Desirable school districts have an impact on the rental market. We show you where to find the best school districts in the Seattle area to own rental property.

6 of the Best Seattle School Districts To Own a Rental Home

Finding a great school is a top priority for most parents — especially those on the rental market. Whether they’re relocating for work, saving for a house deposit, or even renting to be closer to better schools, parents are doing their homework on well-rated school districts before choosing where to rent. 

If you own or are considering a home on the Seattle rental market the proximity of the home to good schools will have a big impact on the return you can expect. 

So where are Seattle’s most-desirable school districts and how do you decide if it’s the right place to own a rental home? Each year, organizations such as Niche.com and U.S. News analyze statistics, reviews, and data from the U.S. Department of Education. They take into account test scores, college readiness, graduation rates, SAT/ACT scores, teacher quality, public school district ratings and more. 

This article highlights six of the best-rated school districts in the Seattle area, as well as the top-20 neighborhoods with the best public schools, according to their 2022 rankings. 

Read More: How Your Property's School District Affects Rental Pricing

Best school districts in the Seattle area to own rental property

Mercer Island is Niche.com’s top-ranked school district for the Seattle area, with four elementary schools, one middle school and one high school. This school district is also considered to be the best for athletes and the safest — another big drawcard for young families. 

For families with older children, U.S. News rankings puts Mercer Island High School at #6 in Seattle, with a graduation rate of over 95%. 

In addition to being a great school district, neighborhoods in the Mercer Island District enjoy access to more than 475 acres of parks and open space for families to enjoy sports, nature walks, picnics and playgrounds. 

Coming in at #2 on the Niche.com rankings is the Bellevue School District. Bellevue School District serves the communities of Bellevue, Clyde Hill, Medina, Hunts Point, Yarrow Point, Beaux Arts Village, and portions of Newcastle, Kirkland and Redmond. The district offers 31 schools in total, with 19 elementary schools, eight middle schools and eight high schools. 

Bellevue has not one, but two top-five rated high schools in the area, with U.S. News ranking International School at #2 and Newport Senior High School at #4.

It’s not a cheap area to secure property, however according to areavibes.com it’s considered an exceptional place to live and attracts rental prices 54% higher than the Washington average.

Bainbridge Island isn’t just for day trips, it’s also a great place to live and ranks third in Seattle’s best school districts. Just a short ferry ride across the Puget Sound, Bainbridge Island School District contains 10 schools; six elementary schools, five middle schools and three high schools. 

It’s worth noting that Bainbridge Island ranks #1 for places to teach, making it an attractive location for families and teaching professionals alike. Bainbridge Island is also considered to be a safe area for families, with crime rates 66% lower than the Washington average.

The residents within the Lake Washington School District are spoilt for choice when it comes to accessing great schools, with 34 elementary schools, 15 middle schools and 10 high schools servicing the area — including the top-ranked high school in Seattle.

Eastlake, Lake Washington, and Redmond High Schools all enjoy a 94%+ graduation rate and are positioned within the top 20 high schools in Seattle. But for parents looking to alternative education opportunities, Tesla STEM High School is ranked #1 in Seattle and #12 nationally, making it a big drawcard to this district for families looking for a modern STEM-focused education and Advanced Placement programs. 

Being a magnet school, Tesla STEM High School accepts applications from outside of the district, but homes within the district make for an easier commute. 

Lake Washington School District is located between Lake Washington and the Cascade Mountains, to the east of Seattle. Covering 76 square miles, LWSD is the public school district for the cities of Kirkland and Redmond, as well as about half of Sammamish. On the north end of the district, some Bothell and Woodinville residents also attend schools in this area. 

The Issaquah School District has grown considerably in recent times, transforming over the past 100 years from a sleepy mining town to a vibrant neighborhood that attracts residents for its great living and employment opportunities. Retail giant, Costco, is headquartered within this district, so there is no shortage of working parents looking for homes. 

This school district contains 28 schools; 16 elementary schools, seven middle schools and six high schools — including Issaquah High School, which ranks ninth in the Seattle area. 

The Northshore School District is the 10th largest school district in Washington state, serving the cities of Bothell, Woodinville, Kenmore, and surrounding unincorporated areas in King and Snohomish counties.

In 1959, Woodinville and Bothell School Districts were consolidated to create the Northshore School District. Today, it offers 39 schools in total; 24 elementary schools, nine middle schools and nine high schools. Woodinville and North Creek High Schools are ranked among the top 20 high schools in the Seattle area (18 and 20 respectively).

Outside of the schools, there’s lots of reasons why residents are drawn to the neighborhoods along the Sammamish River. From waterfront parks and dense woodlands, to wineries and festivals, this region is fast-growing with plenty of interest in property. 

