Issuu

ving Solano & Yolo Counties ng Solano & Yolo C ounties

Tenant contract, code issues dictate landlord obligations

Q: I’ve been trying to take advantage of the current prices in the real estate market and have taken out some of my retirement funds to buy two investment properties. Both are older rental homes. One of them has a garage conversion that creates another bedroom and bathroom, so the home has a total of four bedrooms and three baths. I rented the home to a family who started wanting this fixed and then that fixed. They wanted new carpet and a new refrigerator. I’ll admit that the carpet was worn and had some stains, but it was that way when I got it. And besides, they saw and approved it before they agreed to rent. And there’s nothing wrong with the refrig erator. It’s old, but it works just fine. I think they think it’s too small.

When I told them I wasn’t going to replace the carpet and fridge, they called the city and told them there was an illegal garage conversion. So a city inspector came out and has cited me for it. I didn’t know it was illegal when I bought the

bought it. So my questions are: Am I responsible for the illegal way I would have to replace the

issue is very different from the carpet and refrigerator issues, so

There are only two reasons why a landlord has to repair or replace something. The first are

designed to prevent the kind of slum tenement buildings the country was full of 50 years ago. They require specific things of landlords.

For example, the property must be weatherproof, with no water seeping in. The furnace must work. There must be a

working telephone line and electrical system. The plumbing must work and there has to be at least one working toilet. You get the idea. Habitability concerns health and security, not necessarily comfort. And certainly not luxury.

The second reason for replacing or repairing is the contract you entered into with the tenant.

When the tenant agreed to lease the property for a particular price he did so based on the condition and amenities the home provided.

For example; if the house had two toilets, and one stops working, you can’t claim that since there is one working toilet (a habitability requirement) that you don’t have to fix the broken one. The tenant is renting a two-toilet house and you are contractually obligated to provide two toilets. But that’s not a situation the city would get involved with. It’s a lawsuit issue between you and the tenant.

That makes the refrigerator issue easy. You agreed to provide a working refrigerator of a particular size. And you are. So

High-ROI outdoor living components

Outdoor living has become a coveted feature for many homeowners and those looking to buy. In 2026, landscape architecture has shifted from something that is purely ornamental to features that are functional and resilient. The American Society of Landscape Architects says a professionally designed landscape can increase a home’s value by anywhere from 15 to 20%. Some projects can yield a return on investment of even more – even recuperating the

entire cost.

Where is a homeowner to start when it comes to maximizing the potential of a landscape? These projects and components can be a good place to start.

• Natural stone patios: A highquality patio can offer a great ROI. These patios may use the same stone levels and lines as the interior of the home.

• Outdoor kitchens: HGTV says an outdoor kitchen ROI can range from 55% to 200%, depending on the location and comparable homes in the area. High-value versions include

built-in grills, weather-resistant cabinetry, and stone prep areas.

• Climate-controlled pergolas: Pergolas on their own can add interest and function to outdoor spaces. Those that feature motorized louvers that adjust for sun and rain have become a luxury essential for many homeowners.

• Smart lighting systems: Integrated systems with LED lights controlled by apps are now major selling points for homes. These systems improve security and curb appeal at night. Adding carefully placed lights can redefine the property in distinct ways.

the tenant has nothing to complain about. The carpet probably falls under the same principle unless something has changed. For example, if the carpet is starting to delaminate, through no fault of the tenant’s, then the condition has changed and you’re obligated to fix, although not necessarily replace, the carpet. And again, that’s a contract issue.

But if they’ve moved in and just don’t like the condition of the carpet, that alone isn’t enough to trigger a contractual requirement that you replace it.

The garage, however, is a matter of local building codes.

The building inspector isn’t concerned with who owns the property, only that it is out of

compliance, or at least has no permit. This is a matter of public safety and property taxation, and the inspector is required by law to do what he did.

However, the relatively new auxiliary living space laws really open up what is permitted when it comes to garage conversions. Talk to the building department and see if the garage can be brought into compliance. It may not be as big a problem as you think.

Tim Jones, Esq., is a real estate attorney in Fairfield. If you have any real estate questions you would like to have answered in this column, you can send an email to AllThingsRealEstate@ TJones-Law.com.

SOLANO REAL ESTATE SCENE

UCC-1 solar liens cause undue stress

Solar panels and now all these batteries and power purchase agreements are really a pretty new thing. These solar leasing and finance companies that are leasing and doing loans secured by solar equipment are filing UCC-1s and recording the document with the county. UCC-1 financing statements are primarily used to establish a legal claim (lien) on personal property used as collateral for loans and leases. Solar is new, but the UCC-1 has been around since 1954 for business equipment loans, inventory financing, fleet financing, fixtures in real estate that are attached but may still be considered personal property by a lender, such as HVAC systems or large commercial appliances.

