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PREFACE The information herein does not deal with all areas of
landlord-tenant relations. It only tries to answer some of the most
frequently asked questions. The information included here is correct
as January 2008. You should remember, however, that laws and regulations
regarding landlord-tenant relations are constantly changing. Therefore,
some legal code sections are included at the beginning of pertinent
sentences so that you can look up the laws yourself. Permission is
granted to reproduce all or part of this booklet provided that appropriate
credit is given and that such reproductions are distributed free of charge.
PREFACIO La información en este folleto no trata con todas las áreas
de relaciones de arrendador-inquilino. Solamente trata de contestar algunas
de las preguntas mas frecuentes. La información incluida aquí es correcta
hasta Enero 2008. Usted debe saber que las leyes y regulaciones con respecto
a las relaciones de arrendador-inquilino constantemente están cambiando.
Por lo tanto, algunas secciones del código legal están incluidas al principio
de los párrafos para que usted pueda buscar las leyes. Se da permiso para
reproducir todo o parte de este folleto con la condición de que se de el
crédito apropiado y que la reproducción sea distribuida gratis.
TABLE OF CONTENTS
RENTAL APPLICATION SCREENING FEES
(Sec. 1950.6 of cc) A landlord or his or her agent may charge an
applicant an application screening fee to cover the costs of obtaining
information about the applicant. In no case shall the amount charged be
greater than ($30) per applicant. And the amount of the fees charged
shall be no more than the actual out-of-pocket expenses incurred. In
addition, an itemized receipt, (i.e. expenses & time spent), shall
be provided in person or by mail. Upon request and providing a
screening fee has been paid by the applicant, a landlord or his agent
is required to provide a copy of the consumer credit report if one was
ordered for the purpose of screening the applicant. Unless the
applicant agrees in writing, a landlord or agent may not charge such a
fee when he/she knows or should have known that no rental unit is
available at that time or will be available within a reasonable period
of time.
CUOTAS DE SOLICITUD DE ALQUILER
Sec. 1950.6 de cc Un arrendador o su agente puede cobrar al aplicante
una cuota para cubrir los gastos para poder obtener información sobre el
aplicante. En ningún caso la cantidad debe de ser mas de ($30.00) por
cada aplicante. La cantidad que se le cobra no debe ser mas de los
gastos ocasionales (actuales). Además, un recibo detallado,
(i.e. gastos y tiempo usado), debe ser proveído en persona o por correo.
En cuanto sea pedido y con la condición de que la cuota ha sido pagada
por el aplicante, un arrendador o su agente esta requerido proveer al
consumidor una copia del reporte de crédito si uno fue ordenado para el
objeto de decidir en alquilarle al aplicante. A menos que el aplicante
este de acuerdo por escrito, un arrendador o agente no puede cobrarle
tal cuota cuando el/ella sabia o debió de haber sabido que no había una
vivienda disponible a ese tiempo o que no estará disponible dentro de un
periodo de tiempo razonable.
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WHAT IS A CREDIT REPORT?
(Sec. 1785.10 of cc) In most cases when you rent a apartment or house
you will be asked to fill out an application and in tern the owner,
manager and or property management company will want to check your
credit by running a credit report. A credit report shows the records
that represent your credit history and in some cases your rental
history. A credit-reporting agency is primarily concerned with
reporting any debts, if you pay your bills on time, and if you have any
judgments for monies against you. Some landlords use an additional
service that checks your rental history. In addition to your financial
history, your landlord might also check to see if you have ever been
evicted or if you pay your rent on time. Your rental application could
be rejected if you have a negative credit and or rental history. Before
you begin your housing search you may want to become aware of your
credit and rental history by ordering updated copies of your credit
report. The fair Credit Reporting Act is a federal law that allows you
to examine and correct any information that may be used by consumer
reporting agencies. Under the law you are entitled to receive one free
credit file disclosure every 12 months from the three major nationwide
consumer credit reporting companies by calling Equifax
(1-800-685-1111), Experian (1-888-397-3742), and TransUnion
(1-800-916-8800). Unfortunately, all other consumer-reporting agencies
are not required to provide you with a free report every twelve months.
One of those agencies, which exclusively reports evictions, U.D.
Registry (818-785-3905 or 818-785-4025), charges a fee. If you believe
you might have been evicted you should check to see if it has been
reported. In any event if you are denied/rejected because of alleged
bad credit and/or rental history you have a right to request a free
copy of the report utilized to make that determination without charge
so long as you do so within 60-days. If you find there is
incorrect information on your report, you have the right to dispute it
with the reporting bureau. A good proactive policy is to be up
front with your potential housing provider if you become aware of any
adverse information and or previous problems regarding past credit and
or rental history. Explain what as happened when the time is
appropriate.
QUE ES UN REPORTE DE CRÉDITO
sec. 1785.10 de (Código Civil) En la mayoría de los casos cuando
usted alquila un apartamento o casa le pedirán que llene una
aplicación y a cambio el dueño, el encargado y o el manejador
quedrá revisar su crédito pidiendo un reporte de su crédito.
Un reporte de crédito demuestra los expedientes que representan
su historia de crédito y en algunos casos su historia de alquiler.
Una agencia de divulgacion de crédito se dedica sobre todo a divulgar
cualquier deuda, si usted paga sus cuentas a tiempo, y si usted
tiene juicios por dinero en contra de usted. Algunos arrendadores
usan un servicio adicional que comprueba su historia de alquiler,
eso es ademas de su historia financiera. Es posible que el arrendador
también quiera ver si usted ha sido desalojado o si paga su renta a
tiempo. Su aplicación puede ser rechazada si usted tiene crédito
negativo y o historia de alquiler. Antes de empesar a buscar un
lugar para rentar puede que usted quiera saber de su crédito e historia
de alquiler ordenando copias de su reporte de crédito. La ley de igualdad
de reporte de credito es una ley federal que permite que usted examine y
corrija cualquier información que pueda ser usada por agencias de reporte
del consumidor. Bajo la ley usted tiene derecho a recibir una copia de su
reporte gratis cada 12 meses de las tres compañias de reporte de crédito en
la nación llamando– Equifax (1-800-685-1111), Experian (1-888-397-3742) y
TransUnion (1-800-916-8800). Desafortunadamente no se requiere que todas
las otras agencias que reportan información de consumidores le den un
reporte gratis cada doce meses. Una de esas agencias, que exclusivamente
reporta desalojos, U.D. Registry (818-785-3905 o 818-785-4025), cobran un cargo.
