Tahoe Property Management

Why Hire a Lake Tahoe Property Manager?-Some Reasons Why

admin — Sun, 15 Apr 2012 21:25:47 +0000

Why Hire a Lake Tahoe Property Manager?

A majority of Lake Tahoe property owners live some distance from their investment and even though they may be handy and don’t mind spending considerable time maintaining their property an experienced Property Manager can, and will maximize your investment. Here’s why:

1) Setting the Correct Rental Rate
Many homeowners browse the newspapers and other media to try and determine a ballpark rental rate for their property where a professional property manager suxh as Tahoe Property Management (TPM) will perform a complete market analysis for rents in that particular area and therefore maximize a harmonious balance between maximizing homeowner income and not setting the rent too high which would induce “downtime”

2) Marketing and Advertising Your Property
TPM is a web 2.0 company and utilizes all that the web offers in terms of property marketing and advertising. From electronic fliers to nationwide rental portals such as Trulia and Hot Pads. TPM strives to make sure your property has the exposure to keep tenant “downtime” to a minimum so that your investment does not stagnate. Our website is kept current with all current and future availability and allows our prospective tenants to apply online.

3) Finding Quality Tenants
TPM electronically screens prospective tenants not only for credit worthiness but for a criminal background. The tenant vetting also includes employment checks, past landlord references and an eviction report is run as well. A good tenant benefits all parties involved!

4) Receiving and Accounting for Monthly Rent Payments On Time
Collecting the rent….something that can be somewhat overwhelming especially if a tenant becomes an issue. TPM takes the headache out of this process by collecting the rent, paying bills and issuing monthly statements for your review and records. TPM can even direct deposit funds to your bank within hours of the rent being paid. TPM also offers an online portal for owners to view all of the financial and repair activity for their Lake Tahoe properties.

5) Tenant Management
In addition to finding quality tenants, TPM will manage all aspects of the tenant-landlord relationship. TPM will handle both routine and emergency maintenance, perform routine inspections, and manage any situations where a conflict may need resolution.

6) Vendor Relations
TPM has relationships with maintenance workers, plumbers, electricians, contractors, local suppliers, and other vendors that is almost impossible for an independent landlord to replicate. Not only will TPM get you the best work for the best price, they’ll oversee any necessary maintenance projects.*See Disclaimer

7) Staying Compliant With Current Housing regulations
There is a multitude of local, state and federal laws and regulations to abide by when renting and maintaining your rental property, as well as fair housing regulations (such as the ADA). TPM can help you avoid legal issues by partnering with you the homeowner to keep your property up-to-date and in compliance with these regulations.

Please contact Tahoe Property Management via e-mail or 888.988.1964

www.tahoepropertymanagement.net

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South Lake Tahoe Investment Properties-Cap Rates

admin — Sat, 14 Apr 2012 20:54:43 +0000

Back in the bad old days circa 2005-06 I remember looking at some duplex units with an investor client of mine and him asking me whether I thought these were "Good Deals" or not. Putting pencil to paper I did some quick math and came up with an average "Cap Rate” of around 4…meaning the prices on these properties at the time just did make any financial sense even though at the time they were being snapped up as if they did. When looking at duplexes priced at nearly $500,000 and the NOI being around $20,000 I told my client to hold off and wait to see what happens next. One of my few great calls during the run-up!

The same investor contacted me last spring and we started looking into multi-family properties again. This time all was very different. The first property the investor acquired was a bank owned tri-plex in the heart of rental heaven at Lake Tahoe…near the casinos, skiing and beaches meaning a majority of the employment base would be in the market for his commodity. The property needed extensive work however but after running the numbers and figuring in some over-runs the project went forward. Initially the purchase price was $125,000 and after the renovation the capital outlay was around $205,000. The NOI after full occupancy ended up being $21,000 and a Cap Rate of 10.25!! Now we were cooking with gas.

The search continues for properties with cap rates higher than about 10 in order to make sense for this particular investor. It is interesting to note that there are still sellers…banks included….that have no idea what an investment property is worth or should be worth in this particular market.

NOI
Cap Rate = _______________Estimated Market Value = ___________________
Market Value Cap Rate

Example 1: A property has a NOI of $126,000 and the asking price is $1,200,000.

$126,000
Cap Rate = _____________ X 100 = 10.5
$1,200,000

Example 2: A property has a NOI of $120,000 and Cap Rates in the area for this type of property average about 10.

$120,000
Estimated Market Value = __________________ = $1,200,000
.10

Net operating income is determined by subtracting vacancy amount and operating expenses from a property’s gross income. Operating expenses include the following items: advertising, insurance, maintenance, property taxes, property management, repairs, supplies, utilities, etc.

Note about Cap Rates:

Simplified, the CAP rate is the NOI divided by the purchase price, expressed as a percentage. Buyers will look for higher CAP rates indicating a higher return on their investment. Sellers will of course look to sell at a higher price, resulting in a lower CAP rate since the NOI is relatively fixed and determined by the rental market.

Cap Rate Calculator

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Lake Tahoe Activities and Events-April 2012

admin — Wed, 11 Apr 2012 15:13:38 +0000

Date	Event	Type

Sun 04/01	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sun 04/01	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sun 04/01	Women of Winter

Sun 04/01	Sunday Mountaintop Services

Sun 04/01	Interdenominational Services

Mon 04/02	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Mon 04/02	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/03	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Tue 04/03	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/03	Red Tuesday w/ Psymbionic

Wed 04/04	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Wed 04/04	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Wed 04/04	Rubblebucket w/ Noah & The Megafauna

Wed 04/04	Freeskiing World Tour

Thu 04/05	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Thu 04/05	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Thu 04/05	Freeskiing World Tour

Fri 04/06	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Fri 04/06	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Fri 04/06	Freeskiing World Tour

Fri 04/06	Tahoe Jr. Slopestyle Series

Fri 04/06	Karl Denson’s Tiny Universe- Sticky Fingers Tour- w/ Special Guest Anders Osborne

Fri 04/06	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Fri 04/06	Full Moon Snowshoe Adventure

Sat 04/07	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sat 04/07	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sat 04/07	Freeskiing World Tour

Sat 04/07	Karl Denson’s Tiny Universe- Sticky Fingers Tour- w/ Special Guest Anders Osborne

Sat 04/07	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Sat 04/07	The Village at Squaw Valley Après Ski Music Series

Sat 04/07	Red Bull Schlittentag

Sat 04/07	Beacon & Eggs Beacon Search Contest

Sat 04/07	All-Mountain Easter Egg Hunt & Kids’ Easter Egg Hunt

Sat 04/07	Ozomatli

Sat 04/07	Our Song Wine Dinner & Concert Featuring Winnie Hsin, Cyndi Chao & Wan Fang

Sun 04/08	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sun 04/08	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sun 04/08	Freeskiing World Tour

Sun 04/08	Interdenominational Services

Sun 04/08	Sunday Mountaintop Services

Sun 04/08	Annual Golden Egg Hunt	Holiday Event

Mon 04/09	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Mon 04/09	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/10	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Tue 04/10	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Wed 04/11	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Wed 04/11	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Thu 04/12	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Thu 04/12	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Thu 04/12	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Thu 04/12	Yonder Mountain String Band with special guests Brown Bird

Fri 04/13	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Fri 04/13	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Fri 04/13	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Fri 04/13	Ultimate Reno Combat 32

Fri 04/13	Skins & Needles

Sat 04/14	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sat 04/14	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sat 04/14	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Sat 04/14	The Mother Hips w/ Special Guests Brokedown In Bakersfield

Sat 04/14	The Village at Squaw Valley Après Ski Music Series

Sat 04/14	Twisted Sisters

Sat 04/14	Paquita La Del Barrio

Sat 04/14	Ramon Ayala

Sun 04/15	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sun 04/15	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sun 04/15	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Sun 04/15	Twisted Sisters

Sun 04/15	Caboose Kickers Terrain Park Competion	Terrain Park Competition

Mon 04/16	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Mon 04/16	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/17	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Tue 04/17	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/17	Red Tuesday w/ Smasheltooth(Santa Cruz) & Lil Miss Mixer

Tue 04/17	Florence & The Machine

Wed 04/18	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Wed 04/18	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Thu 04/19	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Thu 04/19	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Thu 04/19	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Fri 04/20	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Fri 04/20	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Fri 04/20	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Fri 04/20	Shotgun Wedding Quintet

Fri 04/20	Joe Bonamassa

Fri 04/20	Lotus

Sat 04/21	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sat 04/21	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sat 04/21	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Sat 04/21	Truckee Tahoe Community Chorus Celebration Concert! Our First 10 years!

