Frequently Asked Questions

The best way to contact management is by emailing [email protected] or calling (323) 222-3007 during office hours. For life-threatening emergencies, always call 911 first. For urgent after-hours property emergencies—such as active flooding, major power outages in common areas — you may contact the Emergency Responsible Resident at (323) 222-5111. You can also use the Resident Portal for general questions, maintenance requests, and payment-related communication.

We have staff in the office Monday – Friday from 8:00am – 4pm. If there is an emergency and you need help after hours you can contact the Emergency Responsible Resident at (323) 222-5111.

As part of your lease you agree to not use or permit the use of the Brewery Artist Lofts in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties.

We have the right to enter your unit at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting the condition.

Your lease and Los Angeles housing laws outline certain behaviors that are considered serious violations and can put you in Default or Breach of your lease.  A Default means you haven’t followed a lease rule or building rule (Examples: unpaid rent, breaking a policy, creating a disturbance.) A Breach happens when a Default isn’t fixed within the required time, after you’ve received written notice. A Breach is more serious and may impact your tenancy.

 

Some issues must be corrected within 3 business days after written notice. These include:

• Causing a nuisance
• Creating unsafe or disruptive conditions
• Damaging the property (“waste”)
• Engaging in illegal activity

Under LAMC §151.09, a nuisance includes anything that:

• interferes with neighbors’ comfort, safety, or enjoymentAffects common areas or other units
• creates an unreasonable disturbance or hazard

If these behaviors continue after the 3-day correction period, it becomes a Breach of the Lease.

 

If you break a lease rule that is not one of the serious violations above, you’ll receive 30 days’ written notice to fix the issue. If the issue can be fixed in 30 days, it must be. If it reasonably requires more than 30 days, you must start addressing it within the 30-day window and continue working diligently until it’s resolved. If the issue isn’t corrected within the required timeframe, it becomes a Breach.

 

More information about lease compliance, defaults, and notices can be found in the “Lease, Rent & Payments” section of this FAQ.

Filming or photography outside your unit is NEVER allowed. Exterior filming requires exclusive control of common areas, which cannot be granted to any tenant. Therefore, requests for filming outside the unit are always denied.

Per the lease, filming is also prohibited inside units - with the following exceptions :

• Lessee may film on a personal mobile device for personal, non-commercial, use
• Lessee may film for the purpose of selling, creating, or promoting Lessee’s personal art or for the creation of instructional and/or informational content so long as no more than five persons are present during the filming, and Lessee complies with all terms of the Lease, specifically including, but without limitation, those related to non-disturbance of others at the Brewery, and compliance with all Laws and Brewery Rules.

Photography inside your unit IS allowed.

While we are a community of artists we we do not rent spaces to musicians for the purpose of creating music. But we do understand that many of our residents may also be musicians. Unfortunately, live music or live audio of any kind is not allowed at any time. This includes:

• playing musical instruments (amplified or not)
• singing or vocal performances
• using drums or percussion instruments
• using PA systems or sound equipment
• DJ setups, turntables, or similar music-production equipment

We will provide the space broom clean, free of debris, and in “good operating condition.” There are two exceptions to this:

• If you accept Alterations from the outgoing tenant, those Alterations are accepted “as is,” on a quitclaim basis, without any warranty or representation.
• If you were the prior occupant, there is no 30-day warranty period.

We perform a Move-In inspection, but it’s possible you may notice something while living in the space that didn’t appear during our inspection. If any “elements” do not function properly (for example, a leaking faucet), you have 30 days from your lease start date to give us written notice describing the issue. After receiving your notice, we will make repairs at our expense.
 

We recommend checking that everything is functioning when you move in, because after 30 days both parties (you and us) are considered to have agreed that everything is in good working order. After 30 days, it is assumed the space was fully functional at move-in, and future repairs become your responsibility.

The Brewery operates under a City of Los Angeles conditional use permit that allows industrial buildings to be used as live/work space specifically for artists. This is a special zoning arrangement (M3 — the heaviest industrial zoning in L.A.) combined with modified building code standards created for artists. Because of this unique designation, there are certain rules that do not apply to traditional residential buildings — and some extra rules that do.

