Rental Tips. Looking for rentals in California

When you are looking for a rental unit, the most important things to think about are:
	The dollar limit that you can afford for monthly rent and utilities.
	The dollar limit that you can afford for all deposits that may be required (for example, holding and security deposits).
	The location that you want.
In addition, you also should carefully consider the following:
	The kind of rental unit that you want (for example, an apartment complex, a duplex, or a single-family house), and the features that you want (such as the number of bedrooms and bathrooms).
	Whether you want a month-to-month rental agreement or a lease.
	Access to schools, stores, public transportation, medical facilities, child-care facilities, and other necessities and conveniences.
	The character and quality of the neighborhood (for example, its safety and appearance).
	The condition of the rental unit.
	Other special requirements that you or your family members may have (for example, wheelchair access).

Just because there is increasing demand for rental housing does not mean that units are not available. These tips are designed to assist renters with finding housing, even if a highly competitive market.
	Approach your rental housing search like you would a job search. Be organized, serious, professional, and make sure you stand out as the best applicant. Preparing a Renters’ resume will increase your chances of having your application taken more seriously.
	Know what you really want, and don't want. Be flexible with the rest of your criteria. Be prepared to decide on the spot and to leave a deposit and/or credit check fee.
	"The early bird gets the worm!" Check the latest listings first thing every day, and call early. The Best time to call the landlords is between 8:30 AM-12:30 PM, And between 3:30 PM and 7:30 PM. In the morning you will reach the management companies, and in the afternoon you will be able to reach the smaller buildings and building managers. Respond quickly when a landlord calls you back. If you have a cellular phone, leave that number and have it on while you are out looking at other apartments.
	If you leave a message on an answering machine, be sure to speak clearly and slowly, and repeat your name and phone number. Leaving a simple message will not get you a return Phone call. If you Share with them , that you have an Excellent job , and excellent credit , that will increase your chances of a return phone call. Be available to accept or return calls, or state in your message when you will be available and that you would like to set up an appointment to view the property.
	Keep your credit in good standing. Obtain a copy of your credit report, correct any errors, and make sure what you say in the rental application is consistent with what the landlord will see on the credit report.
	Be prepared with all the information you need to complete a rental application: prior addresses, credit information, and a list of references. Landlords will not respond to incomplete applications. Please have copies of your Drivers’ License, copy of 3-4 paycheck stubs or an offer letter from your employer or a bank Statement.
	Contact your references ahead of time to be sure your information on them is current and they are aware you have used them as a reference.
	Consider preparing a renter's resume. You may have to repeat the information on the application, but you will stand out as well-organized and prepared.
	Make a good impression. Demonstrate that you will be a good steward for the landlord's property.
	Make a few appointments in the areas you are considering, map out your locations from our system and set out to view the properties, keeping in mind the list of questions.

