No notice Tenant eviction in North Carolina upon forclosure legal? I was rvicted from my home by police due to Landlord's property foreclosure. I was given no notice to move by anyone prior to this nor did any formal or informal eviction take place. The lady in the clerk's office told me that it is perfectly legal for this to happen at the drop of a hat here in Rutherford county North Carolina. She told me that the tenant protection act nor any North Carolina state laws pertain to me because I did not present a copy of my lease to the clerk of court and request a file be created and opened in my name and such life they placed into this file the day that I came here three years ago. The real estate company overseeing for the bank had refused to let me get any of my belongings from this property. I have talked with a very inexperienced attorney at Pisgah legal services who has no time for my questions and tells me she does not know what I should do. I know this cannot be legal. How can they just rip me out of my home after work one day with no notice whatsoever and just throw me on the street and keep everything I own?? Is this how tenants are removed upon foreclosure of a rental property? People have just been driving up and going in and hauling my things away. Thieves. They have removed and take it to the scrap yard two lawn tractors for window air-conditioning units which were room size and two that were large 25,000 and above BTU unit as well as a fully drivable RV that was being restored in numerous other smaller items. I don't know what's going on here or what to do about this the officer was extremely rude and everything I own is on this property as well as everything my son owns our parents ashes are out there. everything. How can this be and how can it be that I'm just supposed to take my one pair of pants and walk away after years of being here? The Real estate representatives knew I was here because they had been here before about a month before because they pulled in my driveway and saw me standing there and backed out quickly and the officer that did this had been here one time before to serve a civil summons on the property owner and I had a conversation with him and let him know she no longer lived here and told him where she lived therefore he knew I lived here too but regardless he told me he had already called animal control to Come assist him getting me off of this property so yes he knew I was leaving there. They all knew we lived leaving there. I cannot afford to retain a private attorney and I need guidance I need help in a bad way and I have become homeless at the drop of a hat for no reason other than the property went back to apparently the bank. I rent month to month and have for a few years now. I have not been told to look for a place to take my mobile home or anything at all by anyone I have my home out there,two cars, and everything I have ever owned is out here and they tell me now that that's just too bad. I am 52 years old in Rivertowne in North Carolina I'm trying to stand up for myself but I have absolutely no idea how. What should I do every official I'll try to talk to here just dismisses me and just tell me that they don't know.
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.
If it were me, I would leave. Who wants to rent a room in a home where you are not wanted? However, there should be concessions. I would ask for 1.5 months rent refunded, but would happily settle for one month. I am sure there are many nice rooms, close by, where you are welcomed. Given additional information commented by the OP, the landlord is looking to increase his rents. Evidentially this municipality has strict rent controls. In this case, I would enter negotiations with the landlord. I would offer him a percentage of his anticipated rent increase and probably start at 50%. If the OP has been a good tenant (always paid on time, and low maintenance) the landlord might see this as a bargain. No need to find a new tenant and no need to vet one that might pay poorly. The better the tenant has been, and the more strict the renter protection laws the more appeal this offer will have to the landlord. The benefit for the OP is they don't have to move, or find a new place with its associated costs and inconvenience. If the landlord is just a mindless corporate drone with no decision making power, this will not work.
The community charges $300 annually for access to the community pool, to which I only actually used the first three years living here. It likely does not matter whether you used the pool or not. I was handed a case by a police officer today saying I have exactly 30 days upon receiving the letter to pay dues for the community pool for the past 8 years that I have not used it. I imagine the result of failure to pay the HOA fee is a lien on the property. I don't know whether foreclosure is an option but it might be. The communities HOA has made it incredibly difficult to contact to ask for a copy of the rules and regulations, since their automated phone system demands a pin of some sort to which it swiftly disconnects you if you do not have it. This is not likely to be a valid excuse for not paying the HOA dues. You almost certainly owe them regardless and you probably also owe any late charges or penalties associated with not paying on time. My question is, can they legally force me to pay this fee? Nobody can force you to pay. But if they present their case in court and win, the judge can force you to pay, have your assets seized, garnish your wages, or put you in jail if you refuse. That comes pretty close. Is there another way to obtain a copy of the community rules and regulations? Of course. Send certified letters requesting the CCRs to: The HOA office The government office where the deed is recorded If the CCRs are valid and binding something to that effect will be recorded on the deed. If so, the current valid and binding CCRs may be filed with the government or may only be available from the HOA. I am not a lawyer. If you have $2,400 to pay I suggest you pay it and stay current on all future payments. HOAs that actually notice missing fees are not to be trifled with. If you think they are making your life miserable now, you ain't seen nothing yet.