Sat 04/21	Dwight Yoakam

Sat 04/21	Kirkwood Banked Slalom

Sat 04/21	Blues Summit – Charlie Musselwhite & Coco Montoya

Sat 04/21	The Village at Squaw Valley Après Ski Music Series

Sun 04/22	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sun 04/22	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sun 04/22	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Sun 04/22	Truckee Tahoe Community Chorus Celebration Concert! Our First 10 years!

Mon 04/23	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Mon 04/23	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/24	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Tue 04/24	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Tue 04/24	Red Tuesday w/ Russ Liquid & Zeb Early

Wed 04/25	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Wed 04/25	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Wed 04/25	The Shins

Wed 04/25	Greensky Bluegrass

Thu 04/26	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Thu 04/26	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Thu 04/26	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Thu 04/26	Yo Yo Ma & Kathryn Stott with The Assad Brothers

Thu 04/26	Luke Bryan w/ Special guest Justin Moore

Fri 04/27	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Fri 04/27	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Fri 04/27	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Fri 04/27	Keyser Soze w/ Boss 501

Sat 04/28	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sat 04/28	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sat 04/28	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Sat 04/28	Late Night Freecrush w/ Irieyes (Mindful Massive

Sat 04/28	Heritage Hunter Tour – Mastodon and Opeth Ghost

Sat 04/28	Hair Band Tribute – Metal Shop

Sat 04/28	The Village at Squaw Valley Après Ski Music Series

Sat 04/28	Lisa Lampanelli

Sun 04/29	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Sun 04/29	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Sun 04/29	Rhythm Riders – A Tribute to Johnny Cash and Patsy Cline

Mon 04/30	THE LAKE TAHOE BACKCOUNTRY VERTICAL CHALLENGE

Mon 04/30	SKIING FOR SCHOOLS DAYS CONTINUE IN MARCH & APRIL

Enjoy pampering and relaxation at the ultimate Lake Tahoe hotel spa.

Nestled high in the Sierra Nevada Mountains at an elevation of over 6,000 feet, Stillwater Spa

is a luxurious reflection of the tranquil, natural environment of the reg

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The Snow is Finally Here!

admin — Sat, 28 Jan 2012 18:18:23 +0000

The snow we have been waiting for has finally arrived!

Renovation vs Rejuvenation

admin — Wed, 10 Aug 2011 14:46:12 +0000

To generate more rental income, it’s sometimes necessary to put a little work into your property. If a potential renter is comparing your property to a similar, less expensive property, the renter will need to be able to easily identify those aspects (whether it’s aesthetics or features) that make your unit worth more than the competition’s. Depending on where you’re starting from and where you want to go, upgrades may consist of as little as some simple “rejuvenation” projects or, alternatively, some larger-scale renovations.

Generally speaking, your bathroom and kitchen are two key areas that play a large role in making or breaking the value of your rental unit as compared to competitors’. All other factors being equal (such as size and location), chances are most renters will select the unit with a nicer looking or more upgraded bathroom or kitchen. Many renters will even be willing to pay a bit more if there is a noticeable difference or greater utility in one or both of these two rooms. In other words, these are the first places you should make improvements if you want to command additional rental income for your property. What does this mean exactly? Let’s take a look.

Renovation
There’s not really any way around it—complete renovation of a bathroom or kitchen (appliances, lighting, tiling, fixtures, etc.) will cost you a few thousand dollars. However, it will also likely pay off in the form of a higher rent rate.

Consider a renter who is looking at your apartment and another similar one in your neighborhood. The apartments are the same size and age. However, your apartment has a new, updated kitchen complete with a dishwasher, updated appliances, new tiling, flooring, and lighting. Similarly, your bathroom has recently been redone—new tile, new tub, new sink, the whole nine yards. With all of these new upgrades, it’s likely that you can now command up to an extra $200 per month, depending on the rental market in your area. With that in mind, even if you spend a few thousand on each room, you will earn your investment back quickly because of your new-found ability to command a higher rent rate.

Rejuvenation
Let’s say that you simply don’t have the desire (or the financial resources) to make these overhauls. You can still drastically improve the aesthetic appeal of your units by making smaller changes that have a big impact. For the kitchen, put in new countertops, flooring, or up-to-date hardware on cupboards and drawers—this is a great way to modernize a dated kitchen, and can be done fairly inexpensively. Similarly, you can put new faucets and lighting fixtures in the bathroom or perhaps update the mirror for a more modern look. You can also consider re-doing bathtub porcelain with Miracle Method, which will cost far less than replacing the tub altogether.

Changes like these are far cheaper than a complete overhaul (a few hundred dollars as opposed to a few thousand dollars) and will still allow you to raise rent prices, though perhaps less significantly.

In addition to renovating or updating bathrooms and kitchens, remember that flooring or carpet should be thoroughly cleaned, waxed, or polished (or replaced if necessary). Particularly when showing vacant apartments to potential tenants, flooring provides a clear indication of how well-kept your unit is and adds to aesthetic appeal. The better impression you make, the easier it will be to command the rental rate you desire.

Lake Tahoe Activities and Events-July 2011

admin — Mon, 18 Jul 2011 21:24:25 +0000

July 2011

July 1-Carolyn Dolan brings a night of rhythm and blues to the Tallac Historic Site as part of the Local Band series. Cost is $15 adults and $12 for kids and seniors. Call 530.541.4975 or visit Valhalla.com

July 2-3-Get the best of both summer and winter as Kirkwood Ski and Resort reopens for the Fourth of July weekend. Lift tickets, $35. The weekend also includes a charity bar-b-que, kid’s festivals and bike parade and fireworks show. Call 209/258-6000 or visit Kirkwood.com

July 3-Enjoy a cool afternoon jazz this afternoon. Bring a picnic, a chair and relax to sounds from the stage and the sounds of the waves. Summer Jazz in the Park series, Valhalla Grand Lawn, Tallac Historic Site, 11am-2pm. Donations appreciated. For more information call 530/541-4975 or Visit valhallaattahoe.com.

July 3- Boogie down, blues to match Tahoe and jazz things up at this Sam Rudin Concert. Valhalla Boathouse Theater, Tallac Historic Site, 7:30pm. Cost, $15 adults/ $12 kids/seniors. Call 530/541-4975 or visit www.valhallatahoe.com for more info.

July 3- who knew the plants and flowers of the High Sierra can be just as good for the body as for the soul. Dr. Kimball Chatfield leads this easy, informative walk. Sorensen’s Resort, Hope valley, 10am-2pm. Cost $50 non-guests. Bring your own lunch or buy one from Sorensen’s. Call 530/694-2203 or visit sorensensresort.com.

July 5- Enjoy an improvised evening with the Tahoe Improv Players, promising that “you’ll laugh ‘til you cry”. Boathouse Theater, Tallac Historic Site, 7:30pm. Cost $10 adults $5 kids/seniors. Call 530.541-4975 or visit www.valhallatahoe.com for more info.

July 5-8-Kids, ready for some fun and laughs? Long time drama teacher Gerry Orton leads youth ages 10-16 through a variety theater games and exercises from the beginner on up. A demonstration performance concludes the class. Valhallla, 10am to noon daily. Call 530.541-4975 or visit www.valhallatahoe.com for more info.

July 6- Soar above the skies with this presentation on Tahoe’s many bird species. Lake of The Sky Amphitheater, Taylor Creek Visitor Center, 8:30pm. Free. 530.543-2674.

July 7-Spend an evening with Mark Twain(McAvoy Lane) as he waxes about Lake Tahoe and his life and times. Lake of The Sky Amphitheater, Taylor Creek Visitor Center, 7pm. Free. 530.543-2674.

July 7- It’s opening night for The Dixie Swimclub, sure to make a splash this summer. This warm, heartfelt play follows five Southern women from their initial meeting in college through husbands, kids, jobs and growing older and is a true testament to friendship and teamwork. Boathouse Theater, Tallac Historic Site. Wine Reception, 6:30pm. Show, 7:30pm. Cost $35( show only, $18 adults).

July 8-9- The Dixie Swimclub, see July 7 item.

