UK - Tenancy less than 6 months, can I arrange new tenancy before he leaves? I have read that Assured Shorthold Tenancies of less than 6 months are allowed, but you are not allowed to evict a tenant before 6 months. I have a tenant who has agreed to stay for 3 months (until September) for cheaper rent. I did this so that I could let it to students in September, who usually pay more because they don't pay council tax. What would happen if I arrange an AST for students in September, but this tenant then decides he doesn't want to leave? Will I have to wait until he has actually left before I can arrange an AST with new tenants?
I have read that Assured Shorthold Tenancies of less than 6 months are allowed, but you are not allowed to evict a tenant before 6 months. That applies only to section 21 (&quot;no fault&quot;) evictions. Specifically, according to section 21 of the Housing Act 1988, a notice can't be served in the first 4 months of a tenancy (section 21(4B)), and can't take effect in the first 6 months (section 21(5)). Section 8 evictions, which require one or more of the reasons listed in Schedule 2 of the Act, do not have this restriction - though only some of them can be used during the fixed term part of the tenancy, and they must be listed in the tenancy agreement in order to be used in that way. Will I have to wait until he has actually left before I can arrange an AST with new tenants? Yes, but that's always true. It's very unwise for a new tenancy agreement to be signed until the previous tenants have moved out, because if they don't leave before the new agreement takes effect, the landlord is now committed to finding accommodation for the new tenants. This is why tenancy agreements are often only signed on the first day of the tenancy.
The Immigration Act 2016 introduced the so-called 'right to rent' provisions under which a landlord can be prosecuted for renting accommodation to someone who is not legally in the UK. Everyone in the UK, Brits included, is subject to the Act. This gives the landlord the right to examine your work permit and to see if your visa is valid. The landlord will make a copy of the information. This makes the landlord a data controller which imposes restrictions on how the information can be used. Because this became controversial, the Information Commissioner published a brochure on the things a landlord can do with your data. All things considered and based upon what you wrote, if the landlord did not get your permission to use the data, then it's likely he is in breach. But this does not mean it's actionable or that it would be advisable to make a formal complaint to the Commissioner. If you want to pursue it, you can use the Commissioner's "Report a Concern" page as a starting point. Alternatively, you can lodge a formal complaint with your landlord and he will have to respond to it. What does the law say? The act giving the landlord the right to access your data is in the 2016 act linked above. Everything else is in the Data Protection Act 1998. The ILPA Information Sheet is at "Right to Rent". "The information sheet was updated on 01 November 2016 to take account of the second commencement order issued by the government, on 31 October 2016, bringing further provisions into force." The information sheet is recommended reading for anyone in the UK on a work permit. Disclaimer: I'm a member.
The relevant law is section 828(b)(2) of the civil code: (2) If the proposed rent increase for that tenant is 10 percent or less of the rental amount charged to that tenant at any time during the 12 months prior to the effective date of the increase, either in and of itself or when combined with any other rent increases for the 12 months prior to the effective date of the increase, the notice shall be delivered at least 30 days prior to the effective date of the increase, and subject to Section 1013 of the Code of Civil Procedure if served by mail. Your landlord is offering to renew your existing one-year lease for a 10% rent increase, and as such, a 40-day notice meets the requirements of "at least 30 days". The fact that you're also given the option to change your lease terms at an increase of more than 10% is irrelevant.
Ohwilleke's answer (i.e. 'there isn't a simple answer') covers the general principles clearly. But for your specific situation (England and Wales, appeal to the High Court Chancery Division or Court of Appeal), the answer is "Do nothing irrevocable if possible; if necessary, apply for interim directions to the Court". The Chancery Masters are used to this sort of application, and though somebody will presumably be diappointed by the decision, the trustees have no liability.
