San Francisco Rental Tips

Looking for Rental Units
Landlord Interview
Inspecting Before You Rent
The Rental Application

Looking for Rental Units

To begin searching for an apartment you should first think about what you want/need out of the rental:

Space: actual square footage, number of bedrooms/bathrooms and number of floors
Location: proximity to schools, workplaces, markets, etc
Included house wares: many rental units include basic appliances like a refrigerator and stove, while some are fully furnished
Facilities: parking garages and access to laundry rooms
Special needs: do you need a rental that allows pets, or has handicapped access?

Once you have a list of everything that you want in your new apartment, it's time to cover your limits:

Monthly cost: obviously, the rental rate of the apartment will be the most important and limiting point.
Startup fees: application fees, credit checks and safety deposits will add up quickly. estimate on spending the equivalent of three months rent for the signup process
Travel distances: if a cheap apartment is a four hour drive from your work, travel costs will quickly eat up any savings.

With these guidelines in place you can start searching. Begin searching in the areas closest to your work or school, and work out from there, but keep in mind that rental units that are located near the major schools and work districts will be more expensive.

Be thorough in your search, and inspect everything that sounds like a good potential. You will spend a lot of time driving, but it's necessary when apartment hunting. It is very important to get a feel for not only the neighborhood that the apartment is located in, but also to see the local shops and what the traffic is like. A picture may be worth a thousand words, but nothing is better than a critical eye for checking in on new apartments.

Landlord Interview

Before you ever consider signing a rental agreement it is absolutely imperative that you inspect the property. Any landlord that runs a respectable rental unit should have no problem showing you the grounds, and should demonstrate a thorough knowledge of all of the other tenants and the property.

The initial meeting of the landlord is very important, as first impressions are the longest lasting. An apartment in a popular area can get dozens of calls per day by prospective tenants, so make sure that you call early in the morning to maximize your chances of getting an appointment soon. Remember, you and the landlord will be establishing a business agreement if you sign the lease, so treat your interview with the landlord like a meeting with a prospective employer. Dress nicely and maintain a pleasant, business-like attitude.

There are many important topics to cover, so you may want to write down a list of things to ask the landlord or leasing agent: Rent and rate questions:

What is the monthly rent?
When are payments due?
What forms of payment are accepted?
What is the penalty for late payments?
Are there additional charges for other services, like pool and fitness room access?
What startup fees and deposits are required?

Lease Questions:

What is the lease duration?
What are the penalties for breaking the lease?
Under what circumstances can the lease be nullified?
Will the lease need to be resigned if a roommate is taken in?
Is subletting permitted?
If your needs change can you move to another unoccupied unit in the community?

Utility and Services questions:

What utilities are included?
Will the utilities be in my name or under the control of the main office?
What upkeep and maintenance will I be responsible for?
Is there a number to call for maintenance emergencies?
Is there tenant-only parking?
What kinds of pets are permitted?
Is there a pet deposit?
Are there any Clubs or Recreation Facilities that you can sign up for?
Are there laundry facilities available?
What kind of security is in place?
What are the rules concerning parties? Noise? Extended absence? Guests?

General Questions:

When will the unit become available?
When can you move in?
Are there special procedures for deliveries or moving in/out?
What modifications can you make to the rental (painting, posters, shelves, replacing doors, etc.)?

When it comes to the actual inspection of the property, there are many things that you need to look out for:

Cracks in the paint or walls.
Signs of leakage from the ceiling or walls.
Leaking or rusty water fixtures.
Damaged electrical outlets and switches.
Burn marks around light fixtures.
Poor ventilation.
Damaged flooring or carpet.
Broken windows or windows that do not open properly.
Inadequate smoke detectors and fire extinguishers.
Non-functional air-conditioning and heating.
Signs of recent damage.
Signs of damage from rodents or insects.
Offensive odors or stains.
Inadequate locks on windows or doors.
Nonfunctional or unclean appliances (if supplied).
Unsanitary furniture (if supplied).

As the landlord shows you around the property ask any questions that comes to mind. Also, it is important to know that the property does not contain any toxic building materials, such as lead-based paint or Asbestos. When paint chips or flakes off of older buildings it may be a health hazard. Keep an eye open for flaking pipe insulation and ceiling tiles in older buildings as it may indicate that asbestos was used in the insulation process. If you are unsure about the buildings safety make SURE that you ask the landlord if the building has passed all of its safety inspections.

It is a good idea to ask the landlord about upkeep and emergency maintenance. A good landlord will have no problem discussing the procedures for handling events such as electrical outages or appliance failure and should demonstrate a reasonable level of confidence. Most rental complexes will have one or more people assigned to a maintenance team, and it is important to make sure that someone will be available in case of a maintenance emergency, such as the loss of heating during the winter. There are many things that a landlord is required by law to upkeep to ensure that the rental unit is safe for habitation, but rental agreements will differ on whether the landlord is required to manage minor repairs, so be sure to ask about incidental repairs.

