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Los Angeles Rent Control

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What is Rent Control in Los Angeles ?

Rent control, or the Los Angeles Rent Stabilization Ordinance, is a collection of laws that mainly regulates how much a landlord can raise the rent and regulates the reasons a landlord may evict a tenant. Rent control and eviction protections work in tandem. It's purpose is to protect tenants against landlords that may evict tenants to increase increase their rental income. Rent control is part of the Los Angeles Municipal Code, the ordinances apply to specific city boundaries and to to specific units by use and age.

Most rent control laws:

  1. Limit how much rent can be increased;
  2. Limit how often rent can be increased;
  3. Limit late fees;
  4. Require landlords to give a reason when asking a tenant to move.

 Not all cities have rent control.

Cities with Rent Control
The following cities in Los Angeles County have rent control. Cities enforce their own rent control laws.  For more information contact your local rent control agency:

  • City of Los Angeles: (866) 557-7368
  • Santa Monica: (310) 458-8751
  • West Hollywood: (323) 848-6450
  • Beverly Hills: (310) 285-1031

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Allowable Rent Increases under LA City Rent Control

The allowable rent increase for the period of July 1, 2012 through June 30, 2013 is 3% if twelve (12) months or more have elapsed since the last such rent increase. Landlords are required to serve tenants with a written 30-day notice for rent increases that are less than 10% of the tenant’s rent, or provide a 60-day notice for rent increases over 10% of the tenant’s rent within a 12-month period. 1. An additional 1% for gas and 1% for electric service into the dwelling unit when service is provided by the landlord.

1. Nineteen percent (19%), plus 2% if the landlord provides the gas and electricity, for a rental unit which has not had a rent increase since May 31, 1976.

2. Thirteen percent (13%), plus 2% if the landlord provides the gas and electricity, for a rental unit which has not had a rent increase since May 31, 1977.

3. Ten percent (10%) for each additional tenant exceeding the number of tenants allowed in the original rental agreement. A corresponding reduction in rent is required when the additional tenant vacates the unit. Security deposits may be raised for additional tenants by the same dollar amount as the rent is raised.

Allowable Rent Increase after Vacancy

The allowable rent level after a vacancy depends on the reason for the vacancy. The Rent Stabilization Ordinance (RSO) provides that the rent may be raised to any amount upon re-rental if the vacancy resulted because:

  1. The tenant voluntarily vacated the unit.
  2. The tenant was evicted for non-payment of legal rent.
  3. The tenant was evicted for violating the terms of the rental agreement and failing to cure the violation.The Ordinance requires the rent to a new tenant to remain the same if the vacancy occurred for any other reason.

Allowable Rental Increase Exemptions in which the landlord may not raise the rent upon re-rental include the following:

  • An eviction of the previous tenant to recover the unit for the use of the landlord, his immediate family or resident manager.
  • An eviction for occupancy by the landlord, his immediate family or resident manager, where the landlord, his family member or resident manager subsequently vacated the rental unit.
  • An eviction based on the tenant’s refusal to allow the landlord reasonable access to the rental unit.
  • Rental assistance paid to the tenant was terminated when the landlord canceled or failed to renew a Section 8 Housing Assistance Payment contract.

Rehabilitation Relocation Rent Increase under Rent Control

This is a common question amongst Multi-Family Building Buyers. Generally, tenants can be temporarily relocated while under major rehabilitation on a unit or a portion of the building as stated in Ordinance 176544*.

Fifty Percent (50%) of the cost of the rehabilitation may be applied to rent increases up to 10% per month.

The City of Los Angeles Primary Renovation Program considers a rehabilitation opening walls, replacing: water, gas or sewage lines, electrical circuits, heating, air conditioning, roof repairs or replacement, windows or dorr replacement. It is required that the landlord pride temporary housing that is comparable to unit size, accessibilty, and location during the rehabilitation process.

