Should I Lease (Rent) or Buy a Condo in L.A. in 2023?

Are you someone who has always dreamed of having a place of their own in LA? The idea of being able to decorate your living space as you please and not worry about rent hikes or having to move every year is definitely appealing, making buying a condo seem like a great option. However, what if renting could actually save you more money?

If you're trying to decide between renting or buying a condo in LA, it can be a complicated decision. Depending on factors like your location and the amount of rent you're currently paying, either option may be the wiser choice. To help you make an informed decision, we've compiled some tips to help you determine whether leasing or buying a condo is the best choice for you.

For those who are first-time home buyers, purchasing a condo can be a wise decision. Compared to standalone homes, condos often have lower prices and can be more convenient in terms of location and maintenance.

However, deciding between buying or renting a condo can be challenging. The choice ultimately depends on your individual financial situation and life stage, as both options have their own advantages and disadvantages. Here's how you can make an informed decision.

Are Leasing and Renting the Same?

In practice, the terms "renting" and "leasing" are often used interchangeably when referring to residential properties such as condos. However, in a legal context, there is a difference between renting and leasing.

Renting typically refers to a short-term agreement between a landlord and tenant, usually on a month-to-month basis. Renters do not have any long-term commitment and can usually move out by providing a short notice period.

Leasing, on the other hand, is a legally binding contract between a landlord and tenant for a specific period of time, typically a year or more. A lease agreement outlines the terms and conditions of the tenancy, including the rent amount, security deposit, and any restrictions or responsibilities that the tenant has while occupying the property. A lease provides more stability and security for both the landlord and tenant

Buying vs. Leasing or Renting

The down payment and upfront fees associated with buying a home may be a source of concern for first-time home buyers. However, in many areas where rents are rapidly increasing, owning a condo may be more cost-effective in the long run than renting.

But how can you determine if this is the right move for you at your current life stage?

Typically, purchasing a home is preferable to renting when you meet the following four criteria:

1. You have a steady income and job security
2. You can comfortably afford the down payment and closing costs
3. You plan to stay in the same location for at least three years
4. You do not anticipate any significant life events that may require you to move or change the size of your home, such as getting married, having a child, going through a divorce, or relocating for work.

If you anticipate that your job or personal circumstances will change in the near future, then renting may be a better option for you. Renting provides the flexibility to move without having to sell your property or worry about losing your down payment.

However, if you are ready to buy and appreciate the benefits that come with owning a condo, such as a lower purchase price and simplified maintenance, then purchasing a condo could be an excellent decision.

Condo Ownership

The ownership of a condo can provide numerous tangible and intangible benefits. As an owner, you have the freedom to make decisions regarding the interior of your condo, including methods to make the space feel more expansive (while the COA - condo owners association -  typically regulates exterior elements such as paint colors, fencing, and the types of plants permitted outside the unit).

Depending on whether owners decide to rent out their condos and the structure of their home mortgage, various tax benefits may be available or excluded. Owners may be able to receive home mortgage interest deductions during the early life of their loans by itemizing any out-of-pocket expenses incurred to enhance the property and perform renovations.

Condo Owners Can Rent Their OWN Property

Investing in a condo as a part-time residence or vacation home can generate passive income during periods when it's not in use. Investors have the option to rent out their condos for either long-term or short-term stays, and both options offer unique advantages. Long-term rentals typically involve leases lasting a month or more, while short-term rentals cater more to vacationers or month-to-month tenants.

Long-term rental properties offer several benefits, such as providing owners with a reliable source of income over an extended period. However, short-term rental properties may yield less income during slower seasons in the location where the condo is situated. Another advantage of having long-term tenants is that they usually pay for their own utility expenses, while landlords typically cover utility costs in short-term lease agreements.

Benefits of Renting Instead of Buying

Many people delay homeownership due to the hassle of maintaining a single-family property, which is less of a concern when investing in a condo. Homeowners are traditionally responsible for exterior maintenance tasks such as painting, landscaping, and other upkeep. In contrast, condo owners benefit from having a condo owners' association (COA) or property management company that handles these chores for both owners and tenants, while occupants and landlords take care of interior repairs and upkeep. Furthermore, the COA is responsible for maintaining common-use areas such as pools, parking lots, sports courts, and amenities, allowing owners and renters to enjoy these facilities without the high cost of upkeep.

Short-term renters typically handle basic upkeep tasks like routine cleaning and stocking essentials, while sometimes performing yard maintenance. Long-term renters may be responsible for a few additional maintenance tasks, but ultimately, the condo owner is accountable for repairs within the unit, such as appliance malfunctions. Each lease, along with the COA bylaws, specifies precisely who is responsible for what among the involved parties.

Mortgage or Rent?

Typically, renting is considered less expensive than making mortgage payments. However, purchasing a condo can be more cost-effective in the long term, especially if the homebuyer secures a loan with favorable interest rates.

Before eagerly signing a condo contract, new homeowners should use a rent vs. buy calculator to compare the cost of renting vs. buying a condo in the next year or two. If the costs are nearly the same, then buying a condo not only makes better financial sense, but also provides several benefits that renting cannot match. For example, purchasing a condo means obtaining permanent unit ownership in a well-planned community.

However, if the mortgage payments for the condo are more expensive, it's important to consider factors such as how long the occupant will stay in the area and whether their income can sustain the mortgage payments (a mortgage calculator can assist with this). In most places, the longer a person intends to reside in the same condo, the more financially advantageous buying becomes compared to renting. Renting may only be the more affordable option if the renter plans to relocate within the next year or two.

Flexibility with Renting

Although buying a condo offers enticing advantages, renting provides a greater degree of flexibility. Renters typically only need to pay a security deposit equivalent to one month's rent, making renting a more feasible option for those who struggle to save up to a 20% down payment required for buying.

In addition, the maintenance responsibilities that come with owning a condo can be overwhelming. Renters, on the other hand, do not have to worry about these tasks. Furthermore, unlike purchasing, renting a condo does not constitute a permanent investment, enabling renters to relocate by providing a month's notice. This offers renters the freedom to pursue new opportunities as they arise and explore different destinations until they find a place they can truly call home.

There are definitely differences between renting and buying and each person needs to calculate their own situation based on income and needs. L.A. offers a lot of options for both tenants and home buyers so feel free to contact me at any time to discuss options and which might be a better fit for you!