It’s open season in Westwood for apartment hunters

Thursday, April 18, 1996

Students advised to read the fine print before signing leaseBy
Lia Ramsey

Daily Bruin Contributor

Fall quarter may still be months away, but many students have
already begun their search for next year’s apartment.

For students accustomed to dorm housing, the annual apartment
hunt may be a confusing quest. Potential renters are faced with
difficult decisions, including finances and logistical
arrangements.

Apartment owners, realtors and student apartment dwellers agreed
that the most important thing when renting a new apartment is to
have a clear understanding of the rental agreement.

"A rental agreement is protection of the landlord and the
tenant," explained Don McNair, manager of a Westwood apartment
complex.

Jessica Wheeler, who resides in an apartment on Glenrock Ave. in
Westwood, concurred, and maintained that rental agreements provide
security for tenants.

"With a rental agreement, you have some sort of a commitment
from your landlord and you won’t get taken advantage of," said
Wheeler, a fourth year English student.

The two most common kinds of rental agreements are "month to
month" and "lease."

A month-to-month rental agreement is not for a set period of
time. It continues until the tenant moves or the owner asks a
resident to leave.

If rent is paid monthly, tenants must give the owner 30 days
written notice that they are moving. Likewise, an owner who wants
tenants to leave must give them 30 days notice. However, if a
tenant is asked to leave for breaking the rules of a rental
agreement, the owner only has to give a three-day notice.

A lease, on the other hand, is for a definite period of time
­ generally one year. The monthly rent is usually fixed during
that time.

"A lease is definitely better for the people renting because
they’re guaranteed of someone paying rent for a set period of
time," Wheeler said. "It’s also better for us (the tenants) because
of security ­ at least we know we have a place to live for a
year."

McNair agreed that lease agreements are better arrangement for
renters.

"A lease agreement is better. It locks in their rent ­
there wouldn’t be any increases the entire period," he
explained.

McNair went on to explain it is harder for a tenant to be
evicted from their apartment with a lease agreement.

"With month-to-month, a landlord can give a 30-day notice to
vacate. With a lease you have to have a reason to," he said.

Some communities , such as Santa Monica and Beverly Hills, have
strict laws as to how much the rent can increase each year.

These "rent-control" laws usually regulate when and by how much
rent can be raised.

But at the end of leases, tenants should be wary of an
"automatic-renewal" clause on their housing contracts. This means
that if residents do not tell the owner that they plan to move out,
the lease will automatically repeat for the same period of
time.

However, automatic-renewal clauses cannot be enforced unless
they are clearly printed in the rental agreement.

Rental agreements do not have to be in writing. Apartment owners
can make oral agreements, but a signed contract is generally the
safest route.

"There’s all kinds of specifications you have to live by … Our
contracts are drawn up by an attorney," said Helena Otzen of
Westwood Village Real Estate.

Some apartment owners contractually let their tenants rent rooms
out to others.

In this process, known as "subleasing" or "subletting," the
original occupants are held responsible for the subletters. If a
subtenant does not pay the rent or damages the place, the original
tenant will have to pay.

Otzen said subletting is often a risk for apartment owners.

"If somebody wants to rent an apartment, they’re background
information should have to be checked out," she said.

Otzen added that the original renter may not thoroughly check
background information about potential subletters.

Foremost on most student renters’ minds is affordability. An
average one-bedroom apartment in Westwood ranges from $800 to
$1,000 per month, while a two-bedroom apartment costs between
$1,100 to $1,600 per month.

This expense ­ in addition to costs of living, tuition and
books ­ financially strains many students.

"What if I can’t pay the rent? Then my roommates are going to
hate me," Wheeler said.

But renting an apartment requires more money than just a monthly
check. Owners have the right to ask for a number of fees and
deposits, but they must provide a receipt or written agreement that
tells what the money is for and how to get it back upon
request.

Owners commonly ask for the last month’s rent for security in
case the tenant leaves before the lease is up. Other payments
include security deposits or cleaning fees, which can be used for
such things as replacing a window that got broken before a resident
moves out.

But, if no damage is done, the security deposit should be
returned within two weeks.