Possible Rental Abandonment...when can I enter?

[ProPerDoper]

What is the name of your state (only U.S. law)? CA

My fears of having to file for Unlawful Detainer are over, however new unknowns as it appears renter may have abandoned.


We were to meet at 5:00 pm today to receive keys/garage door openers. No return calls or emails from renter. There are a few minor items left as can be seen through windows...have not entered premises.

Info I locate online states that I may enter pursuant to CCC §1951.3 to clean and prepare for re-renting. What is not clear is if posting 24 hours notice of intention to enter is simply "prudent" or legally required.

Also, if property left mail Notice of Belief of Abandonment, and store belongings in case they want to reclaim.

Do I understand correctly that lease is deemed terminated 18 days after Notice of Abandonment sent by first class mail?

How many days must I store items to be reclaimed?

Any other advice? I wish to avoid any costly liability.

Forgot to mention that I've been in constant email contact with renter for several days now, advised that we would be working on paint/cleaning early tomorrow am, and was advised by renter via email that they would be moved out and ready to hand over keys by 5 pm today.

 

[Cvillecpm]

If you had a confirmed appt to do inspection check-out, then you should go in and document the condition with photos and witnesses AND then post the property as abandoned AND make sure you mail a copy with ADDRESS SERVICES REQUESTED under your return address and THAT asks the USPS to provide you with any forwarding address....IF they have filed one, then THAT is your proof that they have relocated....obviously you mail it to them at your rented property address....if it is returned, keep your envelope unopened in your file.

You should ALSO check for utilities and place them in your name ASAP and organize for cleaning when you determine they have actually gone.