Top 20 suburbs with the best public schools in the Seattle area

If you already own a home that you have (or are considering putting) on the rental market, you can look up nearby K-12 schools and their performance on the Washington State Report Card. 

If you’re looking to purchase a rental home in one of Seattle’s best school districts, here is a shortlist of 20 top-ranked suburbs with the best public schools, according to Niche.com in 2022: 

Belong’s average time to rent in Washington is an industry-leading 12 days

Owning a rental home in a great area is one thing. Making sure it’s priced accurately, marketed, well-maintained, and guaranteed to bring you rent every month is another. 

Before you consider local property management to market your home, consider Belong. 

We manage everything about rental homes, so you don’t need to lift a finger. Belong trumps the property management industry with an average time to rent of just 12 days in Washington (as of May 2022). 

From finding a great family who will care for your Seattle home to providing them 24/7 support and in-house repairs and maintenance, you can rest easy knowing that Belong will handle it all.

If you own a Seattle or Washington property on the rental market, find out if you’re eligible here. 

From shifts in property value to an uplift in demand for rentals, find out how rising interest rates can affect landlords.

How Will Rising Interest Rates Affect Landlords?

First, a note on vocabulary: at Belong, we hate the words “landlord” and "tenant." Instead, we call everyone in our residential network Homeowners and Residents. Because language matters, and we want your home to be loved, not just rented. That said, we use the terms “homeowner,” “landlord,” and “investor” interchangeably in this post to help more people find this useful information. To learn more about why we’re working to change how people think about renting, see this article in TechCrunch.

While interest rates have been historically low over the last twenty years, they are currently on the rise, raising concerns within the real estate industry.  

On March 16th, the Fed approved a 0.25 percentage point rate hike. During their May meeting, the FOMC raised the benchmark rate by half-a-percentage point, following the quarter-point increase in March. Experts suggest that several more hikes are likely to follow later this year. Consequently, landlords need to understand how they will be affected by these rising interest rates.

Federal Open Market Committee (FOMC), often referred to as the Fed, targets a specific interest rate. The FOMC, or Fed, is composed of seven governors of the Federal Reserve Board and five Federal Reserve Bank presidents. The FOMC meets eight times each year to set the target federal funds rate. In response to this target, the Federal Reserve System will adjust the money supply so that interest rates will move toward the target rate. 

The federal funds rate is the interest rate banks will pay for overnight borrowing from the federal funds market. Any change in this interest rate will affect consumer interest rates, yields on Treasury notes, and indirectly, long-term conventional mortgage interest rates. Fixed rates on conventional mortgages are set slightly higher than the yields on 30-year Treasury bonds. 

When the Fed raises the federal funds target rate, it increases the cost of credit throughout the economy. Generally, the Fed will cut interest rates when the economy is struggling and raise them when it is strong. 

How do rising interest rates affect the housing market?

An overall increase in interest rates will have a cooling effect on the housing market. When interest rates increase on mortgages, borrowing the same amount of money costs more—a higher interest rate results in a higher monthly mortgage payment for most buyers. As a result, homebuyers may suspend or slow future home purchases. 

When borrowing costs increase, purchasing a home becomes more costly. This is especially true for first-time buyers because they do not have equity in a current home. After relatively lower interest rates, potential homebuyers are likely to be more sensitive to cost increases. As a result, current tenants may choose to stay in a rental property for an extended period. When more people remain in rentals, it increases the demand in the rental market. 

Interest rates also affect real estate values, consistent with other investment vehicles. For landlords, an increase in interest rates may result in slower appreciation or a decrease in the value of a rental property. Increased interest rates can impact the availability of capital and the demand for investments. Changes in availability affect the supply and demand for property and, as a result, the price.

How do rising interest rates affect real estate investors? 

Interest rate increases equally impact real estate investors. Like traditional homebuyers, it will cost landlords more to borrow for new real estate investments. 

Purchasing power for rental properties and cash flow concerns

Landlords and real estate investors looking to purchase additional properties will have higher borrowing costs, impacting their cash flow and annual yield. Landlords should continue to carefully calculate cash flows and look for ways to adjust to higher borrowing costs. 

Some may suggest that landlords purchase new rental properties with a plan to refinance when interest rates decrease. However, we do not know if and when rates may decrease. Refinancing also comes with additional costs and restarts the amortization of a loan. 

Real estate investors can combat higher borrowing costs by improving their credit scores and shopping around for mortgages with the best rates.  

Cash will continue to reign during periods of growing interest rates. The increased borrowing costs caused by these interest rates may decrease the overall cash flow for landlords. Subsequently, it may become more challenging to compete for fewer ideal investment properties, and cash buyers will continue to see less competition. 