Questions about being barred from entry into the UK 10 years down the road need to be asked some number of years in the future. Current practice is that the Home Secretary does not bar entry because of an unpaid debt, instead you have to do something egregiously bad or antisocial. Given Brexit, future matters of immigration are not set in stone. One consequence of walking away from a lease is that you are likely to be sued (in UK courts) for breach of contract, and the court may find that you owe the rest of the lease money. If that happens, you need to be concerned with whether the judgment can be enforced against you, even when you are in the US. The general answer is, yes, the landlord can petition the US courts to enforce a UK judgment against you. The specific details depend on the law of your state, but most states have a version of the Uniform Foreign Money Judgments Recognition Act. In addition, the landlord could sue you in US courts (maybe not as convenient for him). There is no requirement that you have to be a US citizen to sue a US person, and a landlord can (would almost certainly) sue you via a US attorney who would represent him. An alternative to fleeing your obligation and saying "Go ahead and sue me!" is to negotiate a termination of the lease. The landlord would have a duty to mitigate his losses, so if the remainder of the lease has a value of $2,000 a month for 8 months, the landlord can't just do nothing -- he has to try to rent the unit out, so perhaps his actual losses would be only $4,000. Suing a person is expensive especially when you you are dealing in trans-national disputes, so he may be willing to accept some figure in exchange for terminating the lease. Your (UK) lawyer will give you good advice on how to proceed, if you opt to not get sued.
Probably not, although it is impossible to say without reading the lease. Usually leases are monthly. That means you pay for the entire month or lease term regardless of how much or how little you use the property. It seems weird that the lease ends on the 21st, but if that is the case, then you are legally obligated to pay for that time interval. That said, if you want to drive a hard bargain, you could threaten to reoccupy the apartment and stay in it until the 21st which are legally entitled to do, unless he refunds you some money. You would have to be a pretty serious hard-ass to pull this off, or be prepared to go to court. One possible course of action is that you demand return of the key and say you changed your mind and will be staying in the apartment until the 21st. Make sure the conversation is recorded and that he knows the conversation is recorded, or have a witness. He will refuse. You can then sue him for denying you the use of your property.
Can a business put whatever they want into a contract? No. There are some things a business cannot put into a contract. But I don't see anything stopping them from putting this into a contract. It's not reasonable to assume that you have to cancel before the 20th every month. It's not reasonable to assume that - except there's no assumption needed. The contract states it flat out. You are most likely stuck paying. Requiring cancellation about 10 days in advance of the month doesn't seem like it would be an unconscionable clause. (Requiring cancellation 10 months in advance would be a different story.) Michigan law does say the following is prohibited: Taking advantage of the consumer's inability reasonably to protect his or her interests by reason of disability, illiteracy, or inability to understand the language of an agreement presented by the other party to the transaction who knows or reasonably should know of the consumer's inability. But I doubt that applies in your case. It also prohibits: Gross discrepancies between the oral representations of the seller and the written agreement covering the same transaction or failure of the other party to the transaction to provide the promised benefits. So if you were promised you could cancel at any time without notice or penalty, but you later found out the contract said differently, this law may apply.
The thing I was trying to zero in on was the work/refresh/renovation that needs to be done between tenants, and if they landlord can expect to do it while Tenant A is still paying (up to the date of the 'lease change'), but expecting that Tenant A has vacated before that date, or allows the work to be done while they are still occupying? The first tenant is not required to relinquish possession of the premises while the first lease is in force. The landlord's right of access to the apartment remains unchanged from those specified in the lease and in state landlord-tenant law. So basically the landlord has to wait until the first tenant leaves before doing most of the work. If the first tenant relinquishes possession of the premises before the end of the lease period, the landlord can keep charging rent until the premises has been re-let to a new tenant. But if the landlord has agreed to stop charging rent when the first tenant moves out, the landlord may be bound by that agreement. If the landlord has signed a second lease with a new tenant beginning immediately after the first tenant's mutually agreed early move-out date, then the landlord basically has no time available to fix up the apartment except with the consent of one tenant or the other.