Nothing in the description strikes me as illegal or unlawful, so I am unsure of the grounds your friend would have for legal action. The questions a lawyer would ask (in addition to that) would be likely to include : How does your friend quantify the damage? The law is great for pursuing financial compensation, but does not handle abstract concepts. Has your friend used psychological counselling services, and what was the cost? What additional financial costs has your friend borne? If your friend has written to the University and has expected a response, what is the evidence of diminished trust? (The letter suggests otherwise.) Would a reasonable person (the proverbial "man in the street") be psychologically damaged by the events experienced by your friend? Is there evidence of a pre-existing condition? You've also mentioned yourself as a witness. Did you witness the eviction, or would you be attesting to your friend's state of mind? If the latter, what are your psychological qualifications? In the main Western jurisdictions, the answer to the question "can my friend sue?" is usually "yes", but whether they stood a chance of winning the suit would probably be a better question to ask. Your friend would only be likely to win a case against the University or the Security company if they could demonstrate unlawful or counter-contractual activity by staff, and were able to demonstrate financial damages that had been caused by that activity.
It depends on the jurisdiction (naturally). The answer for Washington is "No, not exactly". RCW 9a.83.030 states that "The attorney general or county prosecuting attorney may file a civil action for the forfeiture of proceeds". The police can seize real property, but must file a lis pendens regarding the property. The bar that has to be cleared for forfeiture is "probable cause". The Institute for Justice has an extensive analysis of civil forfeiture, especially with a state by state summary (they aren't positionally neutral on forfeiture, but they are legally respectable). Then after a inevitable judgment (90 days if the judgment is sooner), the property is transferred. Notice is to be "served within fifteen days after the seizure on the owner of the property seized and the person in charge thereof and any person who has a known right or interest therein, including a community property interest", so they would notify Bob (assuming they know Bob is the real owner). Or, if Bob learns of the seizure that "If a person notifies the seizing law enforcement agency in writing of the person's claim of ownership or right to possession of property within forty-five days of the seizure in the case of personal property and ninety days in the case of real property, the person or persons shall be afforded a reasonable opportunity to be heard as to the claim or right". It is possible that Bob's property could be taken (nothing prevents it), especially if Bob's hands are unclean.
Regarding concern one: I don't know much of anything about historical landmarks and how they get exempted from certain laws. However, I can tell you that the law generally prefers safety over preserving historical value. It is highly unlikely that a court would ever consider a plant that has existed for any number of years to be of more value than a pedestrian's or driver's safety, and thus requiring that the hedge be trimmed or removed to allow for that safety would be far more important. As well, your argument that cutting or removing the hedges would decrease the value of the property isn't the strongest argument. Currently, you have hedges that violate a local law. That immediately decreases the value of your property because a part of your property is in violation of ordinances that would have to be corrected in order for the sale of the property to go through, because most homeowners do not want to buy a property with a burden attached to it. Thus, a potential buyer would likely stipulate that the hedges be removed before they consider buying, or they might also stipulate a lower price so they can use the difference between buying and list price to remove the hedges themselves after the sale. Sure, if you only include the part of "this property has beautiful hedges" then the property value goes up, but once you tack on "which are also in violation of law" that value you just gained is immediately negated. Now in your specific case you mentioned that it hangs a foot over an eight-foot wide sidewalk. That is an abnormally wide sidewalk (a standard sidewalk in most places is only around three feet wide, with some extending up to five feet). I've only personally seen eight-foot or more wide sidewalks in very heavily trafficked areas, which from your "small town" description doesn't sound like the case there. You might be able to argue that in your particular case, due to the size of the sidewalk, that the hedges do not actually inhibit the safety of pedestrians and thus the ordinance shouldn't apply, but there's no guarantee that would work (it sounds like the city council already decided that they want it enforced there). However, if it is hanging over into the street in any capacity, you are pretty much out of luck. It's unlikely you would ever get an exception for that kind of violation. Regarding concern two: You're widely conflating "daily" and "excessive" to mean the same thing. Daily fines are not automatically excessive fines, and it is not in any way unconstitutional for a fine to be assessed on a daily basis. The laws you cite about excessive fines refer to the cumulative total of the fine. At a certain point of assessing a fine on a daily basis, the amount reaches a point where it is an excessive amount to pay. In a situation like that, it makes far more sense to stop increasing the fine and instead jail the person as they have shown a clear disregard for the law and a willingness not to comply with the law. Continuing to fine them has proven not to deter them any further from breaking the law, and that a massive fine does not justly punish them for the actions they have taken. A different punishment is warranted. This is the premise of the case you cite in your question. Brunk argued that a cumulative fine of over $100,000 for his violations was quite excessive and appealed on that argument. I don't know what the final outcome of his appeal was, because that particular court did not make a decision (rather they vacated the amount and sent it back to a lower court for reconsideration to determine if that amount was fair). It's entirely possible he still ended up with the same fine in the end. Regarding concern three: There is nothing remotely illegal about this. So long as there is a city ordinance that allows the officer to write such a citation, the officer is perfectly within his authority to write such fine and threaten such fine for noncompliance. A law in its natural form is a threat. The government body that created that law is issuing a threat to all of its citizens that if they do this thing, then this fine or amount of jail time will be applied to them. We just don't think of laws as threats in that regard when we talk about them. An officer reiterating that to you does not constitute anything other than them telling you what the law is and what can happen if you disobey it. Now if the officer threatened something against you that is not mandated by law, that would be a more serious concern that potentially could have some legal consequences for them. But there's no evidence that occurred here. Your situation in general: If you're hoping for some constitutional argument that you can throw in the officer's face to get him to back off, you're not going to find one. Generally that part of the constitution is only reviewed after fines have been handed down. You would first need to be fined and have a judge review the case to determine a total amount of how much you will be fined for all the cumulative violations. At that point if you believe it is excessive and in violation of the constitution, you would challenge the decision in court or appeal the decision if the case has already been closed. But even then, the fine would not be dropped. It would just be reduced to a value that some other judge reviewing the appeal thinks is a fair, non-excessive amount for a fine given the specific details of your case. Your case details do matter. For example, if you just argue with the officer the entire time and do nothing to resolve the problem identified, a judge might consider a much higher value vs if you actively worked to resolve the problem but just weren't capable of doing it fast enough. "Excessive" here is a completely subjective term that is different for every single case. No one can tell you whether something is excessive until the final number has been totaled and given out. Consider the two alternatives I just mentioned above. If both of those cases were in trial at the same time, they would both likely end up with different amounts for fines and, on appeal, one might succeed in convincing a judge that the fine was excessive and one might not. Better options: You could talk to the officer and explain to him that you are not capable of doing the work that quickly without hiring additional help, which you cannot afford. But that may only work once. If the issue arises again in the future (say next year), the officer likely won't be as forgiving since you've been warned about the hedges hanging over the sidewalks and streets before. If anything at all, it will show a court that you attempted to work out an arrangement of some sort to fix the problem, and were trying to cooperate. If it ended up in court for some reason, that interaction would be immensely helpful to you. As well, you'll want to consult an attorney for exact interpretations of the city's ordinances to make sure that this is actually against the law and how the law punishes its violation. Many cities have ordinances forbidding trees and other plants from obstructing sidewalks and roadways for safety concerns, but not all. As well, I've found it is much more common for a city to impose a single fine for a violation like that if the warning is ignored. The city would then send out its own crew to rectify the problem and then charge the resident for labor, materials, and removal costs. However, if the city does not have their own Public Works department, that may not be an option for them. If you do find more specifics about how the law is to be enforced, politely tell the officer that. It won't get you out of trouble, and he may still have the legal authority to fine you in some way according to the actual law, but knowing the exact details of your township may give you more peace of mind in knowing the actual limitations of how much you can be fined.
Your lawyer will advise you whether to worry, but it is not a crime to not pay the rent. The action that the landlord can take is (a) evicting you and (b) suing you for the unpaid rent. Whether a written lease is necessary depends on which province / territory you are in, since that is the level at which landlord-tenant law is determined. As far as I know, no province allows a person to avoid their rent obligation on the grounds that there was no signed lease. It doesn't matter if you have been living elsewhere most of the time or all of the time.
The key here is the provision "through no fault of his own". A landlord who relies on this provision would need to be able to demonstrate what the cause of the delay was, and that s/he had not been reasonably able to avoid it. Nor could a landlord simply fail to take steps to repair the problem, whatever it might be. If the problem will clearly take more than 30 days to fix (Isay the building burned down), the prospective tenant would have the right to cancel the lease at once. True, in such a case the tenant would be put to the trouble and expense of finding another place at short notice, but then the landlord would have lost his income from the property. The provision allocates the losses between the parties in such a case. If the property is not available at the specified time for the lease to start, but could be available a few days later, the quoted provision would not allow the landlord to just ignore the situation and end the lease. The landlord is allowed only a "reasonable time" to fix the problem, and taking significantly longer than is needed would not be "reasonable".