I bought an apartment on plan and it doesn&#39;t seems to respect the acoustic standards. What can I do? I bought in 2015 an apartment on plan (Belgium). In the specifications it was mentioned that the belgian acoustic standard of 2008 "NBN S 01-400-1" would be respected. I received the keys in November 2017. Since then, I hear a lot of neighbors from below, whatever the room, to varying degrees. The noises that I hear can be of all kinds: words, music, shocks, sound of a powered switch, noise of a roller blind operated, sound of flowing water, sound of a washing machine, ... In particular the noises of the roller blind and switches are as if they came from the same room. I woke up several times startled, thinking there was someone in the room. I am forced to sleep with ear plugs. Neighbors are co-location students, who can sometimes return on weekdays at 2,3,4h in the morning ... I do not think the apartment meets the standard in force. I interviewed several other residents of the building, none complained of acoustics problems, including the neighbor below who claims to never hear me, and the neighbor upstairs. I is strange because i'm a DJ and ususally mix techno music at high level 2 hours per week. I contacted the developer, who came to see, and who tried to minimize the problem. After several exchanges, I managed to convince him to organize an acoustic audit, which he would pay if he were to prove positive, otherwise I would pay if it turned out to be negative. The promoter chose the expert (who had already worked for them) The report turned out negative, at the limit of the norm. In hindsight I admit to having made a mistake, I should've hired an independent expert at my expense. I posted a 1 star review on Google Maps, and the developer then contacted me, by phone, to remove it in exchange of half the price of the audit (500€). I refused by email, saying that I wanted a solution to the acoustic problem. In the meantime, I still have sound problems, and I do not know what to do. I'm asking for your help. I hesitate to ask a counter expertise because the first has already cost me more than 1000 €. Even if it would be positive, what are my options? The developer may not find the source of the problem? And if so, maybe the work will be too important or will depend on the goodwill of the neighbor? And if the developer pays me an amount in compensation, wouldn't recognizing this acoustic problem make the good unsalable? If I do not do anything and decide to sell, should I give a copy of the first acoustic audit to the buyer, as it is negative ? If this buyer asks me questions about sound insulation, what should be my answers?
Compliance with acoustic standards does not necessarily mean that you will not hear noise from your neighbors. You have an expert opinion stating that the building complies. It is possible that the expert is wrong - the only way to find out is to have a different expert do their own analysis. This will cost you money and they will either agree with the first expert that it does comply or they won't. If they agree you will at least have the satisfaction of knowing that the developer did what they promised in their contract. You will have to come up with your own solutions as to how to deal with the fact that you find it too noisy. In these circumstances, this is an issue with you, not the apartment. If they don't agree then you have a basis for commencing legal action (in accordance with the dispute resolution clauses of your contract). How that will turn out will depend on which evidence the court/arbitrator/whatever prefers. If you succeed you may get compensation or remedial works (if these are possible) done. If you lose you will likely be paying some hefty legal fees. In the meantime, I would be very careful about what you say about the developer or the complex publicly. If you say things that are not true then you could be sued for defamation. The developer has already indicated that they are not happy with what you are saying - this doesn't mean it is defamatory but the developer may be willing to go to court to find out if it is, are you? If you sell the apartment you are not generally obliged to reveal anything to the buyer but you must answer questions they put truthfully. If they ask about sound insulation you can truthfully answer that it complies with NBN S 01-400-1. You are not required to disclose your personal opinion that its too noisy.
The Rent Ordinance para (e) explicitly precludes that possibility: Any waiver by a tenant of rights under this Chapter 37 shall be void as contrary to public policy. If he attempts to enforce such a clause or in any way dislodge you from the unit, he is liable for a substantial penalty. The legality of a rebate scheme is not clear, but probably would also be deemed illegal, because there already exists provision for buyout, which has specific restrictions. For the rest of the week, tenant buyouts are subject to these provisions. The problem is that the horse may have left the barn. The landlord has to have provided you with a Pre-Buyout Disclosure Form (which is to be signed and filed) before any negotiation / discussion with the tenant. Since we're talking about obeying the law, it has to occur to the landlord that there is a buyout option, and then he has to give you and file the disclosure form before he opens his mouth. He also has to know what the requirements of a buyout agreement will be in the future. Starting on Monday, the law regarding buyouts changes (it doesn't clearly make an agreement impossible, but it's a reminder that the law can be changed). In terms of legally-enforceable agreements, you could agree to a buyout in the far future, but the agreement might not be enforceable under future law. For example, the disclosure form requires new information to be provided, so if he doesn't do that, the disclosure is invalid (the preamble to the amendment points out that the change in law was directed at legal actions that were considered to violate the spirit of the law). Hence a buyout for two years in the future is legally risky.