July 9- It’s do or die on the annual Deathride bike event. Five mountain passes, 5,000 feet of climbing, 129 miles. Participate or just observe and help keep the body and spirit alive. Markleeville. Visit deathride.com.

July 9- Kids can have fun for the day- and parents can get a few hours to themselves- at Kirkwood’s Jam Camps, 10am- 2pm. Hiking, crafts, races, games. Cost $20. Must bring water, sunscreen and a sack lunch. Advance registration required. 209.258-7260

July 10-The Dixie Swimclub, 2pm. See July 7 item.

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July 10- Alison Krauss & Union Station open the Harveys Outdoor Concert Series this summer. Krauss has just released a new album to critical acclaim. Harveys Outdoor Arena, 7pm. Cost $49.95-$99.95. Visit harveystahoe.com.

July 11- Let the energy flow at this expression and meditation dance led by Ann Thennes. Valhalla Grand Hall, Tallac Historic Site, 6pm. Free. For more information, call 530.5414975 or visit www.valhallatahoe.com.

July 11-15- Kids can express themselves at this free expression painting workshop with Gina Stowell. Art History, technique and inner energy combine to create works of art. Wear sunscreen and a hat and bring a healthy snack. Valhalla Grand Lawn, 10am-1pm daily (9:30am checkin.) Cost $150. Valhalla Grand Lawn, Tallac Historic Site. Call 530.541-4975 or visit www.vahallatahoe.com for more info.

July 12-17- Quarterbacks continue the competition off the football field at Edgewoods 22^nd Celeberity Golf Tournament. Aaron Rodgers, Matt Ryan, and more. Also, Michael Jordan and Jerry Rice, the NHL’s Dan Quinn, Brett Hull and non-athletes such as Ray Romano will compete for the 600,000 purse. Edgewood Tahoe. 530.544-5050

July 13- Mrs.Tevis invites you into her arboretum to hear about her estate life in Tahoe.Light refreshments, Tallac Historic Site, 1pm. Suggested donation, $7.50. 530.541-5227.

July 13- Dive into the clear waters of Lake Tahoe during this lecture about lake clarity, its causes and its threats. Lake of The Sky Amphitheater, Taylor Creek Visitor Center, 8:30pm. Free. 530.543-2674.

July 14-17- The Dixie Swimclub. See July 7 item. (Sunday matinee, 2:30pm).

July 15- Take a tour of the High Sierra as it goes wild with blossoms on this four-mile wildflower hike led by botanist Karen Wiese. Sorensen’s Resort. Cost, $75 non guests. Call 530.694-2203 or visit sorensensresort.com.

July 16- Vintage Vatican. See June 25 item.

July 16- Kirkwood Jam Camp for kids. See July 9 item.

July 16- Its music in the mountains at this concert featuring Nadja Salerno-Sonnenberg backed backed by music expert music faculty. Red Cliffs Lodge, Kirkwood, 7:30pm. Cost $30. 209.258-6000 or kirkwood.com

July 16- Lionel Ritchie showcases his four decade career as part of the Harveys Outdoor Concert Series. Harveys Outdoor Arena, 8pm. Tickets $55-$125. Visit harveystahoe.com.

July 17- Musicians give a polished finish to this concert at the end of there multi-day workshop. Red Cliffs Lodge, Kirkwood, 2pm. Free. 209.258-6000 or kirkwood.com.

July 17- Learn how to capture the spectacular Sierra landscape at this photography workshop led by UC Davis Professor Terry Nathan. Sorensen’s Resort, Hope Valley, 9am-2pm. Cost $75, non-guests. Call 530.694-2203 or visit sorensensresort.com for more info.

July 18- Meditation and Dance. See July 11 item.

July 20- Soundgarden highlights the music of the 60s and 70s as part of its appearance at the harveys Outdoor Concert Series. Harveys Outdoor Arena, 7pm. Tickets $59.50. Visit harveystahoe.com.

July 21- wild things are featured in this informational presentation on the area’s natural animals. Lake of The Amphitheater, Taylor Creek Visitor Center, 7pm. (Live animals on stage, no pets please.) Free. 530.543-2674.

July 22- Travel back in time to hear the tunes of troubadour Woody Gutherie at this concert by David Fenimore. Sorensen’s Resort, Hope Valley, 7pm. Donations $10 (matched by Sorensen’s to benefit the Northern Nevada Food Bank). Call 530.694-2203 or visit sorensensresort.com for more information.

July 22- Scotch that. Anne Roos on celtic harp and Sean Cummings on bagpipe make music together both on their instruments and with their lighthearted humor. Boathouse Theater, Tallac Historic Site, 7:30pm. Cost $15. call 530.541-4975 or visit www.valhallatahoe.com

July 23- Missoula Children’s Theater performance. Tallac Historic Site. Call 530.541-4975 or visit www.valhallatahoe.com for more info.

July 23-24- Find out how they did it in the old days- the really old days- at this Native American festival including dancing, basket weaving, displays music, art and food. Tallac Historic Site. Call 530.541-4975 or visit www.valhallatahoe.com for more info. Free.

July 25- Meditation and Dance. See July 11 item.

July 26- Bare Bones Open Mic. See June 28 item.

July 27- Afternoon With Anita. See June 29 Item.

July 27- Groove to the sound of Slightly Stoopid at the Harveys Outdoor Arena, 6:30pm. Tickets $37.50. Visit harveystahoe.com.

July 27- Learn about some of the original characteristics who gave Tahoe its character at this historical lecture. Lake of the Sky Amphitheater, Taylor Creek Visitor Center, 8:30pm, Free. 530.543-2674.

July 28- Batopia, an informational lecture on this below-the-radar creature. Lake of the Sky Amphitheater, Taylor Creek visitor Center 8pm (Live animals featured, no pets please). Free. 530.543-2674.

July 28- Solid Air, an original American band featuring American folk/rock. Boathouse Theater, Tallac Historic site, 7:30pm. Cost $15. Call 530.541-4975 or visit valhallatahoe.com for more info.

July 29- Lady Antebellum Brings “Need You Now” tour to the Harveys Outdoor Concert Series Harveys Outdoor Arena, 7:30pm. Tickets $39.50. Visit harveystahoe.com.

July 29-30- Tahoe Wooden Boat Classics. Come see over 70 unique wooden boats harking back memories of days gone by. Enjoy drinks, a bar-b-que and visit the booths of local sponsors and charities. Tahoe Keys Marina and Yacht Club.

Lake Tahoe Events and Activities-May 2011

admin — Sat, 23 Apr 2011 20:11:44 +0000

Friday 4/22/11

Heavenly Mountain Resort’s Spring Loaded 2011: Heavenly’s annual spring break skiing and riding celebration is back, filled with California sunshine, Heavenly’s famous spring conditions, the infamous pond skimming contest…plus much, much more. Off the mountain there’s non-stop action with world-class entertainment, après-ski parties, and the South Shore’s 24-hour nightlife. Highlights for this year’s event include the finals of the Stateline Showdown amateur slopestyle competition and two rounds of Heavenly’s infamous pond-skimming championships! Off the mountain, the party will continue around the clock with at Harrah’s Lake Tahoe. www.skiheavenly.com (775) 586-7000
Tot Egg Hunt at Kahle Community Center: Ages 0 – 6. An Eggstra special day for family fun! The Easter Bunny will be hiding eggs outside and you can climb on fire trucks. Come inside and enjoy our bounce house, indoor playground and refreshments. Bring a basket to collect eggs and a camera for an eggsciting day! Hunt begins at 11am. Free. 236 Kingsbury Grade

