回复 8楼smileCy的帖子 谢谢! 和大家共同学习。网上的信息 Limits on Rent Increases The Tenant Protection Act caps rent increases for most tenants in California. Landlords cannot raise rent more than 10% total or 5% plus the percentage change in the cost of living – whichever is lower – over a 12-month period. If the tenants of a unit move out and new tenants move in, the landlord may establish the initial rent to charge. (Civ. Code § 1947.12.) The percentage change in the cost of living for most areas can be found here.
WRITTEN BY BRIAN BOUCHER Reviewed by Mynd Editorial Staff On October 7, 2019, California governor Gavin Newsom signed Assembly Bill 1482 (AB 1482), the California Tenant Protection Act of 2019, to give Golden State residents some relief from soaring rents and home prices by instituting rent control. For the majority of California's multifamily housing stock, AB 1482 caps annual rent increases at 5 percent plus the rate of inflation, or 10 percent, whichever is lower. The rent control law also requires a property owner to have “just cause” to evict a tenant. But there are AB 1482 exemptions. AB 1482 affects about 2.4 million homes and apartments and is in force until 2030. When Newsom signed the Tenant Protection Act, the Covid-19 pandemic was still five months away from hitting in force. And in the last two and a half years, home prices and rents have continued to rise. As of March, Los Angeles's median home price was about $920,000; in San Francisco, that figure was $1.5 million. In a survey conducted by the Public Policy Institute of California, some 55 percent of Californians were concerned they would be unable to make their rent or mortgage payments this year. With the signing of AB 1482, California became the second state in the union, after Oregon, to establish statewide rent control. The California Apartment Association called it “the most significant policy change for California's rental housing owners and tenants in a quarter century.” What types of housing are exempted from both the rent cap and just cause limitations? Rentals state-wide are covered, but there are some AB 1482 exemptions. Some are exempt from both the rent cap and the just-cause limitations: Units constructed in the last 15 years are exempt (on a rolling basis, i.e., a unit constructed on January 1, 2008 is not covered as of January, 1 2023, but is covered on and after January 1, 2023). Units are exempt if they are restricted to be affordable for low- or moderate-income residents. A single family home is exempt unless it's owned by a real estate investment trust (REIT), a corporation, or an LLC where one of the members is a corporation. The owner must inform the renter in writing that the tenancy is not subject to the rent cap and just cause limitations. Duplexes and other two-unit properties are exempt, unless one unit is occupied by the owner. Some dormitories are exempt.
请坛子里的前辈们给出出主意。谢谢🙏
如果换租客，还想顺道装修，你可以涨到$4400,不可避免需要找个property manager，大约一年需要支出相当于一个月的管理费，也就是每个月减少$300的利润 ($4400-->$4100)，假设是你现在是自己管理的不需要任何管理费。如果你换地毯，人工加材料大约算$6000-10,000，大约需要1年回本，假设每月租金提升$900 （$3200-->$4100)。
自己算好账，选最适合自己的方案。
是
现在就有property manager, 给租金的7% 最为每月管理费。 刚有朋友告诉我说加州法律每年最多只能涨10%租金。求证?
是的，只能raise 10%
谢谢！发帖以后和朋友聊才知道有这个规定，她也不是很清楚。就是说single family没有这个规定?
给你发消息了，你朋友说的应该是对的
谢谢! 和大家共同学习。网上的信息
Limits on Rent Increases The Tenant Protection Act caps rent increases for most tenants in California. Landlords cannot raise rent more than 10% total or 5% plus the percentage change in the cost of living – whichever is lower – over a 12-month period. If the tenants of a unit move out and new tenants move in, the landlord may establish the initial rent to charge. (Civ. Code § 1947.12.) The percentage change in the cost of living for most areas can be found here.
谢谢! 同意!