No. Under the California Building Code (Chapter 85, “Alternative Building Standards for Joint Living and Working Quarters for Artists”): “An artist-in-residence space shall not be used for public sales purposes or for instructional classes.” This means:

• No public classes (art classes, workshops, lessons, etc.)
• No public sales (open retail hours, advertised studio visits, etc.)
• No advertising your unit as a place the public can visit

You may invite individual guests or clients privately — you just cannot open your space to the public.

There is one exception only: the bi-annual Brewery Artwalk. This event is run by the Brewery Artwalk Association and has all required city approvals. During Artwalk, participating artists may open their studios to the public. Outside of Artwalk, public access is not permitted.

The building code strictly prohibits hazardous activities inside any Artist-in-Residence unit unless you have specific written approval from the Fire Department. This includes, but is not limited to:

• Welding
• Open flame work
• Storage of flammable liquids
• Any activity involving significant fire, heat, smoke, or hazardous materials

If your art practice requires any of these activities, you must obtain written approval before doing the work.

In the Resident Portal you can:

• Pay rent or set up autopay
• Submit and track maintenance requests
• Communicate with management
• Update contact info and view lease documents

You can access the Resident Portal here: https://breweryartistlofts.residentportal.com/. Use your registered email address to sign in or reset your password.

Rent is due on the 1st of each month unless otherwise stated in your lease. Your rent should be paid on or before the day it is due; however, there is a 5-day grace period before penalties are assessed.

After the 5-day grace period a one-time late charge will be due immediately in the amount equal to 6% of the overdue amount. A late fee is never assessed on the same charge twice. 

If a payment “is dishonored for any reason” (e.g.: NSF, “Stop Payment”), a fee of $25 is charged in addition to any applicable late fees. If you bounce a check more than once, we may require that you remit all future payments with a Certified funds.

We offer an estimate of square footage for the purposes of comparison, however, we use “commercial measurements” measured to the outside of exterior walls and the centerline of shared walls. This means that the stated square footage is NOT the same thing as floor area.

We do! All tenants have the option to enroll in Homebody Rent Reporting, which reports on-time rent payments to credit bureaus. There is an $8.95 monthly fee billed with rent for this service. 

Leases are annual only and offered in 1-, 2-, or 3-year terms subject to certain conditions.

No. All leases have an annual rent increase. What is locked in with a multi-year lease is the method used to calculate that increase. In a multi-year lease, annual increases within the term are determined using a CPI calculation. With a single-year lease—and at the end of any term—the increase is generally 1–2% above CPI.

​CPI (Consumer Price Index) is a Bureau of Labor Statistics figure that estimates changes in the cost of living. Each month, the Bureau publishes a new annual average. Our calculation uses a 6-month average of these monthly CPI numbers (each of which is itself an annual average), based on the most recent 6 months available at the time we prepare your CPI notice.

More specifically, we use the Pacific Cities “Los Angeles–Long Beach–Anaheim, CA” CPI-U (All Urban Consumers) monthly data.

There is “No Right to Holdover,” meaning no one has the right to occupy the space past the expiration date or any earlier termination date of the lease if lease renewal has been offered but not signed by the lessee. Failure to return keys and “tender possession” constitutes a Holdover. The lease states that Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. If Lessee holds over, then the Base Rent shall be increased to 150% of the Rent applicable immediately preceding the expiration or termination.

In situations where your lease is expiring but you expect you may need to move within a specific timeframe of less than one year, we can offer a one-time short-term extension. If a three-month or six-month extension (or any term between 1 and 11 months) would give you the time you need to decide whether you can commit to a full annual lease, we are happy to discuss that option with you.

There is no specific penalty for an early lease termination. Legally, a tenant is responsible for the lease only until the unit is re-rented, and the landlord is required to make reasonable efforts to re-rent the space if the tenant requests an early termination.

Fortunately, units here rent quickly. We receive inquiries daily and typically maintain 100% occupancy. Because of this, we offer forms that allow you to state: “I am able to leave as early as X date. Please find a new tenant for that date, or any date after, but before my regular termination date.” Once received, we do our best to re-rent your unit as quickly as possible. Re-rental generally takes between 30 and 90 days.

We strongly prefer to find the incoming tenant ourselves rather than have the outgoing tenant locate a replacement. 

