This deep‑dive comes straight from our semi‑annual Apartment Owner’s Luncheon, where I—Kris German, broker and active investor—walked 150 landlords through the year’s biggest changes. If you own units in Pasadena, the San Gabriel Valley, Hemet, or the wider Inland Empire, use this guide to keep cash flow steady and opportunities wide open.
- Security Deposits: The Three‑Photo Rule
State law now expects visual proof at three stages: move‑in baseline, pre‑repair damage, and post‑repair completion.
“No photos, no deduction—period.”
Miss a single shot and you could forfeit the charge—and invite disputes that wreck a 1031 timeline. - Evictions: 10‑Day Summons & Fast‑Track Hearings
Tenants get ten calendar days to answer, but courts must hear delay motions within a week. The net effect? Faster turnovers and reduced carrying costs. - Abandoned Belongings: The 18‑Day Protocol
Serve notice, wait 18 days, then either auction items worth more than $700 or document and discard the rest. Skipping the wait can trigger liability for lost property. - LLCs: One Asset, One Shield
Placing each building in its own LLC keeps a single lawsuit from contaminating your entire portfolio. Lenders now welcome single‑asset entities after brief seasoning, so protection no longer kills financing. - Insurance Market Shake‑Up
Carriers want electrical‑panel photos before quoting older stock and are pushing 15–30 % premium hikes in high‑fire ZIP codes. Upgrading panels or plumbing can tilt the underwriting back in your favor. - 1033 vs. 1031: Don’t Lose Your Tax Basis
A government‑forced sale under 1033 lets you transfer your property‑tax base; a later 1031 exchange does not. Plan exits carefully or face a surprise tax bump. - Vacancy Hacks: Weekend Lease‑Up Formula
- Pay Zillow’s $29 boost so your ad leaps ahead of free listings.
- Use professional photos—bad images repel quality renters.
- Host open‑house‑style showings and screen on‑site with RentSpree (tenant pays the fee).
Key Takeaways
- Document everything—photos, notices, and timelines keep profits intact.
- LLCs + updated insurance = bulletproof portfolio.
- Smart marketing fills units in days, not weeks.
Need a personalized 2025 action plan? Email email@theapartmentdealer.com or call (626) 427‑0786 for a free strategy session on keeping your apartment assets safe, efficient, and growing.
FAQs
Do the three‑photo rules apply to duplexes?
Yes—statewide, from SFR + ADU combos to 100‑unit complexes.
Will moving a property into an LLC trigger transfer tax?
Often no, but consult a real‑estate CPA to avoid surprises.
How soon should I start electrical upgrades?
Begin now; insurers may refuse renewal without proof of updated panels.
Is RentSpree compliant with California screening laws?
Yes—tenants pay the fee directly, keeping you clear of fee‑collection rules.
Does Zillow’s boost work in smaller markets like the Inland Empire?
Absolutely—the algorithm favors boosted listings regardless of city size.
🥗 About the Apartment Owner’s Luncheon
This content was presented live at our semi‑annual Apartment Owner’s Luncheon, an exclusive, free event for local landlords. We host two of these high‑value gatherings each year, featuring expert speakers and timely topics to help you grow and protect your multi‑family portfolio.
🎟️ Seats fill up quickly. If you own multi-family properties in our coverage area and would like to be added to our invitation list, email email@theapartmentdealer.com to reserve your spot for the next event.
Missed Part 1? Catch the opening session here → Click here to watch the opening session!