(775) 586-7271

The Improv at Harveys – Howie Nave: Host & Emcee, Joel Lindley and Shayla Rivera: 9:00pm, (800) 427-8397 www.harveys.com
One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: (775) 588-6211 www.horizoncasino.com
Party with Arty at Harrah’s Lake Tahoe: 8:00pm, Harrah’s Center Stage, (775) 588-6611 www.harrahs.com
Wine Tasting and world-class live Flamenco Music Cabaret Showroom Lounge inside the Horizon Casino Resort! All featured sampling wines served in 6 oz wine glasses. Light appetizers and all the wine you can taste. Fridays. 5:00 – 8:00 pm. $15 per person (775) 588-6211 www.horizoncasino.com
Jesse Kalin and Cool Black Kettle on the Tahoe Live Stage at Harveys: 9 p.m. to 1 a.m. Friday & Saturday www.harveystahoe.com
Karaoke at the Lakeside Inn: 11:00pm, in the Tavern: (800) 624-7980 www.lakesideinn.com
Karaoke at the Aspen Lounge inside Horizon Casino Resort: Fri. & Sat. 9pm. (775) 588-6211 www.horizoncasino.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Vex Nightclub inside Harrah’s Lake Tahoe: Fri & Sat. Go-Go Dancers. Party with the Vex Girls. Opens 10:30pm, at midnight musically choreographed routines. 21 and older. (775) 588-6611 www.harrahs.com
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at Mc P’s Pub Tahoe: 9pm. 4093 Lake Tahoe Blvd. (530) 542-4435
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music in the Aspen Lounge inside the Horizon Casino: (775) 588-6211 www.horizoncasino.com
Live Music at The Fresh Ketch at the Tahoe Keys Marina: (530) 541-5683 www.thefreshketch.com/dining
Live Music at the Flight Deck Restaurant and Bar: Fri, Sat & Sun. 1901 Airport Rd. (530) 542-3325 www.flightdeckslt.com
Kid’s Night Out at Tahoe Gymnastics: Games, trampoline, pizza, a movie and more. Ages potty trained and up. Fri. & Sat. 6-11pm.

(530) 544-7314 www.tahoegym.net/id13.html

Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com
Kids Nite Out at The South Lake Tahoe Parks & Rec Center: 6:45-10:00pm Cost: $14 per child per night. This program is for pre school student (potty trained) – 8th grade. Pre-School Students need to sign up the Thursday Prior. Your child/children will have dinner, play games, swim and watch a G or PG movie. www.recreationintahoe.com

Saturday 4/23/11

Air Supply at Harrah’s Lake Tahoe: South Shore Room, 7:30pm (775) 588-6611 www.southshoreroom.com
Christina: The Epic Voyage To Black Rock City at MontBleu Resort Casino & Spa: 9pm. Featuring DJ Jeff Taisch, DJ Dolce Vita, DJ Sentient (775) 588-3515 www.montbleuresort.com
Heavenly Mountain Resort’s Spring Loaded 2011: Heavenly’s annual spring break skiing and riding celebration is back, filled with California sunshine, Heavenly’s famous spring conditions, the infamous pond skimming contest…plus much, much more. Off the mountain there’s non-stop action with world-class entertainment, après-ski parties, and the South Shore’s 24-hour nightlife. Highlights for this year’s event include the finals of the Stateline Showdown amateur slopestyle competition and two rounds of Heavenly’s infamous pond-skimming championships! Off the mountain, the party will continue around the clock with at Harrah’s Lake Tahoe. www.skiheavenly.com (775) 586-7000
Spring Loaded Concert Heavenly Mountain Resort: 12:30 pm – 3:00 pm. Where the sun meets the snow. Jump-start the summer tan at biggest beach bash of the season. Rockin’ music and high-altitude beach beverages will be in abundance. Come out and enjoy the final concert of the season at Tamarack Lodge. www.skiheavenly.com (775) 586-7000
Pond Skimming Championship of Tahoe at Heavenly Mountain Resort: Located at Adventure Peak, adjacent to Tamarack Lodge. Watch as contestants attempt to cross a large pond on skiis and snowboards. Event starts at noon. (775) 588-586-7000 www.skiheavenly.com
South Lake Tahoe Easter Egg Hunt at the Lake Tahoe Community College 10:00 AM – 12:00 AM. Sponsored by the South Lake Tahoe Optimist Club located at the Lake Tahoe Community College, One College Drive. Festivities will begin at 10 a.m. with the hunt commencing at 11 a.m. with the sound of the fire engine Klaxon. Events include Easter parade, Easter bonnet and Easter costume contests and pictures with the Easter bunny. Close to 3,600 eggs will be hidden by the Easter bunny’s helpers. Sections will be marked off for age groups from infant to 12 years as well as challenged youngsters. Prize eggs will also be hidden in each section. (530) 541-4170
Ski Run Business Improvement District Easter Egg Hunt: 11:00am-2:00pm. Come join us for lots of family fun! We’ll be having a cake walk, owner/animal look alike contest, photos with the Easter bunny, Easter egg hunts for 3 age categories and games with prizes. $5 donation for photos and cake walk. Proceeds to Humane Society & Friends of Ski Run. Corner of Ski Run Blvd. & Larch St (530) 541-5511
One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: (775) 588-6211 www.horizoncasino.com
The Improv at Harveys – Howie Nave: Host & Emcee, Joel Lindley and Shayla Rivera: 9:00pm, (800) 427-8397 www.harveys.com
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Vex Nightclub inside Harrah’s Lake Tahoe: Fri & Sat. Go-Go Dancers. Party with the Vex Girls. Opens 10:30pm, at midnight musically choreographed routines. 21 and older. (775) 588-6611 www.harrahs.com
Jesse Kalin and Cool Black Kettle on the Tahoe Live Stage at Harveys: 9 p.m. to 1 a.m. Friday & Saturday www.harveystahoe.com
Live Music at Après Wine Company: 6-9pm, no cover or RSVP necessary. (530) 544-9463 www.apreswineco.com
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music at Mc P’s Pub Tahoe: 11pm. No cover. 4093 Lake Tahoe Blvd. (530) 542-4435
Live Music at The Fresh Ketch at the Tahoe Keys Marina: (530) 541-5683 www.thefreshketch.com/dining
Live Music at Whiskey Dick’s Saloon: Whiskey: 2660 Lake Tahoe Blvd. (530) 544-3425
Party with Arty at Harrah’s Lake Tahoe: 8:00pm, Harrah’s Center Stage, (775) 588-6611 www.harrahs.com
Karaoke at the Aspen Lounge inside Horizon Casino Resort: Fri. & Sat. 9pm. (775) 588-6211 www.horizoncasino.com
Live Music at the Flight Deck Restaurant and Bar: Fri, Sat & Sun. 1901 Airport Rd. (530) 542-3325 www.flightdeckslt.com
Karaoke at the Aspen Lounge: 10pm till 2am. Inside the Horizon Casino (775) 588-6211 www.horizoncasino.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Kid’s Night Out at Tahoe Gymnastics: Games, trampoline, pizza, a movie and more. Ages potty trained and up. Fri. & Sat. 6-11pm. (530) 544-7314 www.tahoegym.net/id13.html
Let’s Read Together Story Time at The South Lake Tahoe Library: 11am. Each family will go home with a family activity booklet, book bag and a new copy of the featured book! For children ages 2-5. 1000 Rufus Allen Blvd (530) 573-3185 www.eldoradolibrary.org/tahoe.htm
Afroman at Mo’s Place: “The Four-Twenty Tour”: Afroman, Smoke & LA, Trever Crow, Ace High and DJ-Bird. 21+. Doors open at 8pm.

Sunday 4/24/11 Easter Holiday

3600 Lake Tahoe Blvd. (530) 542-1095 www.mosplacetahoe.com

The Improv at Harveys – Howie Nave: Host & Emcee, Joel Lindley and Shayla Rivera: 9:00pm, (800) 427-8397 www.harveys.com
One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: 8pm (775) 588-6211 www.horizoncasino.com
Sunday Sippers – Wine Tasting at Après Wine Company: Every Sunday at 5pm – no rezzies required – only $10 to try 6 wines. 3668 Lake Tahoe Blvd. (530) 544-9463 www.apreswineco.com
Easter Brunch on the water with the Easter Bunny! At the Riva Grill: The Easter Bunny will be here from 10am until 2pm with goodies for all! Our famous “Best of Tahoe” brunch will be served at 10am until 3pm. (530) 542-2600 www.rivagrill.com
Easter Brunch the Restaurant at Edgewood Tahoe Golf Course: 10am-1pm. Very limited seating. (775) 588-2787 www.edgewoodtahoe.com
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at the Flight Deck Restaurant and Bar: Fri, Sat & Sun. 1901 Airport Rd. (530) 542-3325 www.flightdeckslt.com
Karaoke at Rojo’s: 10pm to closing. 3091 Harrison Ave. South Lake Tahoe, (530) 541-4960
Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com

Monday 4/25/11

Sierra-at-Tahoe™ Resort Offers $25 Customer Appreciation Day Tickets: Skiers and Riders will have one last chance to

shred Sierra-at-Tahoe Resort this season after closing day on April 24, 2011. On April 25, 2011, Sierra Resort will host its Annual Customer Appreciation Day, a day filled with fun, stories of a snowy season, and smiles. Skiers and riders of all ages can purchase a lift ticket for $25 on April 25, 2011. All of the proceeds raised from the day’s lift ticket sales will be donated to sponsor youth recreation and education including youth baseball, soccer, swimming, and other youth activities. Sierra Resort will operate a limited number of lifts from 9:00 a.m. to 2:00 p.m.

