Can Landlords Come Into Your Own House Without Approval?

As a tenant, you have the right to quiet enjoyment of this lease property and a fair right to privacy. Your landlord also has the right to enter the lease property for particular reasons as summarized by California Civil Code Section 1954. These laws attempt to strike a balance between landlord and tenant, giving the landlord the access she needs to this property without allowing too much intrusion or harassment. Once landlords and renters both know Civil Code Section 1954, there’s absolutely no explanation for a landlord to abuse those access rules.

In the event of Emergency

A landlord has the right to enter into a rental property without consent in the event of an emergency. A crisis is an instance where a lack of activity will cause damage to your property. Examples of an emergency include a fire, broken water heater, a gas flow or open windows at a critical rainstorm. There is not any restriction as to the time of day the landlord may enter to an emergency.

Make Repairs

A landlord should keep the rental property in habitable condition and perform maintenance jobs that happen because of wear and tear. The landlord must offer the tenant with suitable written note when he would like to enter the lease property to make repairs. The note must state when the landlord will enter the unit and why. California law says that 24 hours is considered reasonable notice. The landlord can simply schedule the entry during reasonable business hours, believed to be between 8 a.m. and 5 p.m. on weekdays. And have to leave written proof, like a note or business card, signaling that she was inside the lease property.

Permit Access to Professionals

Several repairs and maintenance jobs are beyond the abilities of a landlord, so outside professionals have to be called in. Plumbers, electricians, HVAC contractors and professionals may need access to the lease property to do jobs that keep the lease property habitable. With 24 hours written notice, a landlord can accompany the professionals to the lease unit, allow them access and stay with them since they perform their work. These appointments can only be scheduled during normal business hours and landlords have to leave written proof of entry.

Show the Unit to Potential Tenants

Landlords have the right to make sure their lease properties are continuously occupied. When a tenant gives notice to vacate, or receives a lease termination notice, the landlord begins searching for new renters. Sometimes, landlords desire to market their lease property and need to demonstrate it to prospective buyers. In any event, the landlord should notify the current tenant of when potential renters or buyers will likely be viewing the property. The landlord must accompany the guests and leave written proof that she entered. Appointments can only be set during normal business hours. In case the landlord is trying to sell the lease property, she must provide the tenant a 120-day note of intent to market.

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How Do I Purchase Real Estate in Probate?

Probate is the court process used following the passing of an individual to manage the decedent’s estate. Real estate must be sold as part of a estate or probate situation. You can buy real estate in probate either through an auction or a direct sale. Although there are differences between the 2 processes for purchasing probate real estate, lots of the same requirements exist, whichever process you use.

Attend the real estate auction scheduled by the executor or administrator of property. Bid on the property. Should you make the highest bid, you obligate yourself to buy the real estate. Supply the lawyer, executor or administrator to the estate with a certified check to pay for the price you bid on the real estate. Typically, the check represents proceeds from a loan already approved by a lender. Instead of a certified check, you must provide evidence of preapproval for a loan which covers the cost you bid on the real estate.

Make a direct offer on the real estate into the lawyer, executor or administrator of property. If the estate’s representative accepts your offer, she will present the deal to the probate court.

Obtain an order from the probate court approving the sale, if you have bought the property by auction or direct sale arrangement. The lawyer, executor or administrator of this estate is responsible for getting this order approving the sale from the court. You cannot finalize the deal .

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Definition of Trustee for Trust

A trustee is a third party charged with taking good care of the house owned by a living trust. In reality, lawful title, meaning paper name, to the house in the living trust is in fact held in the name of the Act, subject to the details of the living hope, as long since the land is in the living trust. The trustee takes care of all of the administrative tasks relating to the trust, such as preparing and filing all the essential trust paperwork like tax documents, conveyance files and distributions to the beneficiary.


Virtually all trusts are created by a trust agreement. A individual will be appointed by the trust agreement. Most often, the trustee is either the individual who is creating the trust or, if an third party, an lawyer, title company or a bank officer.


The trustee’s serves in that capacity for as long as the trustee wants to, or as long as the trust document identifies. Acting as a trustee is generally not a legal necessity, which means that the trustee can resign at any moment. In that case, many trust files identify a successor trustee, or at least a process for the appointment of a successor trustee.


