Can a landlord charge for pet rent without pets? I moved into a new apartment at the beginning of July. Base rent is $875, pet rent $40 (total) and I anticipated having 2 cats living with us eventually (probably soon at the time). So, I told the landlord up front about this and gave them the vaccination papers and everything they needed and they immediately started charging for the pets (even though the pets have yet to be in the apartment). I switched states and there was a 1-2 week gap between when I moved here for a new job and July 1st. So, they &quot;temporarily&quot; started staying with my significant other's parents and are still there and we don't anticipate them moving to the new place for several months at least. Upon trying to not pay for the pet rent in for September, the landlord stated that it didn't matter that they weren't actually there (exact wording below). Apartment is in upstate New York (not NYC) , U.S., and the landlord lives in Florida. Here are relevant pieces from the signed contract: The monthly rent is $875 plus $40 pet rent, totaling 915 per month. ... FAILURE TO PAY RENT If the Tenant fails to pay the rent by the 1st of any month, regardless of fees incurred or owed at any time during the failure to pay rent, the Landlord reserves the option to give the Tenant a 5-day notice to pay the rent with all applicable late fees, to allow the late fees to accrue as described in section 15 above or the Landlord may institute eviction proceedings pursuant to law and/or other remedies provided by law including, but not limited to, suit to collect unpaid rent, damages exceeding the security deposit if the security deposit does not cover the amount of damages and reasonable attorney's fees. ... PETS a) The Tenant may keep a pet on the premises. b) If the landlord agrees in writing to allow any type of pet on the premises, the landlord will require an additional NON-REFUNDABLE $400.00 pet fee. This amount has not been included in section 10 above. c) The pet fee is for a pet(s) weighing less than 15 lbs, with breed restriction. d) Pet 1 Details: ... Pet 2 Details... e) No more than 2 pets will be authorized for the apartment. All pets must be disclosed. Monthly pet rent is shown in section 4. f) By signing this lease agreement, you agree to disclose to the landlord and also not allow any pet to reside on the premises that has bitten anyone. Failure to disclose this information, regardless of bites happening before or after you take possession of the apartment, will result in the pet not being allowed to stay on the premises. Here is the wording from the messages (they messaged/replied to us the night of September 1st, payments were made 1-2 days prior): My email: Hello &quot;landlord name&quot;, I just paid the rent for September. You'll notice that I made it $875 this month. This is because we have not yet moved the cats into the apartment and don't think they'll be coming within the next month or so. We will let you know when we bring them and pay cat rent accordingly. Don't worry about the first 2 months' cat rent. Thanks, &quot;name&quot; Their reply (text message. Apparently they didn't see the email): Hi &quot;name&quot;. I just wanted to let you know that I received $875 for rent payment, but there is another $40 due. To avoid late fees, please check to make sure this third payment is made. Have a good weekend. Our reply: mention email and repeat (basically copy-paste) what the email said. Their reply: Hello &quot;name&quot;, thank you for you message. First, I did not receive an email yesterday about this, so I don't have the information contained in it, I'm not sure what happended to it, but feel free to send it again. Second, I can understand that there may be some confusion about this, but I hope you can understand that the pet rent is very much rent just like the main rental amount. There isn't really any flexibility in paying one month or another based on the pets being in the home or not. Just as you would be responsible for rent, even if you were out of town for a month or two, you are still responsible for the pet rent, even if they have not moved in yet. Again, I would be happy to review the email, if you would send it again, but the full rental amount is due today. Then, we paid the $40 so we didn't potentially get charged a late fee. It feels as though we're getting held hostage a little for this just because we're young (early 20's). We tried to be courteous by even allowing them to keep the previous unnecessary payments, hoping they'd show the same reasonable courtesy, but I suppose not. Can a landlord legally charge for pet rent even when no pets are present in the apartment? Should I take this to court and get a lawyer? The lease was signed with the impression that the $40 would only be necessary if we brought pets. It also sounds like if we never mentioned pets until, say, 6 months in, they would charge us pet rent for the previous 6 months even though the pets were not present.
