RP: Estates - Nonfreehold Flashcards
Landlord/Tenant: Fixed Term Estate
End automatically
owned by tenants
Landlord/Tenant: Periodic Estate
Owned by Tenant
Either party must give notice to terminate
Landlord/Tenant:Estate at Will
Owned by Tenant
No definite term
Landlord/Tenant: Rents
A present nonpossessory interest
Landlord/Tenant: Reversion
A FI, giving L possession when the lease expires
Landlord/Tenant: Estates and Interests
Owned by Tenant: fixed term, periodic, estate at will.
Owned by LL: Rents, Reversion
L agrees to let T live in L’s spare bedroom at a rent of 100 per month. They say nothing about the nature or term of the lease. What type of estate does T have?
T has periodic estate (month to month).
- use this only if parties haven’t specified term–look to the frequency of rent (eg. month, year).
Termination of Periodic Estates
Notice must comply with these rules:
- Notice must be given one FULL PERIOD in advance of termination date (except for year to year-which is 6 months).
- Notice MUST cause a termination at the end of a regular lease period. (e.g. month)
Assume T has a periodic month to month lease, and that the lease month coincides with the calendar month. On June 15, T gives L notice that T wishes to terminate the lease. What is the earliest date such notice can take effect>
On July 31. The last day of the full month.
L’s liability for Personal Injury
G/R is caveat emptor (No LL liability). Six Exceptions: 1. Latent Defect 2. Common area defect 3. Short-term funished tenancy. 4. Public Use 5. Covenant to Repair 6. Negligent Attempt to Repair
New Trend: Negligence (LL liability)
Not yet majority–but L is liable for injuries resulting from negligence whether the 6 situations a voce exist of not.
- IF LL knows or has reason to know
- Duty to MAINTAIN security features
- Breach of statutory duty= negligence per se
Implied Covenant of Quiet Enjoyment
Even if no injury to person or property is involved, L can be liable for breach of the implied covenant of quiet enjoyment. Every lease of every type is deemed to contain this covenant.
T leases one-half of a duplex from L (who lives in other half). L plays stereo loudly at 3 am each night. Breach?
Covenant is breached because L has DIRECTLY INTERFERED with T’s possession.
T leases space for a store, and then discovers L is not the actual owner of the building. True owner evicts T
L has breached covenant because L lacks TITLE
T leases from L a house with a detached garage. Later, L changes the lock on the garage so T cannot have access to it. Breach?
L has breached the covenant by denying T access (this is called PARTIAL ACTUAL EVICTION, and T has no duty to pay rent until access to entire premise is restored.
T leases office space in the basement of a commercial building. Each time a hard rain occurs, the office is filled with several inches of water.
This is a CONSTRUCTIVE EVICTION.
Constructive Eviction
Three Elements:
- Conditions are VERY BAD
- They must result from an ACT or OMISSION of ACT
- The tenant must MOVE OUT
Implied Warranty of Habitability
Applies only to RESIDENTIAL property. It is breached by a material violation of the local housing code.
Remedies for Implied Warranty of Habitability
- Terminate the lease and move out
- Abatement of the rent
3.Damges for breach of warranty - Repair and Deduct from next month’s rent.
But T generally cannot get specific performance.
Before claiming any remedy T must give L NOTICE of defect and reasonable TIME to cure.
Termination of Leases: what might cause them to end prematurely?
- Release
- Surrender
- Abandonment
- Option to terminate
Termination of Leases: T purchases L’s interests (rents and reversion)
Release. The rents and reversion merge with T’s leasehold giving T a fee simple absolute.
Termination of Leases: L accepts T’s offer to convert the leasehold to L.
Surrender. The leasehold merges with L’s rents and reversion interests, give L a FS absolute.
Termination of Leases: L refuses to accept such an offer of conveyance, and T vacates the premises, ceasing to pay rent. What termination and liability?
Abandonment. T’s liabilty –Difference between K rent and FMV (mitigation of damages). L can recover this sum immediately as anticipatory breach, but must discount T’s liability to PV.
If L tries to relet–can get from T (up to full rent) amount for reletting expenses and full rent while seeking new T.
Termination of Leases: T leases space for a store in a shopping center. The center is destroyed by fire. May T terminate the lease?
T has an OPTION to terminate (not automatic)