Authority to enforce a law after it expires in New York Recently, with the hubbub surrounding the expiration of the law authorizing rent control in New York City, Governor Cuomo issued a statement with this content, as quoted in the Daily News. The letter, obtained by the Daily News, states that despite any temporary lapses, the new rent laws once approved will be retroactive to June 15 — so “your legal obligations under existing leases and under the passage of the new rent stabilization program will not expire on that day.” The governor directed landlords to continue to follow the current law until a new law is enacted and any changes are fully understood. The legislative session is scheduled to end Wednesday and Cuomo has threatened to bring lawmakers back to Albany into special session every day if they adjourn without at least extending the existing law. So, how can a governor tell people that a law, which expired, will continue to be enforced (it's no longer current law), and how can the New York State legislature &quot;backdate&quot; a law, given Article 1, Section 10 of the US constitution?
There is a relevant Q&amp;A here about how ex post facto is defined in the United States. Not all law is about crime, and that includes NY rent control laws; violating them does not lead directly to a criminal prosecution, hence a sufficiently strict definition of ex post facto cannot apply to them. And such a sufficiently strict definition has been the explicit one since 1798, when the Supreme Court ruled in Calder vs. Bull ("law that makes an action done before the passing of the law, and which was innocent when done, criminal [...] law that aggravates a crime, makes it greater than it was [...] law that changes the punishment, and inflicts a greater punishment, than the law annexed to the crime", etc.). Notice that Article 1 Section 9 prohibits Congress (i.e., the Federal Government) from doing exactly the same thing, so if ex post facto refers to any kind of law, then there could not be any retroactive laws passed in the United States, period. However, the Supreme Court has apparently already set further, more recent, precedents, making it clear that this rule does not apply to tax law. I would assume in this case the intention is to retroactively extend the old law, i.e., if the old law expired on the 15th and the extension passes on the 20th, that extension will be retroactive to the 15th. If the extension then continues until a new law is in place, there will be no time period under which one or the other did not apply. Despite the wording in the news article, I do not think the intention is to make the new law retroactive, only the extension of the old one, for the simple reason that the legislature would never agree to pass such a brand new law later and no matter what it contains say it will be retroactive back to the original expiration date of a law it replaces even after they already extended that until there was a new law. That is borderline non-sensical. The Daily News blurb certainly makes it sound like it might be that way, but I think this is a bit of intentional obfuscation -- the way in which a partial quote is used in the first paragraph is indicative, and the Daily News is, well, the Daily News.
A "limited license housing agreement" may be an interesting attempt to get around landlord-tenant laws, typically associated with official student housing (e.g. this from Queens College CUNY). This facility near WMU is not overtly related to the university, but might be subcontracting for the university. At any rate, there is no special provision under Michigan law that exempts landlords from the provisions of the law in case they declare the contract to be an agreement as opposed to a lease. It is possible that this is copy-and-paste law that erroneously relies on provisions in landlord-tenant laws that exempt university housing agreements from provisions of a state's landlord-tenancy law. You do not need to be informed that you should / could consult an attorney before signing a legal document: this knowledge is presupposed. It is also assumed that when you sign a document, you read the document. It is reasonably likely that the lease contained language like the following (from the above contract): I have carefully read, fully understand and voluntarily sign this Housing Agreement. Once fully signed, this is a binding contract and is intended to be enforceable under its terms. I have had the opportunity to seek independent legal advice The disclaimer "This Housing Agreement is not a lease and no tenancy, leasehold, possessory or other property interest in any specific apartment or bedroom is created" has dubious legal status. The rights given by the landlord-tenant act cannot be waived, under the Truth in Renting Act, so saying "this is not a lease" does not make the lease not a lease. In Michigan there is a duty on landlords to mitigate loses when a premise is abandoned. The case Fox v. Roethlisberger, 85 N.W.2d 73 mentions such a possible duty in the context of tenancy is often cited on the web as establishing such a duty, but I disagree. Froling v. Bischoff, 252 N.W.2d 832 however establishes that there is such a general duty for any breach of contract (and even applies it to breach of a rental agreement). So whether or not you call it a lease, there is still a duty to mitigate losses. In the scenario where you abandoned the unit and the landlord waited until the end of the year to file an action for breach of contract, they could have failed in their duty to mitigate their losses (but see Fox v. Roethlisberger, where landlord did make an effort to re-rent, and simply was not able to for 9 months).