Real estate investors will likely see improved capitalization rates due to increased interest rates. A lower capitalization rate can indicate less investment risk. However, capitalization rates don't factor in increased borrowing costs. The higher demand for rental housing can improve your cap rates as a landlord. Similar to a decrease in cash flow, lower cap rates can make finding deals for new investment properties more difficult.

Concerned about rising interest rates? Look for favorable fundamentals

An increase in interest rates indicates that the Fed believes the economy is strong. Interest rates are just one factor used to assess the housing market. The FOMC only raises rates if they determine that the economy can withstand the change. Even after recent increases, interest rates remain historically low. 

While interest rates provide crucial decision-making metrics, landlords and investors should continue to focus on the fundamentals. A property valuation will continue to provide fair market value of a real estate property. Comparing each property valuation in conjunction with a cash flow and profit opportunity analysis will allow you to evaluate the risk and opportunity of each investment. Further, by carefully considering the purpose and horizon of the investment, you can be sure you're making ideal ventures in the current market.

While rising interest rates will affect landlords in several ways, immense opportunity still exists in real estate investment. Landlords can mitigate cash flow changes by carefully calculating costs and options. 

Belong offers a form for homeowners to estimate how much they can make renting out their homes. We also guarantee our landlords rental income even when a home is vacant. Make the most of increasing interest rates and see how much you can earn with Belong. 

Interest rates have been historically low in recent times, but they on the rise. Find out how rising interest rates affect landlords with rental property.

Today is a special day for Belong. We are announcing an $80M Series C Financing led by Dan Wenhold at Fifth Wall. All our major investors (Battery Ventures, GGV Capital, and a16z) are doubling, tripling, and quadrupling down on our dream. 

Belong Announces $80M Series C Capital Expansion

We are announcing an $80M Series C Financing led by Dan Wenhold at Fifth Wall. All our major investors (Battery Ventures, GGV Capital, and a16z) are doubling, tripling, and quadrupling down on our dream. 

We founded Belong as first-generation immigrants to the United States. As immigrants, we had to redefine what Home meant to us in numerous ways multiple times. 

The mission of Belong is to create authentic belonging experiences, empowering residents to become homeowners and homeowners to become financially free. 

In simple words, we are on a mission to make the terms landlords and tenants obsolete. Replacing them with a more caring, empowering, and human-centric system. Putting people first.

This mission is of cultural and pragmatic relevance to the future of the United States and the world.

The last 40 years saw a combination of stagnant wages and a restricted housing supply due to local and federal policies. As a result, home prices have increased dramatically to unsustainable levels, creating two entire generations of perpetual renters. The average worker with an average salary is priced out of the average home. 

In addition, the last ten years saw a significant concentration in ownership of the housing supply. As a result, individual homeowners and renters now compete with prominent hedge funds to access homes to live in and build long-term wealth.

Belong is the counterforce to this grim future, where giant corporations own a majority of homes.

We have made owning a rental home easy and stress-free enabling more individuals to build equity in, and generate cash flow from, their homes - ultimately building towards financial freedom. We do this by offering a one-stop-shop home management platform for homeowners so they never have to be a landlord, get financial tools to manage their investment, guaranteed rent, and have their home be taken care of by high-quality residents and our in-home maintenance team. As a result, our homeowners can now become small-scale investors using Belong’s system.

We have created a new system, one made with love, that enables residents to receive extraordinary service while they build towards homeownership with each on-time rent payment, helping them break the perpetual renting cycle.

Belong’s version of the housing market is one where homes are in the hands of regular people. 

For that, we work day and night to make renting a home delightful and financially sound. The way it should always have been.

Our rapidly growing community agrees! We have thousands of homeowners and residents in Belong Homes. Our customer satisfaction is several orders of magnitude higher than the industry average. Our members rave about the Belong system in our public reviews. 

This journey hasn’t been easy. And it won’t be going forward. It will be challenging and fraught with unexpected surprises. It will also be fun and rewarding. 

One thing, we can promise: the best is yet to come!

Thank you to all Belong team members past and present! These are the heroes that brought Belong to where it is today. 