If your lease is not expiring but you need to move out early (for example, due to a job change, family emergency, etc.), notify us in writing. Depending on your situation, we can prepare one of the following options:

1. Standard Lease Amendment (Early Termination on a Set Date)

• Ends your lease on a specific date (usually the next 14th or 30th/31st)
• Requires at least 60 days’ notice (or 90 days for larger spaces)
• Gives you a defined end date so you can plan your move

2. “Advancement of Termination Date” Amendment (Flexible/As Soon As Possible)

• Allows you to leave as early as a date you choose
• The actual end date depends on how quickly we can re-rent the unit
• This can sometimes be faster than the standard amendment, but not guaranteed

3. “Removal of Lessee” Form

Used only if:

• More than one person is on the lease and
• The remaining tenant(s) were approved on their own credit originally

If the other tenant relied on your credit for approval, they must reapply. This option also requires:

• An inspection
• Transfer of any alterations
• Transfer of your portion of the security deposit

Regardless of your roommate’s interest, current and prior leaseholders always have priority. If there is not a current leaseholder waiting for the space, your roommate would still need to meet all standard qualifications in order to become a tenant.

California Civil Code §3479 defines a nuisance as “Anything injurious to health, indecent or offensive to the senses, or something that interferes with someone’s comfortable enjoyment of their home or property.” Examples include:

• Activities that create strong odors or smoke
• Extremely loud noise
• Hazardous or unsafe activity
• Illegal drug sales
• Conduct that repeatedly disrupts neighbors’ ability to live, sleep, or work

But not every annoyance counts as a nuisance. California courts have consistently ruled that a certain amount of noise, inconvenience, and annoyance is normal and must be tolerated in any community. Mild or occasional disturbances are part of living in a large artist community. However, repeated, excessive, or harmful behavior that seriously interferes with a neighbor’s ability to safely and comfortably use their unit can be a nuisance. Illegal activity, hazardous behavior, or anything that causes damage is always prohibited.

Examples of things that do not usually meet the legal definition of nuisance:

• Occasional footsteps, voices, or noise
• Temporary odors (cooking, cleaning, etc.)
• Normal day-to-day activity
• One-time inconveniences
• Minor annoyances or personality conflicts between neighbors

Examples of things that do meet the definition of nuisance:

• Repeated blasting of loud music at unreasonable hours
• Activities that create strong or persistent fumes, smoke, or dust
• Illegal activity
• Unsafe or hazardous behavior
• Serious and ongoing interference with neighbors’ ability to sleep, work, or live comfortably
• Behavior that damages neighboring units or common areas

Live music and music production are not allowed. Per the lease:

• No musical instruments (amplified or un-amplified)
• No vocals or singing
• No drums or percussion (acoustic or amplified)
• No PA systems
• No DJ equipment, decks, or platter spinning systems
• No live or recorded music production of any kind

These activities are prohibited at all times. Failure to follow these rules is considered a material breach of the lease and may lead to immediate termination. These rules are in place to ensure you do not disturb other residents. Live music and music production are extremely disruptive in an industrial building, so the lease bans them entirely.

If your neighbor’s noise is disrupting your comfort or quiet enjoyment, you may contact the office for guidance — but legal enforcement typically requires LAPD documentation, not just an email to management. To take formal action for nuisance or breach of lease related to noise, we often need a police paper trail showing repeated or serious disturbances.

Noise complaints in Los Angeles are enforced by the Los Angeles Police Department (LAPD) under the Los Angeles Municipal Code (LAMC) Noise Regulations (Chapter XI). Important Contacts:

• LAPD Non-Emergency: (877) ASK-LAPD — Use for one-time noise complaints
• LAPD Noise Enforcement Team (NET): (213) 996-1250 — For habitual, ongoing, or aggravated noise issues requiring sound-level monitoring

NET investigates ongoing noise disturbances, repeat offenders, noise issues requiring sound-level monitoring, and situations that cannot be resolved by a single call.

Any “Loud or Unruly Gathering” is prohibited and is defined as any gathering of people in or around a unit (within 500 feet) where loud or unlawful behavior takes place and interferes with the comfort, safety, or wellbeing of nearby residents. Examples of “Loud or Unruly Conduct” include:

• Loud noise
• Blocking streets or sidewalks
• Public intoxication or drinking in public
• Giving alcohol to minors
• Minors drinking alcohol
• Physical fights, violence, or disturbing the peace
• Serving or selling alcohol without a license
• Vandalism or property damage
• Littering
• Urinating or defecating in public
• Trespassing

If any of this behavior occurs at or around your unit during a gathering, the gathering is considered a public nuisance under LAMC §41.58.1.

