Tenancy and Leases Flashcards

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1
Q

Types of cotenancy

A
  1. Tenancy in common
  2. Joint Tenancy
  3. Tenancy by the entirety
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2
Q

Joint Tenancy

A
  1. Right of survivorship
  2. CL - conveyance to two or more people is presmumed to create a joint tenancy unless stated otherwise.
  3. Modern - presumed tenancy in common
  4. must state you want right of survivorship
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3
Q

Tenancy in Common

A
  1. Each co-tenant owns an undivided possessory interest in the whole property.
  2. only requires unity of possession
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4
Q

Tenancy by the Entirety

A
  1. form of concurrent ownership reserved for married couples, which gives each spouse an undivided interst in the whole property and a right of survivorship unless otherwise stated.
  2. can be created by deed or will, not by descent
  3. not recognized in community property states
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5
Q

Sever tenancy by the entirety

A
  1. spouse jointly convey to a TP
  2. one spouse conveys to other spouse, OR
  3. couple divorces
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6
Q

Severing a JT

A
  1. inter vivos act by a party
  2. can seek a partition action
  3. JT sells his interest in the property (destroys for his portion)
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7
Q

What happens if JT mortgages their interest in the property?

A
  1. Modern - lien theory, M is viewed as a lien, will not sever. If M’or dies then M dies w/ them.
  2. Minority - title theory, M is viewed as title to the property and will sever.
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8
Q

Voluntary Partition

A

Done by exchange of deeds or selling the property and dividing the proceeds.
Tenants decide

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9
Q

Involuntary Partition

A

result of a partition action filed by one or more co-tenants in the court.
Court decides

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10
Q

Rights and duties of co-t’s

A
  1. possession
  2. profits
  3. expenses
  4. improvements
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11
Q

Co-T: possession

A

each co-T is entitled to possess the whole property. If ousted can bring suit for dmgs or ejectment.

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12
Q

Co-T: profits

A

If profit is produced by ONE co-t’s efforts then the others have no right to share in those profits.
If profit is generated by a TP, then all co-t’s are entitled to a proportionate share of the profits.

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13
Q

Co-T: expenses

A

Taxes/M: each must pay a proportionate share
Repairs: no direct duty imposed on any co-t. If one makes solely, then the amount may be off-set by any TP rents or from proceeds in a partition action.

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14
Q

Co-T: improvements

A

Gen, no duty to any co-t to improve the property. If one chooses to, they can’t get contribution from the others. IF property is sold, any amount attributable to the improvement goes to those that made it.)

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15
Q

Types of leases *

A
  1. Term of years
  2. Periodic tenancy
  3. Tenancy at will
  4. Tenancy at sufferance
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16
Q

Term of years *

A

A lease that has a definite beginning and end date. (months or years)
Creation: express agreement b/w LL and t for a term specified in lease. If longer than a year, must be in writing
Termination: automatically at end of the period, no notice required.

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17
Q

Periodic Tenancy *

A

A lease w/ a set beginnig and end date and continues from period to period
Creation: express or by implication w/ a holdover tenant.
Termination:
1. Notice: in writing (if lease requires or oral) AND equal to rental period (up to max of 6 months)
2. timing of notice:
(modern - notice is good whenever given but it doesn’t take effect until start of next rental period) (cl - notice had to be given at start of rental period).

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18
Q

Tenancy at will *

A

Has no fixed duration and lasts only as long as the LL and t desire.
Creation: gen by express agreement of the parties
Termination: freely as soon as either party decides (no notice), if either LL or t dies, OR if either party attempts to transfer their interest.

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19
Q

Tenancy at sufferance*

A

Creation: a holdover situation (will either become a periodic tenant if LL accepts rent or kicked out)

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20
Q

How much rent may a LL sue for tenancy for years?

A

Modern - LL has duty to mitigate, breacher liable for difference if not same amount. If can’t relet then rest of rent due.
CL - tenant liable for all unpaid rent as it accrues.

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21
Q

How much rent may a LL sue for periodic tenancy?

A

t liable for the rental obligation up until proper notice is given to terminate the lease.

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22
Q

How much rent may a LL sue for tenancy at will?

A

t liable for amount of rent stated in agreement that is already owed.

23
Q

How much rent may a LL sue for a holdover tenant?

A

t liable for R rental value of the property.

