rent control question in Los Angeles

[look 171]

thinking about a large house, 5+3 and a smaller house on the same lot, a 3+2. It is under rent control, in Eagle Rock. There is a renter in large home. I want to get them out and remodel to bring someone else in there. the current rate is about 3 times more then what they are paying. The front house was built in 1980 but the back was built in the 20s. I am not sure if rent control will apply to the front house? Can I get them out and raise the rent after I purchase it or prior to that? Lease question. If I get someone to sing a lease for two years at 3000 bucks a month, after two years, I have the right to not rent it to them or raise the rent like heck if I need to get them out if they are bad renters? I would love some stability, but some renters will rip the place apart. Any tips are welcome please.

Jeff

[look 171]

Anyone in LA with any knowledge on the subject or experiences?

[Hugh R]

Sorry, last rental I had in LA was 30 years ago.

[speeder]

I'm pretty sure that the only rent control in the city of LA applies only to apartments, (not houses), and then only in buildings built before 1960. That RC is what is known as "vacancy decontrol", meaning that when the unit is empty, the landlord can raise the rent to whatever the market will bear but as long as the same tennant is in the apt., you can only raise the rent 3% per year. (5% if landlord supplies utilities).

This differs from the most extreme type of rent control such as what existed in Santa Monica until a few years ago. In that city, the rent could only go up a prescribed amount each year even if the unit became vacant. There were people paying $400 a month on units that would have fetched $2k w/o RC. The LA type is designed to protect old people from being forced out on the street and is more fair to landlords.

A quick google search for LA city rent control laws should yield results. If not, contact the housing dept. of the city.

[Schumi]

Remind me not to rent from a landlord who does his research on property rental laws on an off-topic car forum.

[look 171]

Don't worry, you would not be a candidate. I am not looking for young, good looking, with women all over them type, like yourself. My target is the old fart with a family who will rent a 5 bedroom 3 bath inland, in not-so-hip Eagle Rock. You beach guys have too much going on. I do not own the property yet, but I am in the negotiation stage.

Instead of the usual research, I like to ask others who have done it for pointers. We talk about guys like you and how to have or avoid you. Rent control can really f' the owners sometimes.

[look 171]

Originally Posted by speeder

I'm pretty sure that the only rent control in the city of LA applies only to apartments, (not houses), and then only in buildings built before 1960. That RC is what is known as "vacancy decontrol", meaning that when the unit is empty, the landlord can raise the rent to whatever the market will bear but as long as the same tennant is in the apt., you can only raise the rent 3% per year. (5% if landlord supplies utilities).

This differs from the most extreme type of rent control such as what existed in Santa Monica until a few years ago. In that city, the rent could only go up a prescribed amount each year even if the unit became vacant. There were people paying $400 a month on units that would have fetched $2k w/o RC. The LA type is designed to protect old people from being forced out on the street and is more fair to landlords.

A quick google search for LA city rent control laws should yield results. If not, contact the housing dept. of the city.

Thanks Dennis, that was my plan tomorrow. I am ready to sit on the phone for about three hours on hold. This property has 5 bedroom, 3 bath in the main house and a 2 bedroom and 1 bath in a separate back house. I read that it is under rent control.

[look 171]

Oh, Schumi,

You can have the bar girl in the back house and the French girl in the main house. This way they can have you anytime they want. I am jealous of you. There's even a three car garage to park your F car and the Porsche.

[look 171]

Originally Posted by Hugh R

Sorry, last rental I had in LA was 30 years ago.

Thanks Hugh. Most people I know who own rentals are not in LA because rent control puts the fear of God in them. They advice against unless its a great deal. This one is a smoking deal.

[slodave]

Originally Posted by speeder

I'm pretty sure that the only rent control in the city of LA applies only to apartments, (not houses), and then only in buildings built before 1960. That RC is what is known as "vacancy decontrol", meaning that when the unit is empty, the landlord can raise the rent to whatever the market will bear but as long as the same tennant is in the apt., you can only raise the rent 3% per year. (5% if landlord supplies utilities).

This differs from the most extreme type of rent control such as what existed in Santa Monica until a few years ago. In that city, the rent could only go up a prescribed amount each year even if the unit became vacant. There were people paying $400 a month on units that would have fetched $2k w/o RC. The LA type is designed to protect old people from being forced out on the street and is more fair to landlords.

A quick google search for LA city rent control laws should yield results. If not, contact the housing dept. of the city.

The percentage changes year to year. An old manager tried to cheat us and kept the % rate high one year.

[look 171]

No one else want to share their experiences, owners and renters?

[nostatic]

Actually Eagle Rock is an up-and-coming area. The artists have moved there, as have the lesbians who own dogs (always a regentrification marker).

Lived in rent controlled apt in Santa Monica. Was already at market rate. We had a tenant in our guest house back in Pasadena but no rent control. I didn't think it applied to single family dwellings but I could be wrong.

If you're going to remodel the house built in the 20's, please keep it original or restore it. The typical "remodel" ****-over to original houses is a travesty. In that area there are decent odds that the old house is Crafstman style. The big one in front built in the 80s - probably a fugly box. I assume someone took a single lot and the area was rezoned for multi-unit? Depending on the details I'd raze the front house and restore the original house with a now large lot. But I'm weird...

[Seahawk]

Originally Posted by look 171

No one else want to share their experiences, owners and renters?

Only that I'll never do either again.

[look 171]

Originally Posted by nostatic

Actually Eagle Rock is an up-and-coming area. The artists have moved there, as have the lesbians who own dogs (always a regentrification marker).

Lived in rent controlled apt in Santa Monica. Was already at market rate. We had a tenant in our guest house back in Pasadena but no rent control. I didn't think it applied to single family dwellings but I could be wrong.

If you're going to remodel the house built in the 20's, please keep it original or restore it. The typical "remodel" ****-over to original houses is a travesty. In that area there are decent odds that the old house is Crafstman style. The big one in front built in the 80s - probably a fugly box. I assume someone took a single lot and the area was rezoned for multi-unit? Depending on the details I'd raze the front house and restore the original house with a now large lot. But I'm weird...

Yeah, I think its past up and coming and its already here. Property value stay the same in the past couple of years. The back house is an old craftsman. I may not restore it to its former glory (Had my share as a contractor on a Green and Green a few years ago and lost almost all my hair) but it will tastefully done to retain its value. The front house will be completely redone. Modern like the lofts. I hope to get good money for it because the local school is great. This is purely an investment for me. Almost no love for architecture. I have built many really cool stuff over the years, but not this one. The inside, yes, but not the outside.

[look 171]

Originally Posted by Seahawk

Only that I'll never do either again.

You are not the first that telll me that. Would you like to share why not so the gottchas does not bite my fat azz.