Si usted cree que ha sido desalojado usted debe de averiguar si ha sido reportado.
De cualquier manera, si le niegan o reusan a rentarle porque tiene mal
credit o historia de alquiler usted tiene drecho a pedir una copia gratis
del reporte utilizado para hacer esa determinación sin cobro siempre y
cuando usted pida la copia dentro de 60-dias. Si usted se entera de que
su reporte contiene información incorrecta, usted tiene derecho a una disputa
con la agencia que da el reporte. Una buena práctica pro activa es de ser
franco con quien usted aplica si usted se da cuenta de información adversa y o
problemas previos sobre su crédito pasado y o historia como inquilino.
Cuando el tiempo sea apropiado, de una explicación de la razón por la cual
existe la información adversa.
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LEASE AND RENTAL AGREEMENTS
(Sec. 1624 of cc) (Civil Code) Many of the rights and responsibilities of landlords and tenants are spelled out by the written or oral agreement that the two parties make. These agreements are usually either on a month-to-month basis (i.e., renting for no definite period of time) or by a lease, (i.e., renting for a definite period of time.) If you are leasing for a period longer than one year, the lease must be in writing. In most other cases, the lease or month-to-month agreement can be oral, although it is definitely a good idea to put it in writing. Both leases and rental agreements have advantages and disadvantages to consider. You may not want the long-term commitment of a lease but realize that this kind of agreement offers protection that a month-to-month rental agreement will not. With a lease, a renter is assured that he/she can stay in the residence for a specific period of time, and the rent cannot be raised during that time unless the lease states otherwise. In a month-to-month rental, agreement the landlord can choose to evict a renter or raise the rent, as well as change other terms of the agreement, under certain conditions described herein.
(Sec. 1962 of cc) Your landlord is required to provide you with a copy of your rental agreement within 15 days of its execution and once each calendar year thereafter upon your request.
CONTRATOS DE ALQUILER
Sec. 1624 de cc (Código Civil) Muchos de los derechos y responsabilidades de arrendadores
e inquilinos están descritos en los arreglos por escrito o de palabra que los dos hacen.
Estos contratos usualmente es el convenio basado de mes a mes (i.e., rentando sin definido
periodo de tiempo). Si usted va a alquilar por un periodo de tiempo mas largo que un año,
el arrendamiento debe de ser por escrito. En la mayoría de los otros casos el arrendamiento
o el convenio de mes a mes puede ser por palabra, aunque es buena idea hacerlo por escrito.
Los dos, el arrendamiento a largo plazo y el convenio de mes a mes tienen su ventajas y
desventajas para considerar. Quizás usted no quiere un compromiso de arrendamiento de
termino largo pero usted realiza que este tipo de arrendamiento le ofrece la protección
que un convenio de mes a mes no le da. Con el arrendamiento a largo plazo el inquilino
esta asegurado que el/ella puede quedarse en la vivienda por un periodo de tiempo especifico,
y la renta no se puede aumentar durante ese tiempo a menos que el arrendamiento diga lo
contrario. En un convenio de alquiler el arrendador puede elegir desalojar al inquilino
o aumentar la renta, también cambiar otros término del arrendamiento, bajo ciertas condiciones
descritas en este folleto.
Sec. 1962 de cc (Código Civil) Es requerido que su arrendador le provea con una copia
del contrato de renta dentro de los 15 dias de su ejecucion y con una copia una vez al
ano cuando usted lo requiera.
Sec. 1632 de cc (Código Civil) Si un inquilino no provee su proprio interprete,
y un convenio de mes a mes o un contrato de arrendamiento a largo plazo es por un
periodo de mas de un mes, y fue negociado principalmente en Español por un arrendador
o su agente, este tiene que proporcionar una traducción al Español del convenio de mes
a mes o del contrato de arrendamiento a largo plazo que será utilizado antes de que
el inquilino firme cualquier convenio o contrato. El inquilino puede rescindir el
convenio o contrato si el arrendador o su agente no cumple con este requisito.
Back to Table of Contents
HOW CAN I GET MY DEPOSIT BACK?
(Sec. 1950.5(e) of cc) A landlord often requires a security
deposit. Normally, the landlord may keep only that part of the
deposit reasonably necessary to pay for unpaid rent, to repair damages
to the dwelling caused by the tenant and warranted cleaning. Your
landlord may not claim monies for damages or defective conditions that
existed before your tenancy.
(Sec. 1953 of cc) In lease and rental agreements made on or
after January 1, 1978, California law does not permit non-refundable
security deposits, including those called cleaning deposits or fees, no
matter what the agreement states.
(Sec. 1950.5) Within a reasonable amount of time of either
parties written notice to terminate a tenancy, or before the end of a
fixed term lease, a landlord is required to notify their tenant in
writing of his or her option to request an initial inspection of the
premises and his or her right to be present at the inspection. At that
time you need to respond to your landlord in writing informing him/her
if you wish or do not wish to have an initial pre-move out inspection.
The inspection should take place at a reasonable time but not earlier
than two weeks before the termination of the tenancy or the end of the
lease. The parties should attempt to schedule the inspection at a
mutually acceptable time and date. A landlord is required give at least
48 hours written notice of the date and time of the inspection even if
you and your landlord are able to agree to a mutual time and date, or
if a mutually agreed time cannot be scheduled but you still wish an
initial inspection. Tenant and Landlord may agree to forgo a
48-hour written notice if both parties sign a written waiver. If a
tenant fails to show up for a scheduled inspection a landlord can
proceed with the inspection whether the tenant is present or not,
unless the tenant previously withdrew his or her request for inspection
in writing. Upon inspection a landlord shall give a tenant an itemized
statement specifying any proposed repairs and cleaning that are to be
the basis of any deductions. If the tenant is not present at the time
of inspection a copy of the itemized statement shall be left inside the
premises. The itemized statement shall also include text of subdivision
(d) and paragraphs (1) to (4), inclusive of subdivision (b) of 1950.5
of the civil code - (California's security deposit statute). The
tenant shall have the opportunity during the period following the
initial inspection until termination of the tenancy or lease to remedy
any identified deficiencies. The purpose of this inspection is to allow
the tenant an opportunity to remedy any identified damages in order to
avoid deductions from his/her security deposit. Note that your
option to have an initial move out inspection does not apply if you
were served a 3-day notice based on one of the following: Your
failure to pay rents due, and or failure to perform covenants in your
lease or rental agreement, and or you were committing waste, (wrecking
the place), and or illegally subletting- (see subdivision (2), (3), or
(4) of section 1161 of the Code of Civil Procedure.