24
Q

Tenant’s defenses

A
  1. failure to deliver possession
  2. eviction
  3. t surrenders premises to LL
  4. destruction
25
Q

Failure to deliver possession

A

Modern - LL has obligation to deliver poss

CL - LL has no obligation to deliver, t must take it.

26
Q

Partial, actual eviction

A

excuses t from paying rent.

defense - payment of any rent may be withheld

27
Q

Constructive eviction

A

LL has allowed condition of premises to deteriorate to point of t being essentially forced out.
defense - reduction in rent only until you have full access to prop again.

28
Q

Tenant surrenders premises to LL

A

LL must accept the surrender and retake poss. LL will typically be required to mitigate dmgs via ct law.

29
Q

Destruction

A

Modern - no distinctino b/w leasing all or just a portion of the building. Destruction is a defense to payment of rent unless intentionally or N’lly caused.
CL - did not excuse payment of rent b/c t was still in poss of actual and.

30
Q

Implied Warranty of Habitability

A

t must:
1. provide LL w/ notice and
2. allow the LL R time to repair the problem.
LL must maintain premises in a habitable condition

31
Q

Other Contract Defenses

A
  1. impossibility
  2. impracticability
  3. frustration of purpose
  4. violation of quiet use and enjoyment of property.
32
Q

Landlords Obligations

A

Modern - implied warranty of habitability and other statutory obligations
CL - LL has no obligation to maintain or repair leased premises.

33
Q

LL retains duty to repair:

A
Latent defects ( known dangerous and not readily known to tenant), LL has R time to inspect and repair. 
- duty for common passageways and other areas under the LL's control.
34
Q

Land occupier owes duties to whom?

A

Invitees, licensees, trespassers

35
Q

Does the tenant have a CL obligation to repair the leased premises?

A

NO, but LL could hold tenant liable.

36
Q

Does the tenant, under modern law, have an obligation to repair the leased premises?

A

Duty to avoid waste (3 types).
Tenant can make improvements if expressly authorized, or if there is a change in circumstances that warrants the improvements to be made.

37
Q

3 types of security deposits

A
  1. True ( paid at beginning of lease and returned at end, minus any used to repair damage by tenant)
  2. Deposit to be forfeited in the event of default; and
  3. Deposit denominated as advance rent (for the last period of the lease)
38
Q

Fight over possession

A

LL can retake if the t has committed a material breach of the lease.

39
Q

CL rule for LL retaking property

A

Self-help allowed, R force

40
Q

Modern rule for LL retaking property

A
  • LL must give t notice to cure breach or vacate
  • judicial hearing to determine if breach has occurred and issue eviction
  • courts don’t uphold retaliatory eviction (IWH)
41
Q

Under CL do trade fixtures become a part of the land?

A

Yes, they must stay w/ the land.

42
Q

Under modern law do trade fixtures become a part of the land?

A

No, if they can be removed w/o substantial damage they may be.

43
Q

If LL transfers interest who collects rent?

A

the LL of record on the date rent is due

44
Q

Assignment

A

Tenant transfers ALL of the remainder of the interest to a new party.

45
Q

Sublease

A

Tenant transfers less than the entire interest in the contract.

46
Q

Assignee

A

If a tenant transfers ALL of the remainder of the rental obligation.

47
Q

Sublessee

A

if a tenant transfers only a portion of the time left on the rental obligation.

48
Q

Liability of the parties: Assignment

A
  • Assignee is liable to the LL for the rent.

- T is liable to the LL for rent unless novation.

49
Q

Liability of the Parties: sublease

A
  • Sublessee pays the tenant and
  • tenant liable for the rent.
  • it’s a mini ll-t b/w them
50
Q

For the original LL to enforce covenant to pay rent against a new tenant, the requirements for a running covenant w/ land must be satisfied. What is the key issue?

A

Vertical privity - an assignee is in privity of estte w/ the LL but the sublessee is not SO covenant can be enforced against an assignee but not a sublessee.

51
Q

Generally, interests in leases are fully transferable absent what?

A

specific, express language in the lease stating otherwise

52
Q

Traditional rule for transfer of interests in leases

A

A silent consent clause gives LL right to withhold consent for any reason, or no reason at all, even if withholding is arbitrary and unR.

53
Q

Minority rule for transfer of interest in leases

A

Requires LL to be R in withholding consent for an assignment

54
Q

Rule in Dumpers Case

A

If there is an express prohibition against an assignment in a lease, and the LL either expressly or impliedly waives that restriction, once waived it is deemed waived for the remainder of the lease except if specifically stated otherwise.