(530) 659-7453 www.sierraattahoe.com

One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: 8pm (775) 588-6211 www.horizoncasino.com
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com

Tuesday 4/26/11

One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: 8pm (775) 588-6211 www.horizoncasino.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Sonoma Sensations Wine Tasting Tuesday at Après Wine Company in the Ski Run Center: 6pm. From subtle to spicy, our big bold Zinfandels will zing you into spring. RSVP 530-544-WINE (9463) 3668 Lake Tahoe Blvd www.apreswineco.com
Ballroom Dancing Lessons: 7-8pm and 8-9pm, Forever Ballroom Lake Tahoe, no partner necessary, $5 dollar drop in fee, multiple lesson discount, (775) 588-5425
Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music at Mc P’s Pub Tahoe: 9pm. 4093 Lake Tahoe Blvd. (530) 542-4435
$2 Tuesdays at Whiskey Dick’s Saloon: $2 drinks from 10-midnight. DJ-Bird spinning Hip-Hop and Mashups. 21+. 2660 Lake Tahoe Blvd. (530) 544-3425

Wednesday 4/27/11

The Improv at Harveys – Howie Nave: Host & Emcee, Dat Phan and Flip Schultz: 9:00pm, (800) 427-8397 www.harveys.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music at Mc P’s Pub Tahoe: 9pm. 4093 Lake Tahoe Blvd. (530) 542-4435
Karaoke at Lakeside Inn and Casino: 11pm in the Tavern. (800) 624-7980 www.lakesideinn.com
Line Dance Classes at the South Lake Tahoe Senior Center: Wednesdays 10-11:45am. All ability levels welcome. $5 per class. (530) 542-6094 www.recreationintahoe.com
Texas Hold’em and Craps Instruction at Lakeside Inn and Casino: 6pm. Free. 168 Hwy 50 (775) 588-7777 www.lakesideinn.com
Riva Grill’s Wet Woody Wednesdays: Famous Wet Woody’s half off Every Wednesday. 900 Ski Run Blvd. (530) 542-2600 www.rivagrill.com
Party Bingo at the Senior Center: Wednesdays at 1 pm, South Lake Tahoe Senior Center. 3050 Lake Tahoe Blvd. (530) 542-6094 www.recreationintahoe.com/senior_center

Thursday 4/28/11

The Improv at Harveys – Howie Nave: Host & Emcee, Dat Phan and Flip Schultz: 9:00pm, (800) 427-8397 www.harveys.com
Free Beginner Salsa Dance Lessons at the Horizon Casino Resort: Salsa Nights at the Golden Cabaret Showroom. Thursdays. Free entrance 8:30-9pm. $10 admission 9pm – 1am. Free salsa dance lessons 9:30-10:30pm. Authentic Cuban drink menu available. (775) 588-6211 www.horizoncasino.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at The Fresh Ketch at the Tahoe Keys Marina: (530) 541-5683 www.thefreshketch.com/dining
Karaoke at the Aspen Lounge: 10pm till 2am. Inside the Horizon Casino (775) 588-6211 www.horizoncasino.com
Mother Goose on the Loose at the South Lake Tahoe Library: Thursdays 11am. Babies up to age 2 and their guardians are invited to join in for the stories, movement, rhymes, games, music and fun. 1000 Rufus Allen Blvd. (530) 573-3185 www.eldoradolibrary.org/tahoe.htm

Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Girls Night Out! at Après Wine Company in the Ski Run Center: Thursdays 4-10pm. Guys are more than welcomed, too! Every Thursday we offer happy hour pricing for all, all night. 530-544-WINE (9463) 3668 Lake Tahoe Blvd. www.apreswineco.com
Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music at Mc P’s Pub Tahoe: 9pm. 4093 Lake Tahoe Blvd. (530) 542-4435

Friday 4/29/11

The Improv at Harveys – Howie Nave: Host & Emcee, Dat Phan and Flip Schultz: 9:00pm, (800) 427-8397 www.harveys.com
One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: (775) 588-6211 www.horizoncasino.com
Chris Cady’s Get Hypnotized Comedy Hypnosis show at the Horizon Casino Resort: 9pm. All ages welcome. “Get Hypnotized In Tahoe” is an all-ages comedy hypnosis show that features volunteers from the audience. Master Hypnotist Chris Cady takes you on a hilarious tour of “fast-trance hypnosis.” He combines comedy, magic and the power of the mind to create a hilarious comedy show where audience volunteers are the stars. (775) 425-5847 www.chriscady.com/laketahoeshows.html
Party with Arty at Harrah’s Lake Tahoe: 8:00pm, Harrah’s Center Stage, (775) 588-6611 www.harrahs.com
Wine Tasting and world-class live Flamenco Music Cabaret Showroom Lounge inside the Horizon Casino Resort! All featured sampling wines served in 6 oz wine glasses. Light appetizers and all the wine you can taste. Fridays. 5:00 – 8:00 pm. $15 per person (775) 588-6211 www.horizoncasino.com
Jesse Kalin and Cool Black Kettle on the Tahoe Live Stage at Harveys: 9 p.m. to 1 a.m. Friday & Saturday www.harveystahoe.com
Karaoke at the Lakeside Inn: 11:00pm, in the Tavern: (800) 624-7980 www.lakesideinn.com
Karaoke at the Aspen Lounge inside Horizon Casino Resort: Fri. & Sat. 9pm. (775) 588-6211 www.horizoncasino.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Vex Nightclub inside Harrah’s Lake Tahoe: Fri & Sat. Go-Go Dancers. Party with the Vex Girls. Opens 10:30pm, at midnight musically choreographed routines. 21 and older. (775) 588-6611 www.harrahs.com
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at Mc P’s Pub Tahoe: 9pm. 4093 Lake Tahoe Blvd. (530) 542-4435
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music in the Aspen Lounge inside the Horizon Casino: (775) 588-6211 www.horizoncasino.com
Live Music at The Fresh Ketch at the Tahoe Keys Marina: (530) 541-5683 www.thefreshketch.com/dining
Live Music at the Flight Deck Restaurant and Bar: Fri, Sat & Sun. 1901 Airport Rd. (530) 542-3325 www.flightdeckslt.com
Kid’s Night Out at Tahoe Gymnastics: Games, trampoline, pizza, a movie and more. Ages potty trained and up. Fri. & Sat. 6-11pm. (530) 544-7314 www.tahoegym.net/id13.html

Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com

Saturday 4/30/11

J Pigg and The Hooliganz w/ special guests The Syndicate, and Papayat Blu Nightclub inside MontBleu Resort Casino & Spa: Doors at 10:00pm (775) 588-3515 www.montbleuresort.com
UAL King of the Hill (Arm Wrestling Competition) at Harrah’s Lake Tahoe: The UAL journey continues at Harrah’s Lake Tahoe as three hundred of the World’s greatest Arm Wrestlers take part in the “King of the Hill Showdown.” April 30: 1 – 8 p.m. (main event: 7 – 8 p.m.) – $5 admission. May 1: 11 a.m. – 5 p.m. (3 p.m. – Ladies Competition; 4 – 8 p.m. – Winner Take All) – Free admission all day. (775) 588-6611 www.harrahstahoe.com
UFC 129 at MontBleu Resort Casino & Spa: Free Live Viewing in The Zone Sports Bar, HQ Center Bar, Cafe Del Soul Bar, Opal Ultra Lounge
6:00pm. (775) 588-3515 www.montbleuresort.com
One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: (775) 588-6211 www.horizoncasino.com
The Improv at Harveys – Howie Nave: Host & Emcee, Dat Phan and Flip Schultz: 9:00pm, (800) 427-8397 www.harveys.com
Chris Cady’s Get Hypnotized Comedy Hypnosis show at the Horizon Casino Resort: 9pm. All ages welcome. “Get Hypnotized In Tahoe” is an all-ages comedy hypnosis show that features volunteers from the audience. Master Hypnotist Chris Cady takes you on a hilarious tour of “fast-trance hypnosis.” He combines comedy, magic and the power of the mind to create a hilarious comedy show where audience volunteers are the stars. (775) 425-5847 www.chriscady.com/laketahoeshows.html
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Vex Nightclub inside Harrah’s Lake Tahoe: Fri & Sat. Go-Go Dancers. Party with the Vex Girls. Opens 10:30pm, at midnight musically choreographed routines. 21 and older. (775) 588-6611 www.harrahs.com
Jesse Kalin and Cool Black Kettle on the Tahoe Live Stage at Harveys: 9 p.m. to 1 a.m. Friday & Saturday www.harveystahoe.com
Live Music at Après Wine Company: 6-9pm, no cover or RSVP necessary. (530) 544-9463 www.apreswineco.com
Live Music at Cabo Wabo Cantina Lounge: Inside Harveys (775) 588-6611 www.harveys.com
Live Music at Mc P’s Pub Tahoe: 11pm. No cover. 4093 Lake Tahoe Blvd. (530) 542-4435
Live Music at The Fresh Ketch at the Tahoe Keys Marina: (530) 541-5683 www.thefreshketch.com/dining
Live Music at Whiskey Dick’s Saloon: Whiskey: 2660 Lake Tahoe Blvd. (530) 544-3425
Party with Arty at Harrah’s Lake Tahoe: 8:00pm, Harrah’s Center Stage, (775) 588-6611 www.harrahs.com
Karaoke at the Aspen Lounge inside Horizon Casino Resort: Fri. & Sat. 9pm. (775) 588-6211 www.horizoncasino.com
Live Music at the Flight Deck Restaurant and Bar: Fri, Sat & Sun. 1901 Airport Rd. (530) 542-3325 www.flightdeckslt.com
Karaoke at the Aspen Lounge: 10pm till 2am. Inside the Horizon Casino (775) 588-6211 www.horizoncasino.com
The Story of Tahoe – Movie Presentation at Explore Tahoe: 2:00 PM at the Heavenly Village. (530) 542-4637
Kid’s Night Out at Tahoe Gymnastics: Games, trampoline, pizza, a movie and more. Ages potty trained and up. Fri. & Sat. 6-11pm. (530) 544-7314 www.tahoegym.net/id13.html
Let’s Read Together Story Time at The South Lake Tahoe Library: 11am. Each family will go home with a family activity booklet, book bag and a new copy of the featured book! For children ages 2-5. 1000 Rufus Allen Blvd (530) 573-3185 www.eldoradolibrary.org/tahoe.htm
UAL King of the Hill (Arm Wrestling Competition) at Harrah’s Lake Tahoe: The UAL journey continues at Harrah’s Lake Tahoe as three hundred of the World’s greatest Arm Wrestlers take part in the “King of the Hill Showdown.” May 1: 11 a.m. – 5 p.m. (3 p.m. – Ladies Competition; 4 – 8 p.m. – Winner Take All) – Free admission all day. . (775) 588-6611 www.harrahstahoe.com
The Improv at Harveys – Howie Nave: Host & Emcee, Dat Phan and Flip Schultz: 9:00pm, (800) 427-8397 www.harveys.com
One Voice Starring Bethany Owen – The Woman of 1001 Voices & Faces at the Horizon Casino Resort: 8pm (775) 588-6211 www.horizoncasino.com
Sunday Sippers – Wine Tasting at Après Wine Company: Every Sunday at 5pm – no rezzies required – only $10 to try 6 wines. 3668 Lake Tahoe Blvd. (530) 544-9463 www.apreswineco.com
Opal Ultra Lounge inside MontBleu Resort Casino & Spa Wednesdays: Dubstep DJ’s, $3 red bull & vodkas + no cover. Thursdays: $1 drinks all night. Fridays: ladies drink free. Saturdays: Ladies free cover before midnight. Sundays: $2 Absolut cocktails, $2 imported beers + no cover. (775) 588-3515 www.montbleuresort.com
Live Music at Murphy’s Irish Pub & Restaurant: 787 Emerald Bay Road. (530) 544-8004 www.murphyspubtahoe.com
Live Music at the Flight Deck Restaurant and Bar: Fri, Sat & Sun. 1901 Airport Rd. (530) 542-3325 www.flightdeckslt.com
Karaoke at Rojo’s: 10pm to closing. 3091 Harrison Ave. South Lake Tahoe, (530) 541-4960
Open Play at Tahoe Tot Spot Mini Gym & Play Center: Daily 10am – 2pm. Tuesday and Thursday 6-8pm. Kids birth to 5 years old, gymnastics, giant play room, arts & crafts. 1012 Al Tahoe Blvd. (530) 541-5994 www.tahoetotspot.com

Sunday 5/1/11

Events subject to change

www.TahoeSouth.com/pdfs/WhatsHappeningatSouthLakeTahoe.pdf

Homeowner Property Management Agreement

admin — Fri, 11 Mar 2011 16:56:24 +0000

Property Management Agreement

California Rental Rules and Information

admin — Fri, 11 Mar 2011 15:00:05 +0000

Living In The Rental Unit

As a tenant, you must take reasonable care of your rental unit and any common areas that you use. You must also repair all damage that you cause, or that is caused by anyone for whom you are responsible, such as your family, guests, or pets.¹⁰⁴ These important tenant responsibilities are discussed in more detail under “Dealing with Problems“.

This section discusses other issues that can come up while you’re living in the rental unit. For example, can the landlord enter the rental unit without notifying you? Can the landlord raise the rent even if you have a lease? What can you do if you have to move before the end of the lease?

PAYING THE RENT

When is rent due?

Most rental agreements and leases require that rent be paid at the beginning of each rental period. For example, in a month-to-month tenancy, rent usually must be paid on the first day of the month. However, your lease or rental agreement can specify any day of the month as the day that rent is due (for example, the 10th of every month in a month-to-month rental agreement, or every Tuesday in a week-to-week rental agreement).

As explained in When You Have Decided To Rent, the rental agreement or lease must state the name and address of the person or entity to whom you must make rent payments. If this address does not accept personal deliveries, you can mail your rent payment to the owner at the stated name and address. If you can show proof that you mailed the rent to the stated name and address (for example, a receipt for certified mail), the law assumes that the rent is receivable by the owner on the date of postmark.¹⁰⁵

It’s very important for you to pay your rent on the day it’s due. Not paying on time might lead to a negative entry on your credit report,¹⁰⁶ late fees, and even eviction.

Check or Cash?

The landlord or landlord’s agent normally cannot require you to pay rent in cash. However, the landlord or agent can require you to pay rent in cash if, within the last three months, you have paid the landlord or agent with a check that has been dishonored by the bank. (A dishonored check is one that the bank returns without paying because you stopped payment on it or because your account did not have enough money in it.)

In order to require you to pay rent in cash, the landlord must first give you a written notice stating that your check was dishonored and that you must pay cash for the period of time stated by the landlord. This period cannot be more than three months after you:

ordered the bank to stop payment on the check, or
attempted to pay with a check that the bank returned to the landlord because of insufficient funds in your account.

The landlord must attach a copy of the dishonored check to the notice. If the notice changes the terms of your rental agreement, the landlord must give you the proper amount of advance notice (see Before You Agree to Rent).¹⁰⁷

These same rules apply if the landlord requests that you pay the security deposit in cash.

EXAMPLE: Suppose that you have a month-to-month rental agreement and that your rent is due on the first of the month. Suppose that the rental agreement does not specify the form of rent payment (check, cash, money order, etc.) or the amount of notice required to change the terms of the agreement (see Before You Agree to Rent).

On April 1, you give your landlord your rent check for April. On April 11, your landlord receives a notice from his bank stating that your check has been dishonored because you did not have enough money in your account. On April 12, the landlord hands you a notice stating that your check was dishonored and that you must pay rent in cash for the next three months. What are your rights and obligations under these facts? What are the landlord’s rights and obligations?

Unfortunately, the law that allows the landlord to require cash payments does not clearly answer these questions. The following is based on a fair interpretation of the law.