(Sec. 1950.5(g) of cc) In any event the deposit or any portion
of the deposit due you is supposed to be delivered or mailed to you
within 21 calendar days from the date you moved out, together with a
finial itemized list of any deductions by personal delivery or by first
class mail. Your landlord is required to also include copies of
documents and receipts showing charges incurred to repair and clean
your premises. This also includes any materials and supplies. If
your landlord provides an itemized list but fails to include any copies
of documents or receipts he/she must do so within 14 days of your
written request. In the event that any deductions for repairs and
cleaning together do not exceed $125 dollars your landlord is not
required to include copies of supportive documents and or receipts
showing incurred charges along with his/her itemized statement.
In the event of either parties written notice to terminate a tenancy,
or before the end of a fixed term lease your landlord is also not
required to include copies of supportive documents and or receipts
showing incurred charges if a tenant decides to waive his/her rights to
a pre-move out inspection. The written waiver must take place at the
same time or after written notice to terminate the tenancy was given by
either party. In the case of a fixed term lease the written waiver by
the tenant shall take place no earlier than 60 calendar days prior to
the expiration of the fixed-term lease. In the event you were
served a 3-day notice based on one of the following: Your failure
to pay rents due, and or failure to perform covenants in your lease or
rental agreement, and or you were committing waste, (wrecking the
place), and or illegally subletting your landlord is also not required
to provide copies of supportive documents and or receipts showing
charges incurred and deducted to repair and clean your premises along
with his/her itemized statement. If your landlord or his/her
employee did any work your itemized statement should reasonably
describe the work preformed including time spent and a reasonable
hourly rate. If your landlord or the landlords employee did not
do any or all the work and a bill/receipt or invoice does not include a
name, address, and phone number of the person or entity who did the
work the itemized statement should also provide this information. If a
repair or documentation of the repair cannot be reasonably completed
within 21 calendar days of your vacating your landlord must provide a
good faith estimate and provide that estimate along with the itemized
statement. If the reason is because documents verifying services or
materials are not in the landlord's possession, the itemized statement
should include the name, address, and telephone number of the person or
entity. In any event your landlord is required send you a revised
itemized statement no later than 14 days after completing
the repair or receiving documentation. If you do not receive your
refund and or itemized statement within 21 calendar days, write your
landlord to determine the reason you were not noticed in writing as to
the status of your deposit. A form letter requesting the return
of security deposit is available from PPSC. Make sure you keep a
copy of the letter. If you disagree with the landlord's decision,
you may take him/her to small claims court or request mediation through
Petaluma People Services Center (PPSC).
(Sec.1950.5(k)(l) of cc) If you can show that the landlords'
refusal to return your deposit was not because of some honest dispute
but because he/she was acting in "bad faith", you might be able to
collect "statutory damages" in court of up to twice the amount of your
security deposit, in addition to actual damages.
¿COMO PUEDO OBTENER REEMBOLSO DE MI DEPOSITO DE SEGURIDAD?
Sec. 1950.5(e) de cc Un arrendador frecuentemente requiere un depósito de seguridad.
Normalmente, el arrendador puede retener solo la parte del depósito de seguridad
que sea razonablemente necesario, como por ejemplo, si usted se muda y sigue debiendo
parte del alquiler, o para reparaciones a daños ocasionados por el inquilino o para
limpieza justificada.
Sec. 1953 de cc En convenios de alquiler de mes a mes o arrendamientos
(a largo plazo) hechos en o después del 1 de Enero, 1978, la ley de California no
permite depósitos de seguridad sin reembolso, incluyendo a los que se llaman depósitos
de limpieza o cobros, no importa lo que diga el convenio.
Sec. 1950.5 de cc En un determinado y razonable tiempo cualquiera de el arrendador o
el inquilino, es requerido que den por escrito la terminación de arrendador o inquilino.
Se requiere que un arrendador le notifique a su inquilino por escrito la opción de poder
ir a hacer una inspección inicial de la propiedad y el derecho de el inquilino de que este
presente a la hora de la inspección. A ese tiempo usted tiene que hacer una respuesta
al arrendador por escrito informandole si desea o no tener una inspección inicial antes
de moverse. La inspección tiene que ser hecha en un tiempo razonable y no antes de las
primeras dos semanas de la fecha de terminación de el contrato. Las dos partes tienen
que hacer el intento de fijar fecha y hora para la inspección, fecha y hora tiene que
ser mutualmente aceptada. Un arrendador es requerido que de por escrito la noticia por
lo menos 48 horas por adelantado con la fecha y hora de la inspección, aunque el
arrendador y el inquilino estén mutualmente de acuerdo en una fecha y hora. O si no
pudieron hacer un mutual acuerdo en una fecha y hora y el arrendador de todos modos
desea hace una inspección. El arrendador y el inquilino pueden quedar de acuerdo en
olvidarse de la noticia de 48 horas, si las dos partes firman un convenio que así lo
diga. Si el inquilino no se presenta ala fecha y hora acordada para la inspección el
arrendador puede proseguir con la inspección aunque el inquilino no este presente,
al no ser que el inquilino haiga retirado su propuesta de inspección por escrito.
