If you are interested in renting one of LBPM’s vacant units, the first step is for all applicants 18 or older who will occupy the unit to fill out a detailed application, and follow the steps outlined in the application, including payment of an application fee for each adult occupant. LBPM does have criteria based on income, credit, and previous rental history.
Once your tenancy has been approved, you will be asked to remit a deposit to hold the unit, and all occupants 18 and older will be asked to sign a lease and remit money for rent and security deposit. No unit will be held until a non-refundable cash deposit is remitted. Please read the lease and any attached documents very carefully, because they are legally binding.
If you violate the lease in any way, you may wind up losing the right to live in your apartment. Rent collections are strictly enforced, as are noise rules and pet policies. If you plan to get a pet, be sure you find out whether or not a pet will be allowed before signing the lease. If there is anything in the lease, House Rules, or in the unit itself, with which you may have issues, be sure to discuss this with your Property Supervisor before you move in.
I want to share the unit with a roommate. How does rent payment work? Can we each be responsible for half the rent?
In a roommate situation, both roommates are entirely responsible for the rent. LBPM prefers one payment for the entire rent per unit. You must work it out between yourselves as to how you get the rent payment to LBPM; for example, there are times when one roommate may pay more rent than another, if that roommate occupies a room that is significantly larger, but that must be worked out between roommates and is not handled by LBPM.
It is not LBPM’s responsibility to intercede if one of you pays and the other doesn’t. This will simply be considered non-payment of rent, and both your names may appear on a three day notice and any possible eviction. The security deposit only is refunded when the entire unit is vacant, and no partial refund is given when one roommate moves out.
If one roommate wants to leave and someone else wants to live in the unit, that person needs to apply as a tenant and be approved. If you and your roommate do not get along, LBPM is not obliged to get your roommate to leave.
Needless to say, it is important to know a person’s history of being responsible financially before agreeing to be that person’s roommate. It would be wise to see a potential roommate’s credit history before agreeing to share an apartment.
Any persons not on the lease may only occupy the unit only with the written permission of LBPM, and that person needs to be approved as a tenant by LBPM. You may be charged more rent if that person is in addition to, rather than instead of, a present resident. If an additional person is found to live in your unit, without permission of LBPM, you may be subject to eviction and/or increase of rent.
When I move out, how can I get my security deposit back? Can I use my security deposit for my last month of rent?
Security deposits are not to be used as payment of rent, since the purpose of a security deposit is to pay for any damage caused by the tenant or their guests. If you do not pay any rent, including the last month you are in the unit, you may be subject to eviction proceedings and or late fees. You are entitled to an accounting of your security deposit as well as the appropriate refund, within 21 days of your moving out of the unit.
I received a job transfer to another state, and need to leave before the end of my lease. What are my obligations?
Inform LBPM in writing as soon as you know about your transfer, and give an exact date you will be vacating the unit. You will still owe rent until the end of your lease term, or until a new tenant is found, plus costs of advertising. However, the owner is obliged to make efforts to rent the unit as well.
It would be to your benefit to keep your unit as presentable as possible, and cooperate fully with LBPM’s showing the unit, so a new tenant can be found as soon as possible. You may even want to advertise the unit on your own, and introduce any interested parties to LBPM. This will help lower any costs you will have to bear.
Electricity, Water, Trash: Contact the L.A. Department of Water and Power
www.ladwp.com | 1-800-dial-dwp
- Create a user account
- Sign in to your user account
- Click turn on service-residential
- Answer a series of questions if you do not have a Social Security Number put 000-00-0000 in the space provided.
- Things you need to know ahead of time:
- Are there any locked gates at the property?
- Is the electric meter located inside the house/building?
- Natural Gas: Contact the So. Cal Gas Company
www.socalgas.com | (800) 427-2200
If you do not have a Social Security Number and/or drivers license, you must set up your gas service over the phone. You will not be able to complete the process online. Furthermore, the gas company will require a deposit between $20-$200 depending on location.
- Click on Start, Stop, Move
- Click on Start Service Online under the New Customers: Online Start Service Request
- Answer a series of questions
Please look for instructions on your lease agreement. Please note that the payment of rent in cash is not accepted at the property, for security reasons. The best way to pay rent is by activating your personal portal with LBPM using Appfolio at https://lbpm.appfolio.com/connect/users/sign_in
- AppFolio Personal Portal: The best way is to activate your personal portal with LBPM using AppFolio (https://lbpm.appfolio.com/connect/users/sign_in) You can pay directly from your bank account for no charge.
