Extra tenant outside of contract I own a 3-bedroom, ex-council flat in London (UK) which I'm renting out via an agency as I currently reside outside the country. During all my communications with the agency, they always mention three tenants. In fact, there are three names in the contract and I have multiple emails/Whatsapp messages that prove so. Last week I got to know that there are in fact four people living in the flat. The agency claims that this tenant has always been in the flat and in their systems, and that it was a 'typo'. This means they always knew they were four people and they never communicated that to me. After having a conversation with my agent (who isn't the one who had the contract signed, but a different person in the same agency), he didn't give any reasons why the fourth tenant was never added to the contract. All I got were excuses and blaming the previous person that managed the contract. My questions are, where does this put me legally and what are my options? If I decide to break my agreement with the agency, do I have grounds to do that? Also, if I want to keep the tenants, how should I proceed? And if I don't want to keep them, do I have that option?
My questions are, where does this put me legally and what are my options? . . . Also, if I want to keep the tenants, how should I proceed? And if I don't want to keep them, do I have that option? Your Rights With Respect To The Tenants If the agency is telling the truth and the agreement made with the agent was for four tenants but their records and document only listed three by accident, you probably can't insist on additional rent or evicting the fourth tenant because if your agent does something on your behalf, that is binding on you just as much as if you had signed them up personally in that manner. This is true even if the agent didn't actually have the authority to rent the place to four people based upon your communications with the agent, because the agent has "apparent authority" to bind you in your agent's dealings with the prospective tenants. You probably have the right to insist that the fourth tenant sign the lease to conform to the actual agreement that was reached (four tenants in exchange for the rent stated in the lease). If the fourth tenant refuses to do so, that would be a repudiation of the lease/contract and would prevent him from claiming that he is a valid tenant of the property pursuant to the agreement reached with landlord through his agent. If the fourth tenant refused to sign, you could therefore insist that the fourth tenant pay additional rent or be evicted if you wanted to. On the other hand, if the agent is not accurately relating the facts, and there was never any agreement to have more than three tenants (as your communications with them and the written lease suggest), then you would have the right to evict the fourth tenant or insist on additional rent from that tenant. But, it might be hard to prove that the agent is not being accurate because it sounds like the agent and the tenants will testify consistently with each other and there were probably no other witnesses to the discussions between them. The Fourth Tenant Might Have Liability Anyway Also, at common law, you could sue the fourth person for unpaid rent during the period that the tenant was actually there anyway, since the fourth tenant was in "privity of estate" with you. (If someone actually signs the lease then they are in "privity of contract" with you.) England abolished the doctrine of privity of estate in most circumstances for residential tenancies in 1995. But, it is possible that this fact pattern is one of the situations in which the privity of estate doctrine remains in force since the 1995 reforms largely apply to assignments of leases by people who are tenants on the original lease, rather than occupants of a rented property who never signed a lease and never received a formal assignment. I don't have the legal research tools to confirm that accurately. But, none of the U.K. Landlord and Tenant Acts currently in force that I could locate addressed that issue, so the common law rule may still apply in this situation. If the doctrine of privity of estate does allow a suit against the fourth tenant based on occupancy without signing a lease, the incentive to even try to get the fourth tenant to sign a lease is very small indeed - you get no benefit at all from it other than slightly easier proof in an unpaid rent collection lawsuit if the agent's story is believed. If it doesn't the considerations earlier in this answer still apply. Practical Considerations All of this being said, there is also a practical consideration to consider. It you try to kick out the fourth tenant or impose additional rent on the fourth tenant, if the fourth tenant refuses to sign the lease, or if you believe that the original agreement did not include the fourth tenant, you still have to weigh the pros and cons of bringing an eviction or unpaid rent lawsuit. The lawsuit will cost you money (requiring you to advance money even if you are awarded attorneys' fees which may be impossible to collect from the tenants). You won't get your attorneys' fees for the lawsuit if you lose and will also have to pay their attorneys' fees if you lose. Tenants whom you are suing are unlikely to be cooperative on any other matter upon which you want their cooperation, and may bad mouth you, for example, in online consumer reviews. Unlike a typical eviction where the rent is not paid, it is very likely that the eviction will be contested, and if it is, the court could order the fourth tenant to sign the lease, but provide you with no other remedy if the court believes the story put forward by the tenant and the agent. If you don't sue, you won't incur attorneys' fees, you can