Because the Brewery is a dense artist community with both living and working spaces, loud or unruly gatherings can quickly become a nuisance, a public safety issue, or a lease violation. Violations can result in:

• LAPD involvement
• City fines
• Documentation that may contribute to a breach of lease

The City considers the following people “Responsible Parties”:

• Any person who rents or leases the unit
• Any person who organizes or hosts the gathering

This means that even if you didn’t personally participate in the behavior, you are responsible if it happens in your unit, outside your unit, or within 500 feet of it during a gathering you hosted. You can be cited even if the people causing the problem are guests, not residents.

Loud or unruly gatherings are prohibited and can lead to escalating fines from the City of Los Angeles. Fines for violations:

• 1st violation: $100
• 2nd violation: $500
• 3rd violation: $1,000
• 4th violation: $2,000
• 5th violation: $4,000
• 6th and subsequent violations: $8,000 each

These fines apply to both the Responsible Party and/or the Owner. Fines follow the person, meaning future violations at different residences count as additional violations. LAPD can break up gatherings, issue citations, or make arrests for criminal conduct.

Submit all maintenance requests through the Resident Portal. Please include a clear description and photos whenever possible.

It is expected that you will keep your unit, utility installations (intended for your exclusive use, no matter where located), and alterations in good order, condition and repair. This includes but not limited to:

• all equipment and facilities, such as plumbing, electrical, and lighting
• interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights
• exercise and perform good maintenance practices
• restorations, replacements or renewals when necessary to keep the premises and all improvements thereon in good order

If you fail to maintain your premises we may enter your unit after written notice (except in the case of an emergency, in which case no notice shall be required) in order to perform such obligations on your behalf. If this occurs, you will be charged for the work in a sum equal to 115% of the cost.

Although maintenance is a tenant responsibility, we do welcome tenants to submit requests to the office for assistance and, as a courtesy, we try to help whenever we can. But our ability to respond to any given request is limited by the current workload and availability of our maintenance staff. Due to liability issues, we are never able to assist with repairs to alterations.

​John’s Lock & Key
(323) 221-5248
2229 Daly St.
Los Angeles CA 90031

Always contact the office and/or the Emergency Responsible Resident first.
While you wait for help, take these steps to protect your space and belongings:

• Move artwork, electronics, and valuables away from the leak
• Contain water if possible with towels or a bucket
• Avoid walking on wet areas with electrical items plugged in
• Do not pour or mop large amounts of water directly onto the floor — water easily drains through “core holes” (openings in the concrete floor around plumbing pipes)

Repairs cannot be performed during active rain if the leak is from the roof, because repair materials cannot be applied in wet conditions.

If you suspect the water or sewage is coming from another unit, you should try to contact your neighbors immediately. Many leaks are simply someone upstairs mopping too aggressively or spilling water that finds its way through the plumbing core holes in the floor.
 

For 642 and 600/2020 buildings: You can use the diagrams (provided in your handbook) to help identify which neighboring unit is most likely the source.
 

If you’ve contacted neighbors and no one reports a problem: It’s still possible the resident simply hasn’t noticed the issue.

For active or ongoing water/sewage intrusion: This is considered an emergency. Staff are permitted to access neighboring units to locate the source and prevent damage.

If something in your own unit is flooding, you may need to shut off the water immediately. Here’s how:

• Find your main water shut-off valve, usually located:
  • Over the shower, or
  • Under the bathroom sink
• Turn the valve off — but do this with extreme caution.

Important warning about gate valves: If your shut-off valve is a gate valve, you must loosen the packing nut first before turning it. DO NOT force the valve. DO NOT attempt to turn it without loosening the packing nut. DO NOT overtighten when turning it back on. Forcing a gate valve can break it and turn a small leak into a major flood. If you are unsure, call the office or the Emergency Responsible Resident for immediate guidance.

If one area of your unit loses power while the rest still works, it’s usually a tripped breaker or GFCI outlet. Try the following steps:
 

1. Check your electrical panel. Look for any breakers that appear “off.” Breakers can partially trip — meaning they look normal but still cut power. Flip every breaker firmly off, then back on to be sure.