- Debit or Credit Card: If you want to use a Debit Card or Credit Card, there is a merchant processing fee of 2.99% calculated on the amount you are paying and that is added to your total due.
- Bill Payer: You can also use your bank or credit union “Bill Payer” feature which is most often free, you need to be sure to have your Bill Payer fields set correctly. You need to make sure you make your payment payable to your building name or your HOA, not payable to LBPM. The address to send the payment is Union Bank – LBPM Lockbox, PO BOX 514017, Los Angeles, CA 90051-4017. (BE SURE TO INCLUDE YOUR ACCOUNT NUMBER, if you don’t know it, email, call or chat us and we will provide it for you.)
- In Person: You may present your check or money order (NO CASH) at our corporate location, Monday through Friday 9:00 a.m. – 5:00 p.m. at 4730 Woodman Avenue #200, Sherman Oaks, CA 91423.
- HOA Members / Homeowners – Click here to pay your dues online
For any issues or questions about rent payments, please email [email protected]
If your rent is not received when it is due, generally by the first of each month, you will be served a legal notice to pay your rent or leave the apartment. If rent is not received by the time the notice expires, and you do not leave, you may be subject to eviction proceedings.
If you plan to be out of town when rent is due, you still need to make sure before you leave that your rent is paid. Being out of town does not excuse you from paying the rent. Rent must be paid regardless of any personal circumstances or problems you may have.
This is part of your lease agreement, which is a legal document voluntarily signed by you. If your rent is late you may be subject to a late fee, and if your check is returned by the bank, you may be subject to a returned item fee.
If there are any problems you wish to discuss in regard to your rent, you may contact your Property Supervisor.
Any guests you invite should remain in your unit, and not congregate in common areas, including the pool or parking area. They should not be loitering anywhere around the building, and House Rules should be observed in regard to noise.
If your guests damage your unit in any way, you will be held responsible. If your building has a security gate, you may not prop it open to allow guests to enter, as this compromises the security of other residents. Garage or yard sales, which typically cause obstruction of walkways, debris, and generally cause a nuisance, are not permitted.
As a first step, if your neighbor is violating House Rules, we always suggest first talking to your neighbor in a friendly tone of voice. For instance, you may want to let him/her know that they may be unaware of the fact that it is late at night, their music can be heard in your unit, and is preventing you from sleeping.
If you have already tried this, and the behavior continues, please inform Management, and LBPM will contact the tenant. If the behavior continues even after LBPM has made a direct request to your neighbor, please inform LBPM, and further steps may need to be taken. If there is a loud party late at night and you feel you have no choice, by all means contact the Police Department.
As part of the lease agreement, renovations made by a tenant are only permissible with written approval by LBPM. You may, of course, hang paintings of your choice on the wall, provided you repair the holes upon vacating the unit.
This rule against renovation without permission applies to all renovations, including changing your carpeting or other flooring, installation of built in appliances, etc. Please do not affix a satellite dish or other antenna to the roof, without acquiring permission first, as you will be charged for any damages to the roofing.
If you have a resident manager start by submitting your request in writing to the manager. You may always go to our web site to submit a maintenance request. If you have an after-hours emergency, call the LBPM’s After Hours Emergency Line 818-832-6201.
Please call LBPM rather than repairing a maintenance problem yourself, as, except for specific circumstances provided for by law, you will not be allowed to deduct costs of repair from your rent. If there is a problem which was caused by you or your guests, such as in inappropriate item flushed down the toilet, you will be charged for the repair.
LBPM will give you a 24 hour notice to enter, unless you agree to allow LBPM’s vendor to enter your home on an as-available basis. There is no requirement for you to be present, but you must provide access to your home, with proper notice, for purposes of repairs. There is no requirement for LBPM to give you notice if there is a suspected emergency, such as a burst pipe.
An emergency is defined as a maintenance problem that will cause a safety hazard to residents, or an imminent damage to property, so that fixing it cannot wait until the next business day.
A few examples would be an overflowing toilet, a broken pipe, or sudden electrical short. If there is a gas leak, call the gas company in your area first, and if there is a power outage, call the electric company in your area first to see if there is a general power outage in the area (links to the gas and electric company websites can be found in our online directory). The operator on the hotline in conjunction with the LBPM on call staff, will determine if you have a true emergency, and if so, the LBPM staff member on call, will contact an emergency vendor and arrange the repairs.