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.
Bizarrely, it depends on where you live in Kentucky. There is a law, the Uniform Residential Landlord and Tenant Act (KRS 383.500 to 383.705) which states limits on residential leases (otherwise, the matter would be governed by the terms of the contract and common law). The state didn't enact those laws as enforceable in the state, it "made them available" for cities, counties and urban-county governments to adopt unmodified (or not). So it depends in part on whether your locale adopted the law. Assuming it did, in the definitions, (13)"Security deposit" means an escrow payment made to the landlord under the rental agreement for the purpose of securing the landlord against financial loss due to damage to the premises occasioned by the tenant's occupancy other than ordinary wear and tear. (emphasis added) That would mean that they can't take the cost of carpet cleaning, painting etc. out of your security deposit. §383.595 (again, if applicable) states the obligations of the landlord, so he must Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied by him So it depends on whether the URLTA was enacted in your jurisdiction. This page indicates where that is the law, and also urges you to read the lease.
The veto aspect of the scenario is a red herring. All bills not passed into law by the end of a Congress die (subject to a small 10-day window for approval by a President). This is a frequently asked question at the Library of Congress: If a bill from any Congress does not become law during the Congress in which it is introduced, it is considered “dead.” For a “dead” bill to be enacted in a new Congress, it would have to be reintroduced with a new number and begin anew its journey through the legislative process. This is because when Americans elect a Congress, &quot;[t]hey are electing a particular Congress, which lasts two years. So through 2013 and 2014, the 113th U.S. Congress has been making laws. For 2015 and 2016, the 114th U.S. Congress will be in office. ... When one Congress expires, all the pending legislation goes with it&quot; (The Congressional Institute). &quot;The spirit of the Constitution evidently requires the performance of every act necessary to the enactment and approval of laws to be perfect before the adjournment of Congress&quot; (H. R. Report No. 108, 38th Cong., 1st Sess., June 11, 1864, as quoted in Edwards, below). There is only one exception, discussed in Edwards v. United States, 286 U.S. 482 (1932). It was held that even if a Congress has adjourned at the end of that Congress's term, the President still has the full ten days to approve a bill presented from that former Congress.
You can contract to do anything that is not illegal. In many jurisdictions unconscionability is a thing that statute or case law makes illegal. These clauses may be unconscionable, however ... In most jurisdictions real estate rental agreements are highly regulated; particularly as regards eviction. So, even if these don't cross the line into unconscionable (and for what it's worth, they're nudging it at least) they are probably prohibited anyway. There probably is an independent third party that decides on evictions anyway in the form of a court or rental tribunal.
Laws update, collectively, very frequently. Laws are embodied in statutes, regulations, and court rulings, statutes being the most stable of the three. In terms of what an individual lawyer would do, the most important is to focus on the relevant and ignore the irrelevant. If you mostly write wills and trusts, that defines a subset of issues that are important to you; if you are a tax attorney, that is another subset. If you ask a contract attorney about some highly speculative matter of constitutional law, the answer will most likely be &quot;That's outside my area of specialization&quot;. The concepts of &quot;subscribe&quot; and &quot;free&quot; are mostly antithetical. If you want the really good stuff, you can subscribe to Westlaw or Lexis Nexis. If you want the really free stuff (as generally seen here), the simplest solution is to use Google which may direct you to Findlaw, Justia, Cornell, Avvo or Law SE (unabashed plug). New is not necessarily better, and frankly, new statutes are the least informative, because legislatures often say things that are less than clear on the face of it, and will need to await either administrative creation of a regulation that spells out what the law means, or a court ruling that does the same thing – maybe 10 years after the law was passed.
I skimmed the text of the act and didn't see anything about expiration, so that suggests that it doesn't expire. Normally such a provision would be prominent near the beginning or end.