Una vez que la inspección se haiga llevado acabo el arrendador tiene que darle al
inquilino una lista de cosas especificando cualquier proposito de reparaciones y
limpiezas que deben de ser lo básico de cualquier deducción. Si el inquilino no esta
presente ala hora de la inspección, una copia de la lista de cosas se debe quedar
dentro de el lugar. La declaración tiene que también incluir texto de subdivisión
(d) y párrafos (1) a (4) inclusive de subdivisión (b) de la sección 1950.5 del código civil -
(la ley de depósitos de seguridad de California. Después de la inspección inicial el
inquilino debe de tener la oportunidad hasta la terminación de la tenacidad, para remediar
cualquier defecto o daños identificados. El proposito de esta inspección es para darle
la oportunidad al inquilino de que remedie cualquier defecto o daños identificados y
así evite reducciones de su deposito. Tome en cuenta que la opción de tener una
inspección inicial antes de moverse no aplica si le dieron un aviso de 3 días basado
en lo siguiente: Por no pagar la renta que se debe o por no hacer lo que su contrato
requiere y o usted causó basurero, (arruinamiento del lugar), o por ilegalmente
rentar - (vea subdivisión (2),(3), o (4) de la sección 1161 del Código de Proceso Civil).
Sec. 1950.5(f) de cc En todo caso el depósito de seguridad o cualquier porción del
depósito de seguridad que se le debe, debe ser entregado o enviado por correo a usted
dentro de 21 días del calendario de la fecha en que usted se mudó, junto con una
contabilidad detallando cualquier deducción que hicieron. Se requiere que el arrendador
también incluya copies de documentos y recibos mostrando cargos que se han pagado
para reparar y limpiar el lugar. Esto también incluye cualquier material. Si el arrendador
provee una contabilidad pero no incluye copias de documentos o recibos tiene que hacerlo
dentro de 14 días de que usted se lo pida por escrito. En caso que las deducciones para
reparaciones y limpieza juntos no excedan $125 no se requiere que incluya copias de
documentos y o recibos de los cargos con su contabilidad. En caso de que el aviso
por escrito para terminar el arrendamiento, o antes del fin de un arrendamiento a
largo plazo tampoco se requiere que el arrendador incluya copias de documentos y o
recibos mostrando los cargos hechos si el inquilino decide ceder su derecho a una
inspección antes de moverse. Esto tiene que tomar lugar al mismo tiempo o después
de dar el aviso escrito para terminar el arrendamiento. En caso de un arrendamiento
a largo plazo el escrito por el inquilino tiene que tomar lugar no antes de 60 días
del calendario antes de que se termine el arrendamiento a largo plazo. En caso de
que le den un aviso de 3 días basado en lo siguiente: No pagar la renta que se debe,
y o no hacer lo que su acuerdo requiere, y o usted causo basurero, arruinamiento del
lugar, y o por ilegalmente rentar no se requiere que el arrendador le de con la
contabilidad copias de documentos y o recibos mostrando los gastos que hizo y rebajo
para reparar y limpiar el lugar. Si el arrendador o su empleado hizo algún trabajo,
la contabilidad tiene que razonablemente describir el trabajo que hicieron incluyendo
el tiempo que les tomo y a un gasto por hora razonable. Si el arrendador o su trabajador
no hicieron ningún trabajo o todo el trabajo y un cobro o recibo no incluye el nombre,
dirección, y numero de teléfono de la persona o entidad que hizo el trabajo el cobro tiene
que tener esta información. Si una reparación o documentación de reparar no se puede
razonablemente terminar dentro de 21 días del calendario del día en que se mudó,
el arrendador tiene que darle una estimación de buena fe con la contabilidad. Si la razón
es porque los documentos verificando servicios o materiales no están en posesión
del arrendador, la contabilidad tiene que incluir el nombre, dirección, y teléfono de la persona o entidad. En cualquier caso se requiere que el arrendador mande una contabilidad correcta no mas de 14 días después de terminar la reparación o recibir documentación. Si usted no recibe su reembolso dentro de tres semanas, escribale a su arrendador para determinar la razón que usted no fue notificado por escrito con respecto a su depósito. Una forma de carta solicitando el regreso del depósito de seguridad puede ser obtenida en PPSC. Esté seguro de quedarse con una copia de la carta. Si usted no esta de acuerdo con la decisión del arrendador, usted puede presentar una demanda en la corte de reclamos menores o pedir una mediación por medio del Centro de Servicios de Personas de Petaluma (PPSC).
Sec. 1950.5(k) Si usted puede comprobar que el arrendador se negó a regresarle
el depósito de seguridad no por alguna razón honesta, pero porque el/ella estaba
actuando de "mala fe", usted podrá colectar "daños reglamentarios" de hasta “el doble
de su deposito” en adición a actuales daños en la corte.
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SOME ADDITIONAL REMINDERS ABOUT DEPOSITS:
A. If you rent an unfurnished place, your landlord cannot require
you to pay more than two months rent for a deposit; if you rent a
furnished place, you cannot be required to pay more than three months
rent as a deposit. (Sec.1950.5(c)) An additional 1/2 month rent may be
charged if you own a waterbed. (Sec.1940.5(h))
B. You and your landlord should check your dwelling together when
you move in and fill out a checklist describing the condition of
things. Additionally it is a good idea to take pictures. Then when you
move out, the two of you can go through the dwelling with this list
again, and note any changes. An inventory checklist is included
herein and additional copies are available from PPSC.
C. You should be aware that some landlords are requiring tenants
to pay non-refundable "lease fees" or some other fee to avoid the word
deposit. Watch out for this practice. The definition of what
constitutes a refundable security deposit, includes any payment, fee,
deposit or charge. (This applies to tenancies created or renewed
after 1/1/78). If you take such a case to court you may be able
to argue successfully that the same law that protects you from
non-refundable deposits on leases and rental agreements, also protects
you from non-refundable fees, or charges.
D. Prepaid rent, or last month's rent paid in advance, is also
considered a refundable security deposit collected by the landlord to
assure performance of the rental agreement. Last month's rent
will take care of the rent for the last month, after the tenant or
landlord gives a notice to move. If you vacate without proper notice
(30 days), your landlord may keep the portion required to cover the
actual amount of lost rent. (This applies to tenancies created or
renewed after 1/1/78).
E. If you have a month to month rental agreement your landlord
cannot make you agree to give up your deposit simply because you move
out within a certain period of time (e.g., before six months).
Such an agreement is considered a "forced lease", and again, you cannot
be made to give up a deposit automatically.
