
A Comprehensive Guide from AACSC’s Education Series with Oliver John-Baptiste
“Good documentation today is the best protection tomorrow.” – Oliver John-Baptiste
On August 19, 2025, AACSC Operational Advisor Oliver John-Baptiste led a highly detailed session on managing rental agreements, terminations, and compliance under California law. While this course was initially scheduled to cover “Leasing to Tenancy,” Oliver instead provided members with a deep dive into the later phase of tenancy management: handling agreements, increases, deposits, notices, and terminations.
The class, part of AACSC’s Principles of Rental Housing Management (PRHM) series, offered housing providers actionable guidance on staying compliant, protecting investments, and avoiding legal missteps when managing residents from move-in to move-out.
Rental Agreements & Documentation
Oliver emphasized that consistency and clarity are critical when drafting and enforcing rental agreements:
- Accurate Tenant Information: Names must be consistent across all documents to avoid disputes.
- Detail Amenities: Photograph and list appliances or features to prevent disagreements later.
- Lease Types: Month-to-month agreements provide flexibility, while fixed-term leases require careful planning for renewals or changes.
- Rent & Deposits: Agreements must spell out due dates, acceptable payment methods, late fees, and deposit rules.
Pro Tip: Regularly review your rental agreements to ensure they comply with new state laws such as AB 1482 (Tenant Protection Act) and AB 2801 (security deposit reforms).
Rent Increases & Communication
Housing providers must strictly follow notice rules:
- Under 10% Increase: Requires 30 days’ notice.
- Over 10% Increase: Requires 90 days’ notice.
- Notices must be properly served via personal delivery, mail (+5 days), or posting & mailing.
Oliver reminded members that AB 1482 caps annual rent increases (currently 8.9%, adjusting to 8% August 1, 2025) and applies just cause protections after 12 months of tenancy.
New Security Deposit Rules (AB 2801 – Effective April 1, 2025)
Oliver highlighted the sweeping new deposit compliance laws:
- Mandatory Photos: Three sets—after move-out (pre-cleaning), post-repair, and pre-move-in for new tenants.
- 21-Day Timeline: Deposits must be returned with an itemized statement and supporting documentation.
- Form 80 Required: For lawful deductions (rent, cleaning, damages, etc.).
These rules elevate the importance of documentation and will significantly change how housing providers reconcile deposits.
Positive Rent Reporting (AB 2747 & SB 924)
Beginning April 1, 2025, many housing providers must offer tenants the option to have on-time rent payments reported to credit bureaus.
- Applies to properties with 16+ units, and some smaller ones depending on ownership structure (LLCs, REITs, corporate members).
- ADUs may change exemption status.
- Maximum charge: $10/month.
- Tenants may opt in or out, but nonpayment of fees results in a 6-month suspension.
This law is meant to give tenants a credit-building opportunity, but housing providers must understand their obligations to avoid violations.
Notices, Compliance & Terminations
Oliver covered the critical role of proper notices in tenancy enforcement:
- 24-Hour Entry Notice: Required for inspections or repairs.
- 3-Day Notices: For non-payment (excluding weekends and judicial holidays).
- Cure vs. Quit Notices: Violations must first be given an opportunity to cure before termination.
- Abandonment Procedures: Involve multiple steps, including 14-day unpaid periods and 18-day response windows.
Tenant Protection Act (AB 1482)
Key reminders:
- Just Cause Evictions: Required after 12 months for multifamily properties.
- Owner Move-In (OMI): Requires valid reasons and relocation assistance (one month’s rent).
- Exemptions: Single-family homes and condos may be exempt, but require proper signed disclosure at lease inception.
Disability Accommodations & Reasonable Requests
Oliver closed by reminding members of their obligations under ADA and Fair Housing laws:
- Housing providers may request verification for disability-related accommodations (if not obvious).
- Must use Reasonable Accommodation Request Forms and keep responses prompt, professional, and compliant.
- Retaliation or harassment in response to such requests is strictly prohibited.
Final Takeaways
Oliver’s session reinforced that compliance depends on three things: documentation, communication, and consistency. Housing providers who keep detailed records, follow notice requirements to the letter, and stay up to date with evolving laws will avoid costly disputes and protect their investments.
Sidebar: Oliver’s Top Compliance Reminders
✔️ Always document with photos and written records. ✔️ Use official AACSC forms for notices, terminations, and disclosures. ✔️ Know the difference between curable vs. non-curable breaches. ✔️ AB 2801 requires photo evidence for deposits starting April 2025. ✔️ Rent increases over 10% = 90 days’ notice.