Can my landlord (who recently bought the property) change the terms of breaking a month to month lease? I rented an apartment in 2015 off Craigslist. The guy who owned it was generally friendly, and when we discussed what would happen after the lease ends he said it would go month to month and I'd need to give him 60 days notice when I was ready to move out. The building was recently bought by a company. I have not signed anything with that company, and they have owned the building for about 3 months. I told them today (August 2nd) that I intended to vacate at the end of 60 days. They told me that since I told them in August (not July 31st) I would be required to pay rent for September and October instead of just 60 days. Here is what the lease says: Holdover by Lessee. Should Lessee remain in possession of the demised premises with the consent of the Lessor after the natural expiration of this lease, a new month-to-month tenancy shall be created between Lessor and Lessee, which shall be subject to all the terms and conditions hereof but shall be terminated on 58 days' or two rental periods, written notice served by either Lessor or Lessee on the other party. What does the 58 days' or two rental periods mean? Do I get to choose? Do they get to choose? Can I terminate my September 30th (58 or 59 days) and avoid paying for rent in October assuming I served written notice to them tomorrow? Why would it say "58 days or two rentals periods"? To make things more confusing, there is this statute in Minnesota: (Emphasis mine) 504B.145 RESTRICTION ON AUTOMATIC RENEWALS OF LEASES. Notwithstanding the provisions of any residential lease, in order to enforce any automatic renewal clause of a lease of an original term of two months or more which states, in effect, that the term shall be deemed renewed for a specified additional period of time of two months or more unless the tenant gives notice to the landlord of an intention to quit the premises at the expiration of the term due to expire, the landlord must give notice to the tenant as provided in this section. The notice must be in writing and direct the tenant's attention to the automatic renewal provision of the lease. The notice must be served personally or mailed by certified mail at least 15 days, but not more than 30 days prior to the time that the tenant is required to furnish notice of an intention to quit. I didn't understand the lease completely, now I'm even more confused by the Minnesota Statute
From the time that the lease expired and you remained with permission, you had a shorter period of obligation and protection. I assume that the lease ended long ago, and you've been living there month to month. Assuming that we can read "two rental periods" as "two whole months" (if there is something else in the lease that indicates this, such as a rent due-date), then we can interpret the notice requirement as saying that you must give notice before the first of the month 2 months before the intended end of tenancy – that is one meaning of the lease. Another meaning is that you can give notice 58 days in advance. The lease has an ambiguity as to what the notice requirement is. Since you did not write the lease, and they did (well, someone, whose obligations they inherited, did), the ambiguity is construed against the party to wrote it. In the present circumstance, because you want to leave soon, you would not be held to the notice requirement that favors the landlord. It's entirely non-obvious why such wording would be used. In 504B.135, the statutes say (a) A tenancy at will may be terminated by either party by giving notice in writing. The time of the notice must be at least as long as the interval between the time rent is due or three months, whichever is less. (b) If a tenant neglects or refuses to pay rent due on a tenancy at will, the landlord may terminate the tenancy by giving the tenant 14 days notice to quit in writing. Once you're past the end of the lease, you are a tenant at will, by the definitions section: "Tenancy at will" means a tenancy in which the tenant holds possession by permission of the landlord but without a fixed ending date. Assuming that you pay rent at the first of the month, then the lesser of a whole calendar month and three months is, obviously, a whole calendar month. The stuff at the end of the statute that you cite – "The notice must be in writing and direct the tenant's attention" – is addressed to the landlord's notice to tenant, where he says "Your tenancy will not auto-renew". This applies to leases of 2 months or longer, not recycled 1 month leases, and requires the landlord to give the tenant appropriate notice (it does not define the tenant's notice requirement).
