Roseville Small Apartment Complex Management (5-20 Units)

AB 1482 (California Tenant Protection Act) caps annual rent increases at 5% + CPI (max 10%) for buildings older than 15 years and applies just-cause eviction rules. Roseville buildings constructed before ~2010 fall under it; newer construction is exempt for 15 years from certificate of occupancy. We track each building's exemption status, calculate the legal cap at every renewal, and serve compliant notices — getting this wrong is the single largest legal risk on small apartment buildings in Roseville.

Sub-metering puts an actual meter on each unit and bills tenants directly — most accurate, requires capital install, can't always be retrofitted on older Roseville buildings. RUBS (Ratio Utility Billing System) allocates the master-meter bill to tenants by formula (square footage, occupants, or per-unit). Roseville Electric and PCWA support both. We recommend sub-metering on any new acquisition where panel/plumbing allows; RUBS for older buildings where retrofit isn't economical.

Below 16 units we typically run remote management with regular site walks. Larger buildings should be reviewed for resident-manager or responsible-person coverage before takeover or acquisition. If on-site coverage is needed, we either help document a resident-manager arrangement or coordinate with an existing on-site staff person. Either way the bookkeeping, leasing, and maintenance dispatch run from our Highland Pointe HQ.

We get 3 sealed bids for any capital project over $5,000 from licensed Placer County contractors we've worked with for 5+ years. You see all 3 bids in Live Ledger before approval — no markup, no kickbacks. For larger projects (roof replacement, exterior repaint, lot reseal), we manage the schedule, walk the work daily during execution, hold final retention until punch-list complete, and document with before/after photos.

Roseville 5-20 unit operating expenses (excluding debt service and reserves) typically run 35-45% of effective gross income — lower for newer Whitney/Stanford-area buildings, higher for older Vernon/Cirby properties with deferred capex. Major line items: management fee, property tax (~1.05% of assessed value in Placer County), insurance, water/sewer, gas/electric (if owner-paid), landscape, repairs/maintenance, and reserves. We provide a detailed P&L per building monthly.

Roseville does not currently have a rental registration program or proactive rental inspection requirement (unlike Sacramento, which has both). You will need a Roseville business license if you conduct rental activity from a Roseville address — the management company holds this on your behalf. State Title 25 habitability inspections still apply, and we conduct internal annual unit-by-unit inspections regardless.