The advantage of serving as trustee of a trust that you create is that you don’t need to pay anyone else to act as the trustee. Another advantage is that you retain control over the trust property despite the fact that you do not own the property . On the other hand, the advantage of being appointed as a third party trustee is that you receive compensation for your responsibilities as the trustee. Most trust agreements provide for ample compensation for the trustee.

Pro Insight

Many people create a living trust as a way to avoid probate after they die. Unless you have a significant value of more than $3 million, then there is probably little benefit to creating a living trust other than avoiding probate. In that case, it often makes sense to name yourself. As a practical matter, creating a living trust and naming yourself as a trustee is a mere legal formality that will assist you avoid probate. For all practical purposes you’ll hardly notice whether you own the house or whether you have the house as trustee of the living trust.


It’s important that documents conveying title to the trustee have to identify the trustee because the trustee of the living trust. For example, if you would like to put your home in your living trust then you will need to create a deed conveying title to the trustee. The deed should identify the trustee’s name, followed by the designation”as Trustee of their ______ Living Trust.” This designation will ensure that the trustee owns the property subject to the terms of the trust that is living.

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Forms for Landlords

Using forms from the leasing of your property lets you collect tenant information while clearly conveying your policies, expectations and the tenant ’s responsibilities. Produce your types using free online stock landlord forms and resources and edit the terminology where necessary to ensure compliance with the landlord and tenant legislation in your municipality.

Rental Program

Your rental program should collect the full names, dates of birth and Social Security numbers of all occupants. Contain a statement that the adult applicants should sign and date giving permission for you to conduct criminal, credit, employment, landlord or private reference checks during the screening procedure. If you use a service to obtain a credit or criminal report, you may control the applicant, just note the amount on the application type and consistently charge the same amount for all applicants. The U.S. Department of Housing and Urban Development (HUD), created a federal law in 1968 known as the Fair Housing Act that makes it illegal to deny or hide accessibility to a rental property to a potential tenant according to his color, familial status (pregnant women and families with kids under 18), disability, national origin, race, religion or sex.

Residential Lease Agreement

According to the legal advice site Nolo, you are able to draft a handwritten document and lengthy legalese isn’t necessary. Just make certain you include the names and signatures of all adult tenants, a limit on the amount of occupants, duration and dates of the rental term, amount of fees and security deposit, the manner and timeline where you’ll return a security deposit, responsibilities of the tenant in terms of maintenance and repairs to the rental property and yard, and limitations on alterations to the property. Summarize how much advance notice before entering the leasing property for review or a fix you will give. Talk about penalties, limitations and your pet coverage. Explicitly banning illegal tenant activity may protect you from potential lawsuits or neighbor complaints, Nolo advises. Other optional items to address in the rental include parking, home-based business restrictions and policies concerning trash disposal and entry keys.

Home Inspection Form

Your rental record will include an amount paid for a security deposit. Complete a property review form with the renter at move-in and keep it in his file to refer to at move-out. Go through the property room-by-room at move-in; notice any damaged or dated finishes. Conduct a move-out walk-through inspection with the form to determine any items left in a state beyond everything ’s considered normal wear-and-tear. In case a landlord needs to retain a percentage or all of these currencies, a mutually agreed upon statement of property state protects the rights of both parties and offers clear proof at a home court path. Utilizing images offers the record for illustrating your notes with a fantastic accompaniment.

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Leasing Laws and Legal Rights for Tenants

An apartment rental or lease agreement is a contract between a landlord and a tenant which lays out the conditions by which a tenant rents a property. The lease itself very often provides a renter ’s most important rights. It guarantees him a house through the whole period of the rental provided he abides by the conditions in the agreement. Federal, state and local legislation additionally provide a multitude of rights and protections, whether they’re included in the rental or not.

Fair Housing

The federal Fair Housing Act, signed in 1968 from Lyndon Johnson on the insides of the Civil Rights Act, prohibits discrimination in the rental, sale or financing of housing based on color, race, national origin, sex, familial status or handicap –which are collectively referred to as protected classes. A landlord can’t state an apartment is unavailable when it’s open or steer you to a different complicated because of your race. He can’t evict you because you adopted two children along with the other tenants are without children. In conclusion, he can’t base any of the leasing choices on your membership in a protected class.