Abner, Adalia, Adam, Adrian, Adriana, Adriano, Agustin, Ahmad, Akash, Alejandro, Alejandro M., Alex, Alexander, Alexandra Lux, Alfiero, Alyanna Marie, Alyssa, Amanda C., Amanda F., Amber, Amy T., Amy X., Anders, Andrea F., Andrea G., Andrew S., Andrew Q., Angela, Ann, Anna Marie, Anthony L., Anthony R., Arlie Mae, Arnie, Arsalan, Arthur, Aumi, Austin, Benjamin, Bhagwant, Breanna, Brian H., Brian S., Britt, Brittany R., Brittany W., Brooke, Bruce, Brynn, Caleb, Cameron, Candace, Cara, Carlo, Carlos, Carolyn Mae, Caryn Marie, Casey, Cassidy, Catherine, Celeste, Cesar G., Cesar B., Charles C., Charles H., Chelsea, Cherdy, Chris Y., Chris D., Christian, Christopher G., Christopher W., Claudio, Clayton, Colton O., Colton R., Corinne, Daisy Jane, Damian, Daniel D., Daniel P., Daniel K., Daniel W., Darely, David S., David C., Deborah Mailén, DeJon, Diego M., Diego B., Dionisius, Divine Grace, Douglas S., Douglas H., Edward L., Edward G., Eileen, Einar, Eleanor, Elglenn John, Eli, Elise, Ella, Emiliano, Emily, Emma P., Emma H., Emmanuel, Eric, Erica M., Erica F., Erin, Esteban, Evan, Ezequiel, Fedelyn, Federico, Felicia, Fernando, Flora, Francesca, Francisco P., Francisco F., Francisco O., Gabriel, Gareth, Garrett, Gerson, Giankarlo, Gilbert, Gonzalo, Grace, Gregory T., Gregory A., Haman, Hannah, Haris, Hector, Hernan G., Hernán C., Hugo, Hyuk, Ignacio M., Ignacio S., Iishe, Inci, Ivan C., Iván P., Jack, Jackson, Jaclyn, Jamie James, Jan Ronniebert, Janet, Jarl Anthon, Jason, Javier, Jawad, Jay-R C., Jay-R V., Jeffrey Q., Jeffrey V., Jeremias, Jerry, Jesse, Jessica M., Jessica B., Jocelyn, Joel, John A., John C., John P., John K., John G., John U., Jonathan M., Jonathan Y., Jordan T., Jordan B., Jordan E., Jordan D., Jorge, Jose R., Jose Re., Jose Marie, Joseph F., Joseph H., Joseph C., Juan O., Juan R., Jubie, Julian, Julio, Kar, Kareen, Karen, Katerina, Katherine, Kathleen, Katy, Kayla, Keith, Kelly W., Kelly D., Kelly E., Kevin, Khymberly , Kimberly, Kirsten, Larry, Laura, Laurence Jake, Laurie Mari, Lee, Lily, Lip, Lucinda, Luis, Ma. Therese Anne, Madelaine, Madeline M., Madeline S., Madyson, Mahli Carmela, Manuel, Marc, Marcos, Marcus, Maria An, Maria Lina, Maria Nica, Maribel, Mario R., Mario L., Mario C., Marisol, Mark, Marlene, Martin L., Martin P., Marvin, Mary Ann, Matias A., Matias B., Matias P., Matías O., Matthew Y., Matthew H., Matthew J., Matthew N., Meldenne Joy, Melisa, Michael P., Michael G., Michael M., Michelle D., Michelle M., Michelle Joy, Miguel A., Miguel R., Milan, Mirasol, Montana, Murugesh, Namrata, Nancy, Naomi, Naomi Lynn, Natalia, Nate, Nica, Nicholas R., Nicholas C., Nicholas I., Nicolas G., Nicolas A., Nicolas G., Nicolás M., Nicole, Noemi, Otgondavaa, Pablo, Paul, Pierre, Pradeep, Priscila, Pryncess Juvy Jane, Randy, Rachel,, Rebecca, Rey, Richard E., Richard H., Ricky, Robert R., Robert K., Robert V., Robert N., Romeo, Ronald, Ronson, Ruben M., Ruben A., Ryan F., Ryan W., Rylie, Sajni, Saliq, Sanjana, Sarah A., Sarah W., Sarkis, Scott, Sean, Sebastian, Shad, Shawn, Shelby, Shyla May, Sonia, Sparsh, Spencer, Stephan, Stephane, Stephanie X., Stephanie R., Stephanie M., Steve, Steven, Sydney, Temitope, Thomas C., Thomas L., Thomas S., Thomas P., Tien, Timothy M., Timothy I., Tom, Tomas, Travis, Treavor, Trisha Erika, Tyler R., Tyler L., Tyler D., Venancio III, Victoria M., Victoria R., Victoria C., Warren, William L., William B., Xavier, Yungun

Announcing an $80M Series C led by Dan Wenhold at Fifth Wall. All major investors (Battery Ventures, GGV Capital, and a16z) are quadrupling down on our dream.

When it's time to upgrade your rental, it's important to choose projects to yield the highest ROI. Here are 5 high-value rental renovation ideas to consider.

The 5 Best Home Improvements for the Highest ROI

Renovating a rental property can be a great way to increase the value of your home and rental return. Here are 5 ideas for achieving the highest return on investment when remodeling a rental property.

Are you thinking of making some changes to your rental property? As a landlord, it’s your job to make sure that your rental property is the best it can be. This could mean anything from adding upgrades like new appliances, hardwood floors, or a fresh coat of paint to upgrading your property’s electrical system or installing a new roof. When it comes to making home improvements, there are a lot of factors to consider. Not all projects are created equal and some will offer a better return on investment (ROI)  than others. 