UCC-1 is also used to secure loans on cattle, pigs and sheep as well as crops and farming equipment. What all of these things have in common is that all of this collateral secured by a UCC-1 is “chattel,” which is defined as “a personal possession,” and in the law books “an item of property other than real estate.”

Well, guess what some residential mortgage lenders are doing to consumers, loan officers, Realtors and escrow officers around the country today? They are driving people nuts with inconsistent policies and misinformation because of laziness and a lack of legal advice.

See Porter, Page 4

DEED OF RECONVEYANCE

What is it, how does it work?

DAVID MCMILLIN BANKRATE.COM

Adeed of reconveyance is a document that proves you’ve paid off the mortgage on your home. It represents the transfer of the property title from your mortgage lender to you.

Let’s put that in more practical terms: Over the life of your mortgage loan, while you legally own your home, the lender holds a mortgage lien – or claim – to it. This means that if you fail to repay your mortgage, the lender can repossess your home. Once you’ve paid back the loan, though, the lender will remove the lien. To do that, it issues a deed of reconveyance. When you sell your home, this deed is important evidence that the property has a clear title.

You might hear a deed of reconveyance referred to by a few other names:

•Satisfaction of mortgage:

A satisfaction of mortgage confirms that a borrower has fully repaid their mortgage, and that the mortgage lender no longer holds a lien on the home. This is simply another name for a deed of reconveyance.

•Full reconveyance : In California, a deed of reconveyance is also called a full reconveyance form.

•Deed of release: A deed of release legally removes any further obligation to a binding agreement. Mortgage lenders can use it to indicate that you no longer owe mortgage payments, but it can be used in other situations, too, such as between an employer and an employee. The reconveyance deed applies specifically to mortgages.

A deed of reconveyance is a document that proves you’ve paid off the mortgage on your home. It represents the transfer of the property title from your mortgage lender to you.

What information is included in a deed of reconveyance?

The reconveyance deed typically includes:

•Name and address of the homeowner/mortgage borrower

•Name of the lender/trustee

•Legal description of the property and parcel number based on the original deed

•Proof that the borrower has fulfilled their obligation to the lender and that the property that had been secured by the home loan now belongs to the borrower

•Signatures of the parties involved and a notary stamp

How it works

When a loan is paid off, there are multiple steps to the process

of getting a reconveyance deed created and finalized:

•Borrower makes the final mortgage payment: First, you’ll finish paying off your mortgage. At that point, you may or may not need to request the deed of reconveyance from your lender. To be safe, contact the company and ask.

•Lender creates the deed: Once the lender – or, more commonly, a title company acting on its behalf – verifies that your loan is paid off, it will create the deed of reconveyance, sign it and have it notarized. Typically, the document must be provided to you within 30 to 60 days of your final payment, says Megan Hernandez of the American Land Title Association.

•Borrower receives and reviews the deed: Once you

receive the document, carefully review it for any errors.

•Borrower submits the deed: If the lender sends you the document directly, you must submit it to the recording office in the county where the property is located. The deed must be legally recorded to avoid problems when you sell the home.

The deed of reconveyance serves as proof that you’ve paid off your mortgage, which prevents a lender from making a claim to the property. But note that even with a reconveyance deed, you do still have financial obligations as a homeowner –most notably your property taxes. If you fail to pay them, your local government could potentially initiate foreclosure proceedings on your home.