While national laws pertaining to housing rental apply nationally, many renter rights vary widely from state to state. The eviction procedure –what type of notice is required and how long the process takes–changes regionally. A couple of countries, like New Hampshire, restrict eviction to cause–like failure to pay rent or violating another condition of the lease. Other states regulate certain aspects of a home. In California, for example, there’s a cap to safety deposits of more than twice the monthly rent, and the process and timeframe regarding the return of the deposit will be controlled.

Rent Control

Rent control is a neighborhood law limiting rent increases and also usually limiting evictions. When some countries are without any localities having rent control, in others it’s commonplace. In California dozens of cities have some sort of rent control, including San Francisco, Oakland, Berkeley and Santa Monica. Every ordinance differs. San Francisco’s rent control ordinance, for example, also modulates how much attention has to be given on safety deposits, how rent increases can be “banked,” or held over, and mandates that landlords notify tenants of the right to get in touch with the town ’s lease board for questions or complaints.


House rules can be contained in a rental. Standard house rules comprise designated quiet occasions, pet policies, process for trash removal, cleanliness and maintenance requirements, garage and yard limitations and parking guidelines. Sometimes tenants wrongly believe they can be evicted only for failure to pay rent. Violation of any rental term, including house rules, can lead to an eviction.

Other Considerations

In states and cities with no just cause flooding necessity, the only protection a renter has against flooding is a set duration to the rental. If the expression has died or the rental was originally written for a month-to-month basis, the landlord can evict you without cause. If you’re worried about this issue, request a lease which specifies the length of the tenancy.

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Understanding the Foreclosure Process

Foreclosure is a terrible thing for homeowners. It occurs when you drop far enough behind in your mortgage payments that your creditor is forced to seize the property and take it to auction. If you have a home and are in this circumstance, it’s very important to consult your state’s taxation statutes so you know your rights as a homeowner. The process is lengthy and there are many opportunities for you to protect, or even save, your property.

Before Foreclosure Begins

Foreclosure doesn’t sneak up on you. In the event that you’re a month behind in your mortgage payments, you’ve probably heard from your creditor. Because you’re a month behind rsquo & doesn ;t mean you’re in foreclosure. This is known as pre-foreclosure. During this period, the U.S. Department of Housing and Urban Development advises that you do all you can to attempt to fix the issue. Take all phone calls. Many creditors are fine to giving you time to address the late payments. The longer you go without addressing the late payments, the closer your creditor comes to filing for foreclosure.

Demand Letter

In the event that you’re three months behind on the mortgage, you’ve probably got a demand letter (some states call it a note to quicken ). According to HUD, your lender will probably require that you make the specified payment in full within 30 days. It’so important to understand that you’re still not in foreclosure nonetheless, but this is the lender’s closing olive branch. In the event that you’re not able to make the payment or work out an arrangement with your creditor, foreclosure is forthcoming.

Notice of Default

If you receive a Notice of Default letter from the mail, then your creditor has started foreclosure proceedings against you by filing with the regional county. Your lender’s attorney will probably try to contact you as well to notify you regarding the foreclosure. The attorney may also try to negotiate a settlement to receive your payments current. So long as the foreclosure process is ongoing, it is possible to still work out a solution. The period in the notice of default to an auction is generally three months. In California, the procedure period is 117 days.

Judicial and Non-Judicial

Your state’s foreclosure legislation ascertain whether you go to court or not during the process interval. In the event that you’re served with the notice of default by a court official, then you’re in a judicial foreclosure and must show up in court. Below, a judge rules on the validity of the lender’s claim and decides whether the property goes to auction or not. If you purchased your home with a deed of trust, your foreclosure will be non-judicial. In cases like this, the conditions of foreclosure were ordered from the loan paperwork and do not need court approval. California allows judicial and non-judicial foreclosures.


Either a county sheriff or a court-appointed trustee is in control of the foreclosure auction. The home’s auction must be promoted for 21 days before it could be sold, generally at a public auction to the maximum bidder. Even though it is your home, you have the right to bid on it in the auction. The winner of the auction becomes the new owner.

After Auction

Depending on where you live, your home isn’t move however. Right of salvation is the final opportunity to keep the home. With right of salvation, you can cover the entire outstanding loan amount within a pre-designated interval and keep the home. Not every condition features a right of redemption. California includes a redemption period of 365 days, but just for judicial foreclosures.

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