Tenancy Renewal Fees As a tenant I am served up a new "Assured Shorthold Tenancy Agreement" every 6 months where I live by the Letting agent my landlord uses. I have previously debated the renewal fees and their fairness but continue to pay these fees on the bases that the letting agent usually says "pay or we will take legal action as stated in my tenancy agreement I agreed to this". So, this morning I was woken up by some random ideas going through my head. If i'm paying these fees then the landlord is too are they actually unreasonable I know they aren't illegal but are the side effects worth it if I were to fight the agent on this. would I also be fighting my landlord or just the agent ... So I did some digging in my tenancy agreement ... Key useful pieces of information: Deposit paid £1,800 Term of tenancy 6 months Type of tenancy: Assured Shorthold Key terms that help clarify my situation ... 6.1 The Agent shall place the Deposit in a nominated Client account as soon as reasonably practicable. Any interest earned on the Deposit shall be retained by the Agent, and used to cover administration costs. 9.9 To Pay £100.00 + VAT for each extension of the Tenancy So lets get some figures together here ... At the time I write this question out the bank of england base rate is about 0.5% with typical interest rates on bank accounts ranging from around 1% to 4% per annum. lets a assume a low interest rate on a typical bank account of around 2% is put on that deposit each year so the agent receives £360 for doing literally nothing. Then 6 months later they get another £120 from me for opening up the existing digital copy of the contract they have for me and moving the dates on by 6 months and printing a couple copies then charging me to sign them. so, per year the agent gets £500 for sending out 2 copies of the same document 2 twice and then filing it away. ... and that's just what they charge me. It's reasonable to assume the agent is charging the landlord too, and probably similar figures. ... I have some options ... Simply refuse to sign new agreements and risk eviction. Sign the agreements but then have to justify to a judge why refused to uphold clause 9.9 in the contract. Contact the landlord direct and agree the stupidity of these costs in order to put in place a longer term agreement (assuming he's willing) ... I have also noticed that there may be some precedent to argue the fees under the Unfair Contract Terms Act 1977 but that's vague and may not directly apply here. In Scotland however I noticed that such fees have been made illegal and pressure is mounting to make it law here. So, my question is ... Have I explored all the options here and if not what other possible routes could someone go down if presented with this situation?
There are two separate issues here. Firstly, the deposit. Any deposit is required by law to either be placed in an approved deposit scheme provider at the start of any tenancy, or be insured with a provider. Either way, the landlord (or their letting agent) is required to issue the tenant with certain prescribed information within a certain period, as well as meet a few other requirements. Failing to do this can result in the landlord having to return the deposit and pay a fine to the tenant - if the tenant is willing to take him to court. If the landlord has done everything by the book, they don't owe you anything. (If they've paid the deposit into a scheme, then they will not receive any interest, as it's kept by the scheme provider to pay for their services.) Secondly, the renewal fee. These are legal and commonplace. However, you're never obliged to renew your tenancy, as if the fixed term expires and you don't leave, then it automatically becomes a statutory periodic tenancy (often called a "rolling tenancy"). With a periodic tenancy, you can leave by giving one month's notice in writing; or your landlord can request that you leave by issuing a section 21 notice, which gives you two months to depart or face legal action. If you tell the landlord that you would like to change to a periodic tenancy when the current fixed term ends, then no-one has to do anything (though the letting agency may charge you an admin fee). The landlord cannot impose a new tenancy agreement, but they can issue a section 21 notice. Or, as you suggest, you can request a longer fixed term. This provides more security for you and the landlord - though it makes it harder to leave early, as you're potentially liable for the rent for the whole term.
