Spider problem: landlord or Tenant?

[langtusj]

Hi,

I'm in North California and renting my house to this family of four. There are couple things I need advise/help:

1) For repair, etc., how do we decided which is lanlord's responsibilities and which is tenant's. Is there any particular law section saying these?

2) My current tenant complains about spider around and some instances, inside the house. The house is just recently totally renovated. When tenants started moving last month, I did not see any spider problem at all. Even now, there's no spider web inside the house but don't know how they got there. So if we have to call the sprayer (or something like that) to get rid of them, who would have to pay? Thanks.

 

[cmorris]

If the tenant(s) damage property/appliances, they are liable. If it is from normal use, you pay.

Ex. Tenant punches hole in wall. Tenant pays.
Refrigerator stops working. You pay.

If you just renovated, did you put in new appliances? If so and they are not working, there may be a manufacturer's warranty.

Every house gets an occasional spider. If there are lots of spiders, you should pay to have an exterminator spray. Many rental properties have rented dwellings sprayed every month, or on request (if reasonable).

 

[langtusj]

Spider problem

thanks for the quick response. The house rented unfurnished, but I got extra dryer/washer/fridge to provide to tenants. Fixing them would be their job, does it?

BTW, what is the definition of unfurnished house? Does it include dish washer/oven/etc..?

For the spider, should I ask them trying to get one of those cans from store before calling an exterminator? Thanks

 

[FarmerJ]

furnished in rentals refers to rooms of furniture , Appliances that you provide you are responsible to repair . SO in most markets LLs do supply the appliances BUT if your not willing to fix them your better off not including them . if the dishwasher is a portable unit and not built in remove it .

 

[rmet4nzkx]

Jet,
OP is in North California not SC.

 

[JETX]

Jet,
OP is in North California not SC.

WOW!!! Don't know where I got that.... (note to self: do not have multiple messages open when responding!!)

1) For repair, etc., how do we decided which is lanlord's responsibilities and which is tenant's. Is there any particular law section saying these?

Yes.

"The landlord is under an obligation to put and keep his rental units in a condition fit for human occupancy, except for those conditions caused by his tenant's want of ordinary care {Civil Code Secs. 1929, 1941} A building fit for human occupancy must have at least the following characteristics {Civil Code Sec. 1941.1}.
1. Effective weatherproofing of roof, exterior walls, and unbroken windows
2. Plumbing up to code and in good condition
3. Water supply up to code providing hot and cold water
4. Heating facilities up to code and in good condition
5. Electrical lighting up to code and in good condition
6. Building, grounds and appurtenances clean and free of vermin at the time of renting
7. Adequate receptacles for garbage
8. Floors, stairways and railings in good repair Install and maintain locks
9. Conforming locks {Civil Code Sec. 1941.3}

The landlord's obligation to repair dilapidations in the characteristics of habitable dwellings does not arise if the tenant violates his own legal obligations as to maintenance, provided these violations substantially interfere with the landlord's ability to do the repairs {Civil Code Sec. 1941.2}

The landlord is obligated to wire the premises for at least one telephone line {Civil Code Sec. 1941.4}"

Some local governments have additional requirements that the landlord must abide by.

Finally, as we all know, California can be EXTREMELY consumer-friendly, so it is imperative that the original poster take the time and energy to understand the BUSINESS of being a landlord, since he chose that BUSINESS!!
To help, you need to go to a local bookstore and get ANY of the books on the following site:
http://search.barnesandnoble.com/booksearch/results.asp?WRD=california+landlord

I also suggest you read the ENTIRE booklet available at: http://www.dca.ca.gov/legal/landlordbook/

My current tenant complains about spider around and some instances, inside the house. The house is just recently totally renovated. When tenants started moving last month, I did not see any spider problem at all. Even now, there's no spider web inside the house but don't know how they got there. So if we have to call the sprayer (or something like that) to get rid of them, who would have to pay? Thanks.

Since they have only been in premises for one month, you should have to pay for any reasonable exterminating. They have not been their long enough for you to assume that this was not an existing condition.

 

[rmet4nzkx]

Jet I see you deleted your SC answer which began, here is the correct answer, lol, I didn't quote it, aren't you glad!
I live in California and they spray for pests once a month and it seems to drive the spiders in, I have been bitten 4 times in the last few months I'm currently fighting ants, my weapon of choice is the vaccum

 

[Crystlhrt]

Thanks Jet...

Finally, as we all know, California can be EXTREMELY consumer-friendly, so it is imperative that the original poster take the time and energy to understand the BUSINESS of being a landlord, since he chose that BUSINESS!!
To help, you need to go to a local bookstore and get ANY of the books on the following site:
http://search.barnesandnoble.com/booksearch/results.asp?WRD=california+landlord

I also suggest you read the ENTIRE booklet available at: http://www.dca.ca.gov/legal/landlordbook/


Since they have only been in premises for one month, you should have to pay for any reasonable exterminating. They have not been their long enough for you to assume that this was not an existing condition.

Jet,

As a newbie Landlord/manager for lodgers in my house (owned by my mom) I've spent a lot of time reviewing/reading various websites, including these boards. Thank you for the links above and the other opinions and information on the various threads. Most of my questions have either been answered or I've been pointed in the right direction from info on here from you and others.

Just wanted to say thanks.

 

[JETX]

Jet,
Just wanted to say thanks.

And of course, you're welcome.