In general, and in particular in New Jersey, a new owner takes possession subject to existing rental agreements, and in particular subject to existing leases, unless there is a provision in the lease to the contrary. This happens automatically, by law. Thus any lease is as enforceable against the new owner as it would have been against the old. But how enforceable is this arbitration agreement? How enforceable would it have been against the old owner O? The basic fact about a month-to-month tenancy is that either party may end it on one month's notice, for any reason or none. Moreover, when a new owner intds to occupy the premises personally, or use them for his or her family, the requirement to honor a previous lease is, in general, not applicable. T might be able to force N to go through arbitration, depending on the wording of the agreement, and on whether the written lease applies at all after the end of the first year (which it may well not). But on the facts as stated in the question, T would lose in arbitration as well as in court, and if there is any increased expense because of the arbitration, T would be obliged tom pay it. Let us look at the actual NJ law N.J.S.A. 2A:18-53 provides that: any lessee or tenant at will or at sufferance, or for a part of a year, or for one or more years, of any houses, buildings, lands or tenements, ... may be removed from such premises by the Superior Court, Law Division, Special Civil Part in an action in the following cases: a. Where such person holds over and continues in possession of all or any part of the demised premises after the expiration of his term, and after demand made and written notice given by the landlord or his agent, for delivery of possession thereof. The notice shall be served either personally upon the tenant or such person in possession by giving him a copy thereof or by leaving a copy of the same at his usual place of abode with a member of his family above the age of 14 years. [emphasis added] Section 2A:18-56 provides that: No judgment for possession in cases specified in paragraph &quot;a.&quot; of section 2A:18-53 of this Title shall be ordered unless: a. The tenancy, if a tenancy at will or from year to year, has been terminated by the giving of 3 months' notice to quit, which notice shall be deemed to be sufficient; or ? b. The tenancy, if a tenancy from month to month, has been terminated by the giving of 1 month's notice to quit, which notice shall be deemed to be sufficient; [emphasis added] Section 2A:18-57 provides that: If no sufficient cause is shown to the contrary when the action comes on for trial, the court shall issue its warrant to any officer of the court, commanding him to remove all persons from the premises, and to put the claimant into full possession thereof, and to levy and make the costs out of the goods and chattels of the person in possession. No warrant of removal shall issue until the expiration of 3 days after entry of judgment for possession, except as provided for in chapter 42 of this Title. Section 2A:18-61.1 provides that: No lessee or tenant or the assigns, under-tenants or legal representatives of such lessee or tenant may be removed by the Superior Court from any house, building, mobile home or land in a mobile home park or tenement leased for residential purposes, other than (1) owner-occupied premises with not more than two rental units or a hotel, motel or other guesthouse or part thereof rented to a transient guest or seasonal tenant; ... except upon establishment of one of the following grounds as good cause ... [emphasis in original] h. The owner seeks to retire permanently the residential building or the mobile home park from residential use or use as a mobile home park But note that good cause is not required for an owner-occupied dwelling with no more than two rental units. T would be wise to consult a lawyer knowledgeable about landlord/tenant law in NJ before attempting to contest the notice or eviction.
A financial institution (including a pawnbroker) cannot unilaterally change the terms of an agreement and obeying the law. This section in particular limits the interest rate to 2% per month. It would be illegal and a misdemeanor to raise the interest rate above the statutory limit. They also cannot change (shorten or lengthen) the maturity date of the loan, nor can they obligate you to wait until the maturity date to pay off the loan. They are in a bit of a bind if they lost their FFL. There is nothing illegal about transferring inventory to another store. They cannot compel you to redeem the item immediately, and you cannot compel them to violate the law and keep the item without the required license. In case what happened is that you went past the original maturity date because there is no viable public transportation to the new location and you've gone over the 30 day "grace" period (hence the extra charges), you might successfully argue in (small claims) court that the shop is responsible for your tardiness. The fact that the item is located 40 miles away is not per se an unconscionable burden on you, but if it is impossible or very expensive for you to get there because of the new location, they could have some responsibility to mitigate the situation (e.g. give you a ride to and from).
Many states require an escrow of rent for habitability issues, simply not paying rent can be grounds for eviction proceedings. Illinois has a statute for deducting a repair from rent (765 ILCS 742/5). If it’s less than half the monthly rent and less than $500, a tenant can inform the landlord of the repair required. If the landlord has not provided a repair within 14 days, the tenant can have the repair completed in a workman like manner by someone having the appropriate licenses. In this case, if you’ve notified the landlord and they’ve done nothing, you can have an licensed exterminator come and treat the property. BUT... your lease may override this statute. Many leases include terms that the tenant is responsible for pest control - since often it’s the tenant’s lack of cleanliness that draws pests (not in all cases of course). So definitely review your lease and discuss with someone who is more familiar with IL law. Note that Chicago has its own interesting laws that may add to or contradict IL laws.
No If you breach the contract that may allow the rental company to terminate it (among other things), however, termination would need to be communicated to the customer. Only if they kept it after that, with the intention of permanently depriving the company of it, are they stealing it.