2. Check GFCI outlets. These are the outlets with “reset” and “test” buttons, often in kitchens, bathrooms, and areas near water or appliances. If a GFCI trips:

• Unplug whatever was in the outlet
• Press the reset button
• Plug items back in one at a time to see if something is overloading the circuit

3. Check whether the circuit was overloaded. Running multiple heat-producing appliances at once can overload a circuit (toasters, hair dryers, microwaves, hot plates, photography lighting, etc.). If this happens:

• Unplug some items
• Try resetting the breaker again

Note: Frequently overloading a circuit can weaken the breaker over time. If a breaker begins tripping easily, even under normal load, it may need to be replaced.

If your whole unit loses power:

1. Check your breakers first. Even full-unit outages can sometimes be due to a tripped main breaker or multiple tripped breakers.
2. Consider whether LADWP shut off service. If your utility account has missed payments or there is work happening in the area, LADWP may temporarily interrupt service.
3. Think about whether you overloaded the entire panel. This is rare, but it can happen if too many high-draw items are running at once. If the panel was overloaded:
   • Stop whatever caused the overload immediately
   • The main breaker in the meter room may have tripped
   Under normal use, the main breaker should never trip. Notify the office if this happens.

Common areas and exterior spaces are serviced by a licensed pest control company on a recurring schedule. If you experience pests inside your unit, please notify management immediately.

First, figure out which type of cockroach you’re seeing. This determines how serious the issue is and what steps need to be taken.
 

Outdoor Cockroaches (American Roaches): These large roaches are common in Los Angeles sewer systems and can occasionally enter units. They unfortunately cannot be eliminated completely. They can usually be kept out by keeping p-traps filled with water (using sinks, showers, and drains regularly). Seeing an occasional one is normal, but if you see many, it may signal a plumbing issue and should be reported to the office immediately.
 

German Cockroaches (Small, Tan/Brown, Food-Oriented Roaches): These are the small roaches that indicate an indoor infestation. If you suspect German cockroaches, check with your neighbors to see if they are seeing them too. If multiple units are affected, the office will schedule Stanley Pest Control to inspect and, if needed, treat the affected units and neighboring units on each side. Often one unit is the source (“ground zero”), usually due to unwashed dishes, food debris, or trash. If Stanley determines the source unit, that tenant may be responsible for the cost of treatment for their unit and adjacent affected units.

If you see signs of termites (small wings, wood dust, tiny holes, or swarmers), notify the office and we will schedule an inspection with Stanley Pest Control. Termites always require professional evaluation.

If you see a rodent inside your unit, put out a trap immediately. If you believe there is an infestation or a problem affecting multiple units, notify the office so we can schedule Stanley Pest Control to assess the situation.

Los Angeles has strict rules about when construction or repair work can take place. These rules apply to any work that creates loud noise, including power tools, drills, saws, compressors, or any machinery used on or near residential buildings.

• Construction / repair noise is not allowed from 9:00 PM–7:00 AM (every day)
• Additional weekend & holiday restrictions:
• Saturdays: No construction before 8:00 AM or after 6:00 PM
• National holidays: Same as Saturdays — 8:00 AM to 6:00 PM only
• Sundays: No construction noise at any time

These restrictions do not apply to emergency repairs needed to protect safety or prevent damage.

LAMC §112.04 restricts the use of any powered equipment that creates loud, raucous, or impulsive sound between 10:00 PM and 7:00 AM. This includes:

• Lawn mowers
• Leaf blowers / backpack blowers
• Trimmers or edgers
• Riding tractors
• Any powered or mechanical device
• Any hand tool that produces loud or impulsive noise
• Any machinery used within 500 feet of a residence

These restrictions apply to the Brewery because it is a live/work residential property.

Tenants are responsible for maintaining their own power account through LADWP along with any internet or cable/satellite services they choose. Water, sewer, and trash are billed through a ratio utility billing system (RUBS). 