CLEANING SUGGESTIONS FOR MOVING DAY:
Kitchen:
Clean and defrost refrigerator.
Clean cupboards, sinks, tiles, and woodwork and wall marks.
Clean stove, hood and filter (under burners, controls, burner rings and
drip pan).
Clean oven and broiler.
Clean table and chairs.
Clean and wax floor or, if carpeted, shampoo carpet.
Living Room, Family Room and Bedrooms:
Clean carpet and drapes.
Clean finger marks off switches and walls.
Furniture cleaned and not damaged.
Clean windows on inside.
Bathrooms:
Clean tub, sink, toilet, and medicine cabinet.
Clean and wax floor, or if carpeted, shampoo carpet.
Clean cupboards, counter, woodwork and wall marks.
Clean windows on inside.
Yard:
Leave yard well watered and weeded.
Lawns mowed.
All trash removed.
The above items are suggestions to aid the tenant in getting all of
his/her deposit back. This list should not be considered required
cleaning and/or the only cleaning necessary. You should adapt
this list to your specific situation.
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DO I HAVE TO PAY IF I DON'T GIVE NOTICE OF
MY PLANS TO MOVE FAR ENOUGH IN ADVANCE OF LEAVING THE PREMISES?
Yes, written notice of your plans to leave must always be
given in advance. Oral notice is not legally enough even if you
have an
oral rental agreement.
(Sec.1946 of cc) If you don't give proper written notice, you
may have to pay additional rent. Normally, if you pay rent once a
month,
you should give your landlord a written notice that you intend to move
30 days in advance. Your notice of departure does not have to
correspond to a due date for rent. You can pay rent on June 1,
give 30 days notice on June 10, and move out on July 10. Of
course, you still have to pay for every additional day you remain on
the premises.
(Sec.1541 of cc) If you move out early, you should try to make
an arrangement with your landlord that if someone else moves in, the
new
tenant will pay the remaining portion of the rent, and you will receive
that portion back.
(Sec.1951.2 of cc)You should be aware that a landlord might
try to collect rent from two parties for the same period of time.
This
is illegal.
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HOW DO I GET MY LANDLORD TO MAKE REPAIRS?
If your dwelling is in need of serious repairs, you may consider using
either of the following approaches to pressure your landlord to fix the
problems.
A. RENT WITHHOLDING, A court decision, Green vs. Superior Court,
(111 CR 704, 1974) has said that in each rental agreement there is an
implied warranty of "habitability" (i.e., a landlord must put a
building into a condition fit for human occupancy.) You cannot
sign away your right to this warranty of "habitability".
(Sec.1941 of cc & Sec.1174.2. of ccp) If you decide to withhold
rent, it can be a complicated process and you should talk to a lawyer
when doing so. If you withhold rent because you feel your
dwelling does not meet this standard, and your landlord takes you to
court, you can argue that you have a right to withhold the rent and
request that the court order the landlord to make repairs. In
addition you may request the court to continue it's jurisdiction over
the matter for the purpose of ensuring compliance.
B. REPAIR AND DEDUCT (Sec.1942 of cc) You can also try to get the
repairs made using the steps outlined in a law which says that a
landlord must repair all problems which fall under minimum obligations
of habitability, including: (Sec.1941.1 of cc)
There are no leaks when it rains, and no broken doors or windows;
The plumbing has to work, including the hot and cold water, and a
working sewer or septic tank connection;
The heater has to work and be safe;
The lights, wiring , and gas facilities have to work and be safe;
Floors, stairways and railings have to be in good repair;
When it's rented, the place has to be clean, with no piles of trash or
garbage and no rats, mice, roaches or other pests;
The landlord has to provide enough cans or bins with covers for the
garbage.
Install and maintain an operable dead bolt lock on each main swinging
entry door. (Sec.1941.3 of cc)
If you have problems with any of the above, the law says you
should take the following steps:
Notify your landlord in writing of the needed repairs and keep a
copy. Make sure your landlord knows exactly what is wrong.
Wait a reasonable amount of time for the repairs to be made.
"Reasonable" depends on the circumstances. If you don't have heat
in a cold month, you only have to wait a few days. The law says
that 30 days is "presumed" to be reasonable. This means that if
you wait less than 30 days, and the case goes to court, you must prove
the shorter wait was reasonable.
If the repairs are not made by the landlord within a reasonable time,
you can have them made yourself. Keep a record of the costs and
then deduct them from your next rent payment. Or you can move out
and not be responsible for paying any more rent.
(Sec.1942 of cc) If you have the repairs made on your own, the cost you
deduct can't be more than one months' rent, and you can't use this
right more than twice in any 12-month period. One cannot legally
give up the right to repair and deduct (deduct the cost), unless rent
was lowered because the renter agreed to do things that the landlord
was otherwise requested to do. But if the agreement was made
under pressure (in order to get housing, for example) then that
agreement is not binding.
(Sec.1942.4) The California Civil Code provides that if a landlord
collects rent, issues a notice of rent increase, or issues a three day
notice to pay or quit for property that is officially declared
substantially substandard, he/she may be liable for actual damages
sustained by the tenant, and special damages of up to five thousand
dollars.
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RETALIATORY EVICTION
(Sec.1942.5 of cc) If you have complained about the uninhabitable
condition of your place, or have given notice that unless the landlord
does make repairs that you intend to deduct the cost of the repairs
from your rent, your landlord cannot evict you, increase your rent,
decrease your service or force you to leave involuntarily within 180
days of your action if the purpose is to get back at you for exercising
your rights. This 180 day protection can only be used once in any
12-month period. If you feel you have been unfairly treated after
the 180 days, you should talk to a lawyer. In addition, it is illegal
for the landlord to retaliate or threaten to retaliate against you at
any time because you belong to a tenants' union or organization, or
because you have lawfully exercised any of your legal rights. In
these cases, there is no limit as to the number of times you can make
use of this protection. In cases where the landlord has illegally
retaliated, you may sue the landlord for retaliatory actions. If
you win, the landlord could also be liable for your actual damages
(i.e., hotel costs), reasonable attorney's fees (if either you or the
landlord requested these fees at the beginning of the lawsuit, and
punitive damages from $100 to $2,000 if the landlord's retaliation was
malicious. If you feel you are the victim of a retaliatory eviction,
you should be able to document the repairs and/or the complaint you
made.
