All Forum Posts by: Peter Eberhardt

 Thanks for the response Mike! After I posted this yesterday I ripped this one out. I am glad I did, the underside was already getting cancerous. It was sitting directly on the concrete foundation and the walls are already open to replace leaky facet pipes. In my other 2 units, the walls are also already open to replace faucets and moldy drywall,  and the tubs in those are in a little bit better condition. But with how easy it is to take them out (we will see about putting a new one in), I might as well just replace the other two anyways. 

Do investors generally replace these as soon as a little bit of rust starts to appear as rust spreads? I am still unsure of when it becomes a "definite replace" vs. a "its a 50-50 gamble of getting another 5 years out of it"  

Hello, 

I don't have any experience with cast iron tubs, from these photos are you able to tell if this is a "definite replace now" situation or a "its just a gamble if you keep them" situation? 

The upper lip around the tub is all rusted out and gone. The last photo shows where the tile will end up being, it will sit beyond the rust area and it looks like a good caulking will seal it. I have 3 of these tubs, this is the worst one. Cost to replace all three I estimate about $2100 including the tub and my contractors help to install. Thoughts?  

@Sam Yin Just to be clear, I am not evicting, I am terminating tenancy. hopefully it doesn’t lead to an eviction but we will see. Termination of tenancy under no fault just cause you are required to pay a relocation assistance. And yes I am terminating tenancy to run a more profitable business.

@Rob Massopust Relocation is one months rent ($825). Market rent is $1200, would take 5 years for rent to get up for today’s numbers and I’m not going to wait that out. My NTT is going to be 75 days

@Rob Massopust Hey Rob. 4 units, and the county (Kern County) falls under AB1482 with no other stricter ordinance. All tenants have been there over one year. And yes relocation assistance is mandatory under AB1482 that I will be complying with.

@Dan Heuschele Hey Dan, you are correct. But the notification of the right is not required for leases entered before July 1st 2020 according to AB1482 in regards to owner occupancy. That is the part I highlighted in the second photo.

@Sam Yin well I’m not looking to evict but yes, I will defiantly give them a shot if you don’t mind sharing their info?

@Jon Schwartz

Yes. I use Yelp but same thing. Open up the first two pages worth of websites, sent a email enquiry or call the firm, and it’s either “we aren’t taking on new clients” or “yes I can set you up with a $2k retainer to review the bill and other associated codes”. The latter I feel like I would be paying them to catch them up to speed on things I already know and for them to educate themselves on the bill and current situations in the ever changing landscape.

I’m just hoping to find someone that already is up to speed, and just pay a flat fee to review the notices and processes I have. Maybe I’m thinking about it or going about it the wrong way but I’m going to keep trying.

@Jon Schwartz I would agree it is worth it, problem is I can’t find a reputable lawyer to take my money

Yes, I am seeking legal consul on this specific question. But as I am trying to get through to any attorney these days,  I also want to ask the BP community in parallel for any clarification. 

I want to serve notice to one of my units under the grounds of intent to owner occupy, and I want to make sure I am fully complying with AB1482. The California NTT form has a clause after owner occupant "no fault cause" that states  "Tennant has previously agreed that owner may unilaterally terminate the tenancy for such a reason (C.A.R form RCJC dated_____)". 

I have highlighted this statement below. 

The bill text in AB1482 states that the tenant has to agree to owners intent to occupy in writing if the lease was entered into on or after July 1, 2020. The unit lease was entered in August of 2019, therefore would imply that the tenant does not have to agree that the owner may unilaterally terminate the tenancy via form RCJC. I have highlighted this text in AB1482 (CIV 1946.2) below

If I am reading this correctly, it would seem that the statement I highlighted in the NTT form is not a universal statement that applies to all leases, only ones that are created and entered into on or after July 1st, 2020. Should I simply serve the RCJC form with the NTT form? Or serve the RCJC form first and if the tenant does not sign, that falls under a similar provision to terminate tenancy as the purposes outlined in subparagraph (E) of paragraph (1) of the bill text? 

Thoughts?