During your interview with the prospective landlord/leasing agent is your opportunity to have your questions answered. Ask the following questions from the leasing agent in charge of units you are interested in leasing Regarding the availability of the units:
	When is the apartment available?
	Is it currently occupied?
	When can I move in?
Monetary and Lease Terms Questions:
	What is the monthly rent?
	What Deposit will I be required to leave?
	When is the rent due?
	What are the penalties for late payment?
	What are the terms for renewing the lease?
	If my housing needs change, can I move to another available unit in the community?
	Can I Sublet?
	Can I have roommates?
Regarding the utilities and Public Services?
	Are any utilities included?
	Which utilities am I responsible for?
	List of utility companies for activation of services?
	Any maintenance I will be reponsible for (plumbing, elec, gass, etc)?
	Is there parking in the building? Is it included in the price of the unit?
	How many parking spaces will I be assigned?
	Is there assigned parking?
	Where can guests park?
	Are pets allowed?
	What kind of pets?
	Is there a pet deposit? Refundable? Non-Refundable??
	What limitations are there on my pets(s)?
	Are laundry facilities available on the premises?
	Recreation facilities?
	Gardens?
	Club Memberships?
	Are there any extra charges for use of the recreation facilites?
	How is trash removal handled?
	What kind of security is there?
	What are the community rules regarding quiet hours? Parties? Overnight guests?
Move-In/Move-out Procedures?
	Deliveries? Move-In/Move-Out Procedures?
	Do I need to reserve the elevators for move-in/move-out?
General Questions?
	Is there an on-site office?
	24-hour number for maintenance emergencies? How fast do you respond to maintenance problems.
	What modifications am I allowed to make? (Painting, wall papering, installing shelves, etc.)?
	What is the tenant mix? Can I speak with current tenants in the community?
General Considerations & Tips:
Generally, Apartment hunting is not easy. But we have developed tools to help you, as long as you are prepared to input some effort into it. Most successful apartment hunters have the following profile:
	Have realistic budget and expectations.
	Is a conscientious, pro-active person with perseverance and dedication to manage serious apartment search.
	Is gainfully employed of has a guarantor.
As you are searching for your next apartment it helps to have some way to keep track of what you've seen. So it is important to become organized.
	Establish your priorities and know what you are looking for before you start your search.
	Keep track of the following important factors: Number of bedrooms, closet space, number of bathrooms, kitchen size and terms of lease.
	Consider the apartment location and features such as flooring type, gas/electric appliances, separate dinning rooms, fireplace, airconditioning, washer/dryer, dishwater, garbage disposal micowave, refrigerator, balcony/deck, security system, storage, natural light.
	Neighborhood and Community:
	Proximity of the apartment to public transportation.
	Proximity to schools
	Proximity to shopping centers
	Proximity to work/School
	Proximity to parks and recreation facilities.
The best ways to win over a prospective landlord is for you to be prepared with your information.
	Having a copy of your credit report in hand will earn brownie points, although most landloards will prefer to run a fresh credit report directly faxed to them.
	Be prepared with references from previous landlords, possibly have a recommendation letter from a previous landlord and employer. This will prove to the new landlord that you aren't just full of hot-air that you really are as great a tenant as you seem to be.
	Be prepared to have a check or have the cash ready for the initial deposit.
	Dress to impress. (Note: This does not mean you need to dress in a designer suit, buy reading glasses and speak with a British accent.)

Before you decide to rent, carefully inspect the rental unit with the landlord or the landlord’s agent. Make sure that the unit has been maintained well. Use the inventory checklist as an inspection guide. When you inspect the rental unit, look for the following problems:
	Cracks or holes in the floor, walls, or ceiling.
	Signs of leaking water or water damage in the floor, walls, or ceiling.
	Signs of rust in water from the taps.
	Leaks in bathroom or kitchen fixtures.
	Lack of hot water.
	Inadequate lighting or insufficient electrical outlets.
	Inadequate heating or air conditioning.
	Inadequate ventilation or offensive odors.
	Defects in electrical wiring and fixtures.
	Damaged flooring.
	Damaged furnishings (if it’s a furnished unit).
	Signs of insects, vermin, or rodents.
	Accumulated dirt and debris.
	Inadequate trash and garbage receptacles.
	Chipping paint in older buildings. (Paint chips sometimes contain lead, which can cause lead poisoning if children eat them. If the building was built before 1978, you may want to read the booklet, "Protect Your Family From Lead in Your Home," which is available by calling 1-800-424-LEAD.)
	Signs of asbestos-containing materials in older buildings, such as flaking ceiling tiles, or crumbling pipe wrap or insulation. (Asbestos particles can cause serious health problems if they are inhaled.)

