Tenant is asking to repair a built-in closet. It was fine when they moved in I own a small studio apt. in a co-op building located in Brooklyn, NY USA. My tenant, who's been renting this studio for ~ 3 years, is asking to repair one of the built-in closets. This closet was fine when this tenant moved in. I made a few repairs to it before signing the lease. Based on the photo they provided, it is very hard to tell whether this problem has been caused by wear-and-tear or any intentional / unintentional damage. My question is -- Who is responsible for making these repairs? If its the tenant, is there a regulation I can refer to when speaking to the them. If its the landlord, what's stopping the tenant from damaging something else in the house(.e.g kitchen cabinets) and claiming the same story, and how can I protect my property?
Fair wear and tear Means the normal deterioration of a property from ordinary, everyday use. Exposure to the elements, time, as well as day to day living can cause fair wear and tear. Breakages as a result of normal use are also wear and tear. Damage is either intentional or a result of usage that is not normal. So, if the closet has failed through normal use - throwing a wheel on a runner, a hinge or latch breaking in normal use - then it's your responsibility. If it is a result of abnormal use - slamming, continuing to operate when something is clearly wrong - then it's your tenant's responsibility. However, there are commercial consideration beyond the legal ones. A tenant with a 3-year record of on-time rental payments and no other demands beyond a broken closet? Fix it and keep the tenant happy.
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".
Just think of the subtenant cum owner as two separate people with two separate roles. Tenant = T Subtenant = ST Old owner = OO New Owner = NO The rights of the tenant vis-avis the new owner will be informed by the lease and the local laws. Generally, if the sale happens in the middle of the existing lease, the NO is obligated by the terms, as is the T. NO cannot just kick T out, and T cannot just break the lease. The lease may say what could happen and local laws will apply. Likewise, ST has whatever contract with T that previously existed. Pretend NO and ST are different people. If T owes NO $1000 per month, and ST owes T $400 a month, that continues even though ST and NO are the same person. Depends on what kind of dispute. See above. All contracts continue, subject to whatever the lease with the original owner and the subtenancy agreement say abut modifying or breaking the lease and sublease. Local laws apply. Note, if the subtenancy was "off the books" or was done when not allowed by the original owner, and if it was not in a place that the local law says owners cannot deny subleasing, then tenant might not have any protection. ST, now that he is owner could just move out and stop paying. On the other hand, even if he is the owner, he cannot just say "I am the owner now, so I am moving back in for free" because the original lease gave the tenant use of the whole property. But ST could just drop out because T always owed OO, and now NO, the full rent. Do you mean if rather than sublease, they were both on the original lease? Interesting, but just imagine it as the obligations before the sale = the obligations after the sale. I don't know though. There are some tax implications for an owner occupied rental.
Theft is of course illegal in all US states, and pretty much every other jurisdiction. In the US that is a matter of state law, not federal. It could be reported to the local police, but it might be hard to prove. Both landlord/tenant law and privacy law are largely matters of state law in the US, not federal law. Such laws vary a good deal in different states. In many states a landlord is allowed to enter the rented premises, usually on "reasonable" notice, or without notice if there is an emergency. If the landlord actually lives in another part of the house, and simply rents a room to the tenant, the landlord may be able to enter the room more freely than if it was a separate apartment or house. In many cases where there is a written lease or rental agreement, it will specify under what conditions the landlord or landlord's agent may enter, and how much notice is required. What does the lease in the current case say about that?
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.
The owner would need to go through the eviction process, and would need to show that the tenant had violated the terms of the agreement. Conceivably, a tenant could be evicted for using the property to carry out a criminal enterprise, but the courts would have to decide if that is the case. The underlying issue would be whether allowing the tenant to remain would constitute a public nuisance threatening public safety and morals and would cause damage to the owner in the form of loss of value in the property. The owner's attorney would study the specifics and give an appraisal of the likelihood of succeeding in court.
The only avenue for tenant liability would be if the tenant is responsible for the damage. The courts have not assigned responsibility for damage resulting from other people's disagreement with a political expression to the person expressing the viewpoint. You are generally free to peacefully express yourself, and as a renter this would be part of your right of "quiet enjoyment of the premise". If there is a lease condition that says "no political signs", then maybe that's a violation of the contract, but that might also be an illegal term in your state or city (under landlord-tenant laws). Since you have the right to express your opinion, the courts must respect that right and not deem that engaging in political expression negates your other rights. In general, if someone commits a crime, the law does not say "but you take the blame if you express your political opinion".
In any legal dealing, there is always some risk. The signature constitutes definitive proof that you have a contract, but you still have a contract, because you have mutual acceptance. A far-fetched scenario is that the lessor could allege that they did not agree to the terms of he contract with you (perhaps claiming that you obtained a blank contract form from them and filled in details, but they didn't agree to those details). However, if they allow you to move in, that is sufficient constructive evidence of a contract, so they could not argue &quot;We didn't agree to this&quot;. The main risk would be your lack of proof that they ever agreed to lease the place to you (no emails, no texts, no witnesses, no legally-recorded conversations). There may be specific state laws about providing a copy of the rental agreement, such as this California law, where they must provide a copy to the tenant within 15 days of execution by the tenant. This provides a collection of relevant state laws, though you may have to dig a bit because this is a hook into all of the laws about leases and not just about providing copies.