See

ADOBE STOCK

Jim Porter

Solano real estate transactions

BENICIA

TOTAL SALES: 2

LOWEST AMOUNT: $985,000

HIGHEST AMOUNT: $1,825,000

MEDIAN AMOUNT: $1,405,000

AVERAGE AMOUNT: $1,405,000

144 West N Street - $1,825,000

01-02-26 [6 Bdrms - 3881 SqFt - 2008 YrBlt], Previous Sale: 09-16-22, $1,795,000

496 Raymond Drive - $985,000

12-29-25 [3 Bdrms - 1561 SqFt - 1956 YrBlt], Previous Sale: 08-23-22, $910,000

DIXON

TOTAL SALES: 1

LOWEST AMOUNT: $575,000

HIGHEST AMOUNT: $575,000

MEDIAN AMOUNT: $575,000

AVERAGE AMOUNT: $575,000

1225 Dartmouth Circle - $575,000

12-30-25 [3 Bdrms - 1917 SqFt - 2015 YrBlt], Previous Sale: 09-17-25, $400,000

FAIRFIELD

TOTAL SALES: 11

LOWEST AMOUNT: $300,000

HIGHEST AMOUNT: $855,000

MEDIAN AMOUNT: $630,000

AVERAGE AMOUNT: $597,909

518 Carolina Street - $410,000

12-29-25 [3 Bdrms - 1293 SqFt - 1956 YrBlt],

Previous Sale: 01-16-13, $130,000

2591 Clipper Lane - $650,000

01-02-26 [4 Bdrms - 2064 SqFt - 1988

From Page 3

In fairness to these mortgage lenders, most of them do not underwrite and fund commercial real estate loans, but for heaven’s sake, it has been 10 years since solar companies started doing leases and power purchase agreements, and now that the 30% tax credit is gone, PPAs and leased solar might be 90% of all residential solar.

The terrific local title companies have been telling bankers for years that the UCC-1 filings that show up on a preliminary title report are not a lien against the real property, aka the house and the land it sits on, and yet many lenders still require the

YrBlt], Previous Sale: 09-08-11, $210,000

542 Fiesta Court - $698,000

12-30-25 [4 Bdrms - 2449 SqFt - 1996 YrBlt],

Previous Sale: 02-24-98, $240,000

3509 Glen Ellen Drive - $705,000

01-02-26 [5 Bdrms - 2797 SqFt - 1990 YrBlt],

Previous Sale: 08-19-05, $475,000

1412 Hawaii Street - $434,000

12-29-25 [3 Bdrms - 1610 SqFt - 1952 YrBlt],

Previous Sale: 07-31-17, $338,100

4455 Meadow Valley Circle - $620,000

01-02-26 [3 Bdrms - 1850 SqFt - 2001 YrBlt],

Previous Sale: 09-17-12, $231,500

703 Mustang Court - $755,000

12-30-25 [3 Bdrms - 2926 SqFt - 1991 YrBlt],

Previous Sale: 00/1991, $206,827

5271 Quinn Lane - $855,000

12-29-25 [5 Bdrms - 3443 SqFt - 2013 YrBlt],

Previous Sale: 02-13-13, $459,500

1168 Sanderling Drive - $520,000

01-02-26 [4 Bdrms - 1380 SqFt - 1971 YrBlt],

Previous Sale: 02-29-16, $325,000

754 Stallion Circle - $630,000

12-30-25 [4 Bdrms - 2127 SqFt - 1990 YrBlt],

Previous Sale: 00/1990, $190,000

161 Sunstream Court - $300,000

12-31-25 [2 Bdrms - 1603 SqFt - 1978 YrBlt]

RIO VISTA

TOTAL SALES: 2

LOWEST AMOUNT: $350,000

HIGHEST AMOUNT: $425,000

MEDIAN AMOUNT: $387,500

AVERAGE AMOUNT: $387,500

375 Atlantic Drive - $350,000

solar leasing company to terminate or subordinate the UCC-1 document, which in some cases is a huge pain in the neck for people simply trying to refinance their home or take out a HELOC.

Some solar companies are easy to work with, but some are just coming out of bankruptcy or a merger. The solar company needs to record a UCC-1 so they can repossess the panels if necessary, and they must notify the public via the recording to make sure potential buyers know the solar is not paid off.

Lots of people blame the solar leasing companies for being slow on lease assumptions, but when someone is simply trying to REFI, there is really no need for a subordination of the UCC-1 lien.

My friend Patty Penrod, vice

01-02-26 [2 Bdrms - 1439 SqFt - 2003 YrBlt], Previous Sale: 12-02-03, $264,000

640 Waterwood Drive - $425,000

12-31-25 [2 Bdrms - 1478 SqFt - 2015 YrBlt],

Previous Sale: 10-28-24, $460,000

SUISUN CITY

TOTAL SALES: 2

LOWEST AMOUNT: $425,000

HIGHEST AMOUNT: $558,000

MEDIAN AMOUNT: $491,500

AVERAGE AMOUNT: $491,500

910 Hidden Cove Way - $558,000

12-30-25 [4 Bdrms - 1764 SqFt - 1988 YrBlt],

Previous Sale: 08-18-04, $387,500

508 Trumpeter Drive - $425,000

12-30-25 [4 Bdrms - 1890 SqFt - 1978 YrBlt],

Previous Sale: 00/1989, $140,000

VACAVILLE

TOTAL SALES: 10

LOWEST AMOUNT: $62,000

HIGHEST AMOUNT: $867,000.