3-1-1
https://myla311.lacity.org

Los Angeles Department of Water & Power
2417 Daly Street
Los Angeles, CA 90031
24 Hour Customer Service:
(800) 342-5397
Bulky Item Pick-Up:
(800) 773-2489

TV, Internet, Telephone
AT&T: Plans and Services (800) 750-2355
Spectrum: (877) 913-2548
Space Command DirecTV: (866) 477-4266
Space Command Dish, internet, etc: (310) 398-0222

​Post Office
3001 North Broadway
Los Angeles, CA 90031
(800) ASK-USPS
Business Hours:
Mon-Fri: 8:30am-5:30pm
Sat: 8:30am-3:30pm
Sun: CLOSED

The first bit of info to keep in mind is that because the doors are not automatic, the elevator will not come when called if the doors are not fully closed on whatever floor the elevator is on. Occasionally someone will leave the doors open on another floor so you would have to go to the floor it is on in order to close the doors fully (you can of course also get in it at that point to travel to the floor you need it on).
 

If that’s not an issue and the doors have been fully closed wherever it is, the normal process to call it is to press the call button from the floor you’re calling it to. The call button is unmarked. The DO button is “door open” and DC is “door close.”
 

When the elevator arrives, hold the DO button until the doors open. Once inside, press the DC button until the doors (interior and exterior) fully close. Then press the button for the floor you are traveling to.
 

When the elevator stops on the correct floor, hold the DO button until the doors open and after you exit, hold the DO button until the doors (interior and exterior) are fully closed so the next person will be able to call it to where it is needed.

In the lease the common areas are defined as all areas and facilities outside the Premises and within the exterior boundary line of the property. You and other tenants have the non-exclusive ("common") right to use Common Areas including which includes parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways, and landscaped areas.

Tenants are not permitted to store any property, temporarily or permanently, in the Common Areas. In the event that any unauthorized storage occurs we have the right, without notice, to remove the property and charge the tenant a fee. 

We have the right from time to time to temporarily close any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available.

Access is not permitted on any roof at any time. Any tenant or guest found, or reported to be found, on the roof at any time, shall be fined a minimum of One thousand dollars ($1,000.00) per occurrence for damages and related costs.

Each unit receives two (2) unassigned parking spaces, as stated in your lease. There are two exceptions where spaces are assigned:

• 1910 Building: Each unit has one assigned space.
• Units with roll-up doors or double doors: You have exclusive use of the space directly in front of those doors, because other cars would block access.

If you choose to use your dedicated space as patio space or outdoor seating, that space still counts as one of your two spaces — you are not entitled to extra parking elsewhere.

You may only park Permitted Size Vehicles, which means full-size passenger cars, SUVs, and pickup trucks. You cannot park:

• Oversized vehicles
• RVs or trailers
• Box trucks
• Commercial vehicles
• Storage vehicles
• Inoperable vehicles
• Vehicles with expired registration

Parking anything outside these rules requires written permission from the office. All vehicles must always be:

• Operable
• Showing current DMV registration

No, key fobs are never meant to be shared. Each key fob is issued to a specific individual, not to a unit. You are fully responsible for anyone who accesses the mailroom or property using your assigned fob. Sharing or loaning a fob is strictly prohibited because it puts US mail and residents’ personal information at risk. If you believe your fob has been lost or stolen, contact the office immediately so we can deactivate it.

Lost or stolen fobs can be replaced for a fee. Requests must be submitted through the Resident Portal. Non-lessees (e.g., family, assistants) may be issued access authorization under a signed Non-Lessee Agreement.

The mailroom is normally open: 7:30 AM – 11:59 PM every day. If you have a legitimate need for access outside these hours (such as late shifts or unusual work hours), you may submit a request. If approved, your fob can be programmed for extended or customized access hours.

There are five types of key fob forms:

For Leaseholders

• Leaseholder (Standard) – For your first key fob
• Leaseholder Additional – For additional fobs when more than one leaseholder exists
• Leaseholder Replacement – For replacing a lost, stolen, or damaged fob

For Non-Leaseholders

• Non-Leaseholder – Allows you to provide a fob to a roommate, partner, or assistant
• Non-Leaseholder (No Fee) – Used only when you are giving your one fob to someone else (e.g., an assistant or roommate who regularly checks the mail)

When you receive a key fob, you agree to the following terms:

• You are fully responsible and liable for anyone who accesses the mailroom using your fob.
• You may not lend, assign, or loan your fob to anyone.
• Lost or stolen fobs must be reported immediately so we can deactivate them.
• Misuse or negligence can put the US Mail and every resident’s personal information at risk.

Yes, per the Animal Addendum. Management approval and pet screening are required before move-in. Breed and weight restrictions may apply. Residents must follow all leash and waste rules.

