Off Campus Rental Information

Off campus housing: Where to begin

Looking for an apartment can be hard work. Be prepared to be diligent and patient! Here are some things that you may want to do to get started.

Things to consider:

• How much rent can you afford?
• Do you want to live with roommates or do you want to live by yourself?
• What style of living do you want? An apartment? A house? A quiet or social atmosphere or a bit of both?
• What area of the community would you like to live in?
• What kind of transportation will you need?

Get organized:

• Plan a realistic budget so that you can determine how much rent you can afford to pay.
• Keep thorough notes and use checklists when looking at rental properties.
• Consider keeping all of the information in one notebook or folder so that you know where it is.
• Get a good map of the area.
• Have your checkbook available to make deposits, pay application fees, etc.

Gather tenant information:

• Be prepared to provide information regarding your income, your rental history (if any), your credit and possibly personal references.
• If your income will not qualify you to rent a property, ask if the landlord will accept a co-signer who can show adequate income and will also assume responsibility on the lease.

Where do you want to live?

• Check out publications, local newspapers, internet to find out more about the various neighborhoods.
• It is strongly recommended that you drive around the area and check out the neighborhoods. Remember to visit the area both during the day and at night. The atmosphere could be very different.
• Driving around can also assist in finding those rental units that are not advertised. You may see for rent signs in the yard or see someone moving out.
• What transportation options do you have in the area? Is public transportation available? Within walking distance?
• What is the commute time to campus?

Put your best foot forward!

• Some landlords may be hesitant to rent to students due to frequent turnover, loud parties, lack of steady income, etc. California law forbids discrimination solely on the basis of student status, but it is still your job to convince the landlord that you are a responsible person and preconceived stereotypes about students do not apply to you!
• Be clean and neat in your appearance.
• Make appointments to see rental units. Be on time for your appointment. If you are delayed or need to cancel, make sure to notify landlord in a timely manner.
• Be honest and positive when answering questions.
• Be prepared to sell yourself as a good tenant!

Rental Tips

Once you have decided on a place to rent:

• Do not sign a rental contract unless you definitely decide to live there. Lease agreements are binding documents and it may be difficult to get out of the lease and/or recover your deposit if you back out of the agreement.
• Find out the length of the lease. Month to month? 6 months? 12 months? Other?
• Make all rental agreements in writing.
• Make sure to read carefully and fully understand the rental agreement.
• Keep all written documentation! This may include items such as a copy of the Lease Agreement, a copy of your Roommate Agreement (if one is in place), copies of maintenance / repair requests, and a copy of the Inventory and Condition Report.
• When renting, most landlords complete a credit check on each of the tenants of the unit. Have credit and employment information available to complete the credit verification. Be ready to give references from former landlords, relatives, neighbors, and employers. Have names, addresses and phone numbers of these references readily available.
• Many rental companies require that the tenant’s income equal at least 3 times the amount of rent. Be prepared to verify the income for the members of your household. If you do not have this amount of income, some landlords will accept co-signers who can sign the lease with you (ex: parent) and will also be responsible for the financial obligations in the lease.
• Property managers may require a deposit and at least the first month’s rent as well in order to secure the property. Have funds available to use when you find the appropriate rental for you.
• Security deposits for unfurnished properties cannot exceed the amount of two months of rent. For furnished properties the amount cannot exceed three times the amount of monthly rent.
• If a deposit is required, find out how the money will be used, the conditions for total or partial refund, etc.
• Always get a receipt when making any type of payment and make sure to note the purpose of the payment. (Ex: security deposit, application fee, rent, etc.)
• California Civil Code states that a landlord may not discriminate on the basis of color, religion, race, sex, nationality, marital status, ancestry, or physical disability.

When you are moving in:

• At move in, complete a thorough walk through of the property. Complete a check-in inventory of the condition of each area in the unit and note any discrepancies or needed repairs. This inventory should be given to the property owner and remember to keep a copy for your records.
• Seriously consider getting renter’s insurance. This type of policy can assist in the replacement of possessions lost through fire, natural disasters, burglary, etc. This type of insurance is readily available and may be available at a fairly low cost. Contact your insurance agent regarding this coverage.
• Keep a list of contact information for the landlord or property manager. How to reach them, hours of availability, who to contact in an emergency, etc.
• Enjoy your new home!
• Be a good tenant and neighbor! Be aware of noise levels, dispose of garbage properly, keep property in a clean and livable condition, etc.
• Pay your rent on time! Be aware of your rental due dates, and possible late fees.
• If you are not paying your rent, your landlord can present you a notice to either pay or move out within three days.
• If you are renting a unit with roommates, make yourself aware of your responsibilities if one of the roommates is not paying his/her share of the rent.

