Based on AACSC’s May 2025 Membership Meeting with Property Management Consultant Patti Widget
“Approach tenants as if they were your best friend’s child: with care and respect.” — Patti Widget
Few challenges unsettle housing providers more than discovering a tenant struggling with hoarding or dealing with the death of a resident in a unit. At AACSC’s May Membership Meeting, property management consultant Patti Widget delivered a thoughtful and practical presentation on how to navigate these sensitive issues while remaining legally compliant and compassionate.
Hoarding: Identifying and Addressing the Issue
Recognizing the Signs
Hoarding is classified as a mental health disability, diagnosable only by a licensed doctor. Patti encouraged providers to avoid labeling residents as “hoarders” and instead use the phrase “pack ratting” to reduce legal and discriminatory implications.
Health & Safety Risks
Excessive accumulation of belongings can lead to:
- Blocked exits and unsafe pathways
- Fire hazards
- Vermin and pest infestations
- Health issues for both the tenant and neighbors
Legal Approach
Hoarding situations are typically addressed as cleanliness or nuisance violations under lease agreements. Patti outlined a step-by-step process:
- Serve a 3-Day Curable Breach Notice (AACSC Form F71).
- Follow with a 24-Hour Inspection Notice (Form 52) to verify correction.
- If unresolved, repeat the curable notice process until resolved—or escalate with an attorney-prepared 3-Day Notice to Quit (Form F72).
Important: Never draft your own “notice to quit.” An attorney should prepare it to ensure all legal grounds are addressed.
Documentation & Communication
- Document everything: photos, inspections, notices, and tenant responses.
- Engage legal counsel early to avoid procedural mistakes.
- Approach with compassion: if emotions are high, wait until the next day to address the issue calmly.
Death in a Unit: Legal Steps and Best Practices
Immediate Actions
- Contact the coroner to confirm next of kin.
- Do not provide keys or allow access until proper verification is received.
Notices to Serve
Housing providers must issue both:
- Notice of Right to Reclaim Abandoned Personal Property (Form F83)
- Notice of Belief of Abandonment of Real Property (Form F82)
When assessing belongings, value them realistically—at yard-sale prices, not retail.
Privacy & Disclosure Rules
- California requires disclosure of a death in a unit for three years.
- If the tenant passed away off-site (hospital, ambulance), disclosure is not required.
- Being upfront with new tenants helps avoid misunderstandings.
Unauthorized Occupants
If caretakers or relatives attempt to stay in the unit after the tenant’s death:
- Do not accept rent — doing so could establish a new tenancy.
- Instead, legal counsel will usually recommend serving a 3-Day Notice to Quit.
Critical Reminders
- Never change the locks without legal guidance.
- Handle each situation with empathy, as every case is unique.
Patti’s Final Guidance
Patti closed by stressing that housing providers must balance legal precision with human compassion. Working with experienced legal counsel, documenting every step, and treating residents with dignity are essential to protecting both tenants and property owners in these sensitive circumstances.
📌 Sidebar: Key Do’s & Don’ts
When Dealing with Hoarding ✅ Serve proper notices (F71, F52, F72 with attorney support) ✅ Document thoroughly with photos and inspections ❌ Don’t confront tenants in anger—wait to cool off
When Handling Death in a Unit ✅ Contact the coroner to verify next of kin ✅ Serve F83 & F82 notices for property ❌ Don’t accept rent from unauthorized occupants ❌ Don’t change locks without legal counsel
Meta Description
Learn how housing providers should handle tenant hoarding and death in a unit. Property management consultant Patti Widget shares legal steps, best practices, and compassionate approaches for compliance and risk management.
Visual Suggestions
- Hero Image: An apartment hallway with a closed door, symbolizing the “unknown inside.”
- Callout Graphic: Checklist graphic for hoarding vs. death procedures.
- Icons: Document icon for notices, heart icon for compassion, gavel for legal compliance.
- Pull Quote Design: “Document everything—and always approach tenants with care.”