According to Remodeling Magazine, the average home-related remodeling project costs around $35,000 with an average return on investment (ROI) of 138% in additional home value. But how do you know what upgrades are more likely to increase the value of your property?

Whether you’re a landlord looking to modernize your rental or just planning on selling your home in the near future, here are the top five home improvements with the best ROI. 

1. Renovate or remodel the kitchen and bathroom

The kitchen is the heart of your home – it’s where you cook, eat, and entertain. While a kitchen renovation can be a daunting and expensive undertaking, it’s also one of the best investments you can make. When planning a kitchen renovation, it’s important to focus on the features that will give you the best ROI. Some of the most popular and effective kitchen renovations include expanding the space, updating appliances and fixtures, and adding storage.

Likewise, bathroom remodels are always a great investment. You can save money on your water bill by installing low-flow toilets and showerheads. You can also create more storage space with creative cabinet choices. If you're thinking of putting your property on the market, a bathroom remodel is one of the best ways to increase its value.

2. Repaint the exterior and interior of your home



One of the most cost-effective ways to add value to your home is by painting. A fresh coat of paint can make any room look new and updated. Select neutral tones that will appeal to a wide range of potential buyers. Painting the exterior makes a huge difference in your property’s curb appeal and is one of the most cost-effective improvements you can make.

Replace old, drafty windows with new, energy-efficient ones to save you money on your heating and cooling bills year after year. Installing new energy efficient windows can also help add value to your property by making your home more comfortable. When choosing new windows, be sure to look for ones that are ENERGY STAR® certified and have Low-E glass.

Flooring can be a dealbreaker when it comes to selling a home. While hardwood floors are usually the most desirable, laminate flooring is also a good option for those who are on a budget. Luxury vinyl plank flooring is also becoming a popular option, as it is designed to mimic stone or wood without the upkeep. The best thing you can do to make your property more appealing is to keep the flooring consistent throughout. 

Laura Diamantoni, of The Diamantoni Group is a licensed Realtor with Realty One Group and the owner of Red Canna LLC. Laura has been investing in real estate for over a decade, rehabbing properties for resale as well as long- and short-term rentals and has worked with every type of property from Section 8 to Executive rentals. 

“My rule of thumb when making upgrades, is to do it like you are the one who is going to be living there. When I am rehabbing a property, the first thing I look at is the flooring. I hardly ever put carpet into my properties, instead I opt for hard surface flooring. It just gives the property a cleaner, neater look. If the property has original hardwood floors, I will sand them down and refinish them, adding a tint into the poly to even out stains and correct UV damage.” 

First impressions matter and you want your home to look its best when welcoming visitors or potential buyers. Many people don’t realize that landscaping can also be a great investment, with some projects providing over a 200% ROI.

Improving your landscaping, adding a deck or patio, or even just power washing your siding can make a big difference in how much your home is worth.

Shane Kuhns, of the Shane Kuhns Team leads one of the top-producing teams for Berkshire Hathaway and is the recipient of The Chairman’s Platinum Award. His team has members in both Pennsylvania and Florida. According to him, these are the top four landscape improvements worth considering:

Seeding your lawn to fill in any divots or gaps (417% ROI)

Investing in standard lawn care (303% ROI)

(STATISTICS: National Association of Realtors)

How do I know what improvements I should make?

If you're thinking about making some home improvements, Kuhns says it's a good idea to look at comparable properties that are on the market, as well as how quickly similar properties in your neighborhood are increasing in value. This will help you gauge what kind of improvements are likely to add the most value to your home. “No amount of upgrades will change those numbers,” says Kuhns.

When advising property owners, Kuhns also says not to get too hung up on the latest design trends. “Design trends change almost every six months, so it’s important to make upgrades that will stand the test of time, for example, choosing a more neutral palette.” 

Belong eliminates the hassle of rental property maintenance

When your home is with Belong, it will always stay well-maintained thanks to our extensive vendor network of over 10,000 professionals. Belong's vetted team can conduct initial and quarterly maintenance inspections throughout your lease term and are available to handle repair requests 24/7 through the app. 

If unexpected repairs or emergency maintenance costs do arrive, Belong has that covered too. All Belong homeowners are pre-approved for our Split It program, which spreads the cost of repairs across the term of your lease. This means you’ll always stay cash flow positive, receiving guaranteed rent every month minus a Split It repayment.

Belong is making renting loveable for homeowners with flexible financing, rewarding perks and constant innovation. Visit our homeowner's page to find out more about how our services are helping people to ditch property management in Seattle, Redmond, Oakland, San Francisco, San Diego, Los Angeles, Tampa, Orlando, Jacksonville, Miami and many more.