This depends on your employment agreement, if any, with the organization, and on the company's contract with the organization. You can quit your job with the organization, giving whatever notice your contract provides. The company can end its contract on whatever terms that contract permits. Most service contracts specify a fixed term, with renewal possible or in some cases automatic if notice to end the contract is not given by some specified date before the renewal date. But many other arrangements are possible. If no term is specified in the contract, and there is no provision for how much notice is required, then the company should give "reasonable" notice, which will probably be in line with the norms and customs of the industry involved in the relevant country. The specific law of that country may or may not provide a required minimum notice period. The contract between the company and the organization might provide that they would not hire any employees or recent ex-employees of the organization without consent for some period, perhaps a year. If there is such a provision it must be complied with unless it is not enforceable under the law of the jurisdiction. Different jurisdictions have very different attitudes toward such contract provisions. If such a provision were violated, and it was enforceable in the jurisdiction, the company would be liable for damages if the organization choose to enforce its contract. The contract between you and the organization might include a provision that you not leave to become employed (within some time limit) by one of the organization's customers, or perhaps by one you had worked with. If there is such a provision, it might or might not be enforceable in your jurisdiction. If it is enforceable, you must comply or be liable for damages. Even if there are no contract provisions preventing such employment of you by the company, you must not without permission take with you and use for the company's benefit any confidential information that is the property of the organization and is not already known to the company through legitimate means. If you do, both you and the company might be liable for damages under trade secret law. In the absence of any enforceable contractual provisions, and if no confidential information is taken by you, there should be no legal problems. The moral issues I am in no position to offer an opinion on, and are off-topic here anyway. If you were to quit, and the company were to then seek to break its contract because, in your absence the organization could not provide proper service, and you were then to accept employment with they company, and if further the company had known of your plans, both you and the company might be liable for damages to the organization, depending non the details of the law in your jurisdiction. This could be a tort of "interference with a contractual relation" or something of the sort. You should be very careful in agreeing to any such procedure. If there is a question as to whether a provision of a contract between the organization and either you or the company in enforceable, or whether a provision prohibits you leaving the organization to be employed by the company, that would need to be addressed by a lawyer who knows this area of the law in your jurisdiction, and the specifics of the contract, or eventually by a court. It is out of scope for this forum. Nothing in this situation will be a problem if the organization agrees to whatever is done. All possible problems occur only if it does not agree, and claims to have a legal right to prevent it or seek damages.
As Paul Johnson says, this is a planning permission thing. The parking places your landlord has leased you are real; they exist. They just don't have planning permission for all of them. It's no different to if the landlord got planning permission for a building of four flats, and built a block of six flats. Building those two additional flats would illegal, and the planning authority could take enforcement action against the landlord for it; however, letting those two additional flats out is perfectly legal. Similarly letting those parking places is legal; it's just that the planning authority may take action against the landlord to force two of the parking places to be removed. At that point the landlord would have to break the contract with the tenants of the parking places, and would be liable for damages. In practise, unless there are some activist neighbours, the planning authority won't take any enforcement action (spending money on legal action for two parking places is not high on their list of priorities). Even if there are some activist neighbours, they probably won't bother. Finally, any development becomes lawful after ten years, and if the development is used as dwellings, after four years. It is not clear to me whether the parking spaces would be considered as a separate development to the flats (and hence have a ten year limit), or whether they are ancillary to the dwellings (and hence have a four year limit). My suspicion is that the landlord was asked to sign an application for a Lawful Development Certificate (which essentially just certifies that the development is out of time for planning enforcement). If so, that means that ... the development is out of time for planning enforcement, so you have no need to worry. Incidentally, if I am right, your friend doesn't have any need to worry either, and is probably being put off the purchase by an overly cautious conveyancer. (Note: I am not a lawyer, and in particular, I am not your friend's lawyer.)
If the tenant finds a new place to live before the end of the two months' notice and wishes to leave early, is the tenant required to [give] one month's notice that they are leaving? No, the tenant is not required to give notice if they has already received notice from the landlord. In addition, the tenant is required to pay rent up to the end of the notice period, even if they move out sooner (for now; but see also below). If they don't move out, they must still pay the rent. If the tenant...moves out of the property half way through their rental period, can the tenant claim a refund on the rent already paid which reflects the time between when they left the property and when the rental period would expire? For a tenancy which started before 1 October 2015, there is no automatic right to a refund. The tenant can of course ask the landlord for one, though the landlord would only be obliged to refund rent if a new tenant moves in before the end of that period. For tenancies made after 1 October 2015, s35 of the Deregulation Act 2015 amends s21 of the Housing Act 1988 to allow the 2 months' notice to end on any day (after the end of a fixed term), not just the end of a rental period. s40 then adds a new section which requires the landlord to repay any rent applying during that final period, but after the tenant moves out. If the tenant is not in a strong enough financial position to put together enough money for the deposit for their next home, or have simply been unsuccessful in finding a property which is suitable based on their current income, what course of action should they take? Firstly, the date specified in a s21 notice is not the date by which the tenant must move out -- even though, in practice, this is how it is normally treated. Instead, it is earliest date on which the landlord can begin legal proceedings. So, after that date, there is likely to be a delay until the case can appear before a court. The judge has some discretion as to when the tenancy will actually end, so you can ask for a little more time -- but note that the only way to prevent an eviction under s21 is to show that the landlord failed to follow the correct procedure. See also Shelter's comprehensive guide on the subject for more details.