Small claims court when the plaintif lives overseas (USA/Idaho) I live in Europe and my property manager in Idaho (USA) is not sending me the rents (which were paid by the renter). I was thinking about suing her in small claims court, but it looks like I have to appear in court. Which is hard living 10000km away! Is the physical court apearance a must, could it be virtual/teleconf? Thanks
Realistically, if your lawsuit is with the person who has been acting as your agent in the United States, small claims court is probably not the right way to go. If you are owed less than $10,000 (possibly including attorney fees), you probably need to hire a lawyer to pursue your case in the non-Small Claims Magistrate Division of the District Court. Lawyers are allowed in this forum, unlike the Small Claims division which is oriented towards pro se parties (i.e. people without lawyers). Small claims can consider only claims up to $4,000 against defendants in the county where the lawsuit is brought, and attorneys are now allowed in small claims court. (Source) Even if you can be in the Small Claims division of Magistrate's Court, the enforcement of a judgment if you win requires technical court documents which are essentially the same as those for collecting a judgment from any other court. Even when Zoom participation is allowed in a court, usually the main trial can't be conducted entirely remotely so someone needs to be in the courtroom representing you for the trial. (The only U.S. state where there is an actual right to participate in a civil court trial remotely is Alaska.) A lawyer will also often be more effective at negotiating a settlement, with or without a mediator, which would avoid the need for a trial at all, and mediations these days since COVID are routinely conducted remotely. Mediation is often required before a case goes to trial. If you are owed more than $10,000, you probably need to hire a lawyer to pursue your case in District Court (outside the Magistrate's Division). (Source) It is also possible in District Court (not the Magistrate's division) in some cases to resolve the case in &quot;motion practice&quot; based upon submitted papers, rather than in a hearing. This is not really a possibility in the Small Claims Court or the Magistrate's Division. Also, to be perfectly honest, the kind of case you describe is probably beyond the capacity of even a college educated person without legal training to do right and not screw up. Handling issues like service of process, the rules of evidence, and the collection of a judgment are all highly technical matters, and there may be legal claims related to possible misappropriation of funds that you might not know how to raise. Depending upon the language of your contract, the other side may even be able to demand a jury trial which is far beyond the capacity of an unrepresented person to manage, even if they are only doing it to force you to hire a lawyer. It could also be necessary to use the &quot;discovery&quot; process or subpoenas to obtain records needed to prove the case. For what it is worth, Idaho lawyers are less expensive than lawyers in much of the U.S., and Idaho is not known for having overcrowded courts the greatly delayed schedules, however.
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.
No. A plaintiff may travel to the defendant's jurisdiction to file suit if desired. Nobody usually does this, though, due to travel and logistical considerations. The defendant is the one who decides whether to challenge jurisdiction. Good contacts will include a forum selection clause which would lay out what happens where in the event of a dispute. And this can be anywhere, it is not limited to the locations of the plaintiff and the defendant. N/A.
In general, a properly signed lease is binding. But there are exceptions, and they vary depending on the jurisdiction: country, state/province, and even city or county in many places. You mention a claim that the property should not be leased "because the owner needs it". In some jurisdictions, there is a special exception if the owner personally, or a member of the owner's immediate family, intended to live in the property. It is not clear form the question if such an exception would apply. it might well be that a person in the position described in the question has a valid and enforceable lease, and could simply remain in the property, paying rent, and the owner would have no valid grounds for eviction. But this kind of case will depend on the exact wording of the rental agreement, and on the exact provisions of the applicable laws, which vary widely depending on the location of the property. A person in this kind of situation would b wise to consult a local lawyer who will know local property law, and how the provisions of the agreement and other claims will be treated by local courts. There may also be local tenant assistance organizations, run by the government or by non-profit groups, who will know local law and can assist in such cases. A general answer cannot be gotten from a forum such as this which an individual should rely upon in such a case, particularly when the question does not even state what country, let alone what specific locality, is involved.
It isn't worth litigating a $60 fine for a non-moving violation that isn't likely to recur. You have a less than 50-50 chance of prevailing (something that is almost always true when you are appealing the decision of a judicial officer in a context like this one), you have no real long term harms as you would in the case of "points" for a moving violation, and you are even less likely to get costs of litigation or attorneys' fees if you prevail, so not having to pay a $60 fine would be a pyrrhic victory from an economic perspective. Even if it is free (and it probably isn't) it would easily take many hours to litigate that isn't worth you time. Any lawyer who would take the case would be cheating you because they would only leave you worse off than you are to start with due to their fees.
Is this something for small claims court Yes. The explicitness of your prior leases overrides the statutory variations that might exist among jurisdictions in this regard. And the total of 50$/month for six or seven years indicates that you would have to pursue recovery in small claims court (at least if the landlord refuses to reimburse you). In Wisconsin, the statute of limitations for breach of contract is six years. See 893.43. Statute of limitations means the lapse of time upon which claims of certain type are no longer actionable. Thus, you would only be able to recover the fees of the latest 6 years except for this year's lease, since your current lease no longer specifies that the landlord will cover that cost. For more information on small claims courts, see chapter 799 of the Wisconsin statutory law.
In the US, the laws that govern habitable residences and the related issues - such as land zoning, health regulations, sewer and water services, private and commercial building codes, etc. - are very localized at the city and county levels. So you need to check with the city and county where you want to place such a structure and determine the relevant laws. Commercial buildings are much more heavily regulated than private residences. (And some federal laws and codes could supersede local laws.) Many cities and counties have their zoning and building codes and requirements online, as well as permitting systems to apply for building and utility hookup permits. It's true that some counties in the US have minimal zoning or building codes, so yes, you could move a shed to land you own in that county and build your own road, haul your water, put up solar panels, dig an outhouse, and not deal with any - or very few - regulations. But cities and towns will be much more regulated, since zoning and building codes are used to insure public safety, and services such as water and sewer are supported by taxes and protect public health. In other words, you may not legally be able to live in a shed that does not have city sewer, water and electric service. There may also be building codes for minimum size of bedrooms, egress windows for fire, ventilation, heating systems, so even if a small house is sold as a complete residence in a package, it may not pass local building codes. Breaking zoning, building and health codes can result in the local inspectors visiting and determining if the residence is up to code; they will not typically need a warrant or your permission to enter. They can order you to bring the residence up to code, if possible; or condemn the structure and require you to move out.
At common law, a tenant is entitled to "quiet enjoyment" of the property. This means that the owner can only interact with the tenant as spelled out in the lease or in an emergency situation. First, calmly and quietly write down a list of your grievances. Then check your lease to see what the landlord is entitled to do. Cross off any grievances that are permitted by the lease. Take this and the lease to your solicitor and pay him to write a letter to your agent advising them of your grievances and asking that they stop. Without knowing where you are, we do not know what additional rights and dispute resolution procedures are available in your jurisdiction. Very few jurisdictions still rely entirely on common law as real estate is one of the most highly government regulated areas of life wherever you are. Your solicitor will know and, for less that a week's rent will give you solid advice.