California Rent Control Laws changed with the Tenant Protection Act of 2019 (AB-1482). This is an overview of changes to local rental control law in CA.

Everything You Need to Know About California’s Rent Control Laws

California Rent Control Laws changed with the Tenant Protection Act of 2019 (the bill also known as AB-1482). Read on for an overview of changes to local rental control law in the State of California. 

Enacted on January 1, 2020, California’s statewide rent control law made it illegal for residential landlords to raise rent more than 5%, plus the local rate of inflation in a year. Called the “Tenant Protection Act of 2019,” or AB 1482, the law is designed to prevent the most “egregious” rent increases in the state, especially as many renters have had extreme difficulty paying for housing in the midst of the COVID-19 pandemic.

California Governor Gavin Newsom remarked that with the implementation of the Act (AB 1482), the state will enjoy the “nation’s strongest statewide renter protections.” The statewide law is retroactive to March 15, 2019, and expires on January 1, 2030.

Note that the rental caps limit how much a landlord can increase a tenant’s rent, not the amount of the initial rental price. That amount is determined as it always has been: the homeowner and the tenant come to an agreement that is ratified through a signed lease. To help homeowners determine the optimum price embodied in that agreement, Belong offers a Pricing Optimization Model which takes into account a variety of factors, including market conditions and location.

Exemptions for the Statewide Rent Control Law

The Tenant Protection Act applies broadly to all housing, however there are some exemptions, including which can be found here. The statute does not apply to California condos, and single-family homes, unless they’re owned by a corporation or real estate investment trust. Local rent control ordinances currently in effect will still apply.

Duplexes, where the owner lives in one of the units, are also exempt. In addition, the law provides for these exemptions:

Housing accommodations in which the tenant shares bathroom or kitchen facilities with the owner;

Single-family owner-occupied residences, including a residence in which the owner-occupant rents or leases no more than two units or bedrooms, including an accessory dwelling unit or a junior accessory dwelling unit;

Units already subject to a local ordinance that is more protective than state law, and that requires “just cause” to terminate a tenancy (for example, the eviction protections of the San Francisco Rent Ordinance) – see below for a further description of “just cause;”  and

Residential real property that’s separately alienable from the title to any other dwelling unit – meaning, it can be sold separately from any other dwelling, as is typically the case with single-family residences and condominiums – as long as both A and B apply:


(A) The owner is not any of the following:

(i)  A real estate investment trust, as defined in Section 856 of the federal tax code;

(iii)  An LLC (limited liability company) where at least one member is a corporation

(B) The tenants have been given written notice that the residential property is exempt from this section.

Homeowners should note that the state law exempting buildings constructed in the last 15 years is a rolling date. Thus, units built in 2006 will be covered by the exemption in 2021, but not thereafter. Similarly, units built in 2007 will be covered up through 2022,  but not thereafter. And so on.

Updates to evictions and lease terminations: the “just cause” requirement

AB-1482 has a protection for tenants that prevents landlords from attempting to circumvent the law by evicting current tenants to set new, higher rents for future tenants. The law requires landlords to show “just cause,” such as failure to pay rent, when terminating a lease. Other examples of just cause include violating the terms of a lease agreement, assigning or subletting the premises, refusing to provide reasonable access, refusing to vacate, and committing a crime on the property.

The just cause protection applies to renters who have resided in the unit for 12 months or more. If another renter is added to the lease before an existing renter has continuously resided in the unit for 24 months, the just cause provisions only apply if everyone on the lease has continuously resided in the unit for 12 months or more, or if one of the renters has continuously resided in the unit for 24 months or more.

For those residents who’ve lived in a unit for at least a year, landlords must provide the tenant with an opportunity to cure the violation.

The law exempts certain housing types from the tenant protections (like the rent control provision), requiring a just cause showing prior to terminating a residential tenancy.

Furthermore, AB 1482 sets out some “no fault” just causes, which means that a homeowner can end a lease if the unit is removed from the rental market or is being provided to an immediate relative. Additional “no fault” just causes include: if the homeowner is substantially remodeling the unit; if it needs to be vacated to remedy habitability issues; or if the homeowner is responding to an administrative or court order. 

Where local rent control laws are already in place

The following California communities have local rent control laws on the books, meaning the statewide rent control rules won’t apply – other than for mobile homes:

In addition, several other communities have measures short of rent control, and we advise you to look at the provisions that apply:

Campbell (starting Ch 6.09 mediation only)

San Diego (98.0730 just cause eviction, only)

San Leandro (non-binding review & mediation only)

Plus, the unincorporated neighborhoods of Los Angeles County have local rent control laws.

Rent Control Ordinances in Large California Cities

In LA, the local rent control law only applies to buildings constructed prior to 1978. However, with the statewide rental control law, many thousands of newer units built between 1978 and 2005 will be required to comply with AB 1482.

