Do you raise the Rents? Resign a year lease?

[Account Closed]

My question has two parts. 

I have a tenant that signed a year lease, last year. The end of the lease is coming up. They're a good tenant. Auto pay for rents and pretty quiet as far as tenants go. 

Part A. Do I raise the rents when the lease is up? There's no rent control but I'm on the higher end of the spectrum. The rental market in southern California is bonkers. Theoretically I could raise the rents but I'd almost prefer to keep the rents the same and not get greedy for another year locked in ...

Part B. Wondering how to ask/get the tenant to sign another year lease. Do you simply state that's what you expect? Or offer it as an option? One option was to maybe "not" raise the rents if she signs a year lease, then raise the rents slightly if they don't.

Any thoughts would be greatly appreciated.

[Lynn McGeein]

Seems to me if you have a good tenant and already receiving rent on the higher end for your area, just present an addendum to extend the current lease one more year and see if they are agreeable.  I do not like month-to-month (many prefer it), so at 60-90 days before the current lease converts to a month-to-month, if they are a good tenant, I give them the option of one- or two-year renewal, 2-year option is normally $25/month lower, as I like knowing I shouldn't have to worry about a turnover on that unit for 2 years.