Legal Question in Landlord & Tenant Law in California

The HOA, except in the case of an emergency, has no greater rights than your landlord to enter the condo you are renting. They must give adequate notice, and they cannot interfere with your right of quiet and peaceful enjoyment of the property you are renting. Yes, they can require entry for repairs, but they must be reasonable, and they know that they must give notice before entry whether you own it or rent it. In any event, it sounds like you are the victim of bargain-basement contracting, and no, you should not allow your landlord to come sit in the house all day long. In writing, advise the managment company and your landlord that nobody is to enter that unit except after reasonable notice is given, and then only when one of you is present. If anyone attempts to enter without complying, you can sue them.

Now, the flip side of the problem. If you have a month-to-month tenancy (no term lease), then you can be evicted by your landlord giving you a 30 or 60 day notice to terminate your tenancy - no reason is needed. If you make this impossible for the landlord, be prepared to have to defend an eviction on the grounds that you are being retaliated against for your exercise of your right to quiet enjoyment of the rental property.

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