As you are inspecting the property take the time to meet some of the other tenants. The people who live in the area will be able to answer many of your questions. Be sure to ask about their relationship with the landlord and other tenants, and if there have ever been any problems with communication or disputes. Ask if they like living there and if they feel safe, or if there have ever been any incidents in the area. It is also a good idea to ask about the apartments themselves; if there are any consistent problems with the utilities or upkeep.

If the rental unit is a house or duplex with a yard, ask the landlord who will be responsible for taking care of the yard. If you will be, ask whether the landlord will supply necessary equipment, such as a lawn mower and a hose.

Not all landlords handle the utilities (gas, electric, water, and trash collection) the same, but keep in mind that you will usually end up paying for most of them. Ask what your responsibilities are, and, if possible, find out about how much the last tenant was paying. This will help you figure out your monthly overall cost and, ultimately, whether or not the rental is within your price range.

The interview and walkthrough are your opportunity to really get to know the property that you want to rent, so be sure to pay attention and ask all of the questions that you can.

Keep in mind that all rental units have their strong and weak points, so you will probably want to make a list of all of them for every unit you visit so that you can make an easy comparison when the time comes to decide. You need to carefully balance the pros and cons of all of the rentals available, and also make sure that you can realistically afford the apartment that you decide on.

If you are interested in an apartment you may consider filling out a rental application. A rental application does not bind you to any lease or agreement; it is a document used by the landlord to see if you meet their criteria for a tenant, and it shows the landlord that not only are you interested in the apartment, but that you are confident that the landlord will decide to rent to you.

Inspecting Before You Rent

When you fill out a rental application you will want to have some basic information and documentation ready to make the process go smoothly:

Name address and phone numbers of current and past employers.
A stub or deposit slip from a recent pay check.
Name address and phone numbers of current and past landlords.
Signed letters of reference or a current bill from utility companies.
The contact information of people who can be used as references.
Two forms of picture ID.
Social security number.
Drivers license number.
Credit account numbers (for credit checks).
Cash or local checks to pay for application and processing fees.

Most landlords will perform a screening process on any potential tenants, which usually consists of calling references and running credit checks. There is often a fee associated with the screening process, but it cannot exceed $30, and the landlord must provide an itemized receipt.

A typical application process includes a credit check by the landlord. You can bring a copy of your credit report if you want, but most landlords will insist upon running their own. If you have poor credit you still stand a chance of getting an apartment, but you will need to prove to the landlord that you are capable of making payments and have resolved whatever debt you had accumulated. Letters of reference from current landlords and utility companies can serve well to prove to a prospective landlord that you are capable of making the monthly payments.

If a landlord runs a credit report on you he is legally bound to give you a copy of it if you request it. It is good to obtain a current copy of your credit report for your own records. Also, if you know what your credit report says, you may be able to explain any problems when you fill out the rental application. For example, if you know that your credit report says that you never paid a bill, you can provide a copy of the canceled check to show the landlord that you did pay it.

Sometimes the rental unit is not available immediately, but the landlord will still agree to rent it. In cases like this the landlord will usually ask for a holding deposit. A holding deposit is a deposit, usually less than one months rent, that is put down to guarantee that the tenant is guaranteed the apartment as soon as the current tenants move out. Some or all of the holding deposit may be put towards the first months rent when you move in. Different landlords will have different procedures and penalties for withdrawing after you have paid the deposit, and they may be entitled to some or all of it if you decide to back out of that rental agreement. If you submit a holding deposit with the rental application but the landlord rejects you as a tenant, then the landlord is required to return the entire deposit to you.

Keep in mind that the holding deposit only guarantees that the apartment will not be rented out to anyone else until your application is rejected or terminated for any reason. You will still be responsible for taking care of the first months rent and any move-in fees before the apartment is actually yours.

The Rental Application

Now that you've gotten the apartment it's time to move in. Keep in mind any restrictions or procedures for moving in that the landlord laid down during the signup process.

There are many moving companies available in the region, and all of them have different rates and options. Check you local phone listing for more information.

Once you complete the move it's time to establish your accounts with the utility companies. Most communities units already have placeholder accounts set up with the utility companies, so contact your landlord to see which companies they deal with. Normally phone internet and cable services are left to the discretion of the renter.

Also, you will want to submit a Change of Address form to the post office so that any mail that is mistakenly delivered to your old address can be sent to your new one automatically. Change of address forms are available at any post office and many office supply stores. You will also want to notify your employer, school, bank, and/or physician of the address change, and also any establishment at which you hold any sort of membership. If you remember to change over your contact information as soon as you move there will be far less confusion later.

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