When you move out:

• Give proper written notice to the landlord that you will be leaving.
• Request information from your landlord on the proper procedures for vacating your unit. Landlords may have different requirements as far as notification, documentation, cleaning requirements for move out, etc
• Always leave the unit CLEAN when you move out. Make sure all of your belongings are removed.
• Complete a walk through with your landlord at move out. Complete a move out report and compare it to the move in report for damages, etc.
• Remember to turn in all keys (rental unit, mail box, security gate, etc) when you vacate the unit.
• Verify with landlord what the procedure is to receive a refund of your security deposit. When will it be returned to you? Do they have the correct address for mailing the refund?
• Is your rent paid up to date?
• It is very important to leave with a good impression. You may need to ask the landlord for a reference in the future when trying to rent another property.

General tips:

• Keep your doors locked. This is a good practice even if you are at home.
• Do not prop open outside security doors.
• If you experience any problems with apartment or building locks, contact your landlord immediately.
• Keep your house keys in a secure place. Do not lend your keys to others.
• Have your keys ready before getting to your front door.
• Consider using a timer on a lamp(s) in your home so that you do not come home at night to a dark house and it also looks as if someone is home if you are away for the weekend or on vacation.
• Do not open the door to your home to strangers. If your door has a peephole, use it!
• Apartment windows should remain closed when you are not at home, especially if your unit is located on the ground floor. Also, it is not recommended that windows be left open at night when you are sleeping.
• It is HIGHLY recommended, that individuals consider obtaining renters insurance. This coverage is usually available at a fairly low cost and can protect you against loss of your belongings. You may also want to check with your parent’s homeowner’s policy.; Sometimes, it can be attached to an existing policy.
• If your neighborhood or housing complex has security patrols, find out their schedule and the best way to reach them in case of an emergency.

Safe housing:

• Do not overload electrical outlets or extension cords. Also, make sure that your appliances do not have exposed wiring.
• Smoke detectors must be installed. On a regular basis (at least twice a year), change batteries to keep them fresh.
• It is recommended that every household have at least one fire extinguisher and that tenants are familiar with the correct way to use it in case of an emergency.
• Become familiar with the emergency exit routes you can use from your home.
• Bedrooms must have one window large enough for an adult to easily crawl through in case of emergency.
• If any security features in your home are malfunctioning, such as gas appliances, security lighting, etc., report the issues to your landlord promptly so they can be repaired.
• Report suspicious activities to the proper authorities.

Personal safety:

• Be aware of your surroundings and the people around you, especially if you are alone or it is dark.
• Whenever possible, travel with a friend.
• Be aware of locations and situations such as alleys or dark parking lots which would make you vulnerable to crime.
• Educate yourself concerning prevention tactics.
• Be aware of security lighting, etc. If it is not working, report it as soon as possible.

Questions to ask

Find out as much about the property as possible. Do not be afraid to ask questions. Also, do not assume that all properties have the same rules and regulations. While property managers and landlords must follow the basic tenant/landlord policies for the state of California, each may have his/her own policies in addition to the standard regulations. If you are looking at multiple properties, it is a good idea to keep notes as you visit each property so that you remember the information correctly.

Things to look at when visiting the rental property:

• Is the apartment and surrounding property clean and in good condition?
• Are the outside areas, walkways, etc. well lit?
• Does it need to be painted?
• Number of bedrooms and bathrooms? Is there sufficient space for your needs?
• Is there plenty of room for all occupants to study and is there enough privacy?
• Is there enough closet and storage space in the apartment?
• Will your furniture fit well in the apartment?
• If the apartment is furnished, is the furniture adequate for your needs?
• Does the apartment door have a sufficient lock/deadbolt? Does it have a peephole?
• Is there a security system installed? Or are there security patrols in the area?
• Are there sufficient electrical outlets?
• What lighting is available? Are you going to need extra lighting in your apartment?
• Are there enough phone jacks? Cable outlets? Is it wired for internet connectivity?
• Are there enough windows and do they work? Can they be locked?
• Are the window coverings (drapes/curtains/blinds) provided or do you need to supply them?
• If the apartment contains carpet, is it clean and in good condition?
• Does it contain an adequate heating system? Air conditioning?
• Are appliances gas or electric? Are they in good working condition?
• Is there plenty of water pressure in the kitchen and in the bathroom?
• Are there any signs of water damage or leaks where water is being used?
• Does the building contain fire extinguishers and smoke detectors?
• Does it contain a fire escape and if it doesn’t, where is the nearest emergency exit?
• Are there laundry facilities in the building? Cost?
• Is there a private/secure mailbox?
• What parking accommodations are available for tenants? Is there an additional cost for covered spaces or garages? Is it assigned parking? Are there any guest parking spaces available?
• Where and when do you dispose of trash?
• What is your responsibility regarding yard work, etc.?
• Who lives around your building and in your neighborhood in general?
• Seriously consider visiting the neighborhood at various times of the day / week. Is atmosphere different at night as compared to during the day? Weekends?
• How far are local grocery stores? Banks? Other businesses of interest to you?
• Is the apartment near public transportation?