Can a landlord legally charge for pet rent even when no pets are present in the apartment? Yes. Absent any indication in the lease that your cats would not move in immediately, the landlord is right. I assume that your lease reflects mutual knowledge of your intent to bring your cats over (via a marked checkbox or in "d) Pet1 Details: ... Pet 2 Details ..."). If so, according to the lease, you officially have pets in the apartment. To avoid being charged unnecessarily, you should have (1) ensured that the contract reflects the intended delay regarding your cats, or (2) asked the landlord to amend the lease once it is imminent that you will bring your pets over. One or multiple administrative reasons justify a landlord to charge pet fees even if there are no pets in the apartment. For instance, the landlord might need to notify his insurer whenever an additional rental unit will host pets, thereby resulting in adjustments to a premium. Likewise, the number of pets might be a factor when a cleaning company bills the landlord. The lease was signed with the impression that the $40 would only be necessary if we brought pets. Hence the relevance of determining whether or not the lease objectively reflects that you notified the landlord of your intention to bring pets and, if so, when it would become effective. If the latter is not specified, it defaults to the start date of the lease. It also sounds like if we never mentioned pets until, say, 6 months in, they would charge us pet rent for the previous 6 months even though the pets were not present. It depends. If the landlord "busted" you, then he could sanction you in accordance with the terms of the lease. Instead, if you subsequently requested an amendment to the lease, then the landlord would only charge you from the date you officially bring the pets. But the effective date needs to be reflected in the lease/amendment. Should I take this to court and get a lawyer? No. First, for the reasons I mentioned above. Second, because lawyers want money, and they will detect right away that there is really not much to recover in a controversy like this one. Third, because complaining about a relatively small amount ($40/month) tells the lawyer that he or she won't get much money from you either (and lawyers want your money). And fourth, because the yearly total of pet fees indicates that the matter would have to be filed in Small Claims Court, where --if I am not wrong-- parties are not allowed to be represented by counsel. Going to court is not "peanuts". Even if your were allowed --and you managed-- to retain a lawyer, you would end up paying so much in attorney fees to someone who might not be forthcoming, let alone diligent. If you no longer plan on bringing pets, just ask the landlord to amend the lease accordingly.
If you introduced the bedbugs, liability could flow to you by way of the landlord keeping your security deposit (if there is one) and explaining when sending you notice that a portion/all of your deposit was withheld due to you causing the infestation for the purposes of remediation. The inverse is also true, in that if you do not have a deposit, you could be sued in housing/small claims court for the infestation if you were negligent in some way (grabbed the mattress curbside and didn't put a bedbug proof sealed cover on the mattress. Since you said you rent a room, my curiosity is piqued as to whether it came with the bed (mattress). If the bed came with the room, it is almost certainly not your fault. Even when there are statutes/codes/regs delineating a lessor's/lessee's obligations and rights re pest control (from jurisdiction to jurisdiction) they rarely exclude the right to general civil remedies. I used to represent my municipality and remember reading that bed bugs are difficult to treat unless the bed is disposed of and all bedding is washed in hot water with a disinfectant and even that can not ensure their removal because if you brought them in because of access to them on a regular basis (e.g., if you are a maid at a motel), then you may continue to introduce them. If the room had no bedbugs and you brought the bed in and now it does, it may be easier to prove who created the unsafe/unsettling condition, as opposed to ants, roaches, spiders, which can be introduced in myriad ways.
The government of California has an extensive manual that says what you can and cannot do. To terminate a lease (a rental agreement for a year is a lease), there would have to be just cause for eviction (p. 65), such as failing to pay rent, violating terms of the agreement, cockfighting, and so on, and that does not include being a pain in the neck. Nor would the need to make repairs justify terminating a lease. On p. 79 they clarify that retaliatory eviction for exercising their legal rights is prohibited per California Civil Code 1942.5, and will result in fines. P. 35 ff. covers landlords entering: you may enter to make repairs, but must give 24 hour written notice (6 days if mailed), entering between 8am and 5pm business days, but you can also arrive at alternative times orally. If the local code-enforcers require you to do some modifications on the property, that is a separate matter and does not create a just cause for terminating the lease. For instance, if the electric service is not properly grounded and they require you to fix that, that does not constitute the structure "being destroyed". If the repairs make the building actually and certifiably uninhabitable, you might be on the hook for finding lodging for the tenant for the period of the repairs, so ask your attorney about that. Assuming that the tenant is not somehow responsible for the problem being repaired, then you will almost certainly have to keep the person for the duration of the lease.
Michigan law say nothing about landlord entry, so whatever it says in the lease is what is allowed. Various sources like this comment on the lack of such statutory regulations. There does not appear to be any relevant case law for Michigan which impose restrictions on a landlord's right to access a rental. Since there is no statutory or case law restriction on landlord's right to access his property, landlord's agent would have the same right to access. That would mean that if the listing agent were authorized by the landlord to enter, then the agent could enter, and it would not be necessary for the landlord to accompany this agent whenever entry was needed. That does not mean that a "listing agent" that happens to work with a landlord has an independent right to enter the landlord's property. The same would go for repairmen. It is actually not clear to me whether there could be blanket permission for any and all with access to the lock box to enter, since pretty much any realtor can enter a house for sale, subject to whatever the stated limitations are, and they don't call the owner for each entry. I suspect that one would not have legal grounds for imposing a particular additional restriction on a landlord's right to access and permit access to the property, since there's no overriding statute, and restrictions on landlord access mainly derive from statutes.