I haven't listened to the podcast, but this is probably referring to the anticipated &quot;Renters Reform Bill&quot;. A white paper was published on 16 June 2022. There is no Bill before Parliament yet, so the mooted changes are quite a long way from happening. (Additionally, the usual political churn may mean that this does not happen at all. The Secretary of State has already changed, and will likely change again once there is a new Prime Minister; political priorities may shift in all sorts of ways; there could be a general election; etc.) One proposal from the government is (section 3.1): We will abolish Section 21 evictions and simplify tenancy structures. To achieve this, we will move all tenants who would previously have had an Assured Tenancy or Assured Shorthold Tenancy onto a single system of periodic tenancies. Tenants will need to provide two months’ notice when leaving a tenancy, ensuring landlords recoup the costs of finding a tenant and avoid lengthy void periods. This will provide greater security for tenants while retaining the important flexibility that privately rented accommodation offers. This will enable tenants to leave poor quality properties without remaining liable for the rent or to move more easily when their circumstances change, for example to take up a new job opportunity. Landlords will only be able to evict a tenant in reasonable circumstances, which will be defined in law, supporting tenants to save with fewer unwanted moves. Currently, tenants on an AST cannot leave their tenancy during the fixed term, unless the tenancy agreement specifically provides for this with a &quot;break clause&quot;. A break clause might say that after six months, the tenant is allowed to terminate the arrangement with one month of notice to the landlord. Or there might be no break clause at all, so that the arrangement can end early only if the landlord and tenant agree (&quot;surrendering the tenancy&quot;). Once the fixed term ends, it can be renewed for another fixed term, or terminated, or else it rolls on to become a &quot;periodic tenancy&quot;, typically month-to-month. The tenant can give notice to quit during this time. The government's proposal seems to amount to having no initial fixed term, but a statutory periodic tenancy from the get-go. As far as timing, the white paper says: We will provide at least six months’ notice of our first implementation date, after which all new tenancies will be periodic and governed by the new rules. Specific timing will depend on when Royal Assent is secured. To avoid a two-tier rental sector, and to make sure landlords and tenants are clear on their rights, all existing tenancies will transition to the new system on a second implementation date. After this point, all tenants will be protected from Section 21 eviction. We will allow at least twelve months between the first and second dates. Again, the Bill has not been introduced to Parliament or even published in draft, so Royal Assent is a long way off.
If a contract does not say what one of the parties wishes it would say, before signing it they should renegotiate the lease. Once the parties have an agreement as witnessed by signatures, a party cannot change the terms of the contract by declaring that some provision of the lease is a "typo". If they want to renegotiate the terms of the contract after the fact, they can, if the other party is willing to give in on the particular point. So as it stands, it seems that the landlord is in breach of contract. This section of Maryland's landlord-tenant law is relevant to this situation. (b) In general. -- A tenant may deduct from rent due to a landlord the amount of payments made to a utility service provider for utility service if: (1) An oral or written lease for an affected dwelling unit requires the landlord to pay the utility bill; and (2) (i) The tenant pays all or part of the utility bill, including payments made on a new utility service account; or (ii) The tenant pays any security deposit required to obtain a new utility service account. (c) Waiver not permitted. -- A tenant's rights under this section may not be waived in any lease. There is no provision under the law whereby the landlord can be penalized for the inconvenience that you've suffered. This section of the public utilities law addresses the problem of the landlord's debt, in particular: (c) If utility service at an affected dwelling unit is subject to the threat of termination or actual termination, a tenant residing in the affected dwelling unit: (1) may apply for a new utility service account in the tenant's name; and (2) may not incur liability for charges due on the landlord's account. In particular, (d)(3) says A utility service provider may not refuse or otherwise condition a tenant's ability to establish a new utility service account in the tenant's name because of arrearages on the landlord's account. So the utility company is wrong, and so is the landlord.
Often, evictions are bifurcated. An initial hearing determines all evidence necessary to determine if there is a default existing sufficient to justify an eviction, and if so, the eviction goes forward immediately despite the fact that not all issues in the case have been resolved. A later hearing resolved the precise dollar amount of any damages claim. If the grounds for eviction is non-payment of rent, and the amount of payments or the amount of obligations of the landlord that can be setoff against the rent due exceeds the amount of rent found to have not be paid, then it is a defense to an eviction in the initial possession phase. If the counterclaim is smaller than the amount of rent owed (or cannot for some reason be set off against the amount owed) then it is only at most, a setoff against a damages award in favor of the landlord. I'm have not researched, in particular, how this is handled in New Jersey, but I am providing this answer on the theory that some insight is better than nothing. For the purpose of this question assume the landlord does not dispute the tenants underlying claim. His only argument is that the tenant should counter sue and that it should not be raised as a defense for non payment / stop the eviction. If this is true, it is both an affirmative defense to the eviction claim and a basis for a counterclaim in most cases. The better practice would be to raise it both ways in the same lawsuit. But, if the counterclaim is not sufficient to overcome the claim that rent is owed and not paid in full, or triggers some other different alternative ground for an eviction (e.g., maybe the lease provides that application of a security deposit against rent owed is itself an event of default), then that wouldn't prevent an eviction.