Rent:

• What is the amount of rent and when is it due?
• What forms of payment are preferred or accepted? Checks? Credit Cards? Money Orders? Cash?
• If payment is late, is there a penalty?
• To whom is rent paid?
• If your roommate does not pay his rent, who will be responsible?
• Can rent be increased? When? By What Amount? What type of notification will there be about any rent increases?
• Which utilities are paid by landlord and which are paid by tenant?

Lease Agreement Terms:

• When is unit available and when can you move in?
• What term length is the lease? Month to month? 12 months? Other?
• What is the process to extend or cancel the lease? How much notification time is necessary?
• Can you break contract without penalty? Under what conditions?
• How many people can be included on the lease? What are each person’s obligations?

Deposits:

• How much is the deposit and what will it be used for?
• What are the requirements to receive a full refund of your deposit?
• When will the deposit be returned?

Pets:

• Are pets allowed? Can they visit?
• What types and sizes of animals are acceptable?
• Is there an additional amount added to monthly rent if you have a pet?
• Is there an additional deposit for the pet?

Repairs and Damages:

• What is the procedure for reporting problems or requesting repairs?
• Is there a maintenance staff on the premises?
• Are painting, picture hanging, and/or other modifications permitted?
• What happens if you lose your keys or are locked out of your unit?
• Who do you call for emergencies?

Change In Tenancy:

• What happens if one person on the lease decides to leave?
• Who will be responsible for rent?
• Who is responsible for damage?
• Can another tenant replace that person?
• Is subletting permissible? If so, under what conditions?

Number of Occupants:

• What is the maximum and minimum number of people that can be living in the unit?
• Is there a maximum number of people that can visit or occupy the unit?

Lease\Rental Agreement Information

Consider the following:

• Always have written and signed agreements with your landlord. This can be much more effective for all parties in the event that issues or concerns arise at a later date.
• Read lease agreement carefully! It is a legally binding document and is a serious obligation.
• Does the contract contain all of the basic information such as the rental rate and when rent is due, length of lease, what utilities are included, etc.?
• Are all tenant names on lease?
• Does it contain a “Joint and Several” clause? If it does, be sure to read it and understand it completely.
• Are you required to have renter’s insurance? (Highly recommended!)
• Is subletting permitted? Are there conditions?
• Does it specify a maximum number of occupants?
• If you have roommates, consider having a written agreement between you so that everyone understands their responsibilities and possibly to set “house rules”, etc. It is best to talk through and document various issues prior to committing to be roommates.
• If you are a member of the military, discuss the military clause in your lease in case you need to be released from your contract.
• It is important to complete a written Inventory/Conditions Report to document the condition of the unit at the time of move in. Both landlord and tenant should keep signed copies of this report. You may also consider taking pictures or video. This documentation is important to keep on file in case issues arise during occupancy or at move out.
• If issues arise, inform your landlord in writing in a prompt manner. Remember to keep a copy for your records.

Common Questions

How does a fixed term lease protect a tenant?

When a tenant signs a lease, all the terms and conditions are enforced during the period specified. The landlord or manager cannot raise the rent during this period nor can he ask the tenants to move out unless the tenants are unwilling to follow the terms and conditions.

How does a month-to-month lease increase options for tenants and landlords?

Both the owner and the tenant must give a 30-day notice, in writing, if there are going to be changes in the original terms and conditions. The owner can change the amount of the rent only if the tenant was given a 30-day notice.

What does the “Joint and Several” clause mean in a lease?

This clause means that if one of your roommates fails to pay, you will be responsible for the entire rent. This clause continues throughout the period specified.