LA City Rent Control Allowable Increases

LA City Ordinance 176544


Buy your Rent Control Apartment Building with a Top Multi-Family Broker

John and Mike, Keller Williams Investment Property Brokers

John and Mike, Residential Income Brokers, can help you determine your buying power -- that is, your financial reserves plus your borrowing capacity. If you give an Income Property Broker some basic information about your available savings, income and current debt, he or she can refer you to lenders best qualified to help you. Most lenders -- banks and mortgage companies -- offer limited choices for Multi-Family properties over 5 Units.

John and Mike have many resources to assist you in your Rental Property search. Sometimes the property you are seeking is available but not actively advertised in the market to find all available properties and they can assist you in the selection process by providing objective information about each property. Licensed California Real Estate Brokers, like John And Mike have access to a variety of informational resources. Multi-Family Realtors can provide local community information on city ordinances, codes, & zoning. schools.

The Negotiating skills John and Mike offer clients is unparalleled.  Often the inclusion or exclusion of repairs and furnishings or equipment are factors during negotiations. The purchase agreement should provide a period of time for you to complete appropriate inspections and investigations of the property before you are bound to complete the purchase. Your Income Property Broker can advise you as to which investigations and inspections are recommended or required.

You will also want to see a preliminary report on the title of the property. Title indicates ownership of property and can be mired in confusing status of past owners or rights of access. The title to most properties will have some limitations; for example, easements (access rights) for utilities.

Multi-Family Realtor Experts, like John & Mike can guide you through the closing process and make sure everything flows together smoothly.


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Here's What our Customers are Saying.

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"John and Mike got us out of our Upside Down Units quickly and professionally. We couldn't have asked for any better results!"
- Rick and Raleigh, Sherman Oaks, CA

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"I needed real Pros to sell my upside down income property that was already listed with no avail. John and Mike got the job done...smoothly!"
- Frank, North Hollywood, CA

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"John and Mike got us our beautiful investment property in Pasadena...for well below market value!."
- Mary and Sherry, Pasadena, CA

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"I have recently started investing in Los Angeles properties, John and Mike walked me through and landed me some great properties in Pasadena and West Covina. I'm going to keep coming back for more with the best LA Realtors John and Mike!"
- Ken L., Los Angeles, CA


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Los Angeles Rent Control Boundaries

First, you have to know whether you live in City of Los Angeles. The City of Los Angeles itself is a huge area covering neighborhoods we know by name, which are so large that we think of them as cities: Venice, Hollywood, Northridge, Encino, Woodland Hills, Van Nuys, Sunland, Canoga Park, Eagle Rock, etc. There are other cites in the Los Angeles area that have rent control, like Beverly Hills, Santa Monica, and West Hollywood. Los Angeles City Council passed rent control in 1978 and has maintained it ever since. Rent Control in the City of Los Angeles will be covered on this page.

City of Los Angeles Boundary Map


Los Angeles Rent Control Exemptions
 

Next, you need to know what units are under rent control. Rent control covers all residential units in the city Except those fitting specified categories. The two biggest exemptions are:

(1) single family dwellings

(2) units built after 1978.

Rented condos are now exempted from rent limits, by the State law, known as the Costa-Hawkins Act, but not from eviction provisions in the code.

The single family dwelling exception means one occupancy unit alone on the entire land piece containing it. It does not include many common situations in the city of Los Angeles that involve a house. A house in front with a converted garage functioning as a second unit is not exempted, because it is a two-on-a-lot. A house in front with an apartment over the garage in back is not exempted. A house split into two separate units is not exempted, because it is a duplex, whether upstairs-downstairs, front-back, side by side, or a bachelor unit converted from a large bedroom or patio of the house. A tenant who has lived at least 30 days in a rooming house where rooms are rented out separately is not exempted. Houses on adjacent lots joined by a "lot tie" are not exempted, because the lot tie makes them legally one lot; a house straddling two lots or shared utilities are the usual clues, but a parcel map would show the small diagonal slash along the property lie which is the lot tie. Call us if you have any questions.


Sell your Rent Control Apartment Building with a Top Multi-Family Broker

When selling your Rent Control Units, Residential Income Property Brokers can give you up-to-date information on what is happening in the marketplace and the price, financing, terms and condition of competing properties. These are key factors in getting your property sold at the best price, quickly and with minimum hassle.