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DO I HAVE TO MOVE IF MY LANDLORD GIVES ME
NOTICE?
(Sec.1946 of cc) When a landlord wants you to move from a month to month
rental, he/she must first give you written notice. If you don't comply
with the written notice, the landlord's second step is to sue you in
court. If you live in housing that was built with the aid of Federal
or State funds you may have a right to a grievance and appeal procedure
before the landlord may sue to evict you, however you must appeal within
prescribed time frames noted in the appeal procedure. Primarily you will
find these appeal procedures in apartment complexes with low income units
set aside for families, seniors and the disabled. If you believe you live
in this type of housing, check with your manager or landlord to obtain a
copy of their grievance and appeal procedures.
(Sec.1946.1 of cc) A landlord can give several types of written notice. For example, he/she
can give you 30 or 60 day notice asking you to leave, and doesn't need
to state a reason. A minimum of 30 days notice is required if you have
resided in a rental unit for less than a year, and a minimum of 60 days
notice is required if for one year or more.
However, if your landlord receives rent or other payments from the
Department of Housing & Urban Development (HUD) or a local or state
program (most of which operate as “housing authorities”) on your behalf,
you are entitled to extra time. Your landlord must give you a 90,
not a 30/60 day notice.
(CC sec. 1954.535.) If you are behind in your
rent, your landlord can give you a notice asking you to pay or move within
three days. Or, if you violate covenants in your lease or rental agreement,
you could receive a three day notice to correct the violation or quit
tenancy. A landlord cannot legally walk into your dwelling and physically
remove you, or lock you out, if you do not comply with a written notice.
He/she must go through the courts. The important thing to remember is that
the written notice is only the first step. Thereafter your landlord must
file a lawsuit in court (called an Unlawful Detainer) and serve you with
legal papers called the Summons and Complaint and thereafter get a court
order (called a Writ of Possession). Your landlord cannot evict you without
first taking these steps.
(Sec.789.3 of cc) In addition, your landlord cannot
turn off your utilities, prevent you from entering your place by locking
you out, remove the outside door or any windows with the intention of
making you move or illegally remove your personal property from the
premises. If he/she does and you go to court, you can receive actual
damages plus reasonable attorney's fees, and up to $100 for each day of
the violation. If you decide not to comply with a notice and your landlord
sues to evict you, you should talk to an attorney, or a registered
non-attorney unlawful detainer assistant, and do it fast. In most of
these suits, you will have only five days to answer the complaint or a
decision may be entered against you without an opportunity to defend the
eviction in court. If you don't respond, (or if you respond and lose),
you may find the sheriff or marshall will remove you from the premises
after giving you a notice to leave.
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CAN A LANDLORD RAISE MY RENT?
(sec.827 of cc) During a month to month tenancy your landlord can raise
your rent any amount if he/she gives you written notice. A 30-day
notice must be given, however a 60-day notice is required in its place
if the rent increase plus any increases in the previous 12 months add
up to more than 10%. So in calculating to see if the most recent
increase is over 10% you will also need to include any increases 12
months prior as a combined total calculation. Your landlord cannot
raise the rent during a lease unless it is agreed to in the lease
agreement.
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CAN I GET INTEREST ON MY DEPOSIT?
Normally, landlords won't give interest on deposits, but you can try
requesting it. Some municipalities have enacted ordinances requiring
interest on deposits. As of March 2001, the city of Petaluma has
no such ordinances.
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CAN MY LANDLORD ENTER MY DWELLING?
(Sec.1954 of cc) You have a basic right of privacy which your landlord
should respect. Your landlord may enter your place only in the
following cases:
* In an emergency.
* To make necessary or agreed repairs, decorations, alterations or
improvements, supply necessary or agreed services, or exhibit the
dwelling unit to perspective or actual purchasers, mortgagees, tenants,
workers or contractors or to make an inspection pursuant to subdivision
(f) of Section 1950.5.
* When you have abandoned or given up the premises.
* As a result of a court order.
Except in cases of emergency or when the tenant has abandoned or
surrendered the premises, entry may not be made during other than
normal business hours unless the tenant consents to an entry other than
normal business hours at the time of entry. The landlord may not abuse
the right of access or use it to harass the tenant. Except in
cases of emergency, when the tenant has abandoned or surrendered the
premises the landlord shall give the tenant reasonable notice in
writing of his or her intent to enter and enter only during normal
business hours. The notice shall include the date, approximate time,
and purpose of entry. The written notice may be personally delivered to
the tenant, left with someone of suitable age and discretion at the
premises, or left on, near, or under the usual entry door of the
premises in a manner in which a reasonable person would discover the
notice. Twenty-four hours shall be presumed to be reasonable notice in
absence of evidence to the contrary. Mailing the written notice at
least six days prior to an intended entry is also presumed reasonable
notice.
The tenant and landlord may agree orally to an entry to make agreed
repairs or supply agreed services. The agreement shall include the date
and approximate time of the entry, which shall be within one week of
the agreement. In this case the landlord is not required to provide the
tenant with written notice.
If the landlords entry is to exhibit the rental unit to prospective
buyers or actual purchasers, 24 hour notice may be given orally, in
person or by telephone, providing that the landlord or his or her agent
has notified the tenant in writing within 120 days of the oral notice
that the property is for sale. At the time of entry, the landlord or
agent is required to leave written evidence of the entry inside the
unit.
California Civil Code Section 1953 provides that any lease or rental
agreement provision trying to waive or modify the tenant's rights under
Section 1954 is void. If your landlord seriously violates your right to
privacy, you may have the basis for a lawsuit. You also might
want to contact the police when the violation occurs; while the police
ofte
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CAN A LANDLORD CHANGE THE TERMS OF THE
RENTAL AGREEMENT?
In a month to month rental agreement your landlord
can change any terms of your tenancy with a written notice. The
notice period is usually required to be 30 days, however it could as
much as 60 days if the notice involves raising your rent more than 10%.
(see page 6 this booklet, "Can a Landlord Raise my Rent?") Your
landlord cannot change any terms of your tenancy if you have a lease,
unless it is agreed to in the lease agreement.