What happens if one roommate decides to move out and gives a 30-day notice under a month-to-month agreement?

Giving a 30-day notice before leaving makes the agreement null and void 30 days from the day that the roommate gives notice. There may be a couple of options that are available for the roommate that stays:
1) Find another roommate and sign a new contract; 2) Give a separate 30 day notice if you also plan to move out. Check with your landlord for options.

Do evictions work in the same way with a month-to-month agreement as with a fixed-term lease?

In order to end a month- to- month agreement, the tenant needs to give owner a 30-day notice of the intentions to leave in order to satisfy legal obligations. Tenant is not required to give a reason why he/she is moving. A tenant who signs a fixed-term lease will be responsible of paying the full amount of rent throughout the specified period, even if he/she is moving out.

Tenants Right To Privacy

A tenant has a basic right of privacy that the landlord must respect. A landlord must give a tenant reasonable notice of intent to enter (unless it is an emergency) and may enter only during normal business hours. Twenty-four hours notice is presumed reasonable notice. As long as reasonable notification was given, a tenant cannot prohibit a landlord from entering a rental because the tenant is not present or because the time is inconvenient. A landlord may enter the residence only in the following situations:

• To make necessary or agreed upon repairs, alterations or improvements, etc.
• To show the unit to prospective buyers, tenants, mortgagees, contractors, or repair workers;
• When tenant has abandoned or surrendered the premises;
• For smoke detector inspection;
• To inspect water-filled furniture;
• As a result of a court order.

Roommate Information

Be selective when choosing a roommate(s). The people that you choose will have either a negative or a positive effect on your academic experience. Do not choose people just because it is convenient to you. COMMUNICATION IS EXTREMELY IMPORTANT! You might want to consider creating and signing a written roommate agreement containing all the ground rules you agree upon. This could avoid many disagreements between roommates. Roommates may want to consider discussing the following issues and expectations:

Personal Needs and Habits:

• What type of housing would you be comfortable living in? Apartment? House? Shared Room or your own room?
• Do you need any privacy? How much privacy do you need?
• Are you or they more likely to have family, friends or significant others over?
• Are there certain hours where you usually relax, sleep, study, or socialize?
• Are you comfortable sharing your personal belongings? What is off limits?
• Do you want pets? How will the pet be cared for? (Remember to make sure your landlord accepts pets!)

Smoking and Drugs:

• Do you prefer a smoker or a nonsmoker as a roommate?
• Where do you stand regarding the use of alcohol and illegal drugs in your household?

Rent/Utilities/Furnishings:

• How much rent can you each afford every month?
• Will you be sharing bills? How will they be split?
• Who will pay for utilities? What is the average cost per month? Whose name will be on utility account?
• Will you share a phone line? How will you share phone messages with roommates?
• What furniture and household items will each roommate provide?

Food:

• Will you and your roommate share food items?
• Will you and your roommates be sharing the cost of food?
• Will your food items be stored together or separately?
• Will you and your roommates share the responsibility of cooking the food?
• What days will each of you be responsible for cooking?

Cleaning:

• Who will clean what?
• How often?
• Will you share the cost of cleaning supplies?

Mediation and Conflict Resolution

Sometimes problems can occur. Open communication is the best strategy to solve a problem or misunderstanding between roommates. Find out how your roommate(s) want to be approached when concerns arise. Do they want to discuss it privately? Will “house meetings” with all roommates present be better? Not everyone wants to be approached in the same manner, so this is an important issue.

Here are some tips to help resolve a problem:

• Recognize the conflict as soon as possible. Recognizing the problem allows each person to address the issues.
• Give everybody equal time to speak and be aware of everyone’s feelings.
• Stick to the issue. Be clear about your concerns.
• Use “I” statements instead of “You” statements to explain your point of view.
• Respect each other! Stay away from name calling, exaggeration, and blaming.
• If necessary, get someone who can remain objective to act as a mediator in the situation.
• Come up with resolutions together.
• Be willing to compromise! Remember you are not "Always Right".
• Consider putting your resolutions in writing and everyone signing to indicate their agreement.

 

NOTE: The information on this website is not intended to serve as a substitute for obtaining legal advice. In any tenant/landlord dispute, it is best to consult with the Human Rights/Fair Housing Commission for more information. Tenant Landlord Hotline (916) 444-0178, Website: www.hrfh.org. You may also consult with an attorney familiar with tenant/landlord law or a legal aid office.