A Multi-Family Broker can market your property to other real estate agents and the public. Often, your Multi-Family Property Broker can recommend repairs or cosmetic work that will significantly enhance the salability of your property. Your Income Property Broker markets your property to other real estate agents and the public. In many markets across the country, over 50% of real estate sales are cooperative sales; that is, a real estate agent other than yours brings in the buyer.

Multi-Family Brokers, act as the marketing coordinator, disbursing information about your property to other real estate agents through a Multiple Listing Service or other cooperative marketing networks, open houses for agents, etc. The Realtor Code of Ethics requires Realtors to utilize these cooperative relationships when they benefit their clients.

Apartment Building Brokers know when, where and how to advertise your property. The NATIONAL ASSOCIATION OF REALTORS® studies show that 82% of real estate sales are the result of Broker contacts through previous clients, referrals, friends, family and personal contacts. Potential Buyers will be prescreened and accompanied through your property.

We can help you objectively evaluate every buyer's proposal without compromising your marketing position. This initial agreement is only the beginning of a process of appraisals, inspections and financing -- a lot of possible pitfalls. Your Residential Investment Brokers can help you write a legally binding, win-win agreement that will be more likely to make it through the process.

A Residential Income Broker can help close the sale of your home. Between the initial sales agreement and closing (or settlement), questions may arise. For example, unexpected repairs are required to obtain financing or a cloud in the title is discovered. The required paperwork alone is overwhelming for most sellers. Your Income Property Broker is the best person to objectively help you resolve these issues and move the transaction to closing (or settlement.


 

Top Investment, Income, Rental Property Broker 

1. How Long Have You Been in the Business? We have 20-years experience in Real Estate and we keep up-to-date with current trends, laws, financing, and other Real Estate happenings. 

2. What associations do you have?  We are proud members of the following organizations:

  • National Association of Realtors
  • California Association of Realtors
  • Certified Short Sale Agents
  • Certified Distressed Poperty Experts

John is a California Licensed Real Estate Broker and Mike is a Licensed Los Angeles Realtor / LA Realtor with The California Department of Real Estate in Los Angeles.

3. What Are the Top Things That Separate You From Your Competition? 
We are Honest and trustworthy, Assertive, Excellent negotiators, Available by phone or e-mail, Good communicators, Friendly, Analytical, Able to maintain a good sense of humor under trying circumstances, and we have the references to back what we say!

John Scillitani and Mike Villella are CA Licensed, Residential Income Property Broker, Multi-Family Realtors, Investment Property Listing Agents, Certified Los Angeles Short Sale Agents, Certified REO Agents, andMulti-Family Buyers Agents. They are Award Winning Keller Williams Top Producers and are Five star rated in client satisfaction.


John Scillitani, Licensed Real Estate Broker / Income Property Broker with the California Department of  Real Estate, National Association of REALTORS, California Association of REALTORS, and Glendale Association of REALTORS, since 2002. John also has Bachelors Degrees in Engineering and Economics from Rutgers University, and vast experience in Retail and REO Foreclosure Properties. John himself owns over 3M in properties and is an avid Value Hunter. Certified by The California Association of Realtors for Los Angeles Short Sales and Foreclosures.

 

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What areas do We serve?

Keller Williams Residential Income Property Brokers, Serving The Los Angeles Area, including The San Fernando Valley, The San Gabriel Valley, and Los Angeles.

Arts District, Bunker Hill, Chinatown, Civic Center, Fashion District, Financial District, Flower District, Furniture and Decorative Arts District, Gallery Row, Historic Core, Jewelry District, Little Tokyo, Skid Row, South Park, Old Bank District, Toy District, Wholesale District

Northeast Los Angeles neighborhoods

  • Boyle Heights
  • El Sereno
  • University Hills
  • Atwater Village
  • Cypress Park
  • Eagle Rock
  • Garvanza
  • Glassell Park
  • Hermon
  • Highland Park
  • Lincoln Heights
  • Montecito Heights
  • Monterey Hills
  • Mt. Washington

Hollywood

  • Beachwood Canyon
  • Cahuenga Pass
  • Hollywood Hills
    • Hollywood Dell
    • Whitley Heights
    • Hollywood Heights
    • Laurel Canyon
    • Mount Olympus
    • Nichols Canyon
    • Outpost Estates
    • Sunset Hills
  • East Hollywood
    • Little Armenia
    • Thai Town
    • Virgil Village
  • Melrose District
  • Melrose Hill
  • Sierra Vista
  • Spaulding Square
  • Yucca Corridor

In Echo Park a great amount of distinctive architecture has been preserved from the early 20th century, including the restored Victorian homes in Angelino Heights. This region is one of the most densely populated areas in Los Angeles and serves as the home to Dodger Stadium.

