Investing Near Saint Mary’s: Leasing Basics

Thinking about buying a rental near Saint Mary’s in Moraga? You have steady demand on your side, but student timing, California rules, and local checks can make or break returns. In this quick guide, you’ll learn how the academic calendar shapes leasing, the key lease terms to include, and the state and local rules you must follow. You’ll also get a simple checklist you can use before you list. Let’s dive in.

Why Saint Mary’s drives demand

Saint Mary’s College is a major local demand driver, with roughly 2,700 to 3,000 total students and NCAA Division I programs that keep campus life active. Proximity, parking, and extra bedrooms matter most for student households. Properties within a short drive to campus tend to lease faster and support stronger pricing. Learn more about the campus profile from the Saint Mary’s College of California overview.

Peak leasing season

Plan around the academic year. The busiest leasing windows align with fall move-ins, especially July through September, with turnover after spring finals. Aim to market and refresh units before these peak periods to capture the most activity. You can use campus move-in timelines, such as fall move-in periods, to guide your schedule.

Lease structure options

• Academic-year lease (Aug–May or Aug–July). This fits student schedules and reduces mid-year churn.
• Fixed term, then month-to-month. You gain flexibility after the first year.
• Summer rental or subletting. Useful when students leave early. Confirm whether short stays trigger local short-term rental rules.

Key lease terms to include

• Furnishing and inventory list if you provide furniture.
• Guarantor or co-signer requirement for student renters.
• Clear subletting and assignment policy with owner approval.
• Quiet hours, parking rules, and maximum occupancy.
• Early-termination language that aligns with California mitigation rules.
• Security deposit terms that follow AB 12 and Civil Code 1950.5.

California rules to follow

AB 1482 rent caps and just cause. Many units in California must follow the state rent cap of 5% plus regional CPI, up to 10% maximum. Just-cause eviction rules also apply after tenants reach certain occupancy durations. Some units are exempt, such as newer construction and certain single-family homes when proper statutory notice is given. Review the summary of AB 1482 rent cap and just-cause rules.

Security deposits

As of July 1, 2024, AB 12 limits most security deposits to one month’s rent, furnished or unfurnished. Small natural-person landlords with no more than two properties may collect up to two months’ rent. Deposits must be returned with an itemized statement within 21 days after move-out. See the legislative text for AB 12, effective July 1, 2024 and the rules in California Civil Code 1950.5.

Disclosures and habitability

California requires several disclosures, including lead-based paint for pre-1978 homes, bedbug information, mold notices, pest control notices, and a Megan’s Law statement. You must also meet habitability and repair standards at all times. Use the state’s guide as your checklist: California Tenants: A Guide to Residential Tenants’ and Landlords’ Rights and Responsibilities.

Moraga and HOA checks

Before you lease, confirm local rules and permitted uses with the Town. Start with the Town of Moraga’s website to review the municipal code and contact Planning for specifics like ADUs or any short-term rental program details. If your property is in an HOA, review CC&Rs for leasing restrictions. Some communities restrict or ban short-term rentals and may limit long-term leasing.

Screening and fair housing basics

Use objective criteria such as credit, income verification, and prior landlord references. Apply the same criteria to every applicant and document your process to avoid disparate treatment. California has strong fair housing protections, so use the state guide above to set compliant screening standards.

Maintenance and inspections

Keep plumbing, heating, safety devices, and structural elements in good working order. Track repair requests and completion dates. Address habitability issues promptly to avoid penalties and tenant remedies.

Insurance and risk planning

• Landlord (dwelling) policy with adequate liability limits.
• Loss-of-rent coverage in case repairs take the unit offline.
• STR riders or separate policies if you allow short-term stays.
• Require renters insurance in the lease and collect proof at move-in.

Taxes and short-term rentals

Rental income is taxable at the state and federal level. If you host for fewer than 30 days, you may need to collect and remit transient occupancy tax and secure any required registrations. Review the Contra Costa County transient occupancy tax information and confirm Town requirements. Always double-check current rules with the Town of Moraga’s website.

Investor checklist

1. Confirm permitted uses and any STR rules with the Town of Moraga. Start at the Town of Moraga’s website.
2. Review CC&Rs or condo bylaws for rental or STR restrictions.
3. Model cash flow with AB 12’s one-month deposit cap for most landlords and AB 1482 rent caps where applicable. Adjust reserves for student turnover and wear.
4. Draft a lease tailored to the academic calendar: guarantors, occupancy limits, furnished inventory, and move-in/move-out inspections.
5. Prepare required disclosures and include the California Tenants guide in your move-in packet.
6. Confirm insurance coverage for landlord liability and loss of rent, plus STR coverage if needed.
7. Verify any STR tax and licensing steps, including transient occupancy tax. Consult an accountant on deductions and estimated taxes.
8. Set a written screening policy that meets California fair housing rules.
9. Plan for peak turnover. Schedule cleaning, repairs, and listing updates well ahead of July–September.

Ready to invest near campus?

If you want a local, hands-on plan for leasing near Saint Mary’s, I’m here to help. From timing your listing to aligning your lease with California rules, you can move forward with confidence. Reach out to Kailani Kimoto to talk through your strategy and next steps.

FAQs

Does Moraga have local rent control?

• Moraga does not appear to have its own rent-control ordinance; most covered properties follow statewide AB 1482 rent caps and just-cause rules. Review current guidance on AB 1482 rent cap and just-cause rules and confirm with the Town for updates.

How much can I collect for a security deposit in California?

• For most landlords, AB 12 limits deposits to one month’s rent, furnished or unfurnished, with a 21-day return window under California Civil Code 1950.5; small natural-person landlords with up to two properties may collect up to two months’ rent per AB 12.

Can I do short-term rentals near Saint Mary’s?

• Possibly, but rules vary. Confirm the Town’s requirements and any HOA restrictions, and review local tax obligations such as the transient occupancy tax before you list.

When is student demand highest in Moraga?

• Late July through September for fall move-ins, with extra activity around major campus events. Plan your marketing and maintenance around these fall move-in periods.