A Letter to First-Time Landlords in LA County

Dear New Landlord,

Maybe you inherited a property from a parent and you’re still figuring out what to do with it. Maybe you bought a duplex as an investment and just got your first tenants. Maybe you moved for work and decided to rent out your house instead of selling.

However you got here, welcome to landlording. It’s more complicated than you expected, isn’t it?

I’ve inspected hundreds of rental properties in LA County. The landlords who struggle most aren’t the ones with bad properties—they’re the ones who didn’t know what they didn’t know.

This letter is everything I wish someone had told me when I was starting out.

First: You’re Already Ahead

The fact that you’re reading about landlord responsibilities means you care about doing this right. That puts you ahead of a lot of people.

The Big Thing You Need to Know: RHHP

If your rental property is in unincorporated LA County—areas like Altadena, East LA, Hacienda Heights, Rowland Heights, Florence-Firestone, or dozens of other communities—you’re required to comply with the Rental Housing Habitability Program (RHHP).

This started in October 2024. Every rental unit in unincorporated LA County must be inspected every four years to ensure it meets basic health and safety standards.

The good news: you can get ahead of this by scheduling a preparation inspection with a certified home inspector in Los Angeles before the county shows up.

Your Basic Legal Obligations

As a landlord in California, you’re legally required to provide:

Habitability

• Weatherproofing (roof, walls, windows)
• Working plumbing with hot and cold water
• Heating in every habitable room
• Electricity and safe wiring
• Working smoke and carbon monoxide detectors
• Locks on doors and windows
• No pest infestations

Proper Notice

• 24 hours written notice before entering (except emergencies)
• 30-60 days notice for lease changes or termination

Security Deposit Rules

• Maximum two months’ rent for unfurnished units
• Must return within 21 days of move-out with itemized deductions

The Relationship That Matters Most

Your relationship with your tenant matters more than almost anything else.

Good tenants who feel respected will report maintenance issues early, take care of the property, pay rent on time, and renew their lease. Tenants who feel ignored will let problems fester and file complaints with every agency they can find.

Building Your Maintenance Team

Find a good handyman now—before you need one. Build a list of specialists: plumber, electrician, HVAC technician, appliance repair, locksmith.

Respond quickly, even if you can’t fix it immediately. A tenant who gets a same-day response saying “I called the plumber, he’ll be there Thursday” feels heard.

What I Wish Someone Had Told Me

• Budget for maintenance. A common rule is 1% of property value per year.
• Document everything. Every conversation, every repair, every inspection.
• Don’t skip the move-in inspection. Walk through with the tenant, document everything, take photos.
• Get landlord insurance. Your regular homeowner’s policy doesn’t cover rental properties.

You’re Going to Be Fine

Being a landlord in LA County has real responsibilities. But you don’t have to know everything right now. You just need to care enough to learn as you go, respond to problems when they arise, and treat your property (and your tenants) with respect.

Good luck. You’ve got this.