  • Angelino Heights
  • Franklin Hills
  • Echo Park
  • Historic Filipinotown
  • Mission Junction
  • Pico-Union
  • Westlake
    • MacArthur Park
    • Temple-Beaudry
  • Elysian Park
    • Solano Canyon
  • Elysian Heights
  • Elysian Valley

The term Westside refers to both the western parts of the city of Los Angeles as well as adjacent cities and towns, such as Santa Monica, Beverly Hills, and West Hollywood. West L.A. or West Los Angeles also refers to a specific neighborhood south of Brentwood and east of Santa Monica.

  • Bel-Air
    • Roscomare Valley, Beverly Glen, East Gate Old Bel Air, West Gate Bel Air, Upper Bel Air
  • Benedict Canyon
  • Beverly Crest
  • Beverlywood
    • La Cienega Heights
  • Brentwood
    • Brentwood Circle, Brentwood Glen, Brentwood Hill, Brentwood Park, Brentwood Village, Bundy Canyon, Kenter Canyon
  • Crestwood Hills
    • Mandeville Canyon, Westridge Height, South Brentwood, Westgate
  • Century City
  • Cheviot Hills
    • Castle Heights
  • Crestview
  • Del Rey
  • Ladera Heights
  • Mar Vista
    • Westdale
  • Marina Peninsula
  • Pacific Palisades -Castellammare, Marquez Knolls, Huntington Palisades, Palisades Highlands
    • Santa Monica Canyon
      • Rustic Canyon
  • Palisades del Rey (defunct neighborhood)
  • Palms
    • Westside Village
  • Playa del Rey
  • Playa Vista
  • Rancho Park
    • Home Junction
  • Regent Square
  • South Robertson
    • Reynier Village
  • Venice
    • Oakwood
    • Venice Canals
  • Westchester
    • Kentwood
    • Los Angeles International Airport
    • Loyola Village
    • Manchester Square
    • Westport Heights
  • West Los Angeles
    • Sawtelle
  • Westwood
    • Holmby Hills
    • Little Persia
    • Westwood Village
    • Westwood North Village

The Wilshire area is a mixture of wealthy, middle, and working-class neighborhoods that surround Wilshire Boulevard. Unlike other parts of Los Angeles the wealthier neighborhoods are in the flats rather than the hills, north and south of Wilshire Boulevard, east of Beverly Hills such as Larchmont, Hancock Park, and Fremont Place. Koreatown is a revitalized neighborhood with new condominiums being constructed on Wilshire Boulevard.

  • Carthay
    • Carthay Circle
    • Carthay Square
    • South Carthay
    • Little Ethiopia
  • Sycamore Square
  • Fairfax District
  • Olympic Park
  • West Pico
    • Picfair Village
    • Pico Del Mar
    • Pico Park
    • Wilshire Highlands
    • Wilshire Vista
  • Arlington Heights
    • Western Heights
  • Country Club Park
  • Greater Hancock Park
    • Brookside Park
    • Fremont Place
    • Hancock Park
    • Larchmont
      • Larchmont Village
    • Windsor Square
  • La Brea-Hancock
  • Ridgewood-Wilton
  • St. Andrews Square
  • Wilshire Park
    • Longwood Highlands
    • Park Mile
    • Windsor Village
  • Harvard Heights
  • Victoria Park
  • Lafayette Square
  • Wellington Square
  • Miracle Mile
    • Miracle Mile North
    • Miracle Mile South
  • Park La Brea
  • Wilshire Center
    • Koreatown

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