Also, look at the exterior of the building and any common areas, such as hallways and courtyards. Does the building appear to be well-maintained? Are the common areas clean and well-kept? The quality of rental units can vary greatly. You should understand the unit’s good points and shortcomings, and consider them all when deciding whether to rent, and whether the rent is reasonable. Ask the landlord who will be responsible for paying for utilities (gas, electric, water, and trash collection). You will probably be responsible for some, and possibly all, of them. Try to find out how much the previous tenant paid for utilities. This will help you be certain that you can afford the total amount of the rent and utilities each month. With increasing energy costs, it’s important to consider whether the rental unit and its appliances are energy efficient. If the rental unit is a house or duplex with a yard, ask the landlord who will be responsible for taking care of the yard. If you will be, ask whether the landlord will supply necessary equipment, such as a lawn mower and a hose. During this initial walk-through of the rental unit, you will have the chance to see how your potential landlord reacts to your concerns about it. At the same time, the landlord will learn how you handle potential problems. You may not be able to reach agreement on every point, or on any. Nonetheless, how you get along will help both of you decide whether you will become a tenant. If you find problems like the ones listed above, discuss them with the landlord. If the problems are ones that the law requires the landlord to repair, find out when the landlord intends to make the repairs. If you agree to rent the unit, it’s a good idea to get these promises in writing, including the date by which the repairs will be completed. If the landlord isn’t required by law to make the repairs, you should still write down a description of any problems if you are going to rent the property. It’s a good idea to ask the landlord to sign and date the written description. Also, take photographs or a video of the problems. Your signed, written description and photographs or video will document that the problems were there when you moved in, and can help avoid disagreement later about your responsibility for the problems. Finally, it’s a good idea to walk or drive around the neighborhood during the day and again in the evening. Ask neighbors how they like living in the area. If the rental unit is in an apartment complex, ask some of the tenants how they get along with the landlord and the other tenants. If you are concerned about safety, ask neighbors and tenants if there have been any problems, and whether they think that the area is safe. The landlord must notify all potential tenants in writing if the landlord knows that the rental unit is within one mile of a closed military base in which ammunition or military explosives were used.

Before renting to you, most landlords will ask you to fill out a written rental application form. A rental application is different from a rental agreement (see Rental Agreements and Leases). The rental application is like a job or credit application. The landlord will use it to decide whether to rent to you. A rental application usually asks for the following information:
	The names, addresses, and telephone numbers of your current and past employers.
	he names, addresses, and telephone numbers of your current and past landlords
	The names, addresses, and telephone numbers of people whom you want to use as references.
	Your social security number.
	Your driver?s license number.
	Your bank account numbers.
	Your credit account numbers for credit reference.
The application also may contain an authorization for the landlord to obtain a copy of your credit report , which will show the landlord how you have handled your financial obligations in the past. The landlord may ask you what kind of job you have, your monthly income, and other information that shows your ability to pay the rent. It is illegal for the landlord to ask you questions about your race, color, national origin, ancestry, religion, sex, sexual orientation, or age. It also is illegal for the landlord to ask whether you have persons under the age of 18 living in your household, whether you are married, or whether you have a disability (see Unlawful Discrimination). The landlord may ask you about the number of people who will be living in the rental unit. In order to prevent overcrowding of rental units, California has adopted the Uniform Housing Code’s occupancy requirements, and the basic legal standard is set out in-+ However, the practical rule is this: a landlord can establish reasonable standards for the number of people per square feet in a rental unit, but the landlord cannot use overcrowding as a pretext for refusing to rent to tenants with children if the landlord would rent to the same number of adults.

The landlord or the landlord’s agent will probably use your rental application to check your credit history and past landlord-tenant relations. The landlord may obtain your credit report from a credit reporting agency to help him or her decide whether to rent to you. Credit reporting agencies (or "credit bureaus") keep records of people’s credit histories, called "credit reports." Credit reports state whether a person has been reported as being late in paying bills, has been the subject of an unlawful detainer lawsuit. Other businesses, called tenant screening services, collect and sell information on tenants, such as whether they pay their rent on time and whether they have been the subject of an unlawful detainer lawsuit. The landlord may use this information to make a final decision on whether to rent to you. Generally, landlords prefer to rent to people who have a history of paying their rent and other bills on time. A landlord usually doesn’t have to give you a reason for refusing to rent to you. However, if the decision is based partly or entirely on negative information from a credit reporting agency or a tenant screening service, the law requires the landlord to give you a written notice stating all of the following:
	The decision was based partly or entirely on information in the credit report; and
	The name, address, and telephone number of the credit reporting agency; and
	A statement that you have the right to obtain a free copy of the credit report from the credit reporting agency that prepared it.
If the landlord refuses to rent to you based on your credit report, it’s a good idea to get a free copy of your credit report and to correct any erroneous items of information in it. Erroneous items of information in your credit report may cause other landlords to refuse to rent to you also. Also, if you know what your credit report says, you may be able to explain any problems when you fill out the rental application. For example, if you know that your credit report says that you never paid a bill, you can provide a copy of the canceled check to show the landlord that you did pay it.

