Can a landlord charge everyone for one tenant&#39;s misbehavior? Part of my lease agreement is to cooperate in keeping the communal trash area tidy. Someone in my building, unknown who, is putting trash directly in the can outside rather than bagging their gross food trash. Animals are getting into the cans, and the city (Wheeling, WV) has sent a notice to the landlord saying they will be fined if trash is not properly bagged. The landlord has now told us that if they are fined by the city, they will split the fine between the 6 units in our building. What do I do? I’m not the one making the mess, and despite this warning, people are still putting unbagged trash in the bins. Can the landlord charge everyone like this without proving who is causing the problem? What am I supposed to do? I haven’t done anything wrong, I actually just moved in, and now I will probably be charged a fine of unknown amount, possibly every week? Short of going into the trash bin and cleaning up after my neighbor, do I have any options to avoid paying this fine?
Short Answer Generally, a landlord could validly have a term in a lease requiring the tenants collectively to indemnify the landlord for any fine, penalty, or expense arising from the conduct of the tenants, their licensees or invitees. If there is such a term, your only remedy may be to sue the co-tenant engaged in misconduct for contribution. When Can Landlords Be Indemnified? Usually, a provision indemnifying the landlord against the landlord's own intentional acts, reckless acts, willful and wanton acts, gross negligence, or bad faith is void as against public policy, but a provision indemnifying a landlord for the act of another for which the landlord has only vicarious liability as a landowner, and for strict liability offenses and torts, is usually valid. The municipal fine in question appears to be one for which the landlord has only vicarious liability will not proof that the landlord or even an agent of the landlord who is not an agent of a tenant took that act to impose liability. There is a split of authority over when the tenant may be held responsible for (either by waiving liability or indemnifying the landlord) for merely simple negligence by the landlord or an agent of the landlord who is not an agent of the tenant. Some states allow it. Some do not. Many allow it in some cases (e.g. private party landlords), but not in others (e.g. public entities). A 50 state survey of the law of indemnification in the U.S. with statutory and case law citations can be found here. There is no indication, however, in this OP that the landlord engaged in any conduct that caused the landlord to incur the fine. The conduct was apparently engaged in by one of your fellow tenants. This Is Not A Prohibited Contractual Penalty In general, a private contract may not impose an arbitrary penalty or fine that does not meet the standards necessary to be considered a form of liquidated damages. But, indemnification of a third-party imposed penalty or fine, does not violate the public policy against having such penalties or fines imposed by a private contract. An indemnification provision is a compensatory contractual provision as between the landlord and the tenant, not a fine or penalty created by the contract. Many government imposed penalties or fines, however, do require that the person fined engaged in an intentional act, or reckless act, or willful or wanton act, or grossly negligent act, or engaged in bad faith conduct that cannot be indemnified by a tenant. But that does not appear to be the case in the OP. Collective Responsibility Lease Terms Are Usually Valid More generally, a lease may impose collective responsibility on all co-tenants combined. This is the default rule when all tenants are on a single lease. But it is unlikely that it would violate public policy even if applied to multiple tenants in the same building or complex with separate leases. Partnerships and joint ventures allow joint and several liability, and the circumstances, e.g. units that are part of a single HOA or co-operative apartments, often do so implicitly, so public policy arguments against this kind of much less common arrangement are weak. Anywhere that joint and several liability is permitted, a fortiori, proportionate liability should also be permitted. The Necessity Of A Lease Term For These Remedies Furthermore, none of these obligations can arise unless the lease says that these remedies are available to the landlord. If the lease doesn't create the obligation to indemnify the landlord for trash bagging fines on a joint and several or proportionate basis with tenants on other leases in the same building or complex, then the landlord can't impose this amount upon you. I've interpreted the language below from the OP to mean that; Part of my lease agreement is to cooperate in keeping the communal trash area tidy. But, in the absence of lease language to the contrary specifying a broader remedy, the landlord can only impose liability on you for personally (or through your guests) for failing to do so. Remedies Against Co-Tenants Your remedy, if you are blameless and know who is at fault, would be to seek compensation in the form of contribution from the at fault party in small claims court from an offending co-tenant, or via a cross-claim against a co-defendant if the landlord brought suit to enforce the term against the tenants.
Not even real roaches are an emergency. The event was foreseeable and scheduleable. According to the terms of your lease, you are entitled to a 2 day warning. From your description, the landlord did not violate the lease, but he came close to it, perhaps to the point that the courts would consider it as good as a breach. In Chicago, §5-12-050 of the municipal code mandates 2-day notice, and the following section says that If the landlord makes an unlawful entry or a lawful entry in an unreasonable manner or makes repeated unreasonable demands for entry otherwise lawful, but which have the effect of harassing the tenant, the tenant may obtain injunctive relief to prevent the recurrence of the conduct, or terminate the rental agreement pursuant to the notice provisions of Section 5-12-110(a). In each case, the tenant may recover an amount equal to not more than one month's rent or twice the damage sustained by him, whichever is greater.