still evict everyone if the rent isn't paid, you can still try to collect unpaid rent from three other people, and you are much less likely to have a dispute with or non-cooperation from the tenants. The only benefit you get from having a fourth person on the lease if that was the original deal (or if you can't prove that it wasn't the original deal) is that you have one more person you can sue for back rent if the rent isn't paid. If I decide to break my agreement with the agency, do I have grounds to do that? Terminating The Agent Often you can terminate an agreement with an agency without cause. If the agency agreement says that you can, you are free to do so and probably should because at a minimum they are sloppy and poor communicators. Generally speaking, even if you can't terminate the agreement without cause, you can terminate the agreement for cause, and the contradiction between their prior communications with you and their current communications with you probably constitute good cause to terminate the agreement both if they are telling the truth not, and if they are not accurately recounting the facts now. But, to be clear, terminating the agent won't affect the rights of the tenant. Suing The Agent If you clearly do lose money because the three tenants on the lease don't pay rent and for example, you get a judgment against them which can't be collected due to bankruptcy or them moving abroad to a place where it is not economical to collect a money judgment from them, or just not having any assets or income (or some combination thereof), and it turns out that the law does not allow you to sue the fourth tenant, and the fourth tenant was not judgment proof, you would probably have a right to sue the agent for the lost rent caused by the agent's negligence in failing to get all four tenants to sign the lease. But, the cost of proving that in a typical case would not be worth the money since this would be much harder to prove than simply proving that someone signed a lease agreeing to pay rent and didn't pay rent as agreed. If the agent didn't agree to pay for your losses voluntarily it might not be worth the time, trouble and risk of not prevailing in that lawsuit to pursue, even if you could get attorneys' fees for your suit against the agent if you won (which you probably could in England). The risks of doing that include paying the agent's attorneys' fees is you lose.
This guide from Shelter lists the steps you should take. It can be summarised as: if the landlord fails to arrange the repairs, contact your local council. If they can't help, you can arrange the repairs yourself and request that the landlord reimburse you. If the landlord still refuses to co-operate, then you can pursue legal action. It's important that you document everything you're doing, and keep the landlord fully informed at every step. The guide states that you can deduct the cost from future rent. But it also says: You do not have the right to withhold your rent if your landlord refuses to do repairs. If you don't pay rent, the landlord could take steps to evict you. ...so you may want to get expert advice before going any further.
See Brindley Twist Tafft &amp; James LLP, &quot;Focus on the Mortgage Repossession (Protection of Tenants Act etc.) 2010 [sic]&quot;. If the tenancy was an authorized tenancy under the terms of the mortgage: The Bank may still take possession of the property but they may have to do so subject to your occupation. The practical effect of this is that you would be allowed to remain living in the property subject to the terms of your tenancy agreement but you would see a change in the identity of the Landlord. It is possible for the tenancy to be brought to an end but in accordance with the terms of the tenancy agreement. If the tenancy was not authorized: Under the Mortgage Repossession (Protection of Tenants Act etc) 2010 [sic] (the “Act”) an unauthorised residential tenant is however entitled to request that possession be delayed for up to two months during which time they should try to find alternative accommodation.
If the lease has expired and the tenant does not have an option then the landlord is under no obligation to offer a new lease; they do not have to give any reason. They would still need to comply with the notice periods in the lease or it will revert to a month-by-month contract; in that case, the notice period is 1 month.
You've signed a lease, which is legally binding, so you need to determine 1) what exactly was stated in the rental offer by the property manager and/or website about the available apartments, if a certain apartment was guaranteed, and if one could be substituted for another by the manager due to availability and other factors; and 2) you need to find out exactly what the lease says that you have signed, i.e. if there are terms that allow you to break the lease without penalty, such as misrepresentation by the landlord or property manager. If it turns out the manager did misrepresent the rental property, you may be able to break the lease. If the property manager stated at some point that the apartment represented by the photos may not be the actual property, you may be out of luck. Before confronting the property manager again, gather up all your emails, documents, photos and any other evidence - such as written descriptions of any phone calls and talks you had with the property manager before and after the move in - and talk to either a legal aid organization that specializes in rental aid (Google for your area in CO), or a lawyer who deals in leases and offers free initial consultations. Other than that, this site is not for specific legal advice, i.e. if you should sue the landlord to break the lease and move; that's your judgement and the advice of any legal representation.