The municipal code says that only one rent increase is allowed every 12 months based upon the regional CPI (Consumer Price Index). Effective July 1, 2020, the annual allowable increase is 3.0%. To be clear, in the City of Los Angeles, if a tenant resides in a building that was built before 1978, rent increases are to be capped under the provisions of the city’s rent control ordinance, and rent in that building can’t exceed a 5% increase (plus inflation). The rate by which landlords can up the rent is calculated as a percentage of the annual Consumer Price Index (CPI).

California Rent Control Laws: An Overview

Landlords have been painted as money hungry monsters keeping people from homeownership. Here's why we don't accept this crushing stereotype: people like you.

6 Invaluable Rules for Being a Landlord But Not a Jerk

Landlords have a bad reputation. There’s a stereotype of a money-hungry merciless landlord that has persisted for centuries, dehumanizing regular homeowners. In fact, the term has so much bad blood behind it that at Belong we don’t even like using it. Instead, we refer to landlords as the more human and accurate description of  homeowners. Equally, we prefer ‘residents’ to ‘tenants’. 

Because having a rental home is more than just property ownership. It’s a vital community service for people who need a place to call home. A growing number of Americans aren’t in a position to own a home or may even prefer the flexibility of renting when moving for work or looking for opportunities in a new city. 

Providing shelter to a person or family has a significant impact on their lives. While it can be financially lucrative, it also comes with a lot of responsibility. If you want to be the kind of homeowner who can be a landlord without being considered a jerk, there are ways to be kind and considerate without losing out financially.  

Here are 6 invaluable rules for being a successful ‘landlord’ but not a jerk:

Partner with companies who reflect your values

Rule #1: Don’t think the worst of people.

Even though you’re currently a homeowner, there was probably a point in your life when you were on the other side of things — when you were living in a rental. You may even be renting now while someone else is in the home you own. 

As a renter, did you (or do you) make yourself at home? Did you ever invite a friend over to see “the landlord’s house?” Or did you simply say “let’s have dinner at my place”? 

Belong thinks it’s important to keep that dynamic in mind — to remember that when you own a house or apartment on the rental market, you’re not leasing out a dead space. You’re inviting someone to make themselves at home.

Just as people say “nobody ever washed a rental car”, there is an untrue belief that renters won’t care for places they don’t own. Yet if you do your due diligence to find great people who want to live in your home and treat them as such, there’s a good chance they will have pride in your home. They may even leave it in even better condition than when they arrived. 

One of the most important rules to follow as a homeowner is to maintain good communication with your residents. Whether it's about a rent increase, a repair, or a dispute, keeping the lines of communication open and transparent can help you avoid misunderstandings and conflicts. 

Particularly if you self-manage a home, it’s important to create an environment of mutual respect. Be considerate of their privacy, and make sure to give them notice before entering the home. Don't harass them with endless phone calls or emails, and try to be understanding if they are experiencing financial difficulties or personal issues that may affect their ability to pay rent on time. That’s not to say you shouldn’t enforce the rules of the lease agreement, but be careful not to treat them with contempt simply because you own the place they call home. 

Another thing that gives landlords a bad reputation is the desire to let things slide. From dodgy paint jobs, ignoring dead plants in the yard or taking your time making repairs, there is no shortage of cost-cutting short cuts for homeowners. 

But when you show a lack of commitment, you are sending signals to your resident that you don’t care about the home, which begs the question: Why should they? When you demonstrate you love your home – by quickly and responsibly investing in its maintenance – you are encouraging “love it back” behavior.

What’s more, something wonderful happens when everyone in a community works together to maintain houses: the values increase. And there’s a great deal of data which shows the tragic opposite is true: neighborhoods decline in value when people stop caring.

Rule #4: Avoid discrimination and judgment.

It's illegal to discriminate against tenants based on their race, religion, gender, or other protected categories. Make sure to treat all applicants and residents equally and fairly, and don't make any assumptions or judgments based on their background or appearance. Be open to different lifestyles and cultures, and try to accommodate peoples’ needs and preferences as much as possible.

Rule #5: Be reasonable with rent increases

Rent increases are a common occurrence in the rental market, but it's important to be reasonable and considerate when raising the rent. Make sure to give your residents ample (and legally required) notice before raising the rent, and try to keep the increase within a reasonable range. 

If your residents are long-term and reliable, remember that huge price hikes could send them packing and cost you money with vacancies and looking for new people just like them. 

Read more about the best way to price your rental home to attract long-term residents in Los Angeles, San Diego, San Francisco Bay Area, Seattle or Miami. 

Rule #6: Partner with companies who reflect your values.