MEDIAN AMOUNT: $632,500

AVERAGE AMOUNT: $593,900

809 Calico Trail - $62,000

12-31-25 [3 Bdrms - 2124 SqFt - 1989 YrBlt],

Previous Sale: 08-09-22, $647,500

644 Canterbury Circle - $867,000

12-30-25 [4 Bdrms - 3686 SqFt - 2009 YrBlt], Previous Sale: 05-11-10, $465,000

518 Canyon Oak Drive - $770,000

01-02-26 [3 Bdrms - 2390 SqFt - 1990 YrBlt]

207 Greene Court - $630,000

12-31-25 [4 Bdrms - 1979 SqFt - 2010 YrBlt],

president at Old Republic Title, has been in this business as long as I have and she told me “a UCC-1 is not a foreclosable lien, so creates no lack of priority for a new deed of trust, and ORTC has a $75 endorsement that insures this for an upcoming lender.”

Thankfully, some lenders are accepting this endorsement, but many are still looking at these recorded UCC-1s as a risk and are driving consumers, especially seniors, as nuts as I am after 40 years on the job. Nuts, yes, but I love my job and I am sure the guidelines will change in the next year or so when more people complain and the Department of Financial Protection and Innovation steps up, or worse, someone loses a house because of a UCC-1.

These are the local homes sold recently, provided by California Resource of Lodi. The company can be reached at 209.365.6663 or CalResource@aol.com.

Previous Sale: 04-12-18, $525,000

191 Ironwood Street - $545,000

01-02-26 [3 Bdrms - 1294 SqFt - 1958 YrBlt],

Previous Sale: 10-27-23, $553,000

373 Lovers Lane - $522,000

01-02-26 [2 Bdrms - 1317 SqFt - 1954 YrBlt],

Previous Sale: 07-09-21, $405,000

395 Marna Drive - $680,000

12-30-25 [4 Bdrms - 2124 SqFt - 1988 YrBlt],

Previous Sale: 08-21-24, $600,000

149 Nantucket Circle - $513,000

12-30-25 [4 Bdrms - 2306 SqFt - 1989 YrBlt]

300 Neil Street - $635,000

12-31-25 [3 Bdrms - 2067 SqFt - 1954 YrBlt]

436 Wick Court - $715,000

12-29-25 [4 Bdrms - 2713 SqFt - 2000 YrBlt],

Previous Sale: 08-09-22, $679,000

VALLEJO

TOTAL SALES: 17

LOWEST AMOUNT: $305,000

HIGHEST AMOUNT: $725,000

MEDIAN AMOUNT: $475,000

AVERAGE AMOUNT: $481,029

125 Acacia Way - $635,000

12-29-25 [5 Bdrms - 2573 SqFt - 1958 YrBlt]

121 Bella Vista Way - $600,000

01-02-26 [2 Bdrms - 1466 SqFt - 1937 YrBlt],

Previous Sale: 06-30-23, $450,000

121 California Street - $380,500

12-29-25 [3 Bdrms - 1262 SqFt - 1942 YrBlt],

Previous Sale: 12-26-19, $385,000

115 North Camino Alto - $350,000

12-31-25 [2 Bdrms - 1220 SqFt - 1941 YrBlt]

251 Coughlan Street - $315,000

Jim Porter, NMLS No. 276412, is the branch manager and senior loan adviser of Solano Mortgage, NMLS No. 1515497, a division of American Pacific Mortgage Corporation, NMLS No. 1850,

01-02-26 [3 Bdrms - 992 SqFt - 1953 YrBlt],

Previous Sale: 09-08-98, $77,000

2139 Garnet Circle - $700,000

12-29-25 [4 Bdrms - 1908 SqFt - 1997 YrBlt],

Previous Sale: 12-11-97, $199,950

225 Gary Circle - $317,000

12-31-25 [2 Bdrms - 1140 SqFt - 1942 YrBlt],

Previous Sale: 08-02-11, $93,000

1201 Glen Cove Parkway #1001$315,000

01-02-26 [2 Bdrms - 1014 SqFt - 1992 YrBlt],

Previous Sale: 06-19-02, $185,000

1163 Granada Street - $699,000

01-02-26 [4 Bdrms - 2101 SqFt - 1978 YrBlt]

105 Phelan Avenue - $355,000

12-30-25 [3 Bdrms - 945 SqFt - 1954 YrBlt]

1012 Pine Street - $305,000

12-29-25 [3 Bdrms - 936 SqFt - 1949 YrBlt],

Previous Sale: 09-02-11, $75,000 437 Pomona Avenue - $510,000

01-02-26 [4 Bdrms - 1215 SqFt - 1961 YrBlt]