One possible reading of this clause is: The tenant is required to pay for the preparation of a forfeiture notice, even if ("notwithstanding that") the forfeiture doesn't actually happen ("forfeiture is avoided")--but the tenant doesn't have to pay for the notice if the forfeiture doesn't happen for the following reason ("avoided otherwise than by"): because the court said so ("by relief granted by the court"). In other words: if the Court says the forfeiture notice is bogus, the tenant doesn't have to pay for it. Otherwise, he or she does.
Please note that I can't provide legal advice and consider the following as suggestions you can and should discuss with a lawyer of your choice: You are probably member of a tax-advisory association (Lohnsteuerhilfeverein). These associations can only advise its members on their tax declarations. Therefore you are indeed a member, not a "member". As a member you are presumably obliged to pay a yearly membership fee, and from your initial question I infer that the membership cannot be terminated before three years have passed. That and when you have to pay your fee is most likely provided for in the association's constitution. Payment of the fee does not depend on an invoice, because the requirements of § 14 UStG are most likely not met: the association is not a trader (Unternehmer), nor is a membership a performance (Leistung). Whether you have to pay a penalty depends on the wording of the section regarding the fee in the constitution. If your membership rights have been infringed by not giving you notice of the annual general meeting, this would not give you a defence or objection against the payment of the fee. You could report this matter to the competent watchdog (Aufsichtsbehörde) under § 27(1) StBerG, though: Aufsichtsbehörde ist die Oberfinanzdirektion oder die durch die Landesregierung bestimmte Landesfinanzbehörde. 2 Sie führt die Aufsicht über die Lohnsteuerhilfevereine, die ihren Sitz im Bezirk der Aufsichtsbehörde haben. That is either the Oberfinanzdirektion or the Landesfinanzbehörde in the German state where the association has its statutory seat.
The overwhelming majority flats in England are leasehold, not freehold; older buildings typically have 80 or 100-year leases, newer buildings usually have 999-year leases. Therefore you are dealing with the freeholder as a landlord for the matters that a HOA would deal with in the US. Depending on your landlord you may want to reconsider your statement that HOAs &quot;are pure hell&quot;. It is possible for the leaseholders to collectively buy the freehold although it is time-consuming and expensive and happens very rarely. If they do they set up a body similar to a HOA.
I gather that the numerous ramifications you outline are merely contexts and that your main concern is about the application of contract law (contract law in the U.S. does not really vary among states). Thus, I will not really delve in the intricacies of --for instance-- privacy or copyright issues arising from the commercial use of a person's likeness that you mention in one of the scenarios. As a starting point, one needs to bear in mind that: a contract is an exchange of considerations under terms and conditions entered knowingly and willfully by the parties, which can be evidenced by the parties' subsequent conduct (that is, not just by signing a document); and a contract is unenforceable if it contravenes public policy and/or the covenant of good faith and fair dealing. Accordingly, the questions are (1) whether a person knew or reasonably should have known about the terms &amp; conditions at or by the time of those events which trigger obligations pursuant to the contract; and (2) whether the provisions therein are unreasonable, illegal, or tantamount to a penalty, especially in the event that the party breaches or repudiates the alleged contract (see the Restatement (Second) of Contracts at § 356(2)). The scenario of house for sale entails various difficulties as per contract law and otherwise. Here are some of those issues: Are visitors properly (including "beforehand") notified about the "walkway clause"? If not, the contract is void because it cannot be said that visitors knew about &amp; accepted that condition. Does the house provide alternatives for lawful &amp; informed visitors to safely avoid the walkway? If not, then the seller/owner might end up incurring premises liability with respect to those visitors who get injured in making their reasonable effort not to trigger the "walkway clause". Is the house owner realistically able to prove that use of the walkway by lawful &amp; informed visitors is sufficiently "inconsistent with the offeror's ownership of offered property" so that triggering a house sale is a reasonable consequence (see Restatement at §69(2))? Is the owner-imposed mortgage rate compliant with state law pertaining to granting of credit &amp; loans? These exemplify only some of the burdensome complications when trying to enforce "contracts" which are extravagant or quite one-sided. Lastly, as a side note, the presumption that a person reading the poster and walking in the intended area does not thereby receive consideration is not necessarily accurate. As an example, the "intended area" could have been devised by an entity in the business of enjoyment and recreation, such as a private park. The person who deliberately walks in (regardless of whether he read the poster) certainly receives a consideration, which is the amusement or recreation for which the park was designed.