When you submit a rental application, the landlord may charge you an application screening fee. The landlord may charge up to , and may use the fee to cover the cost of obtaining information about you, such as checking your personal references and obtaining a credit report on you. The application fee cannot legally be more than the landlord’s actual out-of-pocket costs, and can never be more than . The landlord must give you a receipt that itemizes his or her out-of-pocket expenses in obtaining and processing the information about you. The landlord must return any unused portion of the fee (for example, if the landlord does not check your references). The landlord can’t charge you an application screening fee when the landlord knows or should know that there is no vacancy or that there will be no vacancy within a reasonable time. However, the landlord can charge an application screening fee under these circumstances if you agree in writing to pay for it. If the landlord obtains your credit report, the landlord must give you a copy of the report if you request it. As explained in the section on Credit Checks, it’s a good idea to get a copy of your credit report from the landlord so that you know what’s being reported about you. Before you pay the application screening fee, ask the landlord the following questions about it:
	How long will it take the landlord to get a copy of your credit report? How long will it take the landlord to review the credit report and decide whether to rent to you?
	Is the fee refundable if the credit check takes too long and you?re forced to rent another place?
	If you already have a current copy of your credit report, will the landlord accept it and either reduce the fee or not charge it at all?
If you don?t like the landlord?s policy on application screening fees, you may want to look for another rental unit. If you decide to pay the application screening fee, any agreement regarding a refund should be in writing.

Sometimes, the tenant and the landlord will agree that the tenant will rent the unit, but the tenant cannot move in immediately. In this situation, the landlord may ask the tenant for a holding deposit . A holding deposit is a deposit to hold the rental unit for a stated period of time until the tenant pays the first month’s rent and any security deposit. During this period, the landlord agrees not to rent the unit to anyone else. If the tenant changes his or her mind about moving in, the landlord may keep at least some of the holding deposit. Ask the following questions before you pay a holding deposit:
	Will the deposit be applied to the first month’s rent? If so, ask the landlord for a deposit receipt stating this. Applying the deposit to the first month’s rent is a common practice.
	Is any part of the holding deposit refundable if you change your mind about renting? As a general rule, if you change your mind, the landlord can keep some - and perhaps all - of your holding deposit. The amount that the landlord can keep depends on the costs that the landlord has incurred because you changed your mind - for example, additional advertising costs and lost rent.
You may also lose your deposit even if the reason you can’t rent is not your fault - for example, if you lose your job and become unable to afford the rental unit. If you and the landlord agree that all or part of the deposit will be refunded to you in the event that you change your mind or can’t move in, make sure that the written receipt clearly states your agreement. A holding deposit merely guarantees that the landlord will not rent the unit to another person for a stated period of time. The holding deposit doesn’t give the tenant the right to move into the rental unit. The tenant must first pay the first month’s rent and all other required deposits within the holding period. Otherwise, the landlord can rent the unit to another person and keep all or part of the holding deposit. Suppose that the landlord rents to somebody else during the period for which you’ve paid a holding deposit, and you are still willing and able to move in. The landlord should, at a minimum, return the entire holding deposit to you. You may also want to talk with an attorney, legal aid organization, tenant-landlord program, or housing clinic about whether the landlord may be responsible for other costs that you may incur because of the loss of the rental unit. If you give the landlord a holding deposit when you submit the rental application, but the landlord does not accept you as a tenant, the landlord must return your entire holding deposit to you.