1541 Redwood Street - $549,000

01-02-26 [3 Bdrms - 1739 SqFt - 1952 YrBlt]

1024 Sandhurst Drive - $725,000

12-29-25 [5 Bdrms - 2827 SqFt - 1994 YrBlt],

Previous Sale: 12-20-07, $515,000

1233 Symphony Way #120 - $415,000

12-30-25 [2 Bdrms - 1238 SqFt - 2010 YrBlt],

Previous Sale: 06-02-14, $322,500

905 Valle Vista Avenue - $475,000

01-02-26 [3 Bdrms - 1612 SqFt - 1948 YrBlt],

Previous Sale: 02-19-08, $330,000

935 Virginia Street - $532,000

12-29-25 [3 Bdrms - 1258 SqFt - 1936 YrBlt],

Previous Sale: 11-25-19, $460,000

licensed in California by the Department of Financial Protection and Innovation under the CRMLA / Equal Housing Opportunity. Jim can be reached at 707-449-4777.

ON GARDENING

A hydrangea heaven needs good partners

The Garden Guy received quite a few comments and mes sages from a recent Facebook post pictur ing a Let’s Dance Sky View hydrangea in partnership with a Pyro mania Backdraft red hot poker or torch lily. This prompted me to ask Google to show me photos of hydrangea partnerships or combinations in the landscape.

The results brought back old memories. Your humble Garden Guy is a former director of the American Rose Society and its gardens of the American Rose Center in Shreveport, Louisiana. It wasn’t long after I was there that I asked some rosarian about rose bush companions in the garden. A puzzled look came on his face. I soon realized the companions were more roses.

others with big leaves, and now we have hybrids of hydrangea macrophylla and hydrangea serrata, which are drop dead gorgeous.

I moved into my house 7 years ago and there wasn’t a single hydrangea. Almost all of mine are from the Let’s Dance or Tuff Stuff collec tion. They all appreciate some shade from the hot afternoon summer sun here in my Zone 8 Georgia garden. The acidic soil means most of my varieties will be blue to purple with perhaps a few pink days.

ABOVE: While hydrangeas are shade-loving in the south they still can partner with sun-loving flowers like this Pyromania Backdraft red hot poker.

It seems after consulting Google that the hydrangea issue of partnerships was indeed more hydrangeas. The difference is that in the rose scenario, it is lining up 250 roses in rows like marching soldiers. I assure you these gardens were spectacular. The hydrangea display I saw was different: informal beds with curves, etc., but nonetheless all hydrangeas. These landscapes, like the roses, were stunning.

So, this column is dedicated to the hydrangea lover who might be thinking about possible partnerships. I’ll tell you I’ve already written a column or two on “Panicles Without Partners” so this will be geared toward the other guys.

By other guys I am referring to the French hydrangea, which is not really from France, also known as the mophead. Another common name is bigleaf, which is a synonym for the botanical name hydrangea macrophylla. If you get out a ruler, you’ll see

It seemed natural for me to plant Shadowland hosta varieties that had strong yellow or gold variegation to contrast with the blue hydrangea blooms. Shadowland Coast to Coast with chartreuse foliage is also awesome.

These are for the most part used in proximity or even intermingled with the hydrangeas. Soprano impatiens and Heart to Heart caladiums are some of my other favorites to use in this method. My backyard positioning allows me to plant sun-loving

plants in front of the hydrangea blooms. This gives the notion of sun and shade working in harmony.

My garden slopes, with the highest level being the shady area swooping downward to the sunny area closest to the house. So this works for blooming perennials like Pyromania Backdraft red hot poker, Indian Summer rudbeckia, Uptick coreopsis and Hollywood hibiscus,

which gives the illusion of being connected to a shade garden. At the side of the house where daylilies are located, I have again chosen Let’s Dance hydrangeas for the shade with Rainbow Rhythm daylilies in the sun just a few feet away. I’ll admit I probably didn’t ask Google properly to try to find hydrangea partnerships. Oddly most of the photos I found were mine. As we enter

LEFT: The first summer The Garden Guy began by picking out colorful annual partners to contrast with the dark blue Let’s Dance hydrangea blossoms.

planting season know this: Planting hydrangeas with companions may just get you started on the most garden fun you have ever had.

Norman Winter is a horticulturist, garden speaker and author. Follow him on Facebook @NormanWinterTheGarden Guy. He receives complimentary plants to review from the companies he covers.