Can a Tenant Dispute the Validitiy of a Lease Signed by the Landlord&#39;s Spouse? Suppose Rachel &amp; Jared (&quot;Tenants&quot;) enter into a lease agreement with Robert and Robert's wife, Elizabeth, signs the lease: This lease is made on January 1, 2023 between Rachel &amp; Jared Smith (&quot;Tenants&quot;) and Robert Gates (&quot;Landlord&quot;). Elizabeth Gates signs her own name on the lease. Nowhere does the lease state that she is acting as an agent for her husband. The lease also explicitly states that the lease is between said Tenants and Robert Gates. Rachel &amp; Jared dispute the validity of the contract because: the lease states that Robert is the landlord and it was signed by Elizabeth Jared says he was not aware that Elizabeth signed the lease Robert claims he appointed Elizabeth to act as his agent. Can Rachel or Jared dispute that? Suppose both Rachel and Jared signed the lease but only Rachel was present when Elizabeth signed her name on the lease. Can Jared later argue that Elizabeth was not acting as an agent for Robert and that he never intended to enter into a lease agreement with Elizabeth (as her name was not on the lease when he signed it &amp; only Rachel saw her signing it)? Can Elizabeth or Roberts enforce this lease against the tenants? Would it matter if Elizabeth name is on the title of the house or not? If Elizabeth name is on the title she may be able to enter into a contract agreement in her own right without acting as an agent for her husband. On the other hand, the lease may still be void because it contains conflicting information regarding who is actually entering the agreement. Additionally. Jared may argue that he only intended to go into contract with Robert since he thought he was actually the owner. Does the husband need to prove that he authorized her to act as an agent on his behalf? Is it better if Elizabeth signed her own name or that of her husband's name? What relevant doctrine &amp; case law can be applied to this case in NJ?
Not successfully It is not required that a person knows they are dealing with an agent of the principal rather than the principal directly - an agent speaks with the principal’s voice. Robert has consented to allow Elizabeth to act as his agent. It actually doesn’t matter if he consented before she acted or afterwards, he has agreed to be bound by Elizabeth’s actions. Rachel &amp; Jared have agreed to enter the lease and indicated as much by signing the document. It doesn’t matter who signed it for the landlord or even if it was signed - leases have to be in writing but there is no common law rule that they need to be signed.
Has this contract been translated (badly) from another language because the construction of the clause is cumbersome and confusing? Does the contract say that I can have guests over 1 night without charge? Without charge, yes. However "Without Landlord's prior written consent, Tenant has no excuse to accommodate ..." so you need the landlord's permission for overnight guests. If so does it only start charging on nights after the first? No, if a person stays more than 1 night (with the landlords permission) then this triggers the landlord's right to charge. See below for how much they can charge. Is it supposed to be 10% of monthly rent $137 per guest per night? "With temporary commendation, day-based, and additional 10% of rent each person is applied." The term is ambiguous, I can see three ways that this would be interpreted: If you have a guest who stays more than 1 night in a month they can charge 10% for that guest for that month (i.e. 2 to 31 days all for the same price). For 2 people for 2 days this would be $1,400 x 10% x 2 = $280. They can charge 10% of the monthly rent per night that the guest stays. $1,400 x 10% x 2 x 2 = $560 As, 1 except the rent would be pro-rata. $1,400 x 10% x 2 x 2/31 = $18.06 Assuming that the landlord put forward this contract the interpretation adopted in the absence of other evidence would be the one least advantageous to the landlord i.e. 3. However, there is other evidence - the landlord accepts that the rate is pro-rata - he has just failed to account for the 10%, so 3. again. How is overnight defined? Well, is it defined in the contract or by the law where you are? If not, it would take its normal English usage - "for the duration of the night". If they arrive before sunset and leave after sunrise the next day then they have stayed overnight. What if they came over at 9am and slept in the day? It says nothing about requiring your guests to sleep. If they party overnight then they are overnight guests. If they sleep all day but don't stay overnight they are not overnight guests. What about 2 am? If sunrise is after 2am then this is not overnight.
Is there a law requiring a landlord to respond to rental agencies request for information in regards to previous tenants? No. There is no such law.
Yes; While contracts can be made in written and oral form bigger acquisitions normally are in written form. Also consider this: They can't prove that they told you that the balcony is not usable. Thats a big negative in buying a property and they would need to have it documented. If they still refuse consider seeking professional help. In my country lawyers offer "fast help" that isn't legally binding but costs you only 10$ and helps you finding out if your case has any possibility to get accepted/if you're right. EDIT: Regarding the reservation fee: You can dismiss that. You didn't reserved that object, you reserved a house with balcony.