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CAN I SUBLET MY DWELLING TO ANOTHER TENANT?
Most agreements allow you to sublet only with the landlord's written
consent. Some landlords will accept the rent directly from the
subtenant. But you are still responsible for paying the rent,
unless the subtenant's name replaces yours on the agreement, or a new
agreement is written.
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CAN A LANDLORD DISCRIMINATE AGAINST CERTAIN
KINDS OF TENANTS?
* A property owner/manager or agent is prohibited from discriminating on the grounds or race, color, religion, national origin, ancestry, sex (included sexual harassment), sexual orientation, age, marital status, disability, medical condition, familial status or source of income in the sale or renting of housing. This includes arbitrary discrimination (e.g., welfare, long hair, etc.).
* A landlord cannot refuse to rent to tenants just because the household includes one or more children. Both federal and state laws prohibit "adults only housing", but apartment complexes or mobile home parks that meet the legally designated standards for senior housing may exclude families with children.
* Sec.1940.3 of cc A landlord or manager is also prohibited from making any inquiry regarding the immigration or citizenship status of any tenant or prospective tenant.
* During tenancy a landlord is prohibited from treating one class of residents differently than another, for example responding more slowly, or performing work haphazardly for minorities, families, or any sub-group of residents. Rules should be the same for everyone and not overly restrictive, in particular a property owner/manager/agent cannot place arbitrary limitations in regard to terms, conditions, privileges, services, or facilities based on the residents ages.
If you feel that you have been discriminated against you may file a
complaint with the state Department of Fair Employment and Housing or
the U.S. Department of Housing and Urban Development, (HUD). PPSC
has the necessary forms to assist you in this course of action.
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ABOUT PETS
(Sec.54.1 of cc) Your landlord has a right to prohibit all pets unless
you and your landlord agree otherwise, with the exception of specially
trained dogs used to aid blind, deaf or physically handicapped people.
(Sec.54.2 of cc) Persons licensed to train dogs for persons with
disabilities hold the same protection during tenancy as those utilizing
the services of specially trained dogs. Additionally your
landlord cannot designate part of your deposit as a pet deposit if you
are handicapped and require the service of a specially trained dog.
In any event if any part of your deposit is designated as pet deposit
the overall deposit amount cannot exceed that which is allowed by
law. (see page 3 this booklet: "some additional reminders about
deposits")
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TENANT-LANDLORD DISPUTE?
If you have a problem that relates to rental housing - such as
eviction, 30-day notice to vacate, rent increase, tenants privacy or
lease and rental agreement questions - call the Tenant/Landlord
Education and Mediation Service at 765-8488. We seek to resolve
disputes between landlords and tenants by promoting communication and
encouraging fair and reasonable renting practices. Call us for:
* Information on your rights and responsibilities as a tenant or
landlord
* Written materials on landlord-tenant law
* Model rental agreement forms
* Tips on how to avoid common rental housing problems
to help you resolve tenant-landlord disputes out of court through
mediation.
DISPUTA ENTRE INQUILINO-ARRENDADOR
Si usted tiene un problema que se relaciona a viviendas de
renta - tal como desalojamiento, aviso de 30 días para mudarse,
aumento de renta, vida privada de inquilinos o preguntas sobre
convenios de largo plazo y contratos de rentar - llame al
Servicio de Educación y Mediación del Inquilino/Arrendador
teléfono 765-8488. Nosotros tratamos de resolver disputas entre
arrendadores e inquilinos apoyando la comunicación, prácticas justas y
razonables cuando está rentando. Llamenos para:
* Información sobre sus derechos y responsabilidades como inquilino o arrendador.
* Materiales escritos sobre las leyes de arrendador-inquilino.
* Formas de modelo de contratos de rentar.
* Información de como puede evitar problemas comunes sobre viviendas rentadas.
* Ayudarle a resolver disputas entre inquilino-arrendador fuera de la corte por medio de mediación.
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WHAT IS MEDIATION?
Mediation is the intervention of an acceptable neutral third
party. A mediator does not issue decisions but rather facilitates
the parties toward focusing on a mutually satisfactory solution to
their conflict. The main objective of the mediator is to provide
an outside resource to aid communication and problem solving between
the parties. The tenant and landlord are given an opportunity to
settle their dispute on their own outside of a courtroom. In
order to promote open communication among the parties, California law
protects the confidentiality of statements and documents used in the
mediation unless the participants agree otherwise. (Cal. Evidence Code
Sec. 1152.5)
¿QUE ES MEDIACIÓN?
Mediación es la intervención de una aceptable tercer
persona neutral. Un mediador no hace decisiones pero
ayuda a personas interesadas ha llegar a una solución satisfactoria
en un conflicto. El objetivo principal del mediador es proveer un
recurso de afuera para ayudar con la comunicación y resolver problemas
entre las personas interesadas. Al inquilino y arrendador se les da una
oportunidad para resolver su problema entre ellos mismos sin tener que
ir a corte. Para poder apoyar comunicación entre las personas interesadas,
la ley de California protege la confidencia de declaraciones y documentos
usados en la mediación a menos que los participantes de otra manera estén
de acuerdo. Código de Evidencia de Cal. Sec. 1152.5, efectivo Enero 1, 1998)
WHAT KINDS OF DISPUTES ARE LIKELY TO LEND
THEMSELVES TO MEDIATION?
* disputes that are already being negotiated and there is a
demonstrated desire to work cooperatively.
* disputes not yet being negotiated in which there is some evidence
that the parties want to talk to each other.
* conflicts in which the disputants clearly have common goals, but are
fighting over alternative means to achieve the goals and recognize the
need for a new approach.
NOTE: The Tenant/Landlord Education and Mediation Service at PPSC
has NO formal legal authority and its employees are not allowed to give
legal advice. Use of mediation does not prevent those involved
from taking their cases to court, although mediation frequently
eliminates the need for such a course of action.
¿QUE TIPOS DE PROBLEMAS SE PRESTAN A MEDIACIÓN?
* disputas que se están negociando y hay un deseo de trabajar cooperativamente.
* disputas que todavía no se están negociando en las cuales hay alguna evidencia
que las personas interesadas desean hablar entre ellos mismos.