First review the existing contract for anything that specifies what happens at the end of the term. I have seen ones that switch to month to month, others automatically extend by a whole year. In the United states the rental law is done at the state level or even more local than that. So I took a look at the UK policies. I focused on England. Guidance How to rent: the checklist for renting in England Updated 24 March 2023 At the end of the fixed period If you want to stay If you want to extend your tenancy after any initial fixed period, there are a number of important issues to consider. Check Shelter’s website for advice. Do you want to sign up to a new fixed term? If not, you will be on a ‘rolling periodic tenancy’. This means you carry on as before but with no fixed term. Your tenancy agreement should say how much notice you must give the landlord if you want to leave the property – one month’s notice is typical. Shelter publishes advice on how you can end your tenancy. I then went to the shelter website How to end a periodic tenancy: How much notice You can give your landlord a legal notice called a 'notice to quit' to end a rolling tenancy. This is a more formal option. Your tenancy will end legally if you follow the rules on how much notice and where to send it. A legal notice must: be in writing give the right amount of notice end on the correct day Here is an example of a notice to quit. A legal notice ends your tenancy and your right to live in your home. Joint tenancies will end for all tenants even if only one of you gives notice. You cannot withdraw a valid notice if you change your mind. Your landlord may agree to let you or other joint tenants stay on after a notice ends. Minimum notice periods You need to give at least: 1 month if your rent is due monthly 4 weeks if your rent is due weekly You can usually give the minimum notice to end your tenancy if your most recent agreement does not mention a longer notice period or if you've never had a written agreement. You may still need to give more than the minimum notice to make sure it ends on the right day. If your agreement says you must give more notice Your agreement might have a 'notice clause'. For example, if it says you have to give 2 months' notice. A notice clause might not apply after your fixed term has ended but sometimes it will. When will the longer notice apply? The longer notice period will only apply if either: you never had a fixed term agreement your agreement says it continues as a contractual periodic tenancy after the fixed term You can ignore a notice clause in your most recent agreement if both: your fixed term has ended your agreement does not say that it continues as a contractual periodic tenancy It looks like the notice period is a month, unless the contract says that the notice period is longer during the periodic tenancy.
Can the seller enter a formal agreement with the tenants in which the seller pays a sum of money and in return the tenants vacate the premises before the closing date, and would such agreement hold over the tenants legal right to remain on premises past the closing date? Maybe. It depends on tenancy law in Nova Scotia. Notwithstanding, given that the tenants are “difficult”, what are your plans if they take the cash and don’t move out? What happens if the sale goes though under the assumption that the tenants have left, and in fact the tenants are still occupying the premises? Why would the buyer settle under an “assumption”? At the time of settlement either the tenants have left (so settlement happens) or the haven’t (so the vendor is in breach, settlement doesn’t happen and the buyer decides whether to rescind the contract and claim damages or affirm the contract and claim damages). What guarantees and proofs can the buyer demand as to the vacant status of the property? They take the keys and walk into it. What other questions should the buyer be asking? They should be asking: “Will you be in a position to fulfil your obligations under the contract?”
http://www.tenantslegalcenter.com/html/eviction_notices.html 3 DAY NOTICE TO CURE BREACH (sometimes called PERFORM COVENANT) OR QUIT is used to notify a tenant that he/she has 3 days to do or stop doing something as per the rental agreement or the law. The tenant can comply with the notice or vacate within the 3 days. If the tenant vacates within the 3 days, he/she is NOT relieved from the rent obligation under the lease or rental agreement. So, the notice must be based on a law and/or the lease agreement. Presumably, the law and/or lease provision must be cited in the notice. The City of San Diego has a GOOD CAUSE law (Right to Know Ordinance) protecting certain tenants in a residential tenancy of at least TWO years and that good cause must be written in the notice. You state that you've been there seven years, so this law applies. To count the days of a notice, you begin on the next day after service as the first day. Weekends and holidays are counted but the last day of a notice to act generally may not land on a weekend or holiday. If it does, and if applicable to that notice, the "last day" can carry over to the next business day. For example, if a 3 day notice to pay rent is served on a Thursday, we count Friday as the first day Sunday is the third day. Since the last day of this type of notice cannot be a Sunday, the "third day" is then Monday (giving the tenant four days instead of three) to pay the rent. If that Monday was a legal holiday, then Tuesday would then be the "third" day (giving the tenant five days instead of three) to pay the rent. http://www.rogerfranklin.org/Instructions_for_Landlords_2017.pdf B. SERVE THE THREE-DAY NOTICE 1. After the Three-Day Notice has been filled out and signed, you must serve it on the tenant. The Three-Day Notice may be served either: (a) By delivering a copy to the tenant personally, or (b) If the tenant is absent from is place of residence and from his usual place of business, by leaving a copy with some person over the age of eighteen (18) years at either place, AND mailing a copy of the Three-Day Notice addressed to the tenant, postage prepaid, first-class mail, to his place of residence; or (c) If such place of residence and business cannot be ascertained and a person over the age of eighteen cannot be found at the tenant’s residence, then by affixing a copy of the Three-Day Notice in a conspicuous place on the property, AND mailing a copy of the Three Day Notice to the tenant at his residence. So if the notice was just left at your apartment, and was not delivered personally or mailed, then the service is invalid.