You understand the business of landlording before you get started. You don't landlord for the purpose of evicting someone. You landlord for the purpose of exchanging keys for a duration for money, specifically by creating a leasehold estate that you sell to your tenant. Your tenant has the leasehold, you don't have the money, in part because it sounds like you didn't collect any before you handed over the keys or confirm your tenants' ability and history of paying. You now want to nullify the leasehold. In general this is the eviction you ask about. You are now reliant on a court in your jurisdiction to enforce the contract law with respect to the lease language and prevailing local ordinances. I cannot speak specifically to NY courts but they have a reputation as tenant friendly so you need to demonstrate your professional approach and locally required paperwork such as a certificate of occupancy, business license, etc. All lined up to make it easy for a judge to agree with you. You have an uphill battle. Turning off utilities (as mentioned in another post of yours) is not a professional move and will bias many judges against you. No certificate of occupancy may mean your original lease contract created a leasehold contrary to a public policy of NY which could put a judge in a bind if they found your case compelling. If a competent lawyer would cost $15k then it sounds like it might be cheapest to offer the tenant a couple thousand for the keys and a signed release to walk away&ndash;spend a couple hundred on the lawyer for this. Do not give them the money until they are out and give you the keys. This is called cash for keys.
The primary legal question is whether the resident (tenant) has breached a duty of care. There are all sorts of laws establishing duties of care, such as between doctor and patient, which may be created by a legislature or may be part of common law tradition. There is a duty of care imposed on a landlord w.r.t. the tenant, requiring that the premise be &quot;secure&quot;, therefore a landlord might easily be held liable if the main door into the building was not locked. This duty is a specific instance of a general duty from tradesman/businessman to customer. As far as I can determine, there is no such statutory duty imposed on tenants in Washington state, and none from case law being revealed by a few cursory searches. In order to be subsumed under general &quot;everybody has a duty to everybody else&quot; law, the damage would have to be foreseeable. It is said that &quot;If something is foreseeable, it is a probable and predictable consequence of the defendant’s negligent actions or inaction&quot;. This mean that a reasonable person would have known that, under the circumstances, the damage is likely to result. Circumstances vary quite a bit, and there is no general rule about holding the door open for another person. If there is abundant signage reminding tenants to never ever let in a stranger no matter that their excuse and/or if the premise is in a crime war-zone, the outcome is more likely to be considered to be foreseeable.
Inferring from the question, it appears that: The tenancy is an Assured Shorthold Tenancy. The tenancy agreement started on 16 December 2014. The initial fixed term was for 12 months. (Please comment below if any of this is incorrect). A Section 21 order gives notice that, unless the tenant leaves by the date given in the document, the landlord will begin legal proceedings against the tenant, in order to obtain a court order forcing the tenant to leave. To answer the OP's questions: Does it mean that she wants to use her right to cancel the contract after 2 months? It looks like that to me but I am not 100% sure. Yes - but if this is before the end of the fixed term (which I'm assuming is 15 December) there must be a clause in the tenancy agreement (normally called a "break clause") allowing the fixed term to be terminated early. If there is no break clause, then you cannot be asked to leave before the end of the fixed term. What does it mean "after 16/11/2015"? After can mean anything... even end of contract in December. Yes. The landlord would like you to leave before the date shown - but if you don't, the landlord can begin legal proceedings any time after that. Is this a legal document or just something she made up? It is a legal document. Section 21 of the Housing Act 1988 allows a landlord to ask a tenant to leave without having to give a reason. The landlord must meet certain conditions in order for the notice to be valid. What happens if I want to leave the house later because I don't find alternative? You'll need to discuss that with the landlord. However, if you don't leave by the end of the fixed term, you are entitled to stay (and pay rent!) until a court (not the landlord) orders your eviction. EDIT: This website goes into a lot more detail about the whole Section 21 procedure.
My answer would be different if either Alice or Bob was the landlord, or the landlord had a separate agreement with Alice and Bob. If a single lease is written, per the comment, that Alice and Bob are components of "the tenants", and "the tenants" have rented the named premises, then they all have equal rights to occupy the whole premises under the lease. If the landlord is professional I will further presume they all have joint and several liability for the whole rent; it would be inequitable to alienate Alice with joint and several liability from any part of the premises without her consent. If there is a separate roommate agreement that allocates rooms and expected share of rent or controls behaviors, then that is a contract that can form as a meeting of the minds of the roommates where they each trade something of value, such as exclusive use of a room. The narrative suggests an original verbal agreement that Bob would like to change. That's nice but Alice doesn't have to agree; or can agree with other changes of value to her such as the ratio of expected rent reflecting the ratio of use and access to the space Alice would have.