The requirement that you pay rent in cash changes the terms of your rental agreement and takes effect in 30 days (on May 12). This is because under your rental agreement, the landlord must give you 30 days’ notice of changes in it. Before You Agree to Rent.) Therefore, you could pay your May 1 rent payment by check. However, this might cause the landlord to serve you with a 30-day notice to end the tenancy (See Before You Agree to Rent). The requirement that you pay rent in cash continues for three months after the landlord received the notice that your check was dishonored (through July 10). You would have to pay your June 1 and July 1 rent payments in cash, if the tenancy continues. What about your April 1 rent check that was returned by the landlord’s bank? As a practical matter, you should make the check good immediately. If you don’t, the landlord can serve you with a three-day notice, which is the first step in an action to evict you (see Terminations and Evictions).¹⁰⁸

Obtaining receipts for rent payments

If you pay your rent in cash or with a money order, you should ask your landlord for a signed and dated receipt. Legally, you are entitled to a written receipt whenever you pay your rent.¹⁰⁹ If you pay with a check, you can use the canceled check as a receipt. Keep the receipts or canceled checks so that you will have records of your payments in case of a dispute.

Late fees and dishonored check fees

A landlord can charge a late fee to a tenant who doesn’t pay rent on time. However, a landlord can do this only if the lease or rental agreement contains a late fee provision. In some communities, late fees are limited by local rent control ordinances. (See Rent Control)

Late fees must be reasonably related to the costs that your landlord faces as a result of your rent payment being late. A properly set late fee is legally valid. However, a late fee that is so high that it amounts to a penalty is not legally valid.¹¹⁰

What if you’ve signed a lease or rental agreement that contains a late-fee provision, and you’re going to be late for the first time paying your rent? If you have a good reason for being late (for example, your paycheck was late), explain this to your landlord. Some landlords will waive (forgive) the late fee if there is a good reason for the rent being late, and if the tenant has been responsible in other ways. If the landlord isn’t willing to forgive or lower the late fee, ask the landlord to justify it (for example, in terms of administrative costs for processing the payment late). However, if the late fee is reasonable, it probably is valid; you will have to pay it if your rent payment is late, and if the landlord insists.

The landlord also can charge the tenant a fee if the tenant’s check for the rent (or any other payment) is dishonored by the tenant’s bank. (A dishonored check is often called a “bounced” or “NSF” or “returned” check.) In order for the landlord to charge the tenant a returned check fee, the lease or rental agreement must authorize the fee, and the amount of the fee must be reasonable.

For example, a reasonable returned check fee would be the amount that the bank charges the landlord, plus the landlord’s reasonable costs because the check was returned. Under California’s “bad check” statute, the landlord can charge a service charge instead of the dishonored check fee described in this paragraph. The service charge can be up to $25 for the first check that is returned for insufficient funds, and up to $35 for each additional check.¹¹¹

Partial rent payments

You will violate your lease or rental agreement if you don’t pay the full amount of your rent on time. If you can’t pay the full amount on time, you may want to offer to pay part of the rent. However, the law allows your landlord to take the partial payment and still give you an eviction notice.¹¹²

If your landlord is willing to accept a partial rent payment and give you extra time to pay the balance, it’s important that you and the landlord agree on the details in writing. The written agreement should state the amount of rent that you have paid, the date by which the rest of the rent must be paid, the amount of any late fee that is due, and the landlord’s agreement not to evict you if you pay the amount due by that date. Both you and the landlord should sign the agreement, and you should keep a copy. Such an agreement is legally binding.

SECURITY DEPOSIT INCREASES

Whether the landlord can increase the amount of the security deposit after you move in depends on what the lease or rental agreement says, and how much of a security deposit you have paid already.

If you have a lease, the security deposit cannot be increased unless increases are permitted by the terms of the lease.

In a periodic rental agreement (for example, a month-to-month agreement), the landlord can increase the security deposit unless this is prohibited by the agreement. The landlord must give you proper notice before increasing the security deposit. (For example, 30 days’ advance written notice normally is required in a month-to-month rental agreement.)

However, if the amount that you have already paid as a security deposit equals two times the current monthly rent (for an unfurnished unit) or three times the current monthly rent (for a furnished unit), then your landlord can’t increase the security deposit, no matter what the rental agreement says. (See the discussion of the limits on security deposits.) Local rent control ordinances may also limit increases in security deposits.

The landlord must give you proper advance written notice of any increase in the security deposit. (See “Proper Service of Notices.”)

The landlord normally cannot require that you pay the security deposit increase in case. (See Check or Cash in this section)

RENT INCREASES

How often can rent be raised?

If you have a lease for more than 30 days, your rent cannot be increased during the term of the lease, unless the lease allows rent increases.

If you have a periodic rental agreement,your landlord can increase your rent, but the landlord must give you proper advance notice in writing. The written notice tells you how much the increased rent is and when the increase goes into effect.

California law guarantees you at least 30 days’ advance written notice of a rent increase if you have a month-to-month (or shorter) periodic rental agreement.

Under the law, your landlord must give you at least 30 days’ advance notice if the rent increase is 10 percent (or less) of the rent charged at any time during the 12 months before the rent increase takes effect. Your landlord must give you at least 60 days’; advance notice if the rent increase is greater than 10 percent.¹¹³ In order to calculate the percentage of the rent increase, you need to know the lowest rent that your landlord charged you during the preceding 12 months, and the total of the new increase and all other increases during that period.

Examples: Assume that your current rent is $500 per month due on the first of the month and that your landlord wants to increase your rent $50 to $550 beginning this June 1. To see how much notice your landlord must give you, count back 12 months to last June.

30 days’ notice required: Suppose that your rent was $500 last June 1. Here’s how to calculate the percentage of the rent increase and the amount of notice that the landlord must give you:

Your landlord therefore must give you at least 30 days’ advance written notice of the rent increase

60 days’ notice required: Suppose that your rent was $475 last June 1, and that your landlord raised your rent $25 to $500 last November. Here’s how to calculate the percentage of the rent increase and the amount of notice that the landlord must give you:

Your landlord therefore must give you at least 60 days’ advance written notice of the rent increase.

Now suppose that your rent was $500 last June 1, but that instead of increasing your rent $50, your landlord wants to increase your rent $75 to $575 beginning this June 1. Here’s how to calculate the percentage of the rent increase and the amount of notice that the landlord must give you:

Your landlord therefore must give you at least 60 days’ advance written notice of the rent increase.

Normally, in the case of a periodic rental agreement, the landlord can increase the rent
as often as the landlord likes. However, the landlord must give proper advance written notice of the increase, and the increase cannot be retaliatory (see Retaliatory Actions, Evictions and Discrimination). Local rent control ordinances may impose additional requirements on the landlord.

Increases in rent for government-financed housing usually are restricted. If you live in government-financed housing, check with the local public housing authority to find out whether there are any restrictions on rent increases.

Rent increase; notice and effective date

A landlord’s notice of rent increase must be in writing. The landlord can deliver a copy of the notice to you personally.¹¹⁴In this case, the rent increase takes effect in 30 or 60 days, as just explained.

The landlord also can give you a notice of rent increase by first class mail. In this case, the landlord must mail a copy of the notice to you, with proper postage, addressed to you at the rental unit. The landlord must give you an additional five days’ advance notice of the rent increase if the landlord mails the notice. Therefore, the landlord would have to give you at least 35 days’ notice from the date of mailing if the rent increase is 10 percent or less. If the rent increase is more than 10 percent, the landlord would have to give you at least 65 days’ notice from the date of mailing.¹¹⁵

Example of a rent increase

Most notices of rent increase state that the increase will go into effect at the beginning of the rental period. For example, a landlord who wishes to increase the rent by 10 percent or less in a month-to-month rental effective on October 1 must make sure that notice of the increase is delivered to the tenant personally by September 1 or mailed to the tenant by August 27. However, a landlord can make the increase effective at any time in the month if proper advance notice is given.

If the increase in the rent becomes effective in the middle of the rental period, the landlord is entitled to receive the increased rent for only the last half of the rental period. For example:

Rental period: month-to-month, from the first day of the month to the last day of the month.
Rent: $500 per month.
Rent increase: $50 (from $500 to $550) per month (a 10 percent increase).
Date that the notice of rent increase is delivered to the tenant personally: April 15 (that is, the middle of the month).
Earliest date that the rent increase can take effect: May 15.

