They generate tiny spores to reproduce that borne by the wind through the air. When these spores land on a damp indoor surface, the start to grow, digesting whatever they are growing upon from wood, to cloth to paper. Mold can have a powerful effect on human beings. As a positive, they are the raw material for the antibiotic penicillin. Negatively, mold could readily cause health problems because they often produce allergens or mycotoxins provoking reactions that range from sneezing, running noses and red eyes to asthma and a rash. In fact, if a family develops flu symptoms consistently in a home, mold could be a hidden cause.

 How should you as a landlord cope with mold in your rental?  Begin by realizing if you get a complaint, take it seriously. It is a condition that definitely imparcts  a rental unit’s habitability. Your first step is to inspect the apartment or rental home. Don’t be surprised if the pristine bathroom tiles and ceiling you originally rented out are coated by an unsightly green film. Mold is a telltale sign that water is leaking, so check for the source of that condition as well.

Scrubbing away the mold yourself would probably only make the place look better for the time being. It won’t necessarily kill the mold spores which are very hardy. When the spores land and find a wet spot, they will readily grow back. It’s better to find an mold remediation expert  with experience in in mold removal, preferably one certified by IICRC Institute of Inspection, Cleaning, and Restoration Certification and / or NORMI, the National Organization of Remediators and Mold Inspectors. 

The cleaning should be done with a substance that is non-toxic to humans and pets followed by the application of a fungicide that will prevent mold from growing back.

If the dampness that prompted growth of the mold is caused by the tenant, you could make a legtimate case for being reimbursed for its removal, but the most important consideration is to get the mold killed promptly.

 A landlord is responsible for remediating mold only if the tenant notifies the owner that mold is growing.  If the landlord or manager does not correct the problem upon notification, then the owner can be considered in breach of California’s implied warranty of habitability.  

California now requires that landlords give written disclosure to prospective tennants s/he knows, or has reason to believe that mold is present in an apartment building that could pose a health threat.  The landlord has to this responsibility when the mold is evident or not.

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Choosing the Best Storage Facility for Your Los Angeles Apartment

Posted on December 1, 2010 by Paul M. J. Suchecki

If you’re fond of old time radio you  might recall Fibber McGee and Molly.  The program’s running gag was that whenever McGee opened his closet, a cascade of stuff would crash down upon him.  Watch the 1941 movie version of the scene here. If your closets have become this overstuffed, you have three options:  

Your first choice is to clean  out the excess. One man’s junk is another person’s treasure, which you’ll see by holding a yard sale or donating to a thrift shop.

The second choice is to look for a bigger home. If you live in most of LA County, you’re under rent control, so if you’ve been in your place for a while you’ll have to pay substantially more. Make a realistic assessment of where you now live. How is the location? Is it handy to freeways, nightlife or amenities you like ? Look at the features of your apartment, whether or not is has a view, pool, elevator, garbage disposal or dishwasher just to name a few options. How well do you get along with your neighbors and apartment manager?

What would it take to move to a bigger place? Only by moving to a less desirable neighborhood could you expect to pay the same. How much time, effort and money would it take to find a place you like and move your things? Compare the rents on sites like this one to see if a bigger apartment is affordable. Remember, that no more than a third of your income should go to rent.

If you to decide to stay, consider a storage facility. It’s basically a spare closet off site in which you can store your things.

Consider these factors. The first is location.  How close is it to your home? The last thing you want to do is hop on the 405 every time you need a sweater.  Use a search engine to find storage close to you.

Think about access. Is the place open seven days a week? You don’t want to be backed up with work only to find that on the morning before the Academy Awards you can’t get your tux or gown out of storage. (Who wants to walk the red carpet in a mere suit?) What hours does the facility keep? If you work an 8-5 job be sure to account for your commute time as well in getting to the place while it’s open.

How much space are you getting for your rent? It’s not enough to simply compare cubic feet from one place to another. I’ve had two storage facilities with my current home. In one the space was easy to access because the room was low and wide. In the second I have to stack boxes high to the ceiling because it’s so narrow.

Visit the place. Do you have elevator access or will you have to carry everything up a stairway?  How congenial is the staff? Does the facility offer rental trucks?