楼主看到我。
如果满足下面所有的条款，你可以涨租超过10%： 第一，你的房子是single family house，或者 townhouse, condo，只要不是duplex，triplex着众多单元。 第二，房子在私人名下（不在公司名下） 第三，你给租客提供了 AB 1482 exemption 条款，表明你的房租不受租控 第四，你提前90天给租客发涨租通知。
不要误导，raise cap 10% 是有有一定限制的。
她的房子，可能根本没有法律规定的上线。
如果是我，我会和租客沟通，把市价和他的价格来比较，问他能够承受的最高点是多少，如果他的最高点，达到了我的最低点，我就同意。
另外，楼主你的租客一家一共多少人口，如果4口或者以下，这个租客付钱准时，然后不损耗房子的话，我宁愿少租点钱。你不要光看现在市价很高，其实很多合租。你说的现在4400，应该是4bed2bath那种房型吧，我最近帮朋友listing，也是4bed，很多人申请，但是合租居多，因为现在房价太高，一家人已经租不起了，经常是两对夫妻，各自带着一个孩子；或者一对夫妻，外加一个单身的朋友。有的还是4个单身的小伙子或者大姑娘，问他们为什么不去租2 bed的公寓，都说太贵了，人多合租4bed，平摊下来便宜些。这种租户群，以后稳定性和对房子的磨损度，都和一家人是不一样的
顶这个，我律师也是这样说。
这个可以用计算重新找房客的return的数学问题来测评，先做几个假设：
1 旧房客定金能扣多少，暂定只能扣1/3, $900 2 装修费用损投入，地毯 ($4-5/sf)，室内油漆 ($3-6/sf)，其它（按2000计），如果2500sf房子，你地毯估计1500sf，7000；油漆 6500 3 装修和招租时间投入，以30天、45天计，每月3200乘以2.5个月8000 4 额外收入收益，每月800（今年10%后3520到市场价4400）
投入打平时间：（2000+7000+6500+8000-900）/ 800 =28.25 月
就是说如果一切顺利按你所说的过程和结果，你需要28个月的新租金来打平你装修换新租客这个动作。28个月之后你开始盈利。加上额外的租客交租，装修时间，出租时间，1年后不续租等风险，可以假设为3年回本。万一你碰到一个不好的租客，那失去的无法计算了。
连带你需要投入的时间，精力，这就是为什么房东宁愿好的房客长期租着比市场价低很多的房子，也不愿意去赶走老房客翻新。
确实是这样，一算账就清楚了。
使劲涨租一般是遇到糟糕的房客，需要赶走他。赶走了之后顺便装修然后提价。
另外，楼主又在外地，装修和招租的时间两个半月也许拿不下来，找人来做quote都需要一段时间，自己还不能到场监工。还有，你上面的估价也许拿不下来，因为你只算了材料和人工，没有算project manager的价钱，楼主在外地，必须要有一个这样的总管。
我去年年初把我的出租房重装了，房客换了工作，提前一个月给我打招呼。我当时就开始看地板，看橱柜，找人估价，我自己当project manager，协调不同的contractor来工作，这样会省一些。房子离我家很近，几乎天天去督工。经常是做了新油漆和新门，发现几个门把子坏了，需要换，或者几个灯泡坏了，需要换。这些琐事，需要有个总管，全部集合起来，找人做。有些时候还需要等材料。像地板什么的，都是找店里有库存的，不care颜色，但是，有个窗户太旧漏水，要换，尺寸又不标准，homedepot买不到现成的，需要等定做。从前房客搬走，到新房客入住开始交钱，足足3个月的时间。
WRITTEN BY BRIAN BOUCHER Reviewed by Mynd Editorial Staff On October 7, 2019, California governor Gavin Newsom signed Assembly Bill 1482 (AB 1482), the California Tenant Protection Act of 2019, to give Golden State residents some relief from soaring rents and home prices by instituting rent control. For the majority of California's multifamily housing stock, AB 1482 caps annual rent increases at 5 percent plus the rate of inflation, or 10 percent, whichever is lower. The rent control law also requires a property owner to have “just cause” to evict a tenant. But there are AB 1482 exemptions. AB 1482 affects about 2.4 million homes and apartments and is in force until 2030. When Newsom signed the Tenant Protection Act, the Covid-19 pandemic was still five months away from hitting in force. And in the last two and a half years, home prices and rents have continued to rise. As of March, Los Angeles's median home price was about $920,000; in San Francisco, that figure was $1.5 million. In a survey conducted by the Public Policy Institute of California, some 55 percent of Californians were concerned they would be unable to make their rent or mortgage payments this year. With the signing of AB 1482, California became the second state in the union, after Oregon, to establish statewide rent control. The California Apartment Association called it “the most significant policy change for California's rental housing owners and tenants in a quarter century.” What types of housing are exempted from both the rent cap and just cause limitations? Rentals state-wide are covered, but there are some AB 1482 exemptions. Some are exempt from both the rent cap and the just-cause limitations: Units constructed in the last 15 years are exempt (on a rolling basis, i.e., a unit constructed on January 1, 2008 is not covered as of January, 1 2023, but is covered on and after January 1, 2023). Units are exempt if they are restricted to be affordable for low- or moderate-income residents. A single family home is exempt unless it's owned by a real estate investment trust (REIT), a corporation, or an LLC where one of the members is a corporation. The owner must inform the renter in writing that the tenancy is not subject to the rent cap and just cause limitations. Duplexes and other two-unit properties are exempt, unless one unit is occupied by the owner. Some dormitories are exempt.
3个月是少的，现在行情平均4.5个月。timing很重要。错过了timing不好租也不好卖
委托给PM帮忙装修找contractors，装修quote也是PM给， 我们这PM收25%的装修费用，非常黑
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