Self-managing a rental home is not for everyone. Those who take on the responsibility themselves often find it much harder to avoid inherent ‘jerkiness’ purely from the emotionally draining and time-consuming nature of property management. Try being nice when a furnace stops working at 11pm! 

Hiring a property manager isn’t always the quick-fix answer either. Think about the lengths that large hotel brands and vacation rental services like Airbnb go to make people feel comfortable and even “at home” when they’re staying with them. And yet traditional property management services — the very businesses who are supposed to be finding everyday living accommodation for people — do the complete opposite. 

Belong is changing that. Its human approach is turning the rental experience into a world-class hospitality service for both you and your residents. Unlike traditional property management services, Belong provides a complete end-to-end service with full transparency. Belong matches houses with residents that are looking for a long term place to live — somewhere to call home. 

Find out how Belong can both optimize your passive income opportunities and help you be a respected homeowner here. 

6 Invaluable Rules for Being a Landlord (But Not a Jerk)

Uncover the ins and outs of remotely managing an out-of-state property as a landlord.

Managing An Out-of-State Rental Property

Choosing to manage an out-of-state property as a landlord can provide unique upsides. However, managing a rental remotely from another location comes with some distinct challenges. With careful consideration and an understanding of property management solutions, landlords can be sure their out-of-state rental brings them fewer headaches and more success. 

Out of state rental property considerations 

The local real estate market will be a driving force in your decision to add a rental property to your portfolio. A vital location will be on a clear path for growth or future revitalization. 

You may also choose to evaluate other factors, including:

Local amenities like restaurants, trails, and parks 

As with any rental property, it’s critical to estimate the potential cash flow of each potential property. Accurate calculations will provide you with essential information to aid decision-making. 

Accurately calculating your potential cash flow for an out-of-state rental property requires going beyond simple calculations that take principal, interest, taxes, and hazard insurance into account. You may also need to account for mortgage insurance, repairs, maintenance, turnover, and capital expenditures. 

Do you enjoy the location and things the city or state offers? It’s helpful to consider areas that you might personally enjoy. You may be spending time there, especially when establishing your rental property. Choosing an appropriate location is also vital if you plan on using the home as a future vacation or retirement home. 

Carefully research the local laws regarding rental properties. Some states or cities may have specific provisions around tenant screening processes. You may also find guidelines around if and how you can decline tenant renewals, notices, and evictions. 

You may need to make changes to your lease agreement to ensure it’s consistent with local laws. If you’re unfamiliar with landlord-tenant laws, it may also be prudent to consult with an attorney familiar with local laws. While legal considerations may be initially tedious, careful due diligence will save you grief in the long run. 

How to make an out of state rental property easier to manage 

Set clear tenant responsibilities and expectations 

Communicate expectations with potential tenants and ensure that your lease agreement outlines any important details. For example, if your tenant is responsible for lawn care, be sure that you define and set guidelines around this responsibility. 

Your proximity to your out-of-state rental property may dictate how you manage maintenance, emergency repairs, and vacancies. What aspects of these processes need to be communicated with your tenant or included in your lease agreement?

Your out-of-state rental property will inevitably need maintenance and repairs. If and when the A/C unit goes out in the middle of August, you don’t want to be searching high and low for a local, trustworthy repair company. 

Consider doing preliminary research and compiling a list of local resources before you may need them. You can check sites like Nextdoor for reviews and recommendations. Finding a reliable handyperson for your out-of-state rental property will save you lots of time and money in the long run. 

Defined systems, processes, and automation tools will make managing an out-of-state rental property immensely easier.

If this is your first time using automation tools, consider outlining all of the processes associated with your property: 

You can choose the tools that are best suited to your specific needs. You may need to try different solutions or combine multiple tools to find the best combination for your rental property. 

Build relationships with your out of state rental property’s HOA

While you may not be the one living in your out-of-state rental property, it’s to your advantage to cultivate a relationship with the local HOA, if there is one. Failing to develop a good relationship can result in unexpected assessments, fines, and violations. 

To maintain a harmonious relationship, be sure that you are familiar with HOA guidelines and align your lease agreement with those guidelines. Always be sure to pay HOA dues promptly and address any violations in a timely and respectful manner. 

Ease the burden of managing an out-of-state rental property by using property management software, hiring a property management company, or individual property manager. 

Generally, property management services or software includes:

Choosing the right property management solution will help you find better tenants, experience fewer vacancies, and streamline your rental management. A property management solution will eliminate any hassle and help shift the burden of managing an out-of-state rental property. 

Using property management software can be a great start, especially if you have lots of experience managing rental properties. While the software will likely be the least expensive property management solution, it still requires you to execute many tasks. Carefully research potential software and look for a specific solution for your circumstances. 

Learn how to manage a rental property remotely as we uncover the ins and outs of managing an out-of-state property as a landlord.

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