I don&#39;t like the payment methods offered by my landlord. Do I still have to pay rent? Recently, a friend of mine signed a two year rental agreement with a small mom and pop rental place. At the time of signing, they offered credit cards as a way of paying, but a credit card is not explicitly mentioned in the contract as a method of payment. However, three months ago, they notified my friend that they are no longer accepting credit cards as a payment method for rent (their processor changed rules or something). They switched entirely to ACH drafts only. However, my friend doesn't want to use ACH drafts as he already authorized them to charge his credit card. And he refuses to give them his ACH information, despite repeated notifications from the landlords. He claims that they stopped collecting rent, not that he stopped paying it. This brought into my mind some very interesting financial and legal questions. His entire premise is: He entered into a contract to pay because he liked the payment methods offered That payment method is still authorized, but the company no longer accepts it Therefore he authorized a payment, but the company isn't collecting Therefore he is off the hook for repayment AND doesn't need to add a new method of payment My question is: Is the onus for repayment on the lessor or the lessee? aka Is a lessee required to repay a lessor in a manner the lessor accepts? Or must a lessor accept any payment method from the lessee? Is not liking the payment methods accepted a valid reason to expect to be let out of a lease contract? I feel like my friend is in the wrong here, but I'd love case law or US law examples to prove that he still owes the money!
If your friend thinks he can live there for free due to his unique interpretation of contract law, he is mistaken. He'll get evicted if he doesn't pay rent, and likely end up with a judgement against him for unpaid rent. At its core, a rental agreement ensures that in exchange for paying rent, he may occupy the property. You can argue up and down about payment methods, but the fact remains he must pay rent in order to live there. Your friend MAY have an argument that he could move out and not be subject to penalty for breaking the lease because the payment terms changed. He'd have to give notice and would still owe for the time he occupied the property. There's just no way he can live there for free. He may find this out the hard way.
To put it as nicely as possible, you're not being very smart by threatening to make the house guest's predicament the worst mistake they ever made. Drawing up a notarized contract with a financial penalty is ludicrous and likely simply illegal in terms of contracting for something that is against the law. Beyond that, any threats you make to against house guest could be grounds for them to file a civil suit against you, either for eviction or physical harm, and you'll end up in court rather than simply getting the house guest to leave. An Unlawful Detainer applies if there is verbal or written lease, and as such you would have to go through the formal eviction process. But if this is a simple house guest issue, with no lease or rental agreement in the past, and they are not a family member with some legal right to be in the house, law enforcement is the way to deal with it. It's very simple: set a move out date and say you will call the police or county sheriff if they don't move out on that date. If they don't leave and you do call the police or sheriff, simply say you have a house guest who won't leave, i.e. a trespasser. Law enforcement will come out and you will explain the story; they will likely make the determination that you are the property owner and the guest is indeed not welcome. Law enforcement will tell the guest to leave or be arrested, as per Florida Law - Chapter 810. You can call the police or county sheriff ahead of the move out date and determine the appropriate laws; and get advice on what you might need to do on the actual move out day. If the house guest has property, law enforcement will stand by at that time while they retrieve their property, or make arrangements for them get it at a later date, with or without law enforcement.
Can the HOA compel payment? Yes, at least from the standpoint of unjust enrichment or quantum meruit. That is because the resident obtains some benefit(s) from the HOA's activity &amp; expenses, such as the maintenance of common areas and other items that advance the common good of the community. However, a drastic or arbitrary increase in invoices might not be enforceable, especially if these are unreasonable. The HOA would need to persuade in court that the resident accepted or would have knowingly and willfully accepted such drastic change. HOA bylaws: Are they enforceable absent a contract? If by bylaws you mean something other than bills, the question would depend on the substance &amp; scope of those bylaws as well as the HOA's/resident's jurisdiction. It is noteworthy that a written &amp; signed contract is oftentimes unnecessary. There is the notion of "implicit contract" to refer to rights and duties that can be inferred from the parties' conduct and the expectations that can be inferred therefrom. This notion of implicit contract is common in situations where there is no written document that reflects the parties' intent in the relation they willfully enter.
Bizarrely, it depends on where you live in Kentucky. There is a law, the Uniform Residential Landlord and Tenant Act (KRS 383.500 to 383.705) which states limits on residential leases (otherwise, the matter would be governed by the terms of the contract and common law). The state didn't enact those laws as enforceable in the state, it "made them available" for cities, counties and urban-county governments to adopt unmodified (or not). So it depends in part on whether your locale adopted the law. Assuming it did, in the definitions, (13)"Security deposit" means an escrow payment made to the landlord under the rental agreement for the purpose of securing the landlord against financial loss due to damage to the premises occasioned by the tenant's occupancy other than ordinary wear and tear. (emphasis added) That would mean that they can't take the cost of carpet cleaning, painting etc. out of your security deposit. §383.595 (again, if applicable) states the obligations of the landlord, so he must Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied by him So it depends on whether the URLTA was enacted in your jurisdiction. This page indicates where that is the law, and also urges you to read the lease.
Yup, it's illegal. You want something, they have something you want. They let you have the thing provided that you do certain things, otherwise they won't give it to you. So providing a credit card is material to the contract. You know that the credit card number is false, you are representing that it is true, the card is a material fact, you intend to get them to allow you in using this false representation, they don't know it is false and they rightfully rely on your truthfulness. They have been harmed by your false representation (maybe: it would cost you a lot in attorney fees to try to challenge on this point). This is fraud.
Here is the Illinois Landlord and Tenant Act, and here are the Chicago Residential Landlords and Tenants ordinances. Neither set of law addresses application fees. So it would have to be covered in whatever agreement you have with the agent (assuming you paid the agent), or with the landlord (if you paid the landlord). Fees for a credit history check are generally not refundable since they are actual costs incurred by someone, no matter what the outcome is. Check the forms you signed, like this one, to see whether they explicitly say that the fee is not refundable.
we would like to know whether we have sufficient legal grounds to sever/terminate/exit this contract with Superior Management Co.*, if the company does not mutually agree to do so. No. In that event the HOA is stuck with the contract at least for the remaining part of the current period. The HOA's concern that the provider could breach the contract by significantly underperforming seems speculative and does not entitle the HOA to breach it first. Changes in the name and/or ownership of a party does not alter the parties' rights and obligations pursuant to the contract. This implies that neither party is entitled to disavow his obligations by terminating the contract altogether. For early &amp; unilateral termination to be an option, it would have to be provided in the terms of the contract itself.
Yes, they can. How would they enforce it? It seems like the HOA would have to be able to request to see the tenant's credit report, background check, proof of income, and rent checks to make sure the rules are being followed. The HOA might have to make a rule giving it the right to audit members on pain of a fine or something. What is to stop the HOA from making the requirements arbitrarily high to effectively prevent renting? (Minimum credit score set to 850, for example.) Nothing. It could ban renting entirely. This comes with one important caveat. If the rental restrictions have the intent or effect of violating fair housing laws, the regulations may be void as contrary to public policy. In some cases, a total ban on renting would expose the HOA and its members to less risks than a rule that does this by implication or via selective enforcement of the rules. Basically, this means that regulations designed to bar renting based upon protected categories under the particular acts that apply (e.g. race, disability, sex, marital status, religion) would be invalid. Also the HOA has to get its members to approve the rule and not repeal it. If the rule is so draconian that it reduces the fair market value of units, the members may decline to adopt such a rule or may get rid of it.