The landlord may be confused about what is legal. Growing pot without a license (they do not have one: it cannot be grown at home, and certainly not if there is a minor present) is not legal, not even in Seattle (medical marijuana now requires a general marijuana license, and home-grown is not legal – some Dept. of Health pages don't reflect the new law). Under RCW 59.18.065, the landlord must provide a copy of the executed agreement to each tenant, and a replacement copy on request. Under RCW 59.18.150, the landlord may enter the unit in case of an emergency, and otherwise shall give the tenant at least two days' written notice of his or her intent to enter and shall enter only at reasonable times. The notice must state the exact time and date or dates of entry or specify a period of time during that date or dates in which the entry will occur, in which case the notice must specify the earliest and latest possible times of entry. The notice must also specify the telephone number to which the tenant may communicate any objection or request to reschedule the entry. The tenant shall not unreasonably withhold consent to the landlord to enter the dwelling unit at a specified time where the landlord has given at least one day's notice of intent to enter to exhibit the dwelling unit to prospective or actual purchasers or tenants A lease cannot be terminated without cause and a legal process (eviction hearing), rather, it runs out at a specific time (the end of July). The situation with dog-washing is unclear, since normally a landlord can't decide to use a person's apartment for a dog-washing operation (the common law right to quiet enjoyment). If there is such a clause in the lease then that would be allowed, but they can't now decide that they have this right (the terms of a lease can't be changed in the middle). They can restrict the cats from areas outside your unit. You may however have some (legal) misunderstanding about what exactly "your unit" is, specifically, is the dog wash part of a "common area" that isn't actually part of what you have an exclusive right to.
The key language to be taken notice of in that code is 'by fraud or deception'. If the property manager has provided reasonable notice of a clear-out, then the code doesn't apply due to lack of fraud or deception. But at the end of the day, just go and check the mail room on a Thursday afternoon and you shouldn't have any problems.
Clauses (a) and (c) are potentially relevant. You have to look in the Rules &amp; Regulations to see what exceptions are permitted. Although firearms and especially shotgun shells are of a "dangerous, flammable or explosive character", it is reasonable to believe that when stored properly, they do not unreasonably increase the danger of fire or explosion, and would not be considered hazardous or extra hazardous by any responsible insurance company. On the latter point, you could ask any responsible insurance company if they would consider such shells to be hazardous. While in ordinary language simple possession of a firearm is not a threat of violence, the wording of clause (c) is open to a wider interpretation, since acts considered to be a threat of violence include displaying or possessing a firearm, knife, or other weapon that may threaten, alarm or intimidate others. The fact is that many people are alarmed by the simple existence of a weapon, so simply possessing a weapon could be interpreted as a "threat" in this special sense. Since you are not in the position of having signed the lease and now need to deal with the consequences of this clause, the simplest solution is to explain your interest, and ask them if having your gear in your apartment would be a violation of the lease. Be really clear about this and get it in writing in some form, if they say "no problem". Then either pick a different place, pick a different hobby, or find a separate storage facility.
Lying in itself ("of course you will get a wifi signal here") is not a crime. However, if you have proof that the lies were intended to benefit your landlord at your expense ("You won't sign the lease unless there's wifi? No problem") and that they actually did so ("You've signed the lease, it's too late to back out"), he may be guilty of fraud, which is a civil wrong and may be a crime. You would be well advised to consult a lawyer before going amy further, since there are probably ten people believing themselves to be victims of fraud for every one who actually is so in legal terms. The lawyer will also probably tell you that the best you can hope for is restoration to the state before the lies (in my example, the lease is cancelled and you get your deposit back), though the authorities will look at prosecuting the landlord.
State law may provide for criminal prosecution for vandalism, which could result in a fine or even imprisonment. The state can prosecute you, private individuals cannot. Fines imposed by a private organization are only enforceable through contracts, where damages could be recovered, but penalties cannot be assessed. (&quot;Late fees&quot; are in the class of &quot;liquidated damages&quot;, where the agreement says what the late fee is – they don't just make up a number). Ga. Code § 44-3-223 does require you to &quot;comply with all lawful provisions of the property owners' association instrument&quot;, but if it isn't in the instrument, you do not have to comply.
Your landlord has an obligation to allow "quiet enjoyment" of the premises. Essentially this means that, unless they are damaging his or her property, the tenants are entited to act as though it were their own property. Many people take drugs at home. Between the tenants and the landlord this is not something the landlord is allowed to get involved in. If you believe there is criminal activity going on, you can but are not obliged to report it to the police.