Each year in the Bay Area it's getting warmer. I remember when 85 was considered peak summer heat!

Many renters are looking for homes with A/C or asking landlords to add it. Understandably so, though don't be surprised if the owner says "No."

California law states residences must have heat, but A/C is not considered a legal requirement at this time. It is a convenience item and at the discretion or agreement between landlord and tenant. Installing a new, forced-air A/C system in a home usually costs $5000 to $8000 depending on the upgrades needed to the current heat system.

Most landlords will allow tenants to install portable or window A/C units at the tenant's expense. However, depending on the construction of the property, A/C may not be the whole solution to the heat. Attic fans, ceiling fans, dual-pane windows, blackout drapes, porch covers or shades, and insulation can all increase the property's ability to refract heat. These all fall under the "convenience" item category, so landlords are not required to provide or permit them.

Tenants, remember to check with your landlord before making any permanent changes to your rental property. Many landlords appreciate efforts made that will enhance the desireablilty of their rental in the future, so they may be quite agreeable to your suggestions and efforts. However, your changes, if not agreed upon, may be deducted from your security deposit for "restoration" of property.

Subleasing can consist of bringing in a roommate or moving out and finding someone to take over your lease. This is a good economical option for many, but there are some potential potholes in this road to success.

Many leases prohibit sub-leasing, so read your lease terms. You probably need to get your landlord's stamp of approval if you add an occupant or want someone to take over your lease. If you simply find someone to move in and take over the rent, this could be a violation of the lease and the landlord could evict you. Yes, I said YOU.

Most leases limit the number of occupants and may add an additional monthly fee to the rent if there is a change in occupancy. Usually it's a minor amount and the benfit of splitting the rent will outweigh the fee. But, if your roommate is not on the lease and decides to stop paying you rent, your landlord has no obligation to help you. So pick your roommates wisely and make sure they are added to the lease so they have some incentive with the financial responsibility.

Also, if you sublease and move out, you would still be liable for the rent, plus the new renter and whatever the new renter does to the unit as the lease still has your name on it. So, rather than having help in a difficult situation, you may end up paying rent in your new location and paying rent while your subleasee enjoys the benefits of worry-free housing. It becomes a snowball effect like co-signing for a relative's car or house. If they stop paying, it becomes your responsibility to step in and make the payments on something you don't tangibly own and can't sell.

I received a notice of eviction from a past landlord. I don't live at the house any more. I moved out six months ago. Is this a joke?

If landlord has gone to the trouble of filing a notice of default and started court procedings, I'd wager a guess it's not a joke.

If you had a lease on the house and sub-leased or moved out and left roommates behind to finish out the lease terms, did you notify the landlord AND get your name removed from the lease?

If your name is on the lease and the remaining people have not paid rent, you are still responsible in the eyes of the law–and the landlord–for the unpaid rent or whatever other violation of the lease has occurred.

Best contact the landlord and your ex-roommates and see what you can negotiate to stay the eviction….or they may obtain a judgment against you which could become a collection on your record!

Leases are legally binding, but there are circumstances where a tenant may break a lease (ie., flood, fire, personal tragedy). The tenant is responsible to pay the agreed amount for the duration of the lease, and the landlord can take the matter to small claims court for a judgment if there is unpaid rent.

If a landlord files a case for unpaid rent, you have the option to go to court and contest the matter, especially if you had a valid reason to break the lease. However, if you decided to move out and just stop paying rent because you found a better option, likely the ruling will be in favor of the landlord. If the landlord obtains a judgment if may then affect your credit report and can stay on your report for 10+ years. Once the judgment is finalized the matter can be turned over to a collection agency.

It is best if you are in a position where you need to move out and break a lease, to communicate in advance with the landlord and work out a settlement or a plan to allow them to re-rent the unit and thus release you from the terms of the lease. Whatever the agreement is, make it in writing!

My landlord served a 3-day notice after I had paid my rent. I think the check was lost or delayed in the mail because it hasn't been cashed yet. I sent payment in before the deadline so why does the landlord think he can force me to pay it again?

Whether your check is in the mail or not, you are legally obligated to pay the rent by a certain date specified in your lease. Most landlords will allow a grace period (say the 5th if your rent is due on the 1st), but you are responsible to ensure that the funds are in the landlord's hands before the grace period expires. The 3-day notice can be served as soon as the rent is deemed late and yes, if the check was not cashed or payment received, you need to follow instructions given on the notice and provide the payment. Also, if your lease provides for late fees you may be asked to pay a fee in addition to the 3-day notice demand. The best bet is mail your check early.