Can I limit occupancy by stating in the ad OC limited to four people. Even if house is 3 bedrooms? I understand that babies are not part of the count. --172.56.xx.xxx

I don't think you can unless the 3rd bedroom is not really a bedroom. Can you fix that? --50.82.xxx.xxx

I discourage too many adults or near adults. One shower for 6 people going to work or school is too many plus the water heater is only 50 gallons. --99.23.xxx.x

I have found that credit score and requiring W2 income really cuts down on the large families. Right now I have one house with four people and one house with three people. All my other houses have two or one. --50.4.xxx.x

Jim in O C: "only 50 gallons" yikes, no wonder CA has a water problem. 40 gallons is the normal for 3 bedrooms around here. The HVAC company I use defaults to 40 gallons for emergency replacements. --50.4.xxx.x

the house has an OC permit for five, but I would like to only have four. So far no one has qualified, even those with three people. And even those with six people, so I just keep putting it out here. I Read another person's ad for a three bedroom and it stated MAX 4 person. SO I thought "um, wonder if i can do that?" --172.58.xx.xxx

Children do count. It is 2 per bedroom PLUS 1 more per rental. SO a 3 bedroom will accommodate 7 people including children. --47.156.xx.xx

following. Will be good to know --73.120.xx.xxx

Well Robert in my area the OC police measured one bedroom to be too small for two people and the whole house can only have five names on the OC permit. I understand babies don't necessarily need to be on OC. But what happened with five people is they use the basement for a bedroom and it not safe for that. So yes more people could end up in the house, if they are born and come home there but goin in I can only put five names on the OC permit. For these reasons, I would like to limit to four people. --172.56.xx.xxx

--47.156.xx.xx

The only realistic issue with Lots of people is the septic capacity. I require an application/Credit Report for anyone over the age of 18. --199.188.xxx.xx

** 6 or more occupants: must have at least 150 square feet living room and 100 square feet dining room --50.82.xxx.xxx

Search on HUD Occupancy Standards, I couldn't post the link for some reason. --50.82.xxx.xxx

If you are concerned that you will have legal action brought against you, You need not advertise anything about the occupancy limit. Select the applicant that meets your requirements. --149.76.xxx.xxx

This is why the few rentals I have are 2 bd, no attic or basement. A lot of -this won't work- comments from the Mom, I don't get any backaches taking leftovers up or down steps. --76.190.xxx.xxx

Robert J, the 2 per bedroom + 1 in the living room rule is for CA - most states don't have that. --50.82.xxx.xxx

We've also found that for some reason, families with more than two adults and three children cannot take care of a rental as well as smaller families - but we don't tell them that! --98.115.xxx.xxx

I agree not to advertise. I've almost never had more than three occupants for 3bedrooms after implementing credit score and W2 income requirements --50.4.xxx.x

There are legal ways to screen large groups out, but don't advertise that they aren't welcome. If you are going to fudge on the law never put it in writing and don't speak it aloud, just set your written criteria so you can screen them out because they don't meet your written criteria. Adding: everything in the written criteria must be legal. --76.178.xxx.xxx

when you set credit and income criteria , you can require every adult meet it individually. That should cut down on large groups, but won't do anything for 2 adults with 5 kids. --50.4.xxx.x

--67.209.xxx.xx

Check with local code enforcement to see if a room must have a closet to be considered a bedroom. If so, can you remove or wall off the closet? --184.54.x.xx

I *think* a door is important but not sure. --50.82.xxx.xxx

Room needs a door but if just missing you could be told to put it back on,if you opened it up so there was like 4 feet then it is more like a playroom.I had a 3 bedroom attracting welfare mothers with kids in a bad school district so i advertised it as a 1 bedroom and everyone who showed up was happy to see a couple bonus rooms --74.77.xx.xx

Thanks all, I will consider everything carefully. --172.58.xx.xxx

at 7-10% of the states usage theres really isn't much that residential users can do that ag can't do far cheaper and faster --75.80.xx.xx

I have this very concern with a large three bedroom two bath home I have coming to market. I really don't want a huge family in it. I like David's suggestions and will seek to implement it. I don't think it's wise to advertise the limitation however. It's best to cull them as you screen. --209.122.xx.xxx

The other one, no way to eliminate and it's rented to a family of three. --50.82.xxx.xxx

My issue would be why are there so many standards that don't agree with one another. --24.101.xxx.xxx

--67.209.xxx.xx

Guidelines and not law, but housing court judges often take those guidelines into consideration, so you need a darn good reason to ignore the guidelines and "I don't want five children in my house" is not a good reason. --76.178.xxx.xxx

--67.209.xxx.xx

How many people would you put in a two bedroom house that is 585 sq ft with one of the bedrooms being 8x9? --75.89.xxx.xxx

Like Joihn said, you have to be very careful. Credit Checks and thorough applications. My application says at the top "Incomplete Applications will be Rejected" Then you pick. Most people will tell you who would be moving in and how many and the questionable ones will always leave something out. All you can care about is the ovewr 18 applicants and they ALL have to pass a credit check. --199.188.xxx.xx

Like Joihn said, you have to be very careful. Credit Checks and thorough applications. My application says at the top "Incomplete Applications will be Rejected" Then you pick. Most people will tell you who would be moving in and how many and the questionable ones will always leave something out. All you can care about is the ovewr 18 applicants and they ALL have to pass a credit check. --199.188.xxx.xx

Like Joihn said, you have to be very careful. Credit Checks and thorough applications. My application says at the top "Incomplete Applications will be Rejected" Then you pick. Most people will tell you who would be moving in and how many and the questionable ones will always leave something out. All you can care about is the ovewr 18 applicants and they ALL have to pass a credit check. --199.188.xxx.xx

This house has one tiny bedroom with closet but it is one square foot away from the county inspector allowing two people in this room. So my three bedroom house would generally allow for six (2per bedroom) has been reduced to five. So anyone in my area that reads three bedrooms automatically thinks six people. What happens is I can't put six people's name in the occupancy permit. And when I do rent to give people they usually spy the basement as an opportunity to host the teen. Which the basement should not be used as a bedroom as there is only one exit point and not the required two. So I have removed the count of people from my ad and starting over. So far the applications are pretty bad. Even thou they continue to pay the application fee and try, I'm being to think they think if they pay and turn in ANYTHING they are automatically guaranteed the move in. It's a strange world right now. I will keep changing it up but not lowering my screening. It's a good house. Needs a good resident. --172.56.xx.xx

--67.209.xxx.xx

One person per unit seems to be the magic number these days. Everyone is so much happier. --68.66.xxx.xxx

So I changed it and advertised it as a 1 bedroom. Solved all my problems and those expecting a one bedroom were thrilled to see it had a small bonus room/office. --75.89.xxx.xxx

Lisa, that is what I do for market rent property. This house Ive been taking section 8 on and so if i advertised and accept a two bedroom voucher I'm not going to get paid for that extra bedroom. Maybe a trade off, but there are vouchers for three bedroom homes with only 3 people in the family. It depends on the sex and age of the children when they move from a two bedroom voucher to a three bedroom voucher. So that's really my niche --172.56.xx.xxx