If the landlord gave you a key, and you can not give it back to him he has every right to charge you for correcting the oversight. I put to you that if you can't provide it back to him, he can't be certain that it has not fallen into the wrong hands, and he would be prudent to change the lock - and indeed, he may not even have another copy of the key in which case he really does not have a lot of alternatives. If you look at the section on "Claims for Damages or Loss" pdf there is a section B - Damage which confirms that Loss includes less tangible impacts including "loss of a service or facility provided under the tenancy agreement" Section C of the same document goes on to assert that "The purpose of compensation is to put the person who suffered the damage or loss in the same position as if the damage or loss had not occurred". There is arguably a question of the amount of loss suffered, and they can't sting you for punitive damages, but they can charge you a reasonable amount to get a new key cut (or possibly to replace the lock) - but that was not your question, and would probably arise if the amount he charges was unreasonable in the circumstance. Depending on if he has already taken action - and if not, how much the bill would be - promptly remedying the breach by finding and returning the key or equivalent action might save you some money.
As someone who acts for both landlords and tenants I would say that I have never seen exclusions for personal injury or death in a commercial lease. I would recommend that you have the whole lease reviewed by a solicitor dealing in commercial property, particularly as, as has been stated in another reply, exclusion of liability for personal injury or death is prohibited by UCTA. This would suggest there may be other provisions which, if not prohibited, are unreasonable and you should be aware of the commitments you are taking on prior to signing This pure speculation, but the fact that those clauses would not be in a standard lease precedent does make me wonder if the landlord has done a DIY job and produced a lease from the internet suitable for another jurisdiction.
Not going to hold up. Dutch Supreme Court confirmed 2012-09-21 in LJN BW6135 that arbitration is still covered by the the right to an independent judge, as established in Golder v UK, ECHR 1975-02-21, nr. 4451/70. Stack Exchange can't decide the rules themselves. (The Dutch case confirms that sector-wide arbitration is in fact legal, with regard to a standard arbitration clause commonly used in the Dutch building sector. The arbiter was found to be independent in that case precisely because they weren't picked by the builder involved.) The GDPR is only indirectly relevant, but the fact that it's mentioned does mean that there is an indisputable intent to provide services to EU consumers. (See section 23 of the GDPR, or its national equivalents). As such, you can't hide behind a US business address. If you intend to do business in the EU, it's under EU laws - all of them. You can't say that only the GDPR applies, and not other rules. I'm having a bit of a problem finding a source, but I'm fairly confident that consumers have the right to sue at their own, local court, overruling the default of suing in the court where the counterparty is located. Finally, I have the right under national law (Dutch: BW 6:236 start and sub-n) to strike the arbitration clause up to 30 days after the conflict arises, and demand a court decision. That's not 30 days after I accept the "Public Network Terms", that's 30 days after the arbitration is invoked. Dutch law explicitly allows arbitration abroad, and arbiters may apply foreign law, but as written the arbitration clause has no legal basis in the Netherlands, and any arbitration resolution would therefore not be considered valid. You may wonder if it matters to Stack Exchange that the arbitration decision would not hold in the EU. Well, consider a clause like Indemnification, which demands the user indemnifies Stack Exchange. That's a pretty empty demand if it's not enforceable.
I spent a few years working in and around the Energy industry - including a stint working at a supplier, I'm no longer there so unfortunately I no longer have access to the email chains I had discussing this with legal. The consensus at the time was that a "traditional" i.e. non-half-hourly (NHH), non-smart meter reading itself was not considered personal data - they are conceptually tied to a metering point (which may or may not be a physical meter), not to an individual and don't represent an individual's energy consumption (the granularity of the reading is insufficient to tell anything about the usage profile) But this information, while all around the implementation of GDPR it was a couple of years back and to be honest it was bugging me that I might be out-of-date on the current practices so I reached out to a former colleague who was the Data Protection Officer at the supplier I worked at to try and get a more up-to-date take. He's since moved on but was there until recently so has more experience with the topic since GDPR actually went into effect. I asked him whether a) estimated opening reads were considered "personal data" and b) what would happen with a request to change one under article 16 and he had this to say, I've translated industry-speak in square brackets: a) for NHH ["Non Half Hourly" - meters that are read ad-hoc, essentially all non-smart domestic meters will be this] an estimated reading wasn't personal data automatically until the billing flag was set in CRM and those would be the only ones we'd include on an SAR [Subject Access Request], any others are internal data not personal. HH ["Half Hourly" - meters for higher consumption users, typically larger business premises are billed on increments for each half hour so have readings for each] and remote [smart meter] readings are always personal for domestic and microb [micro-businesses are a certain class of non-domestic energy customer see condition 7A] b) erm no! we'd only change it if the value in CRM didn't match the value in the D10 [industry Data Flow used to transmit meter reads] for some reason. if they match it's an accurate representation of what we estimate the reading to be so it's just a vanilla billing dispute not a data protection issue so i'd have punted it to [name of person who was head of metering] From that it would sound as though the estimated read would count as personal data - so long as it's being used for billing purposes, but that doesn't mean they have to accept your read in it's stead. It all comes down to accuracy - GDPR requires that personal data be "accurate" but provides no definition as to what "accurate" means (which makes sense since you can't give a one-size-fits-all answer that isn't an encyclopedia) and while The Electricity Directive 2019 confirms the need for accuracy in billing again it doesn't tell us what that means. The implementation is left to member state regulators. In the UK this is OFGEM and all opening meter readings are validated through third parties (so you don't end up with the foxes guarding the hen house!) and are calculated using the following formula: Last validated reading for the meter point &lt;= supplied reading &lt;= (expected daily usage x number of days since last validated reading x 2.5) where "expected daily usage" is obtained from a database maintained by the regulator - it's calculated off meter type, property type, property use, previous validated reads etc. So if the customer provides a reading that falls outside the above the supplier can (and in practice invariably will) reject it as being inaccurate. Now this is why the when a meter reading is provided matters - reads you provide are always assumed to be the read on the day you give them. With opening reads there's some leeway, I can't remember the official rule on how much but usually they give you up to the next estimated read is generated but more on that later. Now if the reading you're trying to submit is a "now" reading and it's failed the validation criteria and you aren't happy with the rejection you can force the issue by demanding the supplier come read the meter. You don't say how long has passed since the opening read - more than the week from what you've said so presumably at least a month (guessing you've had at least your first bill). Now if they are saying the opening read was X (based on the estimated usage) and you're it should have been X + Y and the current reading is X + Y + Z you want to pay your actual usage Z not Y + Z. What you need to do is dispute the opening read, which you're entitled to do, arguably GDPR of Article 16 gives you this right, but on it's own it's a weak argument. There's established means by which an estimated read's "accuracy" is determined and assuming they followed that they're going to just tell you that as far as they are concerned it is accurate. Any challenge to that accuracy is going to have to be done within the legal/regulatory frameworks for assessing accuracy, that's what they're there for, if they won't accept your reading escalate that to the regulator - and as soon as you can. OFGEM for example allow disputing of opening reads for 12 months - it doesn't have to be resolved within that 12 months it just has to be lodged with them within that time. If you try and use the GDPR angle to pursue this IMHO it's going to muddy the waters and not help you get what you need - pursue this on billing accuracy.
My questions are, where does this put me legally and what are my options? . . . Also, if I want to keep the tenants, how should I proceed? And if I don't want to keep them, do I have that option? Your Rights With Respect To The Tenants If the agency is telling the truth and the agreement made with the agent was for four tenants but their records and document only listed three by accident, you probably can't insist on additional rent or evicting the fourth tenant because if your agent does something on your behalf, that is binding on you just as much as if you had signed them up personally in that manner. This is true even if the agent didn't actually have the authority to rent the place to four people based upon your communications with the agent, because the agent has "apparent authority" to bind you in your agent's dealings with the prospective tenants. You probably have the right to insist that the fourth tenant sign the lease to conform to the actual agreement that was reached (four tenants in exchange for the rent stated in the lease). If the fourth tenant refuses to do so, that would be a repudiation of the lease/contract and would prevent him from claiming that he is a valid tenant of the property pursuant to the agreement reached with landlord through his agent. If the fourth tenant refused to sign, you could therefore insist that the fourth tenant pay additional rent or be evicted if you wanted to. On the other hand, if the agent is not accurately relating the facts, and there was never any agreement to have more than three tenants (as your communications with them and the written lease suggest), then you would have the right to evict the fourth tenant or insist on additional rent from that tenant. But, it might be hard to prove that the agent is not being accurate because it sounds like the agent and the tenants will testify consistently with each other and there were probably no other witnesses to the discussions between them. The Fourth Tenant Might Have Liability Anyway Also, at common law, you could sue the fourth person for unpaid rent during the period that the tenant was actually there anyway, since the fourth tenant was in "privity of estate" with you. (If someone actually signs the lease then they are in "privity of contract" with you.) England abolished the doctrine of privity of estate in most circumstances for residential tenancies in 1995. But, it is possible that this fact pattern is one of the situations in which the privity of estate doctrine remains in force since the 1995 reforms largely apply to assignments of leases by people who are tenants on the original lease, rather than occupants of a rented property who never signed a lease and never received a