* conflictos en los que los disputantes claramente tienen objetivos comunes
pero están peleando sobre maneras alternativas para llegar a cabo los
objetivos y reconocer las necesidades para un nuevo método
NOTA: Los Servicios de Educación y Mediación de Inquilino/Arrendador
en PPSC NO tiene autoridad legal formal y no se les permite dar consejos
legales. Uso de mediación no previene a los involucrados de llevar sus
casos a la corte, sin embargo mediación frequentemente elimina la necesidad
de tal curso de acción.
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MOBILE HOME HOMEOWNERS
The information herein does not deal with all areas of mobile home
residency law. It only tries to answer some of the most
frequently asked questions. You should remember that laws and
regulations regarding California mobile home residents are constantly
changing. Therefore, some legal code sections are included at the
beginning of pertinent sentences so that you can look up the laws
yourself. For a complete copy of the Mobile Home Residency Law
contact the State Ombudsman's office at 1-800-952-5275.
(Sec.798.56 of cc) Owners of mobile home parks can terminate a tenancy
(order a homeowner to move out) only for one or more of the following
reasons:
* Failure of the homeowner to comply with local ordinances and state
laws and regulations relating to mobile homes.
* Conduct of the homeowner upon the mobile home park premises which
constitutes an annoyance to other homeowners.
* Conviction of the homeowner or resident for prostitution, for a
violation of subdivision (d) of section 243, paragraph (2) of
subdivision (b), of Section 245, Section 288, or Section 451, of the
Penal Code or a felony controlled substance offense if the act
resulting in the conviction was committed anywhere on the premises of
the mobile home park.
* Failure of homeowner to comply with rules and regulations of the
mobile home park as established by the management in the rental
agreement at the start of tenancy, or as amended later with consent of
homeowner or without his or her consent, upon six-month's written
notice. However, regulations applicable to recreational
facilities may be amended without homeowner consent upon of written
notice of not less than 60 days.
* Non-payment of rent, utility charges, or reasonable incidental
service charges; providing that the amount due has been unpaid for
period of at least five days from its due date, and provided that the
home owner subsequently received a 3-day notice to pay the amounts
due. Management is not required to give any further 3-day notices
if the homeowner was served on three or more occasions within a
12-month period.
* Condemnation or change of use or ownership of the mobile home park.
Both the homeowner and the landlord must give 60 day written notice of
tenancy termination. The landlord must specify the reason for
termination of tenancy. If a homeowner received a notice to terminate,
for violation of park rules, the landlord must give the homeowner seven
days written notice to adhere to the rules, before they can give 60 day
termination of tenancy notice. A 6-month notice is required for a
change in park rules.
(Sec.798.25) When management proposes an amendment to the park's rules
and regulations management must meet and consult with the homeowners,
their representatives or both, to discuss certain changes in the park.
The owner or manager must give all the homeowners in the park 10
days written notice of such a meeting. Following the meeting any
noticed amendments to the park rules may be implemented with or without
the owners consent upon written notice of not less than six months.
However if management proposes changes that are based on changes in the
law, including, but not limited to, a change in statute, ordinance, or
governmental regulation, management can implement changes with or
without the owners consent upon written notice of not less than 60
days. Any amendment to the park's rules and
regulations that creates a new fee payable by the homeowner and that
has not been expressly agreed upon by the homeowner and management in a
written rental agreement or lease, shall be void and unforceable.
The changes that need to be discussed in this manner, are as follows:
* changes in park rules
* standards for maintenance of physical improvements, i.e., clubhouse,
showers, roads, etc.
* any addition, alteration or deletion of services, equipment or
physical improvements
(Sec.798.30) A park owner or manager must give the homeowner 90 days
written notice to raise the rent.
(Petaluma City Ord. 1949NCS) The City of Petaluma has enacted a Rent
Control Ordinance Regarding Mobile Home Spaces located within city
limits. Provisions in the ordinance provide that the park owner
supply each tenant or tent-to-be with a current copy of the Petaluma
rent control ordinance. (Sec.798.17) Before you sign a rental agreement
keep in mind that any agreements in excess of 12 months duration will
be exempt from the Petaluma rent control ordinance. In addition the
tenant is directed to contact the city manager for an explanation of
any provisions in the ordinance. The City Manager's phone number
is (707) 778-4345.
(Sec.798.15) The owner must furnish the homeowner with a copy of the
park rules, a list of the services rendered to the homeowner, and a
copy of the Mobile Home Residency law at the beginning of the tenancy.
(Sec.798.15) Rental Agreements MUST be in Writing and Contain:
* the term of the tenancy and rent therefore.
* the rules and regulations of the park.
* a copy of the text of this section (798.15) shall be attached as an
exhibit and shall be incorporated into the rental agreement by
reference. Management shall provide all homeowners with a copy of
section 798.15 prior to February 1 of each year, if a significant
change was made in this chapter by legislation enacted in the prior
year.
* a provision stating that it is the responsibility of the management
to provide and maintain the common areas in good working order and
condition.
* a description of the physical improvements to be provided during
tenancy.
* a provision stating that management may charge a reasonable fee for
services relating to maintenance of the land and premises which a
mobile home is situated in the event the homeowner fails to maintain
the land or premises.
* a list of services that will begin with tenancy, and will continue to
be provided for a full length of the tenancy and the fees, if any, to
be charged for those services.
(Sec.798..16) Management shall return an executed copy of the rental
agreement to the homeowner within 15 business days after management has
received the rental agreement signed by the homeowner. The homeowner
may take the owner to court for any violation of this section, or for
breach of any part of the rental agreement.
(Sec.798.50) The homeowners (no matter when their tenancy began) have a
right to hold meetings concerning mobile home living or affairs in the
community, in the park's community building. Such meetings cannot be
prohibited by the park management if they are held at reasonable hours,
when the facility is not otherwise in use. The management shall post a
sign with the name, address, and phone number of the state mobile home
ombudsman. At the time of this writing, that number is
1-800-952-5275.
NOTE: Tenants renting a mobile home from the homeowner are not
governed by the Mobile Home Residency Law, but by California
landlord-tenant law and civil codes.
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