Property II Flashcards
concurrent ownership
each cotenant has the right to use and possess the entire property
3 types of concurrent ownership
- tenancy in common
- joint tenancy
- tenancy by the entirety
How is a tenancy in common conveyed? (language)
“to A and B”
What is the default type of concurrent ownership?
tenancy in common
Tenancy in Common (what does each tenant have)
each tenant has an undivided, fractional interest; can use entire parcel, but divide proceeds according to proportionate shares; freely alienable, devisable, and descendible
How is a joint tenancy conveyed?
“to A and B as joint tenants with right of survivorship”
Defining factors of joint tenancy (2)
right of survivorship and 4 unities of time must be present
4 Unities
time, title, interest, possession
What is created if one (or more) of the unities isn’t present?
tenancy in common
What type of concurrent ownership is the historical default?
joint tenancy
How can a husband/wife create a joint tenancy with his/her spouse?
Through a straw man; cannot convey “to myself and my wife as joint tenants with RoS” because time and title were missing
Joint Tenancy
not devisable or descendible; can be severed unilaterally when one party transfers her interest; can alienate during lifetime
Why are joint tenancy’s disfavored?
because of unilateral severance
How is a tenancy by the entirety created?
“to A and B as tenants by the entirety”
Tenancy by the Entirety
only for married couples; way to protect assets that’s not a will; undivided right to use and posses, right of survivorship
Difference between tenancy by the entirety and a joint tenancy
one spouse cannot unilaterally destroy the other’s right of survivorship
Sawada
neither spouse has a separate divisible interest in the property that can be conveyed to third parties or reached by creditors
James v. Taylor
if an instrument of conveyance does not show an intent to create a right of survivorship, the instrument cannot create a joint tenancy
Tenhet v. Boswell
a lease does not sever joint tenancy but expires upon the death of the lessor
Title Theory
mortgage destroys unity of time and title, severs joint tenancy
Lien Theory
mortgage does not destroy unities, does not sever joint tenancy (split as to whether mortgage survives death of joint tenant)
Partition
any tenant in common or joint tenant has the right to sue for partition (ends the cotenancy and assets are distributed); can have agreements not to partition if reasonable in duration and purpose (traditionally could not)
Partition by Sale
more common and more efficient, sell the property and divide the proceeds
Factors a party wanting a Partition by Sale must demonstrate
property cannot be conveniently partitioned in kind
the interests of one or more of the parties will be promoted by the sale
the interests of the other parties will not be prejudiced by the sale
Partition by Kind
preferred in theory, each keeps proportional share of the land
Esteves v. Esteves
a cotenant in possession does not owe any rent to a cotenant out of possession, absent an ouster
Ouster
one cotenant in possession refuses to allow another cotenant to occupy the property; becomes an adverse possessor; one who ousts the other is liable to the other for rent
Cotenants Rights: sharing rents and profits
each cotenant is entitled to proportionate share
Cotenants Rights: sharing costs
no reimbursement required on expenses for improvements and repairs, but can receive credit
Implied Warranty of Habitability
requires rental premises be offered and maintained in a physical condition that provides safe, habitable housing for tenants; only applies to residential leases
3 Elements of a WoH Claim
defect must be substantial
landlord must have notice of defective condition
landlord must have been given a reasonable time to repair the defect and not done so
Marital Property
at common law, a woman lost all property rights upon marriage and every conveyance to a married couple was a tenancy by the entirety
Dower Rights
surviving spouse gets a life estate in 1/3 of all the freehold land which was owned by the decedent spouse and inheritable by his issue; cannot be destroyed even upon conveyance to a third party
Separate Property System
during marriage: property is separately owned by the spouse who acquires it; creditors cannot attach to spouse’s property
divorce: equitable distribution
death: forced/elective share
Community Property System
During: owned by both spouses equally; equal, undivided shares; gifts, inheritance, prior owned property all remains separate
Divorce: community property is divided, equal share or equitable distribution factors
Death: devise half, however, the other half belongs to surviving spouse
Traditional Landlord Rights
set rent, gain possession at the end of the term, choose tenants, right of the parties to decide on the extent of landlord services
Immutable Rules
supersede any contrary provisions in the lease, usually to protect vulnerable RESIDENTIAL tenants
Default Rules
fills in gaps parties did not address in the lease; can ignore default rules, but cannot evade immutable rules
Choosing the Tenant
Landlord is free to choose whatever tenant, but may not discriminate based on race, gender, or national origin, but may not advertise in a discriminatory way
FHC v. Roommate.com
the anti-discrimination provisions of the FHA do not apply to roommate selection because of the nature of the roommate relationship
Neithamer v. Brenneman Property Services
Once a plaintiff makes a prima facie showing of discrimination under the FHA, the defendant may provide a nondiscriminatory reason for rejecting the application, but the plaintiff may rebut this by establishing the defendant’s reason is merely pretext.
Proving Discriminatory Intent
- the plaintiff establishes a prima facie case of discrimination
- the burden then shifts to the defendants to prove a legitimate, non-discriminatory reason for his conduct
4 Nonfreehold Estates
- Term of Years (fixed duration)
- Periodic Tenancy (automatically renewed)
- Tenancy at Will (no fixed ending)
- Tenancy at sufferance (wrongful occupation)