I assume you are already living there? No, you can't use that clause, specifically because the &quot;previous renter&quot; is the person(s) who occupied the apartment prior to your moving in (the &quot;start date&quot;, or the first date that your lease is valid). That clause doesn't allow you to break the lease if one of the current renters vacates the apartment and leaves their stuff. This only means that if the apartment was not ready for you to occupy due to the previous tenant not vacating, that you are allowed to walk away from the lease without any payments (other than a credit verification fee). This pretty much requires you to not &quot;move in&quot; in the first place. If you've already moved in, you don't have a legal leg to stand on since you deemed the property fit to move in (and should have done a walk-through prior to accepting the condition of the apartment). If this is you &quot;getting on&quot; the lease, and the lease specifically says that you are being added and your &quot;start date&quot; is some date in the future that you intend to move in, you may have a leg to stand on since this is more like sub-letting individual rooms with a common area. It isn't clear to me if this is the case for you. Once the other person is off the lease they have basically abandoned their property and you may be able to dispose of it, or have the leasing company dispose of it.
It would appear, from the facts as stated in the question, that the tenant here has been deprived of some of the tenant's legal rights. Tenants have a right to notice, to a hearing, to appeal the result of the herring, and to obtain property after an eviction. The federal Protecting Tenants at Foreclosure Act (12 U.S.C. § 5201 *et seq.) gives a tenant a right to 90 days notice before any eviction after a foreclosure, even if there is no lease. If the is a lease, protection will in most cases last until the end of the lease. According to the &quot;Landlord/Tenant Issues&quot; page of the NC court system, a lawful eviction in North Carolina requires that a hearing take place in small claims court before a magistrate. The decision in such a hearing can be appealed to a District court. Parties have 10 days to appeal, and the landlord must not try to remove the tenant before the end of those 10 days. If an appeal is filed the tenant may not be evicted until the appeal is heard. According to the court page after eviction: Depending on the value of your belongings left in the home, you have 5 to 7 days after the home is padlocked to arrange with the landlord a time to remove your belongings. Landlords are only required to allow tenants one visit to the home to collect all of the property. If you leave property worth a total of $500 or less in the home, you have 5 days to retrieve it; if it is worth more than $500, you have 7 days. If you have not yet arranged to move your things in this time period, the landlord can dispose of them. The page &quot;Renters and Foreclosure&quot; from the NC Department of Justice (NCDOJ) says: If your lease is entered into before the notice of foreclosure, the federal Protecting Tenants at Foreclosure Act usually requires the mortgage holder and foreclosure buyer to honor your lease. If you do not have a lease, if your lease allows for the landlord to terminate it at will, or if the foreclosure buyer wants to move into the home, you must be given 90 days’ notice to vacate. These protections do not apply if your landlord is a close relative or if your rent is substantially less than fair market rent. ... If you have questions about your rights as a renter during foreclosure contact us for help or call toll free within North Carolina 1-877-5-NO-SCAM. The Nolo page &quot;Protections for Tenants After a Landlord’s Foreclosure&quot; says: The PTFA (12 U.S.C. § 5201 and following) provides protections to bona fide tenants who have a lease as well as those who don’t, like month-to-month renters. ... Renters who don’t have a lease, such as month-to-month renters, or those with a lease that can be terminated at will, get 90 days’ notice before having to move out of the property. Importantly, the PTFA also provides that if state law gives a more generous amount of time for renters to stay in the home, that longer period applies. Foindlaw's page &quot;Tenant Eviction in Foreclosure: What Are Your Rights?&quot; also mentions PFTA and the 90-day notice to tenants it requires The page &quot;Tenant’s Rights in Foreclosure&quot; from HCP l;aw says: One provision under North Carolina law that can protect a tenant before any sale or foreclosure occurs is to record the written lease in the Register of Deeds office. If that is done, any buyer, including a buyer at foreclosure, takes the property but is bound by the lease, just like the prior landlord was. When the lease is not recorded and when a purchaser obtains the property through a foreclosure sale, and the purchaser is not going to occupy the property as his primary residence, in most cases, the tenant can remain through the length of the remaining lease or one year from the date the purchaser acquired the title, whichever is shorter. The NOLO page &quot;Tenant Defenses to Eviction Notices in North Carolina&quot; indicates several defenses that tenants may have to eviction cases. The Nolo page mentions that: North Carolina law states that it is against public policy to evict a tenant by any means other than court proceedings. (N.C. Gen. Stat. § 42-25.6.) Any attempt to evict a tenant without a court order constitutes a self-eviction or a “self-help” eviction. (N.C. Gen. Stat. § 42-25.9(a).) Some common “self-help” methods include turning off utilities, changing the locks, or simply insisting that the tenant leave the premises. (See the Nolo article Illegal Eviction Procedures in North Carolina for more information.) A tenant subjected to “self-help” methods will have a defense to eviction. However, the eviction will only be stayed until the landlord commences a lawful action. The Nolo page advises that: For an overview of landlord-tenant law and eviction rules and procedures, see the Renting and Evictions section of LawHelpNC.org, the Legal Aid of North Carolina (LANC) Landlord-Tenant brochure, and HUD.gov. To read the law itself, see Chapter 42: Landlord and Tenant of the North Carolina General Statutes. The Nolo article has advice on how to find a lawyer and how to get legal aid. The &quot;Guide to the Eviction Process in North Carolina&quot; also mentions that tenants must be served with an eviction notice, at least 7-days notice for a monthly tenant. This page deals primarily with evictions because of non-payment of rent or other fault of the tenet. It also mentions notice for disposing of property saying: landlords must notify [Tenants] of their belongings before disposing of them. If the tenant doesn’t respond, you can dispose of the personal items after the time-frame on the notice expires. (NCGS § 42-25.9) and (NCGS § 42-36.2) NC statutes section 42-25.9 provides that: § 42-25.9. Remedies. (a) If any lessor, landlord, or agent removes or attempts to remove a tenant from a dwelling unit in any manner contrary to this Article, the tenant shall be entitled to recover possession or to terminate his lease and the lessor, landlord or agent shall be liable to the tenant for damages caused by the tenant's removal or attempted removal. Damages in any action brought by a tenant under this Article shall be limited to actual damages as in an action for trespass or conversion and shall not include punitive damages, treble damages or damages for emotional distress. (b) If any lessor, landlord, or agent seizes possession of or interferes with a tenant's access to a tenant's or household member's personal property in any manner not in accordance with G.S. 44A-2(e2), 42-25.9(d), 42-25.9(g), 42-25.9(h), or G.S. 42-36.2 the tenant or household member shall be entitled to recover possession of his personal property or compensation for the value of the personal property, and, in any action brought by a tenant or household member under this Article, the landlord shall be liable to the tenant or household member for actual damages, but not including punitive damages, treble damages or damages for emotional distress. (c) The remedies created by this section are supplementary to all existing common-law and statutory rights and remedies. (d) If any tenant abandons personal property of seven hundred fifty dollar ($750.00) value or less in the demised premises, or fails to remove such property at the time of execution of a writ of possession in an action for summary ejectment, the landlord may, as an alternative to the procedures provided in G.S. 42-25.9(g), 42-25.9(h), or 42-36.2, deliver the property into the custody of a nonprofit organization regularly providing free or at a nominal price clothing and household furnishings to people in need, upon that organization agreeing to identify and separately store the property for 30 days and to release the property to the tenant at no charge within the 30-day period.
It depends on whether the lease requires it. If the lease requires you to have renter's insurance, you have to have renter's insurance. If it requires you to have a specific company's renter's insurance, you have to have the specific company's renter's insurance. If you don't do that, you have violated the terms of the lease and can typically be evicted. If you comply with the terms of the lease by having some renter's insurance and they still want you to have a specific brand of insurance, you have not violated the terms of the lease, and you cannot be evicted for such. They cannot &quot;bill you&quot; just because they want to change the terms of the lease -- that requires your agreement, or they can unilaterally change the lease terms at the end of the current period. The same goes for package service (I don't even understand what a monthly package service charge would mean).
Residents agree that the receipt of mail by any individual not listed as a Resident or Occupant in this Agreement at the Leased Premises shall be proof of occupancy of that individual and a violation of this Agreement. I assume that the lease states that only the listed individuals can reside in the unit. Maybe they think that this says that receipt of mail by an unlisted person is a further violation of the lease, I don't think that is clearly enough stated that the courts would agree that receiving mail is itself a violation of the lease. Instead, it seems to be intended to say something about an existing clause – you can't have other people living there. The courts would look at the requirements of the lease, and ask "did you comply"? The question of whether you did a certain thing is a question of fact that has to be resolved in court. However, the revised lease language does not state that all mail must be addressed to Johnny Johnson – it only addresses receipt by a person not on the lease. You are (apparently) on the lease, so you may receive mail there. Nothing in the lease controls how such mail can be addressed. If you receive mail addressed to Tommy Thompson, your defense is that you received the mail, and you are on the lease, so you will not have violated the new clause.