If the landlord delivers the notice on April 15, the increase becomes effective 30 days later, on May 15. The landlord is entitled to the increased rent beginning on May 15. On May 1, the tenant would pay $250 for the first half of May (that is, 15 days at the old rent of $500), plus $275 for the last half of May (that is, 15 days at the new rent of $550). The total rent for May that is due on May 1 would be $525. Looking at it another way, the landlord is entitled to only one-half of the increase in the rent during May, since the notice of rent increase became effective in the middle of the month.

Of course, the landlord could deliver a notice of rent increase on April 15 which states that the rent increase takes effect on June 1. In that case, the tenant would pay $500 rent on May 1, and $550 rent on June 1.

WHEN CAN THE LANDLORD ENTER THE RENTAL UNIT?

California law states that a landlord can enter a rental unit only for the following reasons:

In an emergency.
When the tenant has moved out or has abandoned the rental unit.
To make necessary or agreed-upon repairs, decorations, alterations, or other improvements.
To show the rental unit to prospective tenants, purchasers, or lenders, to provide entry to contractors or workers who are to perform work on the unit, or to conduct an initial inspection before the end of the tenancy (see Initial Inspection sidebar).
If a court order permits the landlord to enter.¹¹⁶
If the tenant has a waterbed, to inspect the installation of the waterbed when the installation has been completed, and periodically after that to assure that the installation meets the law’s requirements.¹¹⁷

The landlord or the landlord’s agent must give the tenant reasonable advance notice in writing before entering the unit, and can enter only during normal business hours (generally, 8 a.m. to 5 p.m. on weekdays). The notice must state the date, approximate time and purpose of entry. ¹¹⁸ However, advance written notice is not required under any of the following circumstances:

To respond to an emergency.
The tenant has moved out or has abandoned the rental unit.
The tenant is present and consents to the entry at the time of entry.
The tenant and landlord have agreed that the landlord will make repairs or supply services, and have agreed orally that the landlord may enter to make the repairs or supply the services. The agreement must include the date and approximate time of entry, which must be within one week of the oral agreement.¹¹⁹

The landlord or agent may use any one of the following methods to give the tenant written notice of intent to enter the unit. The landlord or agent may:

Personally deliver the notice to the tenant; or
Leave the notice at the rental unit with a person of suitable age and discretion (for example, a roommate or a teenage member of the tenant’s household); or
Leave the notice on, near or under the unit’s usual entry door in such a way that it is likely to be found; or
Mail the notice to the tenant.¹²⁰

The law considers 24 hours’ advance written notice to be reasonable in most situations.

If the notice is mailed to the tenant, mailing at least six days before the intended entry is presumed to be reasonable, in most situations.¹²¹ The tenant can consent to shorter notice and to entry at times other than during normal business hours.

Special rules apply if the purpose of the entry is to show the rental to a purchaser. In that case, the landlord or the landlord’s agent may give the tenant notice orally, either in person or by telephone. The law considers 24 hours’ notice to be reasonable in most situations. However, before oral notice can be given, the landlord or agent must first have notified the tenant in writing that the rental is for sale and that the landlord or agent may contact the tenant orally to arrange to show it. This written notice must be given to the tenant within 120 days of the oral notice. The oral notice must state the date, approximate time and purpose of entry.¹²² The landlord or agent may enter only during normal business hours, unless the tenant consents to entry at a different time¹²³ When the landlord or agent enters the rental, he or she must leave written evidence of entry, such as a business card.¹²⁴

The landlord cannot abuse the right of access allowed by these rules, or use this right of access to harass (repeatedly disturb) the tenant.¹²⁵ Also, the law prohibits a landlord from significantly and intentionally violating these access rules to attempt to influence the tenant to move from the rental unit. ¹²⁶

If your landlord violates these access rules, talk to the landlord about your concerns. If that is not successful in stopping the landlord’s misconduct, send the landlord a formal letter asking the landlord to strictly observe the access rules stated above. If the landlord continues to violate these rules, you can talk to an attorney or a legal aid organization, or file suit in small claims court to recover damages that you have suffered due to the landlord’s misconduct. If the landlord’s violation of these rules was significant and intentional, and the landlord’s purpose was to influence you to move from the rental unit, you can sue the landlord in small claims court for a civil penalty of up to $2,000 for each violation.¹²⁷

SUBLEASES AND ASSIGNMENTS

Sometimes, a tenant with a lease may need to move out before the lease ends, or may need help paying the rent. In these situations, the tenant may want to sublease the rental unit or assign the lease to another tenant. However, the tenant cannot sublease the rental unit or assign the lease unless the terms of the lease allow the tenant to do so.

Subleases

A subleases a separate rental agreement between the original tenant and a new tenant who moves in temporarily (for example, for the summer), or who moves in with the original tenant and shares the rent. The new tenant is called a “subtenant.”

With a sublease, the agreement between the original tenant and the landlord remains in force. The original tenant is still responsible for paying the rent to the landlord, and functions as a landlord to the subtenant. Any sublease agreement between a tenant and a subtenant should be in writing.

Most rental agreements and leases contain a provision that prohibits (prevents) tenants from subleasing or assigning rental units. This kind of provision allows the landlord to control who rents the rental unit. If your rental agreement or lease prohibits subleases or assignments, you must get your landlord’s permission before you sublease or assign the rental unit.

Even if your rental agreement doesn’t contain a provision that prohibits you from subleasing or assigning, it’s wise to discuss your plans with your landlord in advance. Subleases and assignments usually don’t work out smoothly unless everyone has agreed in advance.

You might use a sublease in two situations. In the first situation, you may have a larger apartment or house than you need, and may want help paying the rent. Therefore, you want to rent a room to someone. In the second situation, you may want to leave the rental unit for a certain period and return to it later. For example, you may be a college student who leaves the campus area for the summer and returns in the fall. You may want to sublease to a subtenant who will agree to use the rental unit only for that period of time.

Under a sublease agreement, the subtenant agrees to make payments to you, not to the landlord. The subtenant has no direct responsibility to the landlord, only to you. The subtenant has no greater rights than you do as the original tenant. For example, if you have a month-to-month rental agreement, so does the subtenant. If your rental agreement does not allow you to have a pet, then the subtenant cannot have a pet.

In any sublease situation, it’s essential that both you and the subtenant have a clear understanding of both of your obligations. To help avoid disputes between you and the subtenant, this understanding should be put in the form of a written sublease agreement that both you and the subtenant sign.

Thesublease agreement should include things like the amount and due date of the rent, where the subtenant is to send the rent, who is responsible for paying the utilities (typically, gas, electric, water, trash, and telephone), the dates that the agreement begins and ends, a list of any possessions that you are leaving in the rental unit, and any conditions of care and use of the rental unit and your possessions. It’s also important that the sublease agreement be consistent with the lease, so that your obligations under the lease will be fully performed by the subtenant, if that is what you and the subtenant have agreed on.

Assignments

An assignment is a transfer of your rights as a tenant to someone else. You might use an assignment if you have a lease and need to move permanently before the lease ends. Like a sublease, an assignment is a contract between the original tenant and the new tenant (not)the landlord).

However, an assignment differs from a sublease in one important way. If the new tenant accepts the assignment, the new tenant is directly responsible to the landlord for the payment of rent, for damage to the rental unit, and so on. Nevertheless, an assignment does not relieve the original tenant of his or her legal obligations to the landlord. If the new tenant doesn’t pay rent, or damages the rental unit, the original tenant remains legally responsible to the landlord.¹²⁸

In order for the original tenant to avoid this responsibility, the landlord, the original tenant, and the new tenant all must agree that the new tenant will be solely responsible to the landlord under the assignment. This agreement is called a novation, and should be in writing.

Remember: Even if the landlord agrees to a sublease or assignment, the tenant is still responsible for the rental unit unless there is a written agreement (a novation) that states otherwise. For this reason, think carefully about whom you let live in the rental unit.

¹⁰⁴ Civil Code Sections 1929, 1941.2.
¹⁰⁵ Civil Code Section 1962(f).
¹⁰⁶ If the landlord intends to report negative credit information about the tenant to a credit bureau, the landlord must disclose this intent to the tenant. The landlord must give notice to the tenant, either before reporting the information, or within 30 days after reporting it. The landlord may personally deliver the notice to the tenant or send it to the tenant by first-class mail. The notice may be in the rental agreement. (Civil Code Section 1785.26; Moskovitz et al., California Landlord-Tenant Practice, Sections 1.29, 4.9 (Cal. Cont. Ed. Bar 2009).

Foreclosures

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