Refusal to terminate tenancy with months notice I am renting property in UK and today tried to give my months notice, however letting agency refused to accept it claiming that they can only accept it on 25th - day when agreement started, and that this is in my contract. What this means that I would have to pay for period of 15 extra days while not living in a property... EDIT: as per comment The tenant may terminate the tenancy by giving 1 months notice in writing to the agent on the 25th day to vacate 1 month later on the 24th day of the month Another thing I just realized that 25 of Dec is Christmas and I don't think they work on 25th! Can they really do this? EDIT2: My tenancy originally was 6 months and this period has passed, I didn't sigh anything after does this change anything? Are there any regulations around this? Does months notice means month+ or is it actually a month?
Under an assured shorthold tenancy, when the fixed term expires, it automatically becomes a periodic tenancy (also called a rolling or month-to-month tenancy) if no other action is taken. For periodic tenancies, the default requirement is: The notice you give must end on the first or last day of the period of a tenancy, except when your tenancy agreement says something different. The first day of a period of your tenancy is the anniversary date each week or month of when your tenancy began. This is often the same date that your rent is due, but not always. (the above taken from this Shelter guide.) The contract merely restates this. So in other words, yes, this is normal. In this instance, if you give notice on or before 25 Dec, you'll be required to pay rent up to 24 Jan. However, if the landlord finds a new tenant and their tenancy starts after you move out, but before 24 Jan, then you are only liable for rent up to the start of their tenancy.
she immediately stated that I need to provide 60 days notice She is wrong. See Minnesota statute 504B.135(a). Absent any agreement that supersedes the statute, the landlord cannot unilaterally stretch the notice period to 60 days. Is it legal for a landlord to say my rent is due 5 days earlier than we had verbally agreed? Is it legal for a landlord to do this right after I tell them that I am planning on moving out? No. The lanlord cannot unilaterally alter the implied contract that exists between you two, including the pattern of you paying rent on the 6th of the month. To prove in court that this was indeed the pattern, it suffices to show the receipts your landlord has the statutory obligation to provide to you immediately upon making each one of your payments. See 504B.118. The landlord is just "making sure" you will not recommend her to other prospective tenants.
You are never obligated to sign a contract. You already have a lease agreement in place, which will be enforceable for the agreed-upon duration. The lease can be changed if both parties agree to it, but one party cannot unilaterally demand that other agree to any changes to the contract - a landlord can't, for example, change your lease agreement to increase your rent payment in the middle of your lease term and demand that you sign it. The landlord is certainly allowed to ask, in the hopes that both parties can come to an agreement, but again, both parties need to agree in order for an existing contract to be changed.
All that matters is whether the tenancy falls within the statutory definition contained in the Housing Act 1988. Assured shorthold tenancies are subsets of assured tenancies, so first we need to look at the latter. 1. Is the tenancy an assured tenancy? Section 1(1)(a): tenant(s) must be individual(s). Section 1(1)(b): at least one of the tenants must occupy the dwelling-house as their only or principal home. Section 1(1)(c): the tenancy must not be excluded by in Section 1(2) or 1(6). Section 1(2) in turn refers to Part 1 of Schedule 1 which contains a list of exceptions. They are quite detailed but, briefly, the following are excluded: tenancies with high rateable values, tenancies at very low rents, business tenancies, licenced premises, agricultural tenancies, student accommodation provided by universities etc., holiday lets, tenancies with resident landlords, crown tenancies, some local authority lets. 2. Is the assured tenancy an assured shorthold tenancy? Section 19A: the tenancy must either have come into existence after Section 96 of the Housing Act 1996 came into force (the vast majority of cases) or it falls under Section 20. Section 19A: the tenancy does not fall within one of the exceptions in Schedule 2A. Turning to your scenarios: Tim rents an entire flat or alternatively a single bedroom through Airbnb for a week. (The landlord doesn't live in the same house.) Is he an AST? Not an AST; excluded by Schedule 1 as a holiday let. Suppose he rents it for a month, or two months. At what point does he become an AST with corresponding PFE? As long as it is a holiday let, it will not be an AST. It would only be an AST if it were Tim's only or principal home (and all the other criteria apply). There is no magical &quot;point&quot; at which it changes from one to the other; it's down to the reality of the facts. Larry goes to Berlin for a week-long holiday and sublets his HMO room on spare room.com to Theodore for the week. Upon returning Theodore declines to leave. This depends on the specifics of how it was let to Theodore. It sounds like a holiday let on the face of it though. Now what if Larry instead goes away for one month or three months and sublets his room (or flat if it makes a difference) for those periods. Again at what stage does it become AST? As above, it becomes an AST when all the criteria for an AST are met per the statutory definition. Further, let us suppose that for Larry's fortnight holiday he collects a £300 deposit. Must this be accordingly protected given how casual the tenancy is? Section 213(1) of the Housing Act 2004 only requires a deposit to be protected if the tenancy is a shorthold.
I assume this is &quot;Managed Payment to Landlord&quot; (MPTL) for the tenant's Universal Credit and/or Discretionary Housing Payment, as opposed to for &quot;Housing Benefit&quot; per se, since most people are now on UC instead of HB. But in any case the period of imprisonment is long enough to affect Bob's eligibility. Under the Universal Credit Regulations 2013, Schedule 3, Bob is no longer occupying the property since their absence is expected to be for more than six months; in fact, they lose UC entirely and are meant to reapply when they get out. If this is Housing Benefit then the entitlement ends for being expected to be in prison for 13 weeks or more; see the Housing Benefit Regulations 2006, regulation 7. That's a generic rule for absence, whereas there's a 52-week allowance for pre-trial custody, and some variations for release on probation. DHP top-ups from the local authority follow the same rules. In any event, 2.5 years, even taking into account the anticipated release at the halfway point, is more than any of those thresholds. The claimant is meant to report changes of this kind, but since Alice are receiving the money directly, she is also responsible for informing the government of any relevant changes. See guidance at 10.2, Whilst a MPTL is in place the landlord must notify the department of any changes which a landlord can be reasonably expected to know which might affect the claimant’s entitlement to Universal Credit and the amount awarded. For example, the claimant changes address. When a claimant changes address the MPTL APA will cease from the end of the assessment period before the claimant changed address. If your tenant moves home and you need to end a MPTL, please contact the service centre immediately on 0800 328 5644. As noted below, and following the Social Security Administration Act 1992, sections 71 and 75, If the MPTL is overpaid due to a change that has not been reported by either the claimant or the landlord, the landlord may be asked to repay the overpaid benefit. Universal Credit payments are made every calendar month and take account of changes during that month. It may be that Bob has already done their side of things but the system hasn't caught up yet. In any case, Alice is not entitled to continuing payments and the government has various means to get the money back. Sections 111A and 112 of the 1992 Act (which applies to UC as well) make it a criminal offence for Alice to fail to notify the government about a change of circumstances that affects her right to receive payments. (Simplifying the statutory language a little - Alice is &quot;the recipient&quot; in the context of the full text and Bob is &quot;the claimant&quot;, and there are various other conditions about your state of knowledge and intention.) This is not to say that it would necessarily be pursued as a criminal matter, but that possibility exists in principle.
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.
First of all, the amount involved is probably a few hundred dollars, maybe a thousand: if you do not pay it is extremely unlikely that your roommate will attempt to recover. Even if they do, they will probably fail - 30 days notice is 30 days notice: unless last month was February, the 8th to the 8th is either 30 or 31 days, you have complied with the terms of the lease. If the lease had said "one named months notice" then your roommate may have a case; as it is, they don't. Is he right? No. Is there ever a case where I'm liable for pro-rated rent beyond the 30 day notice period? Only if it says so in the lease. Do I owe him rent for each day in November that the room is vacant beyond the 8th? No Would a judge make an exception in his favor since I didn't tell him I was looking for a new place to live? Judges don't make exceptions, particularly not in anybody's favour. The role of a judge is to enforce the law - not to make exceptions to it. A judge would give effect to the terms of the contract except where those terms are prohibited or against public policy.
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.