Putting Antenna on Roof Gets Fuzzy Reception From Landlord

QUESTION: When I moved into my Los Angeles apartment four years ago, it had a working, basic television antenna system that was hooked up to a roof antenna. About a year ago, the cable to the roof antenna was mysteriously cut. (The landlord is the only one with access to the cable.)

Now, my television reception is limited to three or four local stations, with very poor picture quality. My question is, does the landlord have a duty to install and maintain basic television antenna cable for reception of local television stations?

ANSWER: The landlord does not have a “duty” to supply you with a roof antenna system under most circumstances, unless it is written into the lease or rental agreement. Of course, usually the best way to approach this or any other landlord/tenant problem is to first try to reasonably negotiate some kind of settlement. Failing that, more drastic measures sometimes need to be looked at.

If your Los Angeles apartment is rent controlled, you may be entitled to at least a credit toward the rent for the reduction in services. If not, there is probably little you can do to compel the landlord to reattach the cable if you cannot persuade him to do so.

If the apartment is rent controlled, and you have some negotiating power, reasonably requesting the reattachment of the antenna is still the best first approach. If the owner won’t reconnect it, you should try to negotiate a reduction of the rent commensurate with the value of the service, which, of course, is subject to debate.

If you and the landlord can’t seem to agree on reconnection or on an amount for a rent reduction, then, according to Barbara Zeidman, former director of the Los Angeles Rent Stabilization Division (RSD), the RSD will schedule hearing to determine a value for the service.

Zeidman said, “If the landlord is choosing to reduce a service, then he must also choose to reduce the rent. In this instance, basic cable service is about $6 per month and that is something that we would definitely look at.”

Steps to Replace Resident Manager

Q: I live in an 18-unit apartment building in Pasadena and I have a problem. You dealt with part of the problem in Apartment Life on Feb 10. You said that a resident manager is required in an apartment building in California with 16 or more rental units.

From your column I understand that a resident manager is required at this property under California law. When I moved into this apartment in September, 1988, one was present. He subsequently became ill and was hospitalized. He was not replaced and his apartment was rented out.

We have not had a resident manager in this building since March, 1990, and my wife and I have been having problems with the tenant above us. Also, repairs have been slow.

I informed the management company of the law and they have done nothing. What do I have to do to get the law on resident managers enforced in Pasadena?

A: According to Mel Lim, acting environmental health coordinator for the city of Pasadena’s Public Health Department, all you have to do is to call the department at (818) 405-4392 and ask for the environmental health section. They’ll be happy to follow up on your complaint. Although the manager law is a state law, it is enforced by local agencies, like health departments. In the city of Los Angeles, the law is enforced by the Building and Safety Department.

OK to Ask Owner for a New Floor?

Q: I live in Sherman Oaks, and the 12-unit apartment building in which I live was just sold. I received a written notice with the new owner’s name, address and phone number. It also contained instructions on how and where to send the rent from now on. I also got a second notice raising my rent from $575 per month to $604 per month.

I would like to know if it would be proper to ask the new owners if they can give me a new kitchen floor covering. I have lived here for a little over two years and the floor covering was pitted and ugly when I moved in. Am I entitled to ask for the new floor covering?

A: You can always ask the new owner for a new kitchen floor covering. From the tone of your letter, I’m sure you’ll do it in such a way that you do not create any ill feelings as a result of asking, and that’s the goal.

In any event, it would be difficult to compel the owner to replace the floor unless it represents a health or safety problem.

For instance, if the covering is linoleum, and it is torn, which may cause you to slip and fall, then you could require the owner to do something. But even under these circumstances, the owner could, at his option, merely repair the linoleum, which is not the solution you are looking for.

Here’s why I stress that a nonconfrontational attitude is imperative. Whether you’re under rent control or not, you could still possibly work out a solution to the problem whereby you somehow split the cost of a new floor covering.

If your apartment unit is not covered by the rent law, solutions, assuming they are legal, are only limited by your creativity.