Study the contract. How much is the deposit?  What kind of grace period are you allowed for late payments. What kind of fees are assessed? How often can you expect a rent raise? If money gets tight, how much time will you have before your stuff is auctioned off? Will the storage facilitiy take credit cards?

If you choose the right storage facility, you’ll be able to keep the home you love while still storing little needed gear without tripping over them like Christmas ornaments or skis.

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Dealing in Los Angeles with a Difficult Landlord

Posted on November 30, 2010 by Paul M. J. Suchecki

A difficult landlord can make your life miserable in Los Angeles. To begin with,  avoid moving into a a home or apartment owned by someone who accepts your rent, but won’t repond to what you need.

When you first take a look at your apartment, assume nothing. Don’t expect the utilities to be active so you probably won’t be able to test the stove or fixttures. Water will be on since that’s included in rent. Let the water flow. Is the pressur adequate?  Does the hot water come on quickly or is it still tepid after a few minutes? Look for water damage around around  windows and exterior entrances. If the windows have been left open,  close them to see if you can smell mold or even decay from dead vermin trapped in the walls.

While a landlord is validating your information that you submitted as a prospective tenant, you should check him out as well. In an apartment complex, introduce yourself to your future neighbors. Knock on a few doors, asking for objective feedback about your future of  landlord and the care s/he takes of the complex. Try to get into the place earlier than your inspection appointment so you can interview other tenants before putting down a deposit. It would be hard to get back if you change your mind.

Inspect all of the property, not just your apartment. Is everything well maintained? Tour the common areas. Take a look at the water heater and heater.  Look at any wood in windows or trim.  If it is honeycombed or if there are tiny pellets,  these are signs of termites, which threaten the integrity of the structure.

In Los Angeles, many landlords are hurting financially, especially those who leveraged their property into additional holdings. These people can no longer maintain property the way it should be kept up.  Contact the local Better Business Bureau to see if any complaints have been filed against the management company or owner. Ask the bureau how these problems have been resolved.

Oncve you’ve moved in, the first step in handling a difficult landlord is to do your best to be a good tenant. Adhere to the terms of your rental agreement or lease. Be a congenial, respectful neighbor allowing your fellow tenants their “quiet enjoyment of premises.” Your rent should be  the first bill paid. I know how much fun it is to drive an enjoyable car. My own Los Angeles chariot is a Mustang convertible, but if it’s a choice between wheels and roof, keep in your home. The streets are rough and getting meaner. Your priority is establishing yourself as a dependable  source of income to your LA landlord.

Always remember that a landlord doesn’t care about what will benefit you. Put all communications in terms of how the landlord will come out ahead. I wrestled with a balky toilet. Rather than say I wanted a new one, I told my landlord that I was concerned that I’d leave for vacation and forget to double check, letting the water run for weeks putting him into a whole new rate tier given LA’s current shortage year billing. In short oder, I had a new john.

If you are going to be late with the rent, let the landlord know and give a drop dead due date with an apology. Let him know that it’s a one time delay and that it won’t happen again, but that he won’t miss any rent due to a vacancy if you were forced to leave.

Put initial repair requests in writing, enclosed with rent checks. Keep dated copies in case you need to go to court. If you are requesting a second time, send a copy of the first request and mention the the landlord is violating the “implied warranty of habitability” required under California law. Tell the landlord that you don’t want to request a visit from a building inspector, which will cost him  hundreds of dollars, but that you’ll be forced to do so if the susbtantive defects aren’t remedied in a timely manner. This second letter should be sent certified mail return receipt requested to let your landlord know that you are intent on getting the repair handled.

Fully understand your rights under both the Los Angeles rent stabilization ordinance and California law, which include deducting from the rent to make a repair. We’ve published a guide here. 

If you can’t resolve thing amibably, be prepared to go to court.  Be sure to collect all your records and prepare notes to aid you telling your story. It’s okay to be nervous in court, so just do your best.  I know that people in Los Angeles rarely wear business attire but it’s time to put on a jacket and tie if you’re a guy. That simple act enhances your credibility to a judge. Don’t fly off the handle, just tell your tale calmly and respectfully. In my own case, I’ve been to court with my landlord twice, winning both times.

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