To the extent relevant to your use:

Property Damage: You shall obtain and maintain insurance coverage on all of your personal property, Trade Fixtures, and Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used for the replacement of personal property, Trade Fixtures, and “Lessee Owned Alterations and Utility Installations.”

 

Business Interruption: You shall obtain and maintain loss of income and extra expense insurance in amounts that will reimburse you for direct or indirect loss of earnings “attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a result of such perils.”

 

Workers’ Compensation Insurance: You shall obtain and maintain Worker’s Compensation Insurance in such amount as may be required by Applicable Requirements. Such policy shall include a “Waiver of Subrogation” endorsement. Lessee shall provide Lessor with a copy of such endorsement along with the certificate of insurance.

Yes. Tenants must maintain renters insurance coverage throughout their tenancy. Proof of insurance must be provided annually or upon renewal.

You bear the liability of those you invite to your space. To protect you against claims for injury (and Lessor by extension), you are required to carry liability insurance. You shall obtain and keep in force a Commercial General Liability policy or policies of insurance protecting Lessee and Lessor as an additional insured against claims for bodily injury, personal injury, and property damage based upon or arising out of ownership, use, occupancy, or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000. Lessee shall add Lessor as an additional insured by means of an endorsement (Lessor of Premises).

You should not make any alterations or utility installations without prior written consent from the Brewery Office. However, you can make nonstructural changes to the interior of the premises without such consent. These changes must not be visible from the outside, may not involve puncturing, relocating, or removing the roof or any existing walls, must not affect the electrical, plumbing, or life safety systems, and must not trigger any requirement for additional modifications or improvements to the premises.
 

You cannot make or permit any roof or exterior wall penetrations, or install anything on the roof, without prior written approval.

​Shilpark Paint 
1640 S. Vermont Ave.
Los Angeles, CA 90006
(323) 732-7093

Our standard paint colors are as follows:

Walls: Shilpark - Tibbets Swiss Coffee: FLAT (ProSpec)
Kitchen walls and bathroom interior and exterior: Shilpark - Tibbets Swiss Coffee: SEMI-GLOSS (ProSpec)
Metalwork (stairs, railings and entry doors): Shilpark DTM PG-90-1220 1Gal Formula, Light Gray PPGB-2Y28 PPG-C-14 or Black

Home Depot
Floor: Behr-#901 Silver Gray 1 Part Epoxy Concrete Floor Paint (Home Depot). Raw concrete, free of paint, is also acceptable

Before your move-out, we will perform an inspection to help you identify alterations and any other issues that could be cause for a deduction from your deposit. Any alterations made, or accepted from a prior tenant, must either be removed or accepted in writing by the subsequent tenant. You are also responsible for repairing any damage caused by installing or removing your alterations, fixtures, or equipment. 

​When you move out, your loft must be returned clean, free of debris, and in good working order.
“Ordinary wear and tear” is allowed — except if you lived there 12 months or less, in which case you must return the loft in the same condition as move-in with no allowance for wear and tear.

See more details in the "Moving Out" section.

We will begin scheduling appointments with prospective tenants right away. We schedule showings Monday through Friday between 10am and 3pm, and will always give you at least 24 hours' notice prior to conducting a showing.

A staffmember from our office will escort the prospective tenant(s) to your unit. Showings are usually very short - about 10-15 minutes - and usually a very limited number of showings are needed to re-rent a space.

If there is a particular day that would not work for you, please let us know in advance so we can try to avoid scheduling showings on that day. If you have a preference regarding the manner in which 24-hour notice is given (e-mail instead of a phone call or vice versa), please let us know.

Yes. California law (Civil Code §1950.5) gives you the right to request an Initial Inspection of your unit before you move out.
The purpose of this inspection is to give you a chance to:

• Remove or restore your alterations

• Fix any damage

• Do additional cleaning

• Avoid unnecessary deductions from your security deposit

If you request this inspection, it must take place no earlier than two weeks before your move-out date, and you will receive a list of items you can address before you return the keys.

Yes. If you want, you can request an earlier, informal inspection. Because state law doesn’t allow the official Initial Inspection more than two weeks before your move-out date, an earlier inspection is considered a voluntary early walkthrough, and you agree to waive the formal Initial Inspection timing requirement. This early walkthrough can be very helpful because:

• It allows us to identify which alterations may need to be removed or restored
• It gives incoming tenants time to decide which alterations they may want to keep
• You have more time to plan, repair, clean, or remove alterations
• The earlier you know what needs to be done, the less stressful the move-out process will be
• More time usually means fewer deductions from your security deposit, because you can do more of the work yourself instead of paying for it after move-out

Early inspections are especially recommended if your unit has significant alterations or if you expect to transfer alterations to an incoming resident.

Yes, in many cases you can transfer your alterations to the incoming tenant — but only if the new tenant agrees in writing. Common examples of transferable alterations include:

• Kitchen cabinets
• Window A/C units
• Electrical work done to support A/C units
• Other similar improvements that don’t affect safety

The incoming tenant has complete discretion to accept or decline any alteration.
If they do not accept an alteration, you remain responsible for removing it and restoring the area.

Yes. Any alteration that impacts life-safety cannot be transferred and must be removed. Examples include modifications that:

• Block or interfere with sprinklers
• Create elevated surfaces people can stand on
• Affect required exits or fire protection systems

These must always be removed at move-out.

If an incoming tenant agrees to keep one or more of your alterations, both tenants must sign an Alterations Transfer Form. This is a simple memo:

• Addressed “To: Carlson Industries”
• Signed by both the incoming and outgoing tenants
• Listing the exact alterations being transferred

Carlson Industries prepares the list of alterations and helps coordinate communication, but is not a party to the agreement. The agreement is strictly between the incoming and outgoing tenants.

When an alteration is transferred to a new tenant, they accept it:

• “As is,” with no guarantee or warranty
• On a quitclaim basis (they take it in its current condition)
• With the understanding that they may use it or remove it at any time during their lease

They also agree that:

• The alteration must be removed at their move-out unless a future tenant accepts it in writing
• The space must still be returned in good order and condition at the end of their lease

You are responsible for repairing excessive wear, which is wear that goes beyond what would reasonably happen during normal use. Examples of excessive wear include:

• Walls filled with dozens of holes (instead of a few small picture-hanging holes)
• Heavy paint wear or bare spots on the floor where furniture scratched, rolled, or rubbed the surface repeatedly

Normal wear and tear is not charged, unless you lived in the unit less than one year—your lease requires returning it in the same condition as move-in.

You must return the space broom clean and free of debris. Deep cleaning is not required, but if the bathroom, floors, kitchen, or surfaces are so dirty that they require more than basic cleaning, the additional cost may be deducted. Examples include a bathroom that looks like it hasn’t been cleaned in years or heavy dirt, grime, or buildup requiring extended cleaning time.

If there are no unapproved alterations, the unit is reasonably clean, and wear and tear is normal (nothing excessive), then we typically expect no deductions from your security deposit.

Your unit must be fully vacated and returned in the required condition on or before your lease termination date. A few important things to know:

• Incoming tenants typically begin their lease the very next day after your lease ends.
• There is significant legal precedent for incoming tenants taking action if they cannot take possession on time.
• If you stay past your termination date — even unintentionally — rent is charged at the Holdover rate, which is 150% of your prior rent (per Paragraph 26 of your lease).
• The Holdover rate is intended to discourage staying past your move-out date, because delays affect incoming tenants and the property’s legal obligations.

For these reasons, please plan your move carefully so all work and cleaning are completed on time.

When you are completely finished moving out, you’ll “tender possession” by:

1. Returning all keys, including unit keys, mailbox keys, and any key fobs.
2. Signing the Tendering Possession form, which confirms:
   • You have removed all personal belongings
   • You have provided your forwarding address

This step officially ends your possession of the unit.

Within 21 days of vacating the unit, you will receive:

• A Move-Out Calculation showing exactly how your security deposit was applied
• Copies of any invoices for work performed (such as removal of alterations or repair of damage)
• Your deposit refund or an invoice showing any remaining balance due

This 21-day timeline is required by California law.

Call 911 first, then notify management. Review your renter’s insurance policy for coverage details.

Hollenbeck Police Department
2111 East 1st Street
Los Angeles, CA 90033
(323) 342-4100 Voice
Non-Emergency Line:
(213) 928-8223

Los Angeles Fire Station 1
2230 Pasadena Avenue
Los Angeles, CA 90031
(213) 485-62