formal assignment. I don't have the legal research tools to confirm that accurately. But, none of the U.K. Landlord and Tenant Acts currently in force that I could locate addressed that issue, so the common law rule may still apply in this situation. If the doctrine of privity of estate does allow a suit against the fourth tenant based on occupancy without signing a lease, the incentive to even try to get the fourth tenant to sign a lease is very small indeed - you get no benefit at all from it other than slightly easier proof in an unpaid rent collection lawsuit if the agent's story is believed. If it doesn't the considerations earlier in this answer still apply. Practical Considerations All of this being said, there is also a practical consideration to consider. It you try to kick out the fourth tenant or impose additional rent on the fourth tenant, if the fourth tenant refuses to sign the lease, or if you believe that the original agreement did not include the fourth tenant, you still have to weigh the pros and cons of bringing an eviction or unpaid rent lawsuit. The lawsuit will cost you money (requiring you to advance money even if you are awarded attorneys' fees which may be impossible to collect from the tenants). You won't get your attorneys' fees for the lawsuit if you lose and will also have to pay their attorneys' fees if you lose. Tenants whom you are suing are unlikely to be cooperative on any other matter upon which you want their cooperation, and may bad mouth you, for example, in online consumer reviews. Unlike a typical eviction where the rent is not paid, it is very likely that the eviction will be contested, and if it is, the court could order the fourth tenant to sign the lease, but provide you with no other remedy if the court believes the story put forward by the tenant and the agent. If you don't sue, you won't incur attorneys' fees, you can still evict everyone if the rent isn't paid, you can still try to collect unpaid rent from three other people, and you are much less likely to have a dispute with or non-cooperation from the tenants. The only benefit you get from having a fourth person on the lease if that was the original deal (or if you can't prove that it wasn't the original deal) is that you have one more person you can sue for back rent if the rent isn't paid. If I decide to break my agreement with the agency, do I have grounds to do that? Terminating The Agent Often you can terminate an agreement with an agency without cause. If the agency agreement says that you can, you are free to do so and probably should because at a minimum they are sloppy and poor communicators. Generally speaking, even if you can't terminate the agreement without cause, you can terminate the agreement for cause, and the contradiction between their prior communications with you and their current communications with you probably constitute good cause to terminate the agreement both if they are telling the truth not, and if they are not accurately recounting the facts now. But, to be clear, terminating the agent won't affect the rights of the tenant. Suing The Agent If you clearly do lose money because the three tenants on the lease don't pay rent and for example, you get a judgment against them which can't be collected due to bankruptcy or them moving abroad to a place where it is not economical to collect a money judgment from them, or just not having any assets or income (or some combination thereof), and it turns out that the law does not allow you to sue the fourth tenant, and the fourth tenant was not judgment proof, you would probably have a right to sue the agent for the lost rent caused by the agent's negligence in failing to get all four tenants to sign the lease. But, the cost of proving that in a typical case would not be worth the money since this would be much harder to prove than simply proving that someone signed a lease agreeing to pay rent and didn't pay rent as agreed. If the agent didn't agree to pay for your losses voluntarily it might not be worth the time, trouble and risk of not prevailing in that lawsuit to pursue, even if you could get attorneys' fees for your suit against the agent if you won (which you probably could in England). The risks of doing that include paying the agent's attorneys' fees is you lose.
There don't appear to be any Santa Clara-specific laws on the matter, so California law (including this) would govern this situation. A landlord generally has an obligation to maintain the premise in habitable condition (can't stick you with the bill for repairing the water main), and has to fulfill the obligations of the lease (if the lease says that a working washing machine is part of the premise, the landlord has to fix it if it breaks). An AC is not part of what makes a unit &quot;habitable&quot; in the legal sense. You should have to scrutinize exactly what the lease says about the AC, but saying that it is provided &quot;as is&quot; indicates that the landlord is disclaiming any obligation to fix it if it breaks. You are allowed to use it, but if it breaks, he won't fix it. The fact that he has no obligation to fix it does not relieve you of your duty to care for his property (irrespective of the fact that it was abandoned by a prior tenant – there's a notification procedure regarding abandoned real property, which I assume the landlord followed so it is his AC). Your obligation to compensate the landlord for damaging his property is not triggered by his legal obligation to maintain the property, it is triggered by the fact that it is his property. So you are legally on the hook: under §1929, &quot;The hirer of a thing must repair all deteriorations or injuries thereto occasioned by his want of ordinary care&quot;. However, the size of the hook is not clear: the cost of replacement or repair could be vastly higher than the actual value of the unit. There is a legal concept of &quot;unjust enrichment&quot; that could be applicable, if the landlord plans to bill you $500 for a new AC which